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HomeMy WebLinkAboutItem 2c: Revisions to Home Improvement GuidelinesSTAFF REPORT Development Services Department DATE: June 1, 2010 TO: Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager /Developme t Services Director1- Jim Kasama, Community Development Administrato Prepared By: Amber Abeyta, Administrative Assistant SUBJECT: APPROVE THE HOME IMPROVEMENT PROGRAM GUIDELINES FOR THE COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM AND AUTHORIZE THE CITY MANAGER TO APPROVE ANY FUTURE REVISIONS TO THE GUIDELINES. RECOMMENDED ACTION: APPROVE SUMMARY The Home Improvement Program (HIP) is an ongoing project that currently provides a maximum grant of $12,000 to benefit low and moderate income homeowners by providing needed home improvements and repairs. The dwellings must be owner - occupied single - family residences located in zones R -0, R -1 or R -M. The HIP is funded with Community Development Block Grant (CDBG) funds issued by the Community Development Commission (CDC) of Los Angeles County. The City is obligated to follow and fulfill the terms and conditions of its contract with the CDC, its established policies and procedures, and all federal and local rules and regulations. In order to ensure that the HIP is conducted appropriately and efficiently, staff is proposing the attached revised HIP guidelines for implementation of the program. DISCUSSION The HIP Guidelines address the following: eligibility requirements pertaining to property, income limits and household size, application and screening processes, eligible and ineligible repairs, construction and project management procedures, affirmative marketing procedures, and provisions regarding equal opportunity and fair housing. In order to maintain compliance with the CDC guidelines and the City's Planning and Building Services requirements, staff has made revisions to various sections of the HIP Guidelines as outlined on the following pages. Roman numerals reflect the sections of the "Guidelines and Procedures" handout available to the public (attached). III. Eligibility Criteria - Section B. (1) Location and Type of Property - The property must be a conforming single - family lot, i.e., only one structure on the property is a dwelling unit (certain properties meet the zoning requirement, but may have more than one home developed on the property). (2) Mortgage Status - Homeowner(s) cannot be delinquent on their mortgage or in foreclosure as it pertains to the primary residence. VI. Method of Determining Assistance - Section B. (4) The City will obtain architectural design approval from Planning Services for all exterior rehabilitation work prior to the contractor selection process. VIII. Eligible Costs - Section A. (5) ( ( IX. Ineligible Costs Testing /abatement of lead -based paint and asbestos hazards (only lead - based paint was previously addressed). Energy Audits, if applicable. Approved emergency repairs, such as plumbing, roofing and electrical. (4) Providing assistance to a project previously assisted with Home Improvement Program funds within the past five (5) years. XII. Construction /Project Management - Section E. During the approval and construction management process, staff will input all required documentation regarding household income and property description into Los Angeles County Community Development Commission's (CDC) website — rehabilitation panel. XIV. Grant Provision and Monitoring Compliance - Paragraph 4 Effective July 1 of each year, staff will require participants to complete an ownership certification to validate their primary residence status and compliance with the three (3) year requirement. If necessary, staff will also conduct site visits and consult Los Angeles County records for each homeowner who has participated within the past three years to confirm that the homeowner still occupies the property as his /her primary residence. Staff Report HIP Guidelines June 1,2010 Page 2 FISCAL IMPACT XX. Reporting In accordance with federal requirements, Quarterly Performance Reports must be submitted to the Los Angeles County Community Development Commission (CDC). The report is to identify the number of applicants, number of projects in progress, total number of projects completed, income range of clients, ethnicity, sex, and any disability of the head of household. XXII. Amendments Amendments to these Guidelines may be made by the City whenever appropriate to improve program effectiveness and to resolve program issues. As part of the amendment adoption process, the City will review updated federal regulations issued by CDC in their bulletins to participating cities, to ensure continued compliance with CDBG regulations. In addition, due to recent changes in building codes, the costs of certain improvements, such as roof replacements and heating and air - conditioning systems have increased by as much as $2,000. Furthermore, inspection for hazardous materials, such as asbestos and lead -based paint can cost as much as $600. Because of these costs, staff recommends increasing the maximum grant amount from $12,000 to $15,000 per grant. Staff has reviewed and updated as necessary the City's Home Improvement Program Guidelines and included procedures to ensure compliance with the aforementioned rules and regulations. A copy of the revised HIP Guidelines and Procedures is attached for your reference. There is no impact to the General Fund. This program is fully funded through the CDBG program. RECOMMENDATION Staff recommends that the City Council approve the Home Improvement Program Guidelines for the Community Development Block Grant Program and authorize the City Manager to approve any future revisions to the Guidelines. _____ z__ .__ __ l ; Approved by: ,.- -,:. � _ - - -- V_._ Donald Penman, City Manager Attachment: HIP Guidelines and Procedures Staff Report HIP Guidelines June 1, 2010 Page 3 City of Arcadia HOME IMPROVEMENT PROGRAM Guidelines and Procedures REVISED 06/01/2010 City of Arcadia Development Services Department 240 West Huntington Dr. Arcadia, CA 91007 (626) 574 -5415 FAX: (626) 447 -9173 WEBSITE: www.ci.arcadia.ca.us I. OBJECTIVE HOME IMPROVEMENT PROGRAM GUIDELINES The purpose of Arcadia's Home Improvement Program (HIP) is to assist low and moderate income homeowners with home improvements to their primary residence. The homes must be located in single - family zones, R -0, R -1 or R -M, and must be owner occupied. An income eligibility table is included as Attachment A. II. TYPE OF ASSISTANCE The City of Arcadia operates a Home Improvement Program (HIP) utilizing Community Development Block Grant Funds (CDBG) to provide eligible households with grants. The Program provides up to $15,000 per property for qualified home improvements. III. ELIGIBILITY CRITERIA A. Homeowner Eligibility Requirements 1. Household Income Adjusted Gross annual household income may not exceed 80% of the Los Angeles County Median income adjusted for family size as provided by the U.S. Department of Housing and Urban Development (HUD). The City will require documentation of both household size and household income information in order to determine application eligibility. a. Definition of Household: For households applying for the City of Arcadia's Home Improvement Program, all persons on title are considered household members and all persons in residence are considered household members for the purpose of determining income eligibility. b. Definition of Annual Income: For the purpose of determining Program eligibility, annual income will include: • Adjusted gross income; • Cash income received from such sources as rents, Social Security benefits, pensions, and periodic income from insurance policy annuities; • Periodic cash benefits from public assistance and other compensation, including AFDC, SSI, Worker's Compensation, State Disability Insurance and unemployment benefits; and • Interest earned on savings, checking, money market accounts and all other assets /investments; H.I.P. Guidelines Page 2 • Payments designated specifically for foster children or their non - disposable income. Annual Income does not include: • Non -cash income such as food stamps or vouchers received for the purpose of food or housing; • Capital gains or losses: • One time unearned income such as scholarships and fellowship grant, accident, health or casualty insurance proceeds, prizes or gifts, inheritances; and • Payments designated specifically for medical or other costs. The City will make the final decision in situations where the classification of income is disputed. B. Property Eligibility Requirements Following determination of homeowner eligibility, the owner must demonstrate property eligibility. To be eligible to receive Program assistance, real property will be evaluated and must meet each of the requirements set forth below: 1. Location and Type of Property The property must be a conforming single - family lot, i.e., only one structure on the property is a dwelling unit, owner- occupied, and located within the city boundaries of Arcadia. Participating properties must be the primary residence of the participating property owner. 2. Condition The property must be in need of exterior repairs to (i) correct existing nonconforming development standards, (ii) correct existing nonconforming local and /or state code requirements, (iii) correct existing local and /or state code violations, (iv) protect the structural integrity of the property, (v) refurbish exterior and /or eligible interior improvements (necessary for health and safety), or (vi) aid the mobility of the physically disabled and /or elderly. 3. Ownership and Owner - Occupancy Requirements The income eligible homeowner(s) must hold record fee simple title to the property, and must occupy the property as a primary residence. The City will not approve homeowners listing their home for sale. 4. Mortgage Status Homeowner(s) cannot be delinquent on their mortgage or in foreclosure as it pertains to the primary residence. Documentation listed in Section IV. 8 must be submitted for determining eligibility. H.I.P. Guidelines Page 3 IV. APPLICATION PROCEDURES Application materials for participation in the HIP program can be obtained from and returned to the Development Services Department at City Hall, located at 240 West Huntington Dr., Arcadia, CA 91007 or on the City's website. The application must be completed in its entirety and submitted to the location indicated in the guidelines. When funding becomes available, staff will contact homeowners who have submitted an application and schedule interviews in order to determine program qualification. At the interview appointment, the following documentation must be provided for consideration: 1. Verification of personal income and assets which will include, but is not limited to, applicant's two most recent pay stubs, award letters from social security /pension and recent federal income tax returns, if applicable. 2. Proof of ownership (Grant Deed, Trust and /or current Property Tax Bill) 3. Proof of residency (utility bills, car registration) 4. Bank /Financial statements for the past 3 months 5. Proof of current property insurance 6. Copy of current mortgage statement for subject property 7. Sign notification /acknowledgement of Lead Based Paint and Asbestos 8. Completed Real Estate Form 9. Sign Program Guidelines Application approval is subject to funding availability, income eligibility and past participation in the Program. V. SELECTION OF HOMEOWNER(S) /SCREENING PROCESS A. Applications will only be accepted from low to moderate income single family property owners located within the City of Arcadia. Properties located within the unincorporated Los Angeles County area are ineligible for this program. B. Eligible participants will be selected on a first -come, first served basis and the availability of CDBG funds. C. Pre - qualification - Each application filed with the City shall be date stamped and will be processed in the order received. Staff will review applications for completeness and will verify property and income eligibility. Incomplete H.I.P. Guidelines Page 4 applications will not be processed until all requested information is submitted by a specified time. Staff will notify in writing all ineligible households. The City of Arcadia requires all households participating in the Home Improvement Program to meet specific income limits as determined by Housing Urban Development (HUD), based upon household size. For reference, HUD published income limits, according to household size, for Los Angeles County is attached (Attachment A). D. Annual income is the gross amount of income that is anticipated to be received by all members of the household during the twelve months following the effective date of determination, as well as reviewing the income from the preceding year. E. An applicant is considered ineligible, if: 1. The property is not located within the city boundaries and in the designated zones. 2. The property is non - conforming, i.e., more than one structure on the property is a dwelling unit. 3. The household income exceeds the income limit established by HUD. 4. The property is not the owner's primary residence. 5. The information on the application is found to be inaccurate or insufficient in order to determine the household income for program eligibility. F. Property owners can only participate in this program once every five years with a maximum assistance of three (3) grants during the life of the property. G. First -time participants will be given priority to previous participants. Properties with past participation will be placed at the bottom of the eligibility list. VI. METHOD OF DETERMINING ASSISTANCE The amount of HIP Program funds provided to an eligible project shall be established through the property inspection work write -up, cost estimate, and bidding results as described below and shall not exceed $15,000 per participating household /property. A. PROPERTY INSPECTION PROCEDURES The City will conduct the initial, interim, and final property inspection for code compliance, with the homeowner(s), or the owner's representative. The inspection will include: H.I.P. Guidelines Page 5 1. Interview with the homeowner(s), or owner's representative to identify specific housing issues. 2. Walk through of property with a checklist, accomplished by the property owner(s) identifying recommended and necessary improvements. 3. A summary list of repairs complied and approved by City staff with recommendations from the homeowner(s). 4. Only when components of the scope of work is suspected to have lead paint or asbestos issues, a certified LBP /asbestos inspector will be utilized for any inspections involving the areas contaminated with LBP or asbestos. B. PREPARATION OF WORK WRITE -UP AND COST ESTIMATE 1. The City will be responsible to inspect property to identify violations of health, safety, and building codes. 2. The City will prepare a detailed work write -up (specifications) that addresses all violations of health, safety, and building codes, and provides (for properties constructed before 1978) for testing and abatement/removal of lead based paint, limited asbestos testing (if applicable) and identifies any other rehabilitation efforts to be conducted. 3. The City will file the completed deficiency list, work write -up and cost estimate that notes dates of inspection, (and if needed) persons in attendance at walk through and any special circumstances. 4. The City will obtain architectural design approval from Planning Services for all exterior rehabilitation work prior to the contractor selection process. 5. If the property is not suitable for rehabilitation and /or if the homeowner discontinues the process, a termination /denial letter will be mailed to the homeowner. C. CONTRACTOR SELECTION PROCEDURES 1. Upon approval by the City, the homeowner will obtain three (3) bids from qualified contractors that are licensed contractors that have not been placed on a debarment list by HUD and are in good standing with the State of California's Contractor Licensing Board. 2. The homeowner's selected bid from a qualified contractor will be examined by the City and must be the lowest responsible bidder in order to be awarded the contract. H.I.P. Guidelines Page 6 3. More than one contractor /subcontractor can be selected for rehabilitation work, depending upon the nature and scope of the rehabilitation work. 4. Contractors are responsible for obtaining and /or verifying architectural design approval from Planning Services for all exterior rehabilitation work (paint color, window material, mechanical equipment enclosures, etc.). 5. The lowest responsible contractor must have a valid city business license, current and valid general liability and workmen's compensation insurance (if applicable) and a current State of California contractor's license prior to receiving award of the contract. The Contractor will be responsible for obtaining the necessary building permit(s) and ensuring that permit(s) is /are finalized. VII. CALCULATION OF SUBSIDY /COST REASONABLE REVIEW The City will determine reasonable rehabilitation cost for work to be performed based upon the scope of work. This cost shall be established by utilizing market data and published construction cost guidelines. The City will review bids to determine cost reasonableness and will ensure compliance with the Scope of Work. VIII. ELIGIBLE COSTS A. Eligible Hard Costs - Program funds are available for rehabilitation costs to properties that either correct substandard conditions, correct violations of local housing codes or address health and safety issues, and are physically attached to the property and permanent in nature. General repairs not corrective in nature shall be given lower priority. Eligible repairs include, but are not limited to the following: 1. Repairs that remedy existing nonconforming uses such as garage conversions, additions, etc. 2. Exterior work to help preserve or protect structures such as painting, roofing, trimming or removal of hazardous /dead trees, repair /replacement of screens /windows, doors and door locks, structural and /or foundation damage, repair of sidewalks and driveways, fencing. 3. Interior work to make a structure more livable and repair /replace/ restore important parts such as cabinets, counters, plumbing, damaged flooring, faulty or inadequate heating, damaged ceilings, water heaters, electrical wiring and service, painting. 4. Fumigation and treatment of termites and pest control. 5. Testing /abatement of lead -based paint and asbestos hazards. H.I.P. Guidelines Page 7 6. Weatherization and energy conservation items such as insulation, caulking, weather stripping and new energy efficient windows and HVAC system. 7. Modifications which aid the mobility of the elderly and physically disabled such as shower units with seats, lever hardware, retrofitting toilets to achieve adequate height, moving power points and light switches, ramping reconstructing doorways, lowering sinks in kitchens and bathroom. 8. Energy audits, if applicable. 9. Approved emergency repairs, such as plumbing, roofing and electrical. IX. INELIGIBLE COSTS 1. Repair, purchase or installation of appliances /or structures that are designed and manufactured to be freestanding and window air conditioning units. 2. Recreational items such as barbecues, bathhouses, swimming pools, saunas, tennis courts. 3. Non - essential items such as alarms and protection bars, decorative items, awnings, patios, decks, and storage sheds /workshops. 4. Providing assistance to a project previously assisted with Home Improvement Program funds within the past five (5) years. 5. Other projects as determined ineligible by the City of Arcadia. X. GRANT DOCUMENT PREPARATION A. Once the bid is awarded and the grant amount has been approved, the participating Homeowner will be required to sign a Grant Memorandum Agreement (Attachment B). The Community Development Administrator will then approve and sign the Agreement. B. The original signed document will then be forwarded to the Los Angeles County's Recorder's Office for recording. XI. CONSTRUCTION PROCESS A. Upon contractor selection and full execution of the Grant Agreement by the affected homeowner(s) (which shall list work as described in the bid specifications), homeowner(s) must sign the Construction Contract. Once signed by the homeowner(s) and the awarded contractor, a Notice to Proceed will be issued by the City. H.I.P. Guidelines Page 8 At that time, the Contractor will carry out the required work under the supervision of staff. Work shall commence no later than thirty (30) days from the date the last agreement is executed by the affected homeowner(s) and be completed no more than ninety (90) days after the start date. B. A building permit will be required for all projects that require a permit. A "Final Inspection" will be required for these projects, prior to any payments being made. C. All awarded Contractors working with the Home Improvement Program will be required to meet the requirements listed in this guideline (Section IV, Part C). D. Rehabilitation projects will be closed subsequent to Building Department staff approval of the work performed and data entered into the CDC rehab panel. XII. CONSTRUCTION /PROJECT MANAGEMENT A. The City will be responsible for conducting initial, interim, and final inspections for participating properties. These inspections shall be performed to ensure code compliance, adherence to work write -ups, and progress inspections. The City will also assume responsibility for determining cost reasonableness based upon market data and published construction cost guidelines. B. The City must determine initial areas where health, safety, building, city, and other codes must be addressed and will monitor progress in correcting these deficiencies. C. The City must identify all rehabilitation activities to be conducted and shall create a work -write up which addresses all code requirements and rehabilitation activities, lead based paint testing and removal /abatement, if necessary, while excluding all ineligible activities. D. The City will conduct all interim progress inspections to ensure the continued quality of all construction, including adherence to the scope of work and all building codes. E. During the approval and construction management process, staff will input all required documentation regarding household income and property description onto Los Angeles County Community Development Commission's (CDC) website — rehabilitation panel. XIII. CONSTRUCTION PAYMENTS Upon the completion of the rehabilitation project, the following documents must be submitted to Community Development Division for the processing of payments: H.1.P. Guidelines Page 9 • A Contractor Payment Request form must be completed and signed by the contractor as well as the homeowner. The Contractor must provide his /her City of Arcadia business license information and the Tax ID number in order to process the requested payment. • The "Waiver and Release" form must be completed and signed by the Contractor. • An original invoice must be submitted by the Contractor. • If applicable, a copy of the permit finalized by the City's Building and Safety Department must be submitted by the contractor or homeowner(s). If the homeowner(s) has paid for any portion of the improvement, proof of said payment must be provided to the Community Development Division along with the above documents. Payment will not be made to the contractor without the proof of payment by the homeowner. Upon processing the final payment, payment and final inspection information will be entered into the Community Development Division's rehab panel for final submission. XIV. GRANT PROVISION AND MONITORING COMPLIANCE Home Improvement Program participants must sign an agreement indicating that they will remain in the home a minimum of three (3) years after the completion of the rehabilitation: If the home is sold or the title is transferred within the three (3) year period, the property owner must reimburse the City for the entire rehabilitation amount. EXCEPTION: If the home is sold or the title is transferred due to a legitimate hardship as determined by the Community Development Administrator or designee, the grant recipient may be exempt from part or the total reimbursement amount. For the purposes of this program, "sale or transfer of title" shall mean any sale or transfer that will cause the assisted property to be reassessed by the Los Angeles County Assessor's Office pursuant to Article XIII A of the California Constitution (commonly referred to as Proposition 13). Effective July 1 of each year, staff will require participants to complete an ownership certification to validate their primary residence status and compliance with the three (3) year requirement. If necessary, staff will also conduct site visits and consult Los Angeles County records for each homeowner who has participated within the past three years to confirm that the homeowner still occupies the property as his /her primary residence. XV. EQUAL OPPORTUNITY Program participants will be selected on a first -come, first - served basis and based upon previous participation. H.I.P. Guidelines Page 10 No person shall be excluded from participation in, be denied the benefits of or be subjected to discrimination under any program or activity funded in whole or in part with Home Improvement funds. In addition, Home Improvement funds must be made available in accordance to all federal laws and regulations. XVI. AFFIRMATIVE MARKETING PROCEDURES Program information is available to the Arcadia community through various sources. The application and brochure explaining the Program are available at the Development Services Department, City of Arcadia, and 240 West Huntington Drive, Arcadia, California, 91007. This Program is advertised in the City's Newsletter, which is mailed quarterly to all properties located within the City. The Program is also publicized in the Water Bills, which are mailed out bi- monthly. Additionally, the program is published on the City's website and can be viewed periodically on the local cable station in order to reach the City's diverse population. XVII. FAIR HOUSING This policy will be implemented consistent with the City's commitment to fair housing practices. No person shall be excluded from participation in, denied the benefit of, or be subject to discrimination on the basis of his or her religion or religious affiliation, age, race, ancestry, national origin, gender, marital status, familial status (children), physical or mental disability, sexual orientation, or any other arbitrary causes. XVIII. LEAD -BASED PAINT AND ASBESTOS Properties constructed prior to 1978 will require that a Lead Based Paint Notice be given to all property owners. The City of Arcadia is required to follow the federal LBP hazard regulations when implementing the home improvement program. When a grant application is approved, the City provides information about potential lead hazards to the owners and explains the requirements of the program. The City also provides the owners with the pamphlet "How to Protect Your Family from Lead." While it is not required, the applicant signs a statement that they received the pamphlet. The City will test Home Improvement assisted units constructed before 1978 for the presence of lead based paint utilizing a licensed third party vendor. Any lead -based found as a result of these tests shall be removed and /or abated as a priority item for rehabilitation. In accordance with CDC requirements, all participating homeowners are provided a copy of the brochure entitled, "A Consumer Guide to Asbestos" and sign a notice indicating receipt of this brochure. Depending on the type of repairs, the property may require asbestos testing. The testing must be completed by a qualified third party vendor and if necessary, the asbestos shall be removed and /or abated during the course of the rehabilitation work. H.I.P. Guidelines Page 11 XIX. DEBARMENT AND SUSPENSION As required, the City and participating homeowner(s) will comply with all contractor debarment and suspension certifications. XX. REPORTING In accordance with federal requirements, Quarterly Performance Reports must be submitted to the Los Angeles County Community Development Commission (CDC). The report is to identify the number of applicants, number of projects in progress, total number of projects completed, income range of clients, ethnicity, sex, and any disability of the head of household. XXI. CONFLICT OF INTEREST No member of the governing body of the City and or other official, employee or agent of the City government who exercises policy or decision - making authority in connection with the planning or implementation of the Home Improvement Program shall directly or indirectly be eligible for this Program. XXII. AMENDMENTS Amendments to these Guidelines may be made by the City whenever appropriate to improve program effectiveness and to resolve program issues. As part of the amendment adoption process, the City will review updated federal regulations issued by CDC in their bulletins to participating cities, to ensure continued compliance with CDBG regulations. H.I.P. Guidelines Page 12 ATTACHMENT A CITY OF ARCADIA HOME IMPROVEMENT PROGRAM HUD PUBLISHED INCOME LIMITS (Effective May, 2010) H.I.P. Guidelines Page 13 Number of Persons in Household Annual Income Limit 1 $46,400 2 $53,000 3 $59,650 4 $66,250 5 $71,550 6 $76,850 7 $82,150 8 $87,450 ATTACHMENT A CITY OF ARCADIA HOME IMPROVEMENT PROGRAM HUD PUBLISHED INCOME LIMITS (Effective May, 2010) H.I.P. Guidelines Page 13 Recording Requested by: CITY OF ARCADIA When Recorded Return to: CITY OF ARCADIA 240 W. Huntington Dr. Arcadia, CA 91007 Attn: Date: Date: ATTACHMENT B FREE RECORDING GOVERNMENT CODE SECTION 6103 SPACE ABOVE THIS LINE FOR RECORDING USE GRANT MEMORANDUM OF AGREEMENT This Memorandum of Agreement is made and entered into this day of March, 2010 by and between (Homeowners) and the CITY OF ARCADIA, a municipal corporation ( "City "). Homeowners and City hereby agree as follows: 1. As a participant in the 2009 -2010 Home Improvement Grant Program ( "Program "), Homeowners are receiving from City a Community Development Block Grant funded Home Improvement Grant in the amount of, Dollars ($ .00) (the "Grant ") for rehabilitation of property described in Exhibit A, which is attached hereto and incorporated herein, (the Property "), and has a street address of in the CITY OF ARCADIA. 2. Pursuant to the Program, among other things Homeowners agree to retain ownership of the Property for no less than three (3) full calendar years after the completion of all rehabilitation work. 3. The required three -year period of ownership of the Property by Homeowners ends on March 22, 2013 when the grant is forgiven. 4. If Homeowners choose to transfer any interest in the Property before the date set forth in paragraph 3, above, then Homeowners must reimburse City the full amount of the Grant. 5. If Homeowners transfer any interest in the Property before the date set forth in paragraph 3, above, then the City must receive notice addressed to the following: CITY OF ARCADIA HOME IMPROVEMENT PROGRAM 240 W. HUNTINGTON DR. ARCADIA, CA 91007 6. This Memorandum is prepared for the purpose of recordation only and it in no way modifies any provision of the Agreement. 7. Reference is hereby made to the Agreement and all documents related to the Grant, in their entirety, for any and all purposes. True copies of the Agreement and those documents are on file in the offices of City at 240 W. Huntington Dr., Arcadia, CA 91007. CITY OF ARCADIA Date: B Community Development Administrator HOMEOWNER(S) H.I.P. Guidelines Page 14