HomeMy WebLinkAboutAffordable Housing AgreementRECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401-3249
Attn: Community Development Director
No fee for recording pursuant to
Government Code Section 27383
(Space above for Recorder's Use)
AFFORDABLE HOUSING RENTAL RESTRICTION AGREEMENT AND
DECLARATION OF RESTRICTIVE COVENANTS
(Rental Affordable Unit #104 at 950 Orcutt Road for CONNECT)
This AFFORDABLE HOUSING RENTAL RESTRICTION AGREEMENT AND
DECLARATION OF RESTRICTIVE COVENANTS ("Agreement") is made and entered into on
this 11VAday of �l�ber' , 2020, by and between the City of San Luis Obispo, a
California charter city and municipal corporation (the "City"), and CONNECT SLO Partners, LLC
(the "Owner"), collectively referred to as the "Parties."
RECITALS
A. Owner is the owner of certain real property located at 950 Orcutt Road, San Luis
Obispo, CA 93401 in the City, which is more particularly described in the attached Exhibit A
incorporated herein by this reference (the "Property").
B. On July 11, 2018 the City Planning Commission adopted Resolution No. PC-1011-
18 and on September 17, 2018 the City Architectural Review Commission adopted Resolution
ARC-1017-18 (the "Project Approvals") to approve Owner's construction of 78 residential units
on the Property (the "Project").
C. Pursuant to Municipal Code Section 17.91, which was in effect as of the application
completion date, the City's Community Development Department has established rental prices and
income limits for affordable rental housing units (the "Affordable Housing Standards"). The
Owner is required to rent one (1) unit, at Affordable Rent, as defined below, to moderate income
households (the "Affordable Units") in conformance with the rental prices and income limits
established by the Affordable Housing Standards.
D. Owner acknowledges and agrees that the Project Approvals provided adequate and
proper notice pursuant to Government Code Section 66020 of Owner's right to protest any
requirements for fees, dedications, reservations, and other exactions as may be included in this
Agreement, that no protest in compliance with Section 66020 was made within ninety (90) days
of the date that notice was given, and that the period has expired in which Owner may protest any
and all fees, dedications, reservations, and other exactions as may be included in this Agreement.
AGREEMENT
NOW, THEREFORE, the Parties agree and acknowledge that the above recitals are true
and accurate, and are incorporated into this Agreement by this reference, and the Parties mutually
acknowledge and agree as follows:
ARTICLE 1.
DEFINITIONS AND EXHIBITS
Section 1.1. Definitions. In addition to terms defined elsewhere in this Agreement, the
following terms have the following meanings in this Agreement:
(a) "Affordable Rent" means the maximum total of monthly payments by the
Tenant of an Affordable Unit, which is to be calculated in accordance with the formula provided
in the City of San Luis Obispo Affordable Housing Standards.
(b) "Director" means the Community Development Director of the City or
successor position.
(c) "Eligible Household" means a household which has been determined by
the Housing Authority or other agency designated by the Director to be eligible to rent an
Affordable Unit as Moderate Income Household, in compliance with the Affordable Housing
Standards and this Agreement.
(d) "Household Income" means the combined gross, pre-tax income of all
adult occupants of the applicant household.
(e) "Housing Authority" means the Housing Authority of the City of San Luis
Obispo.
(f) "Moderate Income Household" is defined in the City of San Luis Obispo's
Affordable Housing Standards and means a household with a Household Income that exceeds 80%
but is less than or equal to 120% of the median income within the County as determined by the
California Department of Housing and Community Development.
(g) "Tenant" is a household occupying an Affordable Unit pursuant to a valid
lease with the Owner.
(h) "Term" shall mean the term of this Agreement, which shall be in effect for
a fifty-five (55) year period from the date that a certificate of occupancy is issued for the last
Affordable Unit to be completed.
Section 1.2. Exhibits. The following exhibits are attached to this Agreement:
Exhibit A Legal Description of the Property
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Exhibit B Map Showing Location of Affordable Units
ARTICLE 2.
CONSTRUCTION OF PROJECT AND AFFORDABLE UNITS
Section 2.1. Construction of Affordable Units. The Owner agrees to construct and make
available one unit as Affordable Unit in the Project on the Property during the Term. The Owner
agrees to provide one unit that is affordable to Moderate Income Households.
Section 2.2. Design and Appearance of Affordable Units. The design, bedroom count,
appearance, and general quality of the Affordable Units shall be of the same as character of the
Project as a whole. The Owner agrees to provide the Affordable Units with a bedroom count mix
of one moderate income studio apartment in the location shown and described on Exhibit B during
the Term. If, after recordation of this Agreement, Owner proposes to change the location of any
Affordable Unit within the Project, Owner shall submit a written request for such change to the
Director, who shall have sole discretion to approve or deny such request.
Section 2.3. Construction Timing. The Affordable Unit shall be constructed in
proportion to construction of the other units in the Project pursuant to the schedule in Exhibit B.
No certificates of occupancy or final inspections shall be issued for any units in the Project unless
a proportional number (generally one certificate of occupancy for an Affordable Unit for each 77
other units issued certificates of occupancy) of certificates of occupancy or final inspections have
been issued for Affordable Units unless an alternate phasing plan has been approved as part of the
Project Approvals.
ARTICLE 3.
RENT REGULATORY PROVISIONS
Section 3.1. Affordabilit,y and Occupancy Covenants. The Affordable Units shall be
used exclusively for rental housing for the Term. The Affordable Units shall not be kept vacant
or used for any purpose except for residential use and shall be offered for rent only to Eligible
Households at Affordable Rents.
Section 3.2. Schedule of Affordable Rents.
(a) The City has provided the Owner with a schedule of Affordable Rents for
the Affordable Units in effect on the date of this Agreement. Affordable Rents may be increased
annually thereafter as set forth in the City of San Luis Obispo Affordable Housing Standards.
Except as provided in subsection (b) of this Section, the Owner shall not charge any fee other than
rent, cost of utilities, or optional garage parking fees to any Tenant of Affordable Units for any
housing or other services provided by Owner.
(b) Increased Income of Tenants. In the event Tenant's income exceeds the
qualifying income for a Moderate Income Household, Owner shall not be entitled to any additional
rent.
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Section 3.3. Agreement to Limitation on Rents. The Owner hereby covenants that the
certain provisions of Civil Code Section 1954.51 et seq. (the "Costa -Hawkins Act") do not apply.
The Owner hereby covenants that any Affordable Units provided pursuant to this Agreement are
not subject to Civil Code Section 1954.52(a) or any other provision of the Costa -Hawkins Act
inconsistent with controls on rents. The Owner further covenants that this Agreement complies
with all federal, State, and City laws and ordinances and that the terms of this Agreement are fully
enforceable.
Section 3.4. Income Certification.
(a) Prior to Owner entering into a lease with a prospective tenant of an
Affordable Unit, the prospective tenant household shall be certified as an Eligible Household by
the Housing Authority of the City of San Luis Obispo or other agency designated by the Director.
(b) Annually, thereafter, the Owner will obtain, complete and maintain on file,
immediately prior to initial occupancy and annually thereafter, income certifications for each
Tenant renting any of the Affordable Units. Owner shall obtain written certification by the
Housing Authority or other agency designated by the Director that the Affordable Units are being
occupied by Eligible Households in compliance with the terms of this Agreement.
Section 3.5. Reports to Citx. The Owner shall submit to the Director on or before July
31st of each year, or at other such interval as mutually agreed by the Parties, a report in a form
acceptable to the City to enable the City to verify that the Affordable Units are being occupied by
Eligible Households in compliance with the terms of this Agreement. At a minimum, information
to be submitted shall include:
(a) Certifications of eligibility for all Tenants of Affordable Units at the time
of initial occupancy. Such certification shall include verified income statements and number of
persons in each Affordable Unit.
Units.
(b) Certification of the amount of rent charged for the year for all Affordable
(c) Other information reasonably required by the City.
Section 3.6. Inspections. The City reserves the right to inspect the premises upon
reasonable notice to the Owner to ensure that the Property is being maintained, operated, and used
consistent with this Agreement and applicable federal, state and local codes. The Owner agrees to
correct all conditions found by such inspections not to conform to the applicable requirements
within ninety (90) days of delivery of written notice from the City, or such period as necessary to
correct the violations as determined by the Director, provided that corrections are commenced
within ninety (90) days and prosecuted diligently to completion. Failure maintain the Property as
required by this Agreement or to correct such conditions shall be a Default, as defined below.
Section 3.7. Management of Property and I'ropmv Maintenance.
(a) Management Responsibilities. Except for the Housing Authority's initial
certification of a Tenant as an Eligible Household, the Owner is responsible for all management
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functions with respect to the Project, including, without limitation, the annual recertification of
household size and Household Income (subject to review by the Housing Authority, the City or its
assignee), selection of Tenants, evictions, collection of Rents and deposits, maintenance,
landscaping, routine and extraordinary repairs, replacement of capital items, and security. The City
shall have no responsibility over management of the Project.
(b) Property Maintenance. The City places prime importance on quality
maintenance to ensure that all developments within the City which include affordable housing
units are not allowed to deteriorate due to below -average maintenance. The Owner shall provide
the Affordable Units with the same level and quality of maintenance, including performance of
repairs and periodic replacement of fixtures as the other units in the Project. The Owner agrees to
maintain all interior and exterior improvements, including landscaping, on the Property in good
condition and repair (and, as to landscaping, in a healthy condition) and in accordance with all
applicable laws, rules, ordinances, orders and regulations of all federal, state, county, municipal,
and other governmental agencies and bodies having or claiming jurisdiction and all their respective
departments, bureaus, and officials.
(c) Taxes and Assessments. The Owner shall pay all real and personal property
taxes, assessments, if any, and charges and all franchise, income, employment, old age benefit,
withholding, sales, and other taxes assessed against it, or payable by it, at such times and in such
manner as to prevent any penalty from accruing, or any lien or charge from attaching to the
Property; provided, however, that the Owner shall have the right to contest in good faith, any such
taxes, assessments, or charges. In the event the Owner exercises its right to contest any tax,
assessment, or charge against it, the Owner, on final determination of the proceeding or contest,
shall immediately pay or discharge any decision or judgment rendered against it, together with all
costs, charges and interest.
Section 3.8. Laws and_ Regulations. The Owner acknowledges that Owner is familiar
with and will comply with all local and State laws and regulations that pertain to construction,
health and safety, labor, fair housing practices, equal opportunity and all other matters applicable
to maintaining sound, safe and affordable rental housing.
ARTICLE 4.
ENFORCEMENT
Section 4.1. Covenants Running with the Land. The requirements of this Agreement
shall be covenants running with the land as defined in California Civil Code Section 1460 and
shall apply to the Property. Pursuant to Civil Code Section 1468, which governs such covenants,
the provisions of this Agreement shall be binding upon all Parties having any right, title, or interest
in the Property, or any portion thereof and on their heirs, successors in interest and assigns for the
Term. The Parties agree that all future deeds or transfers of interest regarding the Property shall
show the restrictions of this Agreement for the Term.
Section 4.2. Default. Failure of the Owner to satisfy any of Owner's obligations under
the terms of this Agreement within ninety (90) days after the delivery of a notice of default from
the City will constitute a default under this Agreement ("Default"). In addition to remedies for
5
breach of this Agreement, the City may exercise any and all remedies available to it under the
Municipal Code or other any other provision of law or equity, including but not limited to:
(a) withholding, conditioning, suspending or revoking any Project Approvals,
including without limitation final inspections for occupancy and/or certificates of occupancy;
(b) instituting against the Owner, or other parties, a civil action for declaratory
relief, injunction or any other equitable relief, or relief at law, including without limitation an
action to rescind a transaction and/or to require repayment of any funds received in connection
with such a violation;
(c) where one or more persons have received financial benefit as a result of
violation of this Agreement, the City may assess, and institute legal action to recover as necessary,
a penalty in any amount up to and including the amount of financial benefit received, in addition
to recovery of the benefit received; and
(d) requiring the Owner or his/her successors in interest to the Property to pay
the City rent or any other payment received by the Owner for the Affordable Unit from the date of
any unauthorized use of the Affordable Unit or in excess of Affordable Rent.
Section 4.3. Attorney's Fees and Costs. If either Party takes or commences any actions
or proceedings, including litigation or arbitration, against the other by reason of any breach or
claimed breach of any provision of, or in any way connected with, this Agreement, or seeks a
judicial declaration of rights under this Agreement, the Party prevailing in such action or
proceeding shall be entitled to recover from the other Party the prevailing Party's reasonable
attorney's fees and costs, including, but not limited to, all expert witness fees, other witness fees
and associated expenses, whether or not the proceeding or action proceeds to judgment.
ARTICLE 5.
GENERAL PROVISIONS
Section 5.1. Appointment of Other Agencies. At its sole discretion, the City may
designate, appoint or contract with any other public agency, for -profit or non-profit organization
to perform some or all of the City's obligations under this Agreement.
Section 5.2. Records. The Owner shall retain all records related to compliance with
obligations under this Agreement for a period not less than five (5) years from the date of
origination of such records, and make them available to City employees or others designated by
the City for inspection and copying on five (5) business days' written notice. The City shall be
entitled to monitor compliance with this Agreement, and the Owner shall cooperate with City
monitoring, including obtaining Tenant Affordable Rent and Household Income verification upon
request of the City.
Section 5.3. Hold Harmless. Owner will indemnify and hold harmless (without limit as
to amount) City and its elected officials, officers, employees and agents in their official capacity
(hereinafter collectively referred to as "Indemnitees"), and any of them, from and against all loss,
all risk of loss and all damage (including expense and attorney's fees) sustained or incurred because
of or by reason of any and all claims, demands, suits, actions, judgments and executions for
2
damages of any and every kind and by whomever and whenever made or obtained, allegedly
caused by, arising out of or relating in any manner to the Project, the Affordable Units, or Owner's
performance or non-performance under this Agreement, including claims pursuant to California
Labor Code Section 1720 et seq., and shall protect and defend Indemnitees, and any of them with
respect thereto, except to the extent arising from the proven gross negligence or willful misconduct
of the City. The provisions of this Section shall survive expiration or other termination of this
Agreement or any release of part or all of the Property from the burdens of this Agreement, and
the provisions of this Section shall remain in full force and effect.
Section 5.4. Notices. All notices required pursuant to this Agreement shall be in writing
and may be given by personal delivery or by registered or certified mail, return receipt requested,
to the Party to receive such notice at the addressed set forth below:
TO THE CITY:
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401-3249
Attn: Community Development Director
WITH COPY TO:
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Attn: City Attorney
TO THE OWNER:
CONNECT SLO Partners LLC
P.O. Box 30157
Santa Barbara, CA 93130
Attn: Andrew Fuller
Any notice shall be deemed delivered on the first business day that delivery is attempted or upon
receipt, whichever is sooner. As used herein, "business day" means any day other than a Saturday,
Sunday, or any state or federal holiday on which financial institutions in San Luis Obispo County
are authorized or required to close for observance thereof. Any Party may change the address to
which notices are to be sent by notifying the other Parties of the new address, in the manner set
forth above.
Section 5.5. Inte rated Agreement. This Agreement sets forth the full and entire
understanding of the Parties regarding the matter set forth herein. Any other prior or existing
understandings or agreements by the Parties, whether formal or informal, regarding any matters
addressed within this Agreement are hereby superseded or terminated in their entirety.
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Section 5.6. Each_Party's Role in Drafting the Agreement. Each Party to this Agreement
has had an opportunity to review the Agreement, confer with legal counsel regarding the meaning
of the Agreement, and negotiate revisions to the Agreement. Accordingly, neither Party shall rely
upon Civil Code Section 1654 in order to interpret any uncertainty in the meaning of the
Agreement.
Section 5.7. Amendment of Agreement. No changes, amendments, or alterations to this
Agreement shall be effective unless in writing and signed by all Parties hereto. Major amendments
to this Agreement, shall be subject to the review and approval of the decision -making body which
approved the Project Approvals. Minor amendments to this Agreement may be approved by the
Director. Upon approval, a new Agreement containing the amendments shall be executed and
recorded.
Section 5.8. Applicable Law. This Agreement shall be governed by California law.
Venue shall be the County of San Luis Obispo.
Section 5.9. Waivers. Any waiver by the City of any obligation or condition in this
Agreement must be in writing. No waiver will be implied from any delay or failure by the City to
take action on any breach or default of Owner or to pursue any remedy allowed under this
Agreement or applicable law. Any extension of time granted to Owner to perform any obligation
under this Agreement shall not operate as a waiver or release from any of its obligations under this
Agreement. Consent by the City to any act or omission by Owner shall not be construed to be a
consent to any other or subsequent act or omission or to waive the requirement for the City's written
consent to future waivers.
Section 5.10. Title of Parts and Sections. Any titles of the sections, subsections, or
subparagraphs of this Agreement are inserted for convenience of reference only and shall be
disregarded in interpreting any part of the Agreement's provisions.
Section 5.11. Multiple Originals: Counterpart. This Agreement may be executed in
multiple originals, each of which is deemed to be an original, and may be signed in counterparts.
Section 5.12. Recording of Agreement. This Agreement shall be recorded against the
Property in the Official Records of the County of San Luis Obispo prior to the recordation of any
parcel map or final subdivision map or issuance of any building permit for the Project, whichever
occurs first.
Section 5.13. Severability. In the event any limitation, condition, restriction, covenant, or
provision contained in this Agreement is to be held invalid, void or unenforceable by any court of
competent jurisdiction, the remaining portions of this Agreement shall nevertheless be and remain
in full force and effect.
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed
as of the day and year first above written.
OWNER:
a
By
l
Johr�Blair, Manager
CITY:
City of San Luis Obispo, a California charter city and municipal corporation
By: U
Michael Codron, Community Development Director
APPROVED AS TO FORM AND LEGAL EFFECT:
By: I,(,t o1n�l�fo f
Christine Diet ick, City Attorney
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CALIFORNIA ACKNOWLEDGMENT CIVIL CODE § 1189
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document
to which this certificate is attached, and not the truthfulness, accuracy, or validity of that docurnent.
State of California
County of —:5aedk &t
On cl4ober- _/-I, P20;4-A_ before me. _ � �� �� 1VA►Qe�/
Date r Here Asset Name and Title of the Officer
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personally appeared !`7iijoe.i6J_ jo�cl z
Norne(s) of Signer(s)
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who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed
to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.
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CARLOS ALFREDO ZEPEDA
Notary Public - Cai#fornla
Santa Barbara County
Lommisston N 2313755
Comm. Expires Jan 11, 2024
Place Notary Seal and/or Stamp Above
I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and connect.
WITNESS my hand and official seal.
Signature
Signare tuof .57 [►folic:
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Completing this information can deter alteration of the document or
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Title or Type of Docume
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2018 National Notary Association
Nurl�of Pages:
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M 1304-09 (09/ 19)
A notary public or other officer completing this certificate verifies only the
identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF C , *-(4a
COUNTY OF ZL* ,n--
On OCT- tS 2a7C-1 . before me, i O TAzq_01-5-5 46s _,Notary
Public, personally appeared 'To+k4 -`3LA- II - , who proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify UNDER PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
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A notary public or other officer completing this certificate verifies only the
identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFO NIA
COUNTY OF , A' UIS Ob
On 10 �5Cpl-6 , before me, CO r(ti (A W� Vlti iV otary
Public, personally appeared M I yov%— , wh proved to
me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed
to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the
instrument.
I certify UNDER PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature of Notary Public
CARA ALEXANDRA VERESCHAGIN
Notary Public - Calffcrnia x
San Luis Obispo County
Commission # 2255915
My Comm, Expires Aug 26. 2022
(SEAL ABOVE)
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
Real property in the City of San Luis Obispo, County of San Luis Obispo, State of California,
described as follows:
ALL THAT CERTAIN LOT, PIECE OR PARCEL OF LAND, SITUATE, LYING AND BEING
IN SECTION 1, TOWNSHIP 31 SOUTH, RANGE 12 EAST, MOUNT DIABLO BASE AND
MERIDIAN, IN THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA, AND
BOUNDED AND PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEASTERLY CORNER OF LOT NO. 26, AS SAID LOT IS LAID
DOWN, DELINEATED AND SO DESIGNATED UPON A MAP ENTITLED "MAP OF
ORCUTT SUBDIVISION ADJOINING THE CITY OF SAN LUIS OBISPO," AS PER SURVEY
MADE BY H. DITTRICH ON JUNE 18, 1894, WHICH MAP IS OF RECORD IN THE OFFICE
OF THE COUNTY RECORDER OF SAID SAN LUIS OBISPO COUNTY (BEING THE POINT
OF INTERSECTION OF THE SOUTHERLY LINE OF SAID LOT NO. 26, WITH THE
SOUTHWESTERLY LINE OF THE SOUTHERN PACIFIC RAILROAD MAIN LINE RIGHT
OF WAY); THENCE FROM SAID POINT OF BEGINNING WESTERLY ALONG THE
SOUTHERLY LINE OF LOTS 25 AND 26, SAID ORCUTT SUBDIVISION, A DISTANCE OF
396 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF SAID LOT 25; THENCE
NORTHERLY 0045' WEST ALONG THE WESTERLY LINE OF SAID LOT 25, A DISTANCE
OF 273.90 FEET TO A POINT; THENCE NORTH 43°50' EAST A DISTANCE OF 60.06 FEET
TO A POINT; THENCE NORTH 36°50' EAST A DISTANCE OF 129.36 FEET, MORE OR
LESS TO INTERSECTION WITH SAID SOUTHWESTERLY LINE OF SOUTHERN PACIFIC
RAILROAD MAIN LINE RIGHT OF WAY; AND THENCE SOUTHEASTERLY ALONG
LINE AFORESAID, A DISTANCE OF 501.6 FEET TO POINT OF BEGINNING, AND BEING
ALL OF LOTS 25 AND 26 AS LAID DOWN AND DESIGNATED UPON SAID, "MAP OF
ORCUTT SUBDIVISION ADJOINING THE CITY OF SAN LUIS OBISPO," AFORESAID,
EXCEPTING THAT PORTION OF SAID LOT 25 CONVEYED TO ERNEST VOLLMER BY
DEED DATED DECEMBER 17, 1913 AND RECORDED DECEMBER 17, 1913 IN BOOK 100,
AT PAGE 57 OF DEEDS, RECORDS OF SAN LUIS OBISPO COUNTY.
APN: 053-203-002
A-1
EXHIBIT B
MAP SHOWING LOCATION OF AFFORDABLE UNITS
Studio Unit # 104 to be rented to a moderate income household, as outlined below:
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