SR-407-003-21
tC
OCT 2 {) 2005
Council Meeting: October 25, 2005
Santa Monica, California
To: Mayor and City Council
Chairperson and Redevelopment Agency
From: City and Agency Staff
Subject: Affordable Homeownership, Relocation Plan, and Replacement
Housing Plan for the Development Proposed at 1943-59 High Place
INTRODUCTION
This report recommends that the City Council and Redevelopment Agency
approve in concept an affordable homeownership development to be located at
1943-59 High Place and authorize the City Manager and Executive Director to
negotiate and execute the necessary documents specific to a homeownership
development for moderate income households. This report also recommends
that the City Council approve the Relocation Plan and that the Redevelopment
Agency approve the Replacement Housing Plan for the proposed development.
BACKGROUND
The City's two main housing policy documents, the Housing Element and the
Consolidated Plan, identify that homeownership programs for low and moderate
income households should be supported. The Housing Element establishes that
the City should cooperate with housing providers to promote the development of
ownership housing for low and moderate income households (Goal 2.0, Policy
2.3). The Consolidated Plan establishes that -the City should expand
homeownership opportunities for low and moderate income first-time
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oeI 2 6 2005
homebuyers (Priority 1 C). In addition, as part of its mission statement and
objectives, the City's Housing Commission has made a commitment to explore
opportunities for affordable homeownership programs.
In 2003, Community Corporation of Santa Monica (CCSM), a local nonprofit
agency committed to the development and management of affordable housing in
Santa Monica, held two community forums to bring the residents of Santa
Monica's Pico neighborhood together to discuss affordable housing issues. At
these forums, community members expressed interest in affordable
homeownership for first time homebuyers. In response to this feedback, CCSM
convened a study group comprised of Pico community leaders to explore and
consider all aspects of affordable homeownership. The study group prepared a
report, provided in Attachment A, which endorses affordable homeownership for
moderate income households.
DISCUSSION
CCSM is proposing to develop approximately forty (40) units of affordable
homeownership housing at 1943-1959 High Place (High Place East). The units
would be affordable to moderate income households (100% of median income,
up to $65,500 for a 4-person household for 2005). This site is located on the
east side of High Place between Virginia Avenue and the Santa Monica Freeway
in the Pico neighborhood and is zoned R2 (Low Density Multiple Residential
District). The site measures approximately 36,300 square feet and currently
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includes seven buildings containing fourteen rent controlled units. However,
building permit records indicate that these structures represent only six original
units.
The use of the City's various affordable housing funds are governed by the
Housing Trust Fund Guidelines ("Guidelines") adopted by City Council and the
Redevelopment Agency. The current Guidelines limit the use of these funds to
affordable rental developments and target low income households earning no
more than 80% of the area median income (currently $52,400 for a 4-person
household). There is no current City program to subsidize the construction of
affordable homeownership housing. Therefore, housing trust fund financing of a
homeownership development targeted to moderate income households requires
Council and Agency approval.
The proposed development also requires Council approval of the Relocation Plan
and Agency approval of the Replacement Housing. Other than homeownership
housing (versus rental housing) and targeting moderate income households
(versus low income households), the proposed High Place East development
would be consistent with the Guidelines, including the $180,000 per unit
maximum subsidy.
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The approximate development budget sources and uses are identified in Table 1:
Table 1
Based on current lending practices a moderate income household should be able
to obtain a bank loan of approximately $200,000. Table 1 also indicates that a
State subsidy of $30,000 per unit is available and that a City subsidy of $168,000
per unit would be required. The estimated City subsidy of $168,000 per unit is
within the current Guidelines per unit subsidy limit of $180,000 for a two or more
bedroom unit.
The affordability covenants would remain in effect for a minimum of fifty-five
years, which is also consistent with the Guidelines. The price of the units will be
calculated from the median income, thus maintaining affordability through the
covenant period. Homeowners build equity by paying down the mortgage and
earning appreciation as the affordability index (Le., the area median income)
increases.
A Relocation Plan must be approved by the City Council whenever a
Redevelopment Agency-funded activity would displace any existing property
occupants. The Relocation Plan must be prepared in conformance with statutes
and regulations established by the California Relocation Assistance Law (CRAL;
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California Government Code section 7260 et seq.), the California Relocation
Assistance and Real Property Acquisition Guidelines, Title 25, California Code of
Regulations, Chapter 6, Section 6000 et. Seq., and California's Community
Redevelopment Law (Health & Safety Code Section 33000 et seq.).
The Relocation Plan, provided in Attachment B, explains that only three of the
fourteen existing rental housing units on the High Place East site are occupied.
Under State relocation guidelines, comparable and available replacement
housing must be identified prior to the relocation of the displaced household. A
rental housing survey conducted in July 2005 indicates there is an adequate
supply of comparable replacement units in proximity to the High Place East site
to meet the needs of the households that will be displaced. The Relocation Plan
for this proposed development was made available for public review and
provided to the three households remaining on the site, as required by CRAL.
Any written comments from the public or the displaced household will be
attached to the Relocation Plan as an addendum prior to its consideration by the
Council.
The Replacement Housing Plan, proVided in Attachment C, establishes that
Agency will meet its replacement housing obligations by replacing the removed
units with units containing an equal or greater number of bedrooms within four
years of demolition. The existing units contain fourteen bedrooms as shown in
Exhibit 2 of the Replacement Housing Plan. The Agency will provide
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replacement housing by utilizing surplus housing units and bedrooms from a
previously funded affordable housing development to be located at 2411-23
Centinela Avenue. The Replacement Housing Plan also establishes that the
Agency will ensure the affordability of the replacement housing units and the
occupancy by households whose incomes are commensurate with those
households previously occupying the demolished units. Demolition of the units at
High Place East is not anticipated for a few years because the development is in
the conceptual stage and the design has not yet begun.
FINANCIAUBUDGETARY IMPACT
City/Agency financial assistance to this proposed development will be provided
by one or more of the available housing trusts funds for affordable housing.
RECOMMENDATION
It is recommended that the following actions be taken to allow housing trust fund
financing of an affordable homeownership development at 1943-59 High Place:
City Council and Redevelopment Agency:
1) Approve the homeownership concept for moderate income
households at the High Place East development site as outlined in this staff
report; and
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2) Authorize the City Manager and Executive Director to negotiate and
execute agreements necessary to effect the proposed homeownership
development at High Place East as outlined in this staff report.
City Council:
1) Approve the attached Relocation Plan for the proposed development
on High Place East as outlined in this staff report.
Redevelopment Agency:
1) Approve the proposed Resolution (Attachment D) adopting the
Replacement Housing Plan for the proposed development on High Place
East as outlined in this staff report.
Prepared by:
ATTACHMENTS:
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Jeff Mathieu, Director Resource Management Department
Ron Barefield, Acting Housing and Redevelopment Manager
Jim Kemper, Acting Housing Administrator
Tina Rodriguez, Redevelopment Administrator
Mike Strader, Senior Administrative Analyst
Nia Tang, Senior Administrative Analyst
Pico Neighborhood Affordable Homeownership Report
Relocation Plan for 1943-59 High Place
Replacement Housing Plan for 1943-59 High Place
Agency Resolution approving the Replacement Housing
Plan for 1949-1959 High Place
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ATTACHMENT A
Pica NEIGHBORHOOD
AFFORDABLE HOMEOWNERSHIP STUDY GROUP
(AHO)
Report and Recommendations
to
Community Corporation of Santa Monica (CCSM)
August 5, 2003
Introduction
In January of 1999, owners of rent-controlled apartments in the City of Santa Monica were
allowed to raise their rents to market rates at turnover. These market rates are often 80% to
100% higher than the rent~controlled rates prior to Costa-Hawkins. Incomes of the existing
residents, however, have not risen at the same rate. Because of this, the city has lost thousands
of affordable housing units each year since 1999.
In the beginning of 2003. CCSM held two community forums to bring the residents of Santa
Monica's Plco neighborhood together to discuss the loss of afford ability and the direction the
community should take to address the housing needs. At these forums, there was interest in
exploring affordable homeownershlp (AHO) housing for first-time homebuyers. CCSM decided
that the community's Interest in this concept warranted further exploration. Therefore, CCSM
convened a small study group of community leaders to explore and consider all aspects of a
successful AHO program and to make recommendations to CCSM.
Pico AHO Study Group Description
The Pice AHO Study Group Members:
Barbara Filet Plco Neighborhood homeowner and rental property owner.
Stacy Franklin Pico Neighborhood homeowner.
Darrell Goode President, NAACP Venice/Santa Monica Branch.
Ana Jara Pice Neighborhood renter.
steve Martinez Principal. Edison Elementary School.
Rosemary Martinez Plco Neighborhood renter.
Jim Ries Pico Neighborhood homeowner and rental property owner.
Mike Russell Senior Development Officer. St. John's Hospital.
Bert Staggers Pico Neighborhood rental property owner and resident since 1947.
Mike Tarbet Organizer. Santa Monicans for Renters' Rights, and Plco resident.
Doug Willis Plco Neighborhood renter and Rent Control Board member.
The DurDose of our croup Is as follows:
· Gather and understand the facts, limits and opportunities about AHO.
· Assess whether we can balance public benefit and private good in a high cost area.
· Decide whether AHa is a viable and appropriate mission for CCSM.
o Where will we secure the public and private financial assistance?
o Where will we find land to build?
· Envision how an AHO program could be structured, given the need to protect public financial
investment in the future.
o What type of housing - flats, townhouses or single family homes?
o What income group shOUld we serve - very low, low. median or moderate?
o What type of ownership structure - fee simple. condo co~op, land trust. etc.?
o What type of resale restrictions - no appreciation, deferred Interest repayment,
shared appreciation, sale of improvements only, etc.?
We met on the follow/no dates and times:
. May 7, 2003 at 7pm:
We explored:
o Financing. costs & other practical considerations for building AHO.
o Resale control options.
o The risks & benefits of AHO to Individual families and the community.
We decided we needed the fOllowing information to continue:
o Listing of the financial assistance available to support AHO in Santa Monica.
o Review a sample of AHO programs in other cities.
o Identify land suitable and available for an AHO program.
AHO Report and Recommendations
August, 2003 Page 1 of 4
· June 41 2003 at 7pm:
At this session. CCSM provided us with the fOllowing information:
o Details on AHO programs in five other California cities, wIth City of Santa Cruz
providing the highest level of assistance at $110.000 per unit and City of San
Jose providing the lowest at approx. $40,000.
o Details on county, state and federal government assistance for AHO in Santa
Monica, which range up to $40-50,000 per unit.
o City of Santa Monica Housing Element section discussing the limited supply of
land suitable for residential development. _
o Income Tax Savings from the Mortgage Interest Deductfon, whIch shows only
low and higher Income. not 'very low income', families could benefit.
We explored; .
o Values and Priorities of the study group members.
o The possibility of utilizing a site located on the east side of High Place, inclUding
considering the availability of recreational facilities in the area.
We decided;
o All members should reflect on the values and priorities discussion and decide
what the group's values and priorities should be.
o Each person should visit the High Place site before the next meeting.
We asked CCSM to provide the following information:
o Foreclosure rates of AHO programs in other California cities.
o Number of units assisted by each of the five cities referenced above.
o Comparison of Santa Monica city subsidy costs between rental units and
potential ownership units.
· June 30, 2003 at 7pm:
At this session:
o CCSM provided national foreclosure and delinquency rates, but was unable to
provide foreclosure rates In other city programs due to a Jack of records at these
cities and the relative newness of the programs (five years or less).
o Some Information was provIded regarding the number of loans made, which is
very limited with San Jose making less than 100 loans per year and Santa Cruz
making only 15 In the last ffve years.
o CCSM also provided a chart comparing ownership and rental subsIdies in Santa
Monica. It shows that rental flats for very-low income families and ownership
flats for median income families have similar city subsidy needs.
o We discussed that the east Side of High Place may be a suitable site for AHO.
We explored our values and priorities as a group and came to four key agreements:
o Provide as many units as possible
· CCSM should preserve Its stock of affordable rental housing for very low
and low-income tenants.
o Maintain a diversity of people and housing types in the Santa Monica.
o Focus on providing housing for Santa Monica residents and workers as much as
possible.
o If the subsidy costs are similar, there should be both rental and ownership units
produced.
At this session we came to the conclusions and recommendations on AHO as outlined in
the next section.
Durina the sessions. we used the followina readinos:
· "Has Homeownershlp Been Oversold?" Winton Pitcoff; Shelterforce, January/February 2003.
· "Homeownership Benefits Elude Low-Income Borrowers", Mike Sorohan; www.mbaa.org,
June 11, 2001.
AHO Report and RecommendatlonseAugust. 2003 Page 2 of 4
· "Alternative Financing Models - Hybrids of Homeownership". Enterprise Foundation,
www.enterorisefoundation.org. (Publishing date not shown.)
· "Overview: Controlling Affordabillty Over Time in Subsidized OWl1er~Occupied Housing",
Peter Werwath. The Enterprise Foundation, June 5. 1995.
.. "Preserving Affordable Homeownershlp Opportunities In Rapidly Escalating Real Estate
Markets," Jeanne Goldie Gura; Journal of Affordable Housing, Vol. 11 No.1, Fall 2001.
· "Models and Innovations: Land Trusts," National Center for Economic and Security
Alternatives (www.ncesa.ora).
· "Affordable Forever.Land Trusts Keep Housing Within Reach," Winton Pitkoff; Shelterforce
Online, Issue 121, Jan/Feb 2002 Chtto://www.nhi.ora/online/issues/121/LandTrusts.html).
Conclusions and Recommendations
1. We have decided that AHO is a desired and appropriate mission for CCSM that should
be further explored with Santa Monica stakeholders and funders while CCSM
maintains its primary mission of providing affordable rental housing.
· Based on Information gathered by the AHO Study Group. CCSM has created nearly
1,200 units of rental housing in Santa Monica during the past 20 years. Meanwhile,
CCSM has over 2,500 households on its marketing list but has fewer than 100 unit
vacancies per year.
· The need for affordable housing in Santa Monica greatly exceeds the supply and this
AHO venture cannot meet the need.
2. CCSM should move forward with pursuing an AHO project on an experimental basis if
funding can be secured at a minimum of $95,000 to $135,000 per unit (in 2003 dollars)
for a low/median income family (80% to 100% Area Median Income).
.. For CCSM to accomplish this desired mission, the subsidy required will equal or even
exceed SUbsidies offered by the five cities we researched (San Jose minimum of $40K
and Santa Cruz maximum of $11 OK).
· We make this recommendation fully knowing that AHO is a <different kind' of home
ownership with the fol/owlng drawbacks and limitations:
Owners of AHO properties earn limited equity.
AHO requires significant public subsidy from a variety of sources.
Traditional single-family home ownership is not financially feasible for AHO in Santa
Monica.
There are limited sites for AHO in Santa Monica, limited funding at the level required
and substantial limits on the size or number of these kinds of projects.
There may be additional time and costs Involved wIth developIng AHO versus typical
affordable rental housing.
3. The AHO program should be structured as follows:
· Type of Housing: FLATS In order to produce as many unIts as possible. A flat Is
defined as a single.level unit within a muJti.story building.
· Income Groups: LOW to MEDIAN INCOME (80% to 100% Area MedIan
Income) families to keep the SUbsidy level similar to that
need~d for very low income rental projects.
· Ownership Structure: COMMUNITY LAND TRUST where owners own their flats and
lease the land from the trust. This structure will reduce the
homeowner's financial burdens and It will best protect lon9-
term afford ability.
· Resale Restrictions: AFFORDABLE TO SAME INCOME GROUP forever.
AHO Report and Recommendations
August. 2003 Page 3 of 4
Signed and Agreed to by aU members of the Pico AHO Study Group on October
8, 2003:
Barbara Filet
(f"
11Wfuf6- fl2rf
Stacy Franklin
Darrell Goode
Ana Jara
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J~
-
Steve Martinez
Rosemary Martinez
..
Jim Ries
Mike Russell
Bert Staggers
Mike Tarbet
Doug Willis
AHO Report and Recommendations
August, 2003 Page 4 of 4
Attachment B
Relocation Plan
Prepared for the Community Corporation of Santa Monica
High Place East Project
INTRODUCTION
In August 2002, Community Corporation of Santa Monica ("CCSM") and the Redevelopment
Agency of the City of Santa Monica ("Agency") entered into a loan agreement and a conditional
grant agreement for the acquisition and rehabilitation of High Place East ("Project"), which is
comprised of a grouping of seven (7) single family residences containing fourteen (14) units on
six (6) parcels (of which two (2) parcels are vacant). The addresses of these buildings are 1955
High Place, 1955 % High Place, 1959 High Place, 1959 % High Place, 1943 High Place, and
1949 High Place, located at the northeast corner of High Place and Virginia Avenue.
CCSM purchased the properties with the intent of rehabilitating the existing structures and did
not anticipate rehabilitation activities to impose an unreasonable change in the character of the
properties and for this reason there was no need for the existing tenants to relocate, either
permanently or temporarily. CCSM's practice is to rehabilitate buildings with tenants in place.
During the period between August 2002 and August 2003, four (4) households of seven (7)
total households moved for reasons involving one tenant purchase of a home, one tenant
initiated transfer to a better CCSM unit, and two move-outs for unspecified reasons. In August
of 2003, after CCSM identified a number of new issues related to the scope of work, cost of the
rehabilitation and difficulty maintaining insurance, CCSM requested a change from an
acquisition and rehabilitation project to a new construction project. CCSM notified all
households in August 2003 of the possibility for future relocation and began a study of the
potential of the site for new development. In April 2005, CCSM applied to the City of Santa
Monica for approval of that change. As a result of this change in the Project, three (3)
households will be permanently displaced. Since April 2005, no tenants have moved out.
CCSM will provide relocation benefits to the households as required by State relocation
guidelines.
The location of the housing, which is the subject of this relocation plan, is generally described
as follows:
The northeast corner of High Place and Virginia Avenue, comprised of 1955 High Place,
1955 % High Place, 1959 High Place, 1959 % High Place, 1943 High Place, and 1949
High Place, on Assessor Parcel Numbers 4274-003~027, -028, -029, 030, -033 and -
034. A copy of the Project Site Map is provided in Attachment 1.
CCSM and its Relocation Consultant have prepared and will administer this Relocation Plan
(the "Plan"), under the direction of or in cooperation with the Agency. This Plan sets forth
policies and procedures necessary to conform with statutes and regulations established by the
California Relocation Assistance Law, California Government Code section 7260 et seq. (the
"CRAL") and the California Relocation Assistance and Real Property Acquisition Guidelines,
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Title 25, California Code of Regulations, chapter 6, section 6000 et seq. (the "Guidelines").
No displacement activities will take place prior to the required reviews and approval of this Plan.
A. ASSESSMENT OF NEEDS
To obtain information for the preparation of this Plan, personal interviews were conducted with
members of the each household living on the Project site. CCSM hired an outside consulting
firm, Shober Consulting, Inc., to assist in the planning and implementation phases of the
displacements. The table on Attachment 2 shows some of the household characteristics and
needs.
As indicated on the table in Attachment 2, there are three households that will be displaced.
The households' reported income levels fall within the area's very-Iow- and moderate- income
categories as established by HUD for Los Angeles County and shown in Attachment 3.
The displaced households currently reside in a one-bedroom unit, a two-bedroom unit, and a
three-bedroom unit, located on the northeast corner of High Place and Virginia Avenue,
between Virginia Avenue and Interstate 10, and between Cloverfield Boulevard and Frank
Street. Immediately to the north of the Project site is Interstate 10, while residential uses face
the Project site to the west and east. An elementary school is adjacent to the site to the south.
Additional amenities within a 1-mile radius include Virginia Avenue Park, Santa Monica College,
a variety of commercial uses on Pico Boulevard and first class office buildings across Interstate
10 on Olympic Boulevard. Nearby Cloverfield and Pi co boulevards are served by major bus
transit lines.
B. REPLACEMENT HOUSING RESOURCES
Resource housing studies were made beginning July 26, 2005 to identify available comparable,
decent, safe and sanitary units available in close proximity to the Project site. One one-
bedroom unit, one two-bedroom unit, and one three-bedroom unit will be required to adequately
relocate the Project site households. Therefore, the survey focused on confirming the
availability of decent, safe, and sanitary units, which contain the required minimum number of
bedrooms, are of adequate size for the households, and are comparable with respect to the
number of rooms and habitable living space. Based on that survey, the results of which are
included as Attachment 4, an adequate number of available comparable, decent, safe, and
sanitary units of adequate size and the required number of bedrooms and location, were found
to meet the needs of the displaced households.
C. CONCURRENT RESIDENTIAL DISPLACEMENT
There are no other current or proposed displacing activities in the vicinity of the project that
would impact the ability to relocate the displaced households.
D. TEMPORARY HOUSING
There is no anticipated need for temporary housing. Should such a need arise, the displacing
entity will respond appropriately and in conformance with all applicable laws and requirements.
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CCSM will assist in advance payments to help secure the new unit.
E. PROGRAM ASSURANCES AND STANDARDS
There are adequate funds to relocate the remaining households. Services will be provided to
ensure that displacement does not result in different or separate treatment of this household
based on race, nationality, color, religion, national origin, sex, marital status, familial status,
disability or any other basis protected by the federal Fair Housing Amendments Act, the
Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964, Title VIII of the Civil
Rights Act of 1968, the California Fair Employment & Housing Act, and the Unruh Act, as well
as any other arbitrary or unlawful discrimination.
No one will be displaced without 90 days notice and unless "comparable" replacement housing
can be located and is available. "Comparable" housing includes standards such as: decent,
safe, and sanitary (as defined in 9 6008(d) of the Guidelines); comparable as to the number of
bedrooms, living space, and type and quality of construction of the acquired unit but not lesser
in rooms or living space than necessary to accommodate the displaced household; in an area
that does not have unreasonable environmental conditions; not generally less desirable than
the acquired unit with respect to location to schools, employment, health and medical facilities,
and other public and commercial facilities and services; and within the financial means of the
displaced household as defined in section 6008, subdivision (c)(5) of the Guidelines. The
relocation program to be implemented by the displacing entity conforms with the standards and
provisions set forth in Government Code section 7260 et seq., the Guidelines, California Health
and Safety Code section 33410 et seq., if applicable, and all other applicable regulations and
requirements.
F. RELOCATION ASSISTANCE PROGRAM
Shober Consulting, Inc. is available to assist the displaced households with questions about
relocation and/or assistance in relocating. Bob Shober of Shober Consulting, Inc. can be
contacted at (310) 476-5433 and is located at 520 South Sepulveda Boulevard, Suite 204, Los
Angeles, CA 90049. A comprehensive relocation assistance program, with technical and
advisory assistance, is being provided to the households being displaced. Contact has been
made or will be maintained with the households. Specific activities include:
1. Distribution of informational brochures. Attachment 5 contains the informational
notices that were given to the displaced households. (See Attachment 5) The
informational notices were received by the households on Sept. 7 and Sept. 9,
2005.
2. Timely referrals to at least three comparable replacement units as defined above
and, if necessary, transportation will be provided to inspect potential replacement
units.
3. Assistance with completion and filing of relocation claims, rental applications,
and appeals forms, if necessary.
G. CITIZEN PARTICIPATION/PLAN REVIEW
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This Plan will be provided to the remaining households and will be made available to the public
for the mandatory thirty (30) day review period. Comments to this Plan will be included as a
Plan addendum prior to submission for approval by the Agency. A copy of the approved Plan
will be forwarded to the California Department of Housing and Community Development (HCD).
H. RELOCATION BENEFIT CATEGORIES
Relocation benefits will be provided in accordance with the CRAL, the Guidelines, and all other
applicable regulations and requirements. Benefits will be paid upon submission of required
claim forms and documentation in accordance with approved procedures. The displacing entity
will provide appropriate benefits for each displaced household as required by the above laws
and requirements.
Residential Moving Expense Payments
The subject household will be eligible to receive a payment for moving expenses.
Payments will be made based upon either a fixed room count schedule or an invoice for
actual reasonable moving expenses from a licensed professional mover.
1) Fixed Payment - A fixed payment for moving expenses based on the number of
rooms containing furniture or other personal property to be moved. The fixed moving
payment will be based upon the most recent Federal Highway Administration
schedules maintained by the California Department of Transportation, as indicated in
Attachment 6.
-OR-
2) Actual Reasonable Moving Expense Payments - The displaced household may
elect to have a licensed, professional mover perform the move; if so, the displacing
entity will pay for the actual cost of the move up to 50 miles and all reasonable
charges for packing, unpacking, insurance, and utility connection charges. The
payment will be made directly to the mover or as reimbursement to the displaced
household.
Rental Assistance/Down Payment Assistance
Displaced households who are residential tenants and who have established residency
within the Project site for a minimum of 90 days prior to the "initiation of negotiations" will
be eligible for both Rental Assistance and Moving Expense Payments.
"Initiation of Negotiations" is defined as the later of the actual date of acquisition or the
date of the Agreement between the private entity and the publiC agency for purposes of
acquiring and developing or rehabilitating the subject property. In this case, the
estimated or actual date of "initiation of negotiations" is April 2005, the date the City of
Santa Monica received CCSM's request to change from a rehabilitation project to a new
construction project. It is anticipated that a loan agreement between CCSM and the
Agency, which will provide predevelopment funding related to the new construction
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project, will be executed around December 1, 2005.
Except in the case of Last Resort situations, Rental Assistance Payments will be limited
to a maximum of $5,250 based upon the monthly housing need over a forty-two (42)
month period. In addition, the households may opt to apply the amount to which they
are entitled toward the purchase of a replacement unit.
If a household chooses to purchase a replacement home rather than rent, the
household will have the right to request a lump sum payment of the entire balance to
which they are entitled.
Assistance to Homeowners
No homeowners will be displaced by this Project.
Last Resort Housing Payment
There is adequate "comparable replacement housing" according to the attached housing
survey (Attachment 4). However, last resort housing payments may be authorized if
replacement housing is not affordable to the displaced households (i.e. housing costs
not more than 30% of the household's average monthly income.). In this case,
payments may be made beyond the $5,250 statutory cap up to 42 months worth of
rental assistance. The supplement increment beyond $5,250 may be paid in
installments or in a lump sum at the discretion of the Agency. Eligibility for last resort
housing payments will be reviewed on a case by case basis as will the determination of
lump sum versus installment payments.
I. PAYMENT OF RELOCATION BENEFITS
Relocation benefit payments will be made expeditiously. Claims and supporting documentation
for relocation benefits must be filed with the displacing entity within eighteen (18) months from:
(i) the date the claimant moves from the acquired property; -or- (ii) the date on which final
payment for the acquisition of real property is made, whichever is later. Procedures for
preparing and filing of claims and processing and delivering of payments are attached as
Attachment 7.
No household will be displaced until "comparable" housing is located as defined above and in
section 6008, subdivisions (c) and (d) of the Guidelines. Relocation staff will inspect any
replacement units to which referrals are made to verify that they meet all the standards of
decent, safe, and sanitary as defined in section 6008, subdivision (d) of the Guidelines.
However, no household will be denied benefits if it chooses to move to a replacement unit
which does not meet the standards of decent, safe, and sanitary housing.
J. EVICTION POLICY
The displacing entity recognizes that eviction is permissible only as a last resort and that
relocation records must be documented to reflect the specific circumstances surrounding any
eviction. Eviction will only take place in cases of nonpayment of rent, serious violation of the
rental agreement, a dangerous or illegal act in the unit, or if the household refuses all
5
reasonable offers to move. Eviction will not affect the eligibility of a person legally entitled to
relocation benefits.
K. APPEALS POLICY
The appeals policy will follow the standards described in section 6150 et seq. of the Guidelines.
Briefly stated, the displaced household will have the right to ask for review when there is a
complaint regarding any of its rights to relocation and relocation assistance, such as a
determination as to eligibility, the amount of payment, or the failure to provide a comparable
replacement housing referral. Information regarding the appeals policy and procedure is
contained in Attachment 8.
L. PROJECTED DATES OF DISPLACEMENT
The remaining households will receive a gO-day notice to vacate before they are required to
move. Relocation is expected to be completed for all the households on or about
January 15, 2006, but in any event, the households will not be required to move until the gO-day
notice has expired.
M. ESTIMATED RELOCATION COSTS
The displacing entity anticipates using Redevelopment Housing Trust Funds for the Project.
Any and all required financial assistance will be provided. The relocation budget estimate for
this Project is not expected to exceed $120,000.
N. SUMMARY
CCSM is committed to provide the displaced households at the Project site with all appropriate
relocation assistance and services as required under the state relocation guidelines in order to
address the needs of the displaced households. The Relocation Plan clearly shows there are
ample units available nearby, and the financial benefits will subsidize the resulting increase in
rent, if any, for the mandated 42 months of subsidy.
6
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
Attachment 6:
Attachment 7:
Attachment 8:
Attachment 9:
TABLE OF ATTACHMENTS
Project Site Map
Household Characteristics and Needs
FY 2005 HUD Income Limits for Los Angeles County
Replacement Housing Survey Results
Brochure given to Displaced Household
Current Fixed Payment Moving Schedule
Relocation Payment Policy
Established Appeals POlicy and Procedures
Plan Addendum - Comments on the Plan
7
Attachment 1
Project Site Map
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8
Attachment 2
Household Characteristics and Needs
Site # of Number of Number Number Number of Average Special
Address Households Occupant of of Elderly persons with Occupancy Language
s Children (age 62 Disabilities per Unit Needs
and over)
1943 High 0 0 0 0 0 0 0
Place
1949 High 1 2 0 0 1 2 0
Place
1955 High 0 0 0 0 0 0 0
Place
1955 1/2 0 0 0 0 0 0 0
High Place
1959 High 1 3 0 2 1 3 0
Place
1959 ~ 1 4 0 0 0 4 0
High Place
9
Attachment 3
HUD Income Limits for Los Angeles County - 2005
1 2 3 4 5 6 7 8
person person person person person person person person
Very Low- 22,950 26,200 29,500 32,750 35,350 38,000 40,600 43,250
Income
Low-Income 36,700 41,900 47,150 52,400 56,600 60,800 65,000 69,150
Moderate- 46,250 52,900 59,500 66,100 71 ,400 76,700 81,950 87,250
Income
10
Attachment 4
Replacement Housing Survey Results
Date Available Units Number of Bedroom Location Rent
Identified* Available units
identified
9/1/2005 - 9/9/2005 11 1 Santa Monica 745 - 1,200
9/1/2005 - 9/9/2005 6 2 Santa Monica 1,200- 1,700
9/1/2005 - 919/2005 7 3 Santa Monica 2,250- 2,695
Market data indicates that there has been no substantial decrease in the availability of comparable
replacement dwellings.
11
ATTACHMENT NO.5
SHOBER-LIVAS RELOCAllON
INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
Shober-Livas Relocation
520 S. Sepulveda Blvd.
Suite 204
Los Angeles, CA 90049
Phone: 310-476-5433
Fax: 310-476-5583
12
INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
Please do not move prematurely.
This is not a notice to vacate your dwelling!!
I. GENERAL INFORMATION
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
III. MOVING BENEFITS
IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS
V. SECTION 8 ASSISTANCE
VI. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
VII. LAST RESORT HOUSING ASSISTANCE
VIII. RENTAL AGREEMENT
IX. ApPEAL PROCEDURES - GRIEVANCE
X. TAX STATUS OF RELOCATION BENEFITS
XI. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
General Information
The building in which you now live is in a portion of the Community Corporation of Santa Monica Project
Area to be rehabilitated. As the project schedule proceeds, it will be necessary for you to move from your
dwelling. You will be notified in a timely manner as to the date by which you must move.
Please read this information carefully as it will be helpful to you in determining your eligibility and the
amount of your relocation benefits under the federal and/or state law. We suggest you save this
informational statement for reference.
The Community Corporation of Santa Monica has retained the services of Shober-Livas Relocation
(Shober-Livas), a qualified professional relocation firm, to assist you. Shober-Livas can be reached at their
corporate office at:
Shober-Livas Relocation
520 S. Sepulveda Blvd.
Suite 204
Los Angeles, CA 90049
Phone: 310-476-5433
Fax: 310-476-5583
Spanish speaking representatives are available. Si necesita esta informacion en Espanol, por favor lIame
a su representante.
13
~ll information obtained by your relocation consultant will be kept confidential.
Please do not move prematurely. This is not a notice to vacate your dwelling. However, if you desire to
move sooner than required, you must contact your representative with Shober-Livas Relocation so you will
not jeopardize any benefits. This is a general information brochure only, and is not intended to give a
detailed description of either the law or regulations pertaining to the Community Corporation of Santa
Monica's relocation assistance program.
Assistance in Locating a Replacement Dwelling
The Community Corporation of Santa Monica, through its representatives, will assist you in locating a
comparable replacement dwelling by providing referrals to appropriate and available housing units. You
are encouraged to actively seek such housing yourself.
When a suitable replacement dwelling unit has been found, your relocation consultant will carry out an
inspection and advise you as to whether the dwelling unit meets decent, safe, and sanitary housing
requirements. A decent, safe, and sanitary housing unit provides adequate space for its occupants, proper
weatherproofing, and sound heating, electrical, and plumbing systems. Your new dwelling must pass
inspection before relocation assistance payments can be authorized.
Moving Benefits
If you must move as a result of displacement by the Community Corporation of Santa Monica, you will
receive a payment to assist in moving your personal property. There are two types of moving payments.
You have the option of selecting either one of the following types of moving payments:
Fixed Moving Payment
A fixed moving payment is based upon the number of rooms you occupy and whether or not you own
your furniture. The payment is based upon a schedule approved by the Community Corporation of
Santa Monica and ranges, for example, from $375.00 for one furnished room to $2,000.00 for eight
rooms in an unfurnished dwelling (for details see the table below). Your relocation representative will
inform you of the amount you are eligible to receive if you choose this type of payment.
14
FIXED MOVING SCHEDULE (CALIFORNIA)
Occupant owns furniture Occupant does not own furniture
1 room $575.00 1 room $375.00
2 room s Each additional room $60.00
$750.00
3 rooms $925.00
4 room s
$1,100.00
5 room s $1,325.00
6 rooms
$1,550.00
7 room s
$1,775.00
8 rooms
$2,000.00
Each additional room $200.00
If you select a fixed payment, you will be responsible for arranging for your own move and the Community
Corporation of Santa Monica will assume no liability for any loss or damage of your personal property.
Actual Moving Expense (Professional Move)
If you wish to engage the services of a licensed commercial mover and have the Community Corporation
of Santa Monica pay the bill. you may claim the ACTUAL cost of moving your personal property up to 50
miles. Your relocation representative will inform you of the number of competitive moving bids (if any)
which may be required and assist you in developing a scope of services for the Community Corporation of
Santa Monica's approval.
IV. Replacement Housing Payment - Tenants and Certain Others
You may be eligible for a payment of up to $5,250.00 to assist you in renting or purchasing a comparable
replacement dwelling. In order to qualify you must either be a tenant who has occupied your present
dwelling for at least 90 days prior to the Community Corporation of Santa Monica's first offer to purchase
the property or an owner who has occupied your dwelling for between 90 and 180 days prior to the
Community Corporation of Santa Monica's first offer to purchase the property.
A. Rental Assistance
If you qualify and wish to rent your replacement dwelling your rental assistance benefits will be based
upon the difference over a forty-two (42) month period between the rent you must pay for a
comparable replacement dwelling and the lesser of your current rent or thirty percent (30%) of your
gross monthly household income. You will be required to provide your relocation representative with
monthly rent and household income verification prior to the determination of your eligibility for this
payment. Note: Initial advance payments can be made, if requested, to provide displacees with
sufficient means to cover move-in expenses.
15
- OR-
B. Down Payment Assistance
If you qualify and wish to purchase a home as a replacement dwelling you can apply up to the total
amount of your rental assistance payment towards the down payment and non-recurring incidental
expenses. Your relocation representative will clarify procedures necessary to apply for this payment.
V. Section 8 Assistance
Any displaced household that wishes to obtain a Section 8 housing certificate will be assisted by the
Community Corporation of Santa Monica for that purpose. Section 8 housing assistance assures families
affordable rent for the time they remain in the program. Monthly rent on the Section 8 program is typically
limited to 30% of gross household income. Families must meet certain income requirements to qualify.
In those circumstances where eligibility for Section 8 assistance is reduced because of residency status
problems, the Community Corporation of Santa Monica will provide supplemental cash assistance. This
assistance, called GAP-RAP, will last for 42 months and will be used to maintain tenant rent contributions
at the same 30% level as for other program participants.
1m orlant Note: Those households otherwise eligible to return to the Project, save for the curren
vailabilityof adequately sized units will have "priority status" with respect to any units of adequate siz
hich may subsequently become available through the development of the Community Corporation 0
Santa Monica Project. Federal rules provide that an otherwise eligible non-citizen can receive benefits
nd services, the receipt of which will not be considered by immigration officials in making a negative,
"public charge" determination which could otherwise result in a non-citizen being determined
inadmissible to the United States; ineligible to adjust their immigration status; or deportable on th
rounds that he or she is likely to be or is a "public charge". Not all publicly funded benefits ar
onsidered by the Immigration and Naturalization Service (INS) or the State Department in deciding
hether someone is, or is likely to become, a "public charge". Among the many examples of benefit
hat are not considered for "public charge" purposes are "housing benefits". Not all cate ories 0
liens however are eli Ible to receive all of the t es of benefits and this includes housin
enefits.
ource: U.S. Department of Housing and Urban Development (HUD) - Notice H 99-20
VI. Qualification for and Filing of Relocation Claims
To qualify for a replacement housing payment, you must rent or purchase and occupy a comparable
replacement unit within one year from the later of the following:
A. For a tenant: the date you move from the displacement dwelling
B. For an owner-occupant: the date you receive final payment for the displacement dwelling or, in the
case of condemnation, the date the full amount of estimated just compensation is deposited in
court - OR -
C. The date the Community Corporation of Santa Monica fulfills its obligation to make available
comparable replacement dwellings.
All claims for relocation benefits must be filed with the Community Corporation of Santa Monica within
eighteen (18) months from the date on which you receive final payment for your property or the date on
which you move, whichever is later.
16
VII. Last Resort Housing Assistance
If comparable replacement dwellings are not available when you are required to move or if replacement
housing is not available within the monetary limits described above the Community Corporation of Santa
Monica will provide "last resort'" housing assistance to enable you to rent or purchase a replacement
dwelling on a timely basis. Last resort housing assistance is based on the individual circumstances of the
displaced person. Your relocation representative will explain the process for determining whether or not
you qualify for last resort assistance.
If you are a tenant and you choose to purchase rather than rent a comparable replacement dwelling the
entire amount of your rental assistance and last resort eligibility must be applied toward the down payment
of the home you intend to purchase.
VIII. Rental Agreement
As a result of the Community Corporation of Santa Monica's action to purchase the property where you
live you may become a tenant of the Community Corporation of Santa Monica. If this occurs you will be
asked to sign a rental agreement that will specify the monthly rent to be paid, when rent payments are
due, where they are to be paid, and other pertinent information.
Except for causes of eviction set forth below no person lawfully occupying property to be purchased by the
Community Corporation of Santa Monica will be required to move without having been provided with at
least ninety (90) days written notice from the Community Corporation of Santa Monica. Eviction will be
undertaken only in the event of one or more of the following infractions:
A Failure to pay rent; except in those cases where a failure to pay is due to the lessor's failure to
keep the premises in habitable condition, is the result of harassment or retaliatory action, or is the
result of discontinuation or substantial interruption of services; performance of dangerous illegal
acts in the unit; material breach of the rental agreement and failure to breach within 30 days of
notice; maintenance of a nuisance and failure to abate within a reasonable time following notice;
refusal to accept one of a reasonable number of offers of replacement dwellings; or
B. Performance of dangerous illegal acts in the unit;
C. Material breach of the rental agreement and failure to correct breach within 30 days of notice;
D. Maintenance of a nuisance and failure to abate within a reasonable time following notice;
E. Refusal to accept one of a reasonable number of offers of replacement dwellings;
F. The eviction is required by State or local law and cannot be prevented by reasonable efforts on
the part of the public entity.
IX. Appeal Procedures - Grievance
Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of
payment, may have his/her claim reviewed or reconsidered in accordance with the Community
Corporation of Santa Monica's appeals procedure. Complete details on appeal procedures are available
upon request from the Community Corporation of Santa Monica.
X. Tax Status of Relocation Benefits
Relocation benefit programs are not considered to be Income for the purposes of the Internal Revenue
Code of 1986 or the Personal Income Tax Law, Part 10 (commencing with Section 17001) of Division 2 of
the Revenue and Taxation Code, or the Bank and Corporation Tax Law, Part 11 (commencing with
Section 23001) of Division 2 of the Revenue and Taxation Code.
17
XI. Additional Information and Assistance Available
Those responsible for providing you with relocation assistance hope to assist you in every way possible to
minimize the hardships involved in relocating to a new home. Your cooperation will be helpful and greatly
appreciated. If you have any questions at any time during the process please do not hesitate to contact
your relocation representative.
18
Attachment 6
Current Fixed Payment Moving Schedule.
o
t
F 't
ccupan owns urnl ure
1 room $575.00
2 rooms $750.00
3 rooms $925.00
4 rooms $1,100.00
5 rooms $1,325.00
6 rooms $1,550.00
7 rooms $1,775.00
8 rooms $2,000.00
Each additional room $200.00
o
d
f 't
ccupant oes not own urn! ure
1 room $375.00
Each additional room $60.00
19
Attachment 7
Relocation Payment Policy regarding Procedures for Relocation Payments and Assistance
1. Relocation consultant will meet with displacees and assist displacees in filling out all
necessary relocation claim forms.
2. Relocation consultant will submit the relocation claim to CCSM.
3. Upon approval of claim CCSM will submit the claim to its accounting department to
procure a cashier's check from the bank.
4. Within two weeks CCSM will provide relocation consultant with the check made
payable to the displacees.
5. Relocation consultant will deliver check to displacees and provide CCSM with
documentation that displacees received the check.
20
Attachment 8
Appeals Policy and Procedures
If a displaced person disagrees with any recommendation made by the relocation consultant,
he or she may request that CCSM review that recommendation. Requests for review should be
addressed to the attention of Milo Peinemann, Project Manager and sent to CCSM, 1423
Second Street, Suite B, Santa Monica, CA 90401. CCSM will promptly review the consultant's
recommendation and notify the displaced person of its decision.
If the displaced person feels the issue has not been resolved satisfactorily, he or she may
request a review of CCSM's decision by the Redevelopment Administrator of the Agency and
may request a written explanation of the Administrator's decision. If the displaced person
disagrees with the Administrator's decision, he or she may request an informal presentation to
the Agency's Designee or a formal review and reconsideration by the Relocation Appeals
Board. That request must be made within 18 months following the date the person moves from
the property or the date he or she receives final compensation for the property, whichever is
later. Upon request, the Agency will provide a copy of its Relocation Rules and Regulations
setting forth its grievance procedure.
21
Attachment C
REPLACEMENT HOUSING PLAN
For the
High Place East Property
INTRODUCTION AND STATEMENT OF PURPOSE
The City of Santa Monica Redevelopment Agency ("Agency") is proposing to provide
financial assistance to the Community Corporation of Santa Monica ("CCSM") for
predevelopment and construction costs associated with a proposed development known
as High Place East ("Project"). The proposed Project will entail the demolition of
existing affordable residential units and the new construction of affordable housing units
as defined below.
Section 33413.5 of the California Community Redevelopment Law (Health and Safety
Code, Section 33000 et seq.) requires the Agency to adopt a replacement housing plan
when it enters into certain agreements that would lead to the destruction or removal of
dwelling units from the low and moderate income housing market.
Section 33413(a) requires that whenever dwelling units occupied by low and moderate
income households are destroyed or removed from the low and moderate income
housing market as part of a redevelopment project, the agency shall within four years of
the destruction or removal, rehabilitate, develop, construct or cause to be rehabilitated,
developed or constructed, for rental or sale to persons and families of low or moderate
income at an affordable housing cost an equal number of replacement dwelling units
containing an equal or greater number of bedrooms as the destroyed units. Section
33413(f) permits the agency to satisfy its replacement housing obligation with fewer
units so long as (i) the total number of bedrooms in the replacement units equals or
exceeds the number of bedrooms in the destroyed units, and (ii) the replacement units
are affordable to and occupied by the same income level of households as the
destroyed units. Replacement housing units can be developed anywhere within the
agency's jurisdiction.
This Plan has been prepared to satisfy the requirements for replacement housing under
California Health and Safety Code Sections 33413 and 33413.5.
This Plan describes the following:
1. Proposed project
1
2. Project location
3. Development of the replacement housing
4. Financing the replacement housing
5. Schedule for the construction of the replacement housing
6. Period for which the replacement units will remain affordable
7. Article XXXIV Compliance
8. Availability of the Plan for public review
DEFINITIONS
Very-low-Income Household
Persons and families whose gross household income does not exceed 50 percent of the
area median income adjusted for family size as more specifically defined in Section
50105 of the California Health and Safety Code.
Low-Income Household
Persons and families whose gross household income does not exceed 80 percent of the
area median income adjusted for family size as more specifically defined in Section
50079.5 of the California Health and Safety Code.
Moderate-Income Household
Persons and families whose gross incomes exceed 80 percent but do not exceed 120
percent of the area median income, adjusted for family size as defined more specifically
in Section 50093 of the California Health and Safety Code.
PROPOSED PROJECT
The proposed Project will entail the new construction of approximately 40 two-bedroom
and three-bedroom affordable housing units; and the demolition of seven (7) housing
structures which for purposes of the Santa Monica Rent Control Board are registered as
14 Rent Control units. The total number of housing units and bedrooms to be
constructed is currently in the early conceptualization stage. The Project is conceived
as a site for a proposed affordable homeownership development. This concept is
scheduled for review by the City Council and Agency Board on Oct. 25, 2005. The City's
Housing Commission, in August 2005, discussed the various approaches to affordable
homeownership and considered matters such as the accepted amount of City subsidy
and the income groups to target for homeownership opportunities. The Commission
supports the concept of a moderate income homeownership development on the site
known as High Place East.
PROJECT LOCATION
2
The proposed Project is located at the northeast corner of High Place and Virginia
Avenue. The addresses for the units are 1955 High Place, 1955 Y2 High Place, 1959
High Place, 1959 Y2 High Place, 1959~P High Place, 1943 High Place, and 1949 High
Place. A map of the project location is provided in Exhibit 1.
REPLACEMENT HOUSING UNITS
Fourteen (14) of the bedrooms in the existing units were most recently rented to
households at or below moderate income. This Replacement Housing Plan describes
the measures that the Agency will take to ensure the production of 14 replacement
dwelling units within four years after the removal of the units from the low- and
moderate-income housing market as part of Project. One hundred percent (100%) of
the replacement dwelling units must be available at affordable housing cost to, and
occupied by, persons in the same or lower income category as the very low, low or
moderate income persons displaced from the 14 original units.
The Agency will provide replacement housing by utilizing the surplus of housing units
and bedrooms to be constructed from a previously funded affordable housing project
located at 2411 Centinela Avenue.
Exhibit 2 describes the income categories and number of housing units, with the
corresponding number of bedrooms, that will be demolished and the replacement
housing units, with corresponding number of bedrooms, which will be constructed to
meet the Agency's replacement housing requirements under the Community
Redevelopment Law.
FUNDING SOURCES
The Redevelopment Plans for the various Agency redevelopment project areas
authorize the Agency to finance its activities with assistance from various sources,
including the City of Santa Monica, State of California, United States Government,
property tax increment funds, interest income, Agency bonds, or other available
sources.
The replacement housing units are anticipated to be financed with Redevelopment
Housing Trust Funds, Tax Exempt Bonds, Tax Credit Equity, Multifamily Housing
Program (State funds) and Multifamily Housing Program - Nonresidential Space for
Supportive (MHP NSSS) funds.
TIMELlNE FOR REPLACEMENT HOUSING
All of the replacement units will be available for occupancy before a date that is four
years after commencement of demolition.
The construction of the replacement units for the Project is anticipated to be completed
3
by September 2007.
LOW/MODERATE INCOME ASSURANCE
The Agency's agreement with CCSM for the replacement units will require the
recordation of a covenant against the site requiring at least 55 years of very low and low
income affordability, as required by Community Redevelopment Law.
Moreover, the Agency, in accordance with California Health and Safety Code Section
33418, monitors on an ongoing basis, any housing affordable to persons and families of
low or moderate income developed or otherwise made available pursuant to
agreements with the Agency.
ARTICLE XXXIV COMPLIANCE
The Agency determined that the replacement housing to be developed and constructed
under this replacement housing plan does not require approval of the voters of the City
of Santa Monica pursuant to Article XXXIV of the California Constitution. The project
will consist of the replacement of and addition to a project previously or currently
occupied by lower income households as defined in Health & Safety Code Section
50079.5 and is therefore exempt from Article XXXIV requirements by Health & Safety
Code Section 37001 (f). In any event, authority to develop new affordable housing units
under Article XXXIV is found in a Santa Monica voter-approved initiative adopted on
November 3, 1998 known as Proposition I, which grants annual (fiscal year) authority to
the City to develop, construct or acquire low rent housing projects.
AV AILABILlTV OF PLAN FOR REVIEW
In accordance with Community Redevelopment Law, a copy of this Replacement
Housing Plan will be available for review and comment by other public agencies and the
general public at the City of Santa Monica Redevelopment Agency, 1685 Main Street,
Room 212, Santa Monica, CA 90401. Publication of a notice of the Plan's availability will
be given in a newspaper of general circulation a reasonable time prior to the
Redevelopment Agency's adoption of the Plan.
4
EXHIBIT 1
Map
~
. ....~.."".
..... .,~:...~.." .,",...w.... ::/......,,_ ........., ../ '. <;. .' s.. . ..
. A) ,;"0; :"7 ~...., '<",. .,;,;,...,;.; 'i>/
. '. ...,..'-.....~ "".0. ....., i'O. ". "'.,"'.. -' ~ '
i:..l?..r",. ;,~~:.:,., .--," .,~ "<" ~&:: .._">.;r4
:.a:.::~ ,~.' ,.,' '1'.' " H. .
'~-t ' ; ~~t~~~:~~~"~' ...'
'(2
'~?'
..... . '6WO
.r.:. \~. ...-.'1...... .n..,,~.C.." /'
\N V~,U'~ ."
~."..'" ..,.."'. ._"".'-'
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.....
'."
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.
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.i"_
i.,.-l" ver
5
EXHIBIT 2
Site Address #of Existing # of Existing # of Existing total # of # of # of # of
Residential Residential Rent Control bedrooms bedrooms bedrooms bedrooms
structures units units occupied by occupied occupied by
very low by low moderate
income income income
hhlds hhlds hhlds
1943 High Place 1 1 2 2 2 0 0
1949 High Place 1 1 1 1 0 0 1
1955 High Place 1 1 1 2 0 0 2
1955 1/2 High 1 1 4 3 3 0 0
Place
1959 High Place 1 1 1 2 2 0 0
1959 V2 High Place 1 1 4 3 3 0 0
1959-P 1 1 1 1 1 0 0
TOTAL 7 7 14 14 11 0 3
TOTAL 11 0 3
Bedrooms
to be
ReplaCed
Per Section 33413(f)(1) of the California Health and Safety Code, "destroyed or removed units having one
or no bedroom are deemed for this purpose to have one bedroom."
Where income certification or verifiable income information was not available for certain households,
those households are treated as very low income for purposes of this Replacement Housing Plan.
6
Replacement Housing Units to be Constructed
Site Address # of # of total # of # of bedrooms # of bedrooms # of bedrooms
replacement bedrooms bedrooms to be occupied to be occupied to be occupied
units per unit by very low by low income by moderate
income households** income
households households
Surplus 10 2 20 2 18 0
Bedrooms from
the 2411
Centinela Ave
Project 16 3 48 21 27 0
High Place 1 2 2 2 0 0
(East) Project
4 3 12 9 3 0
Total 9 2 18 0 18 0
Remaining
Surplus Units
13 3 39 12 24 0
12 42 0
TOTAL
remaining #
of banked
bedrooms
**The replacement housing obligation for moderate-income units will be met with low-income units.
7
ATTACHMENT D
AGENCY RESOLUTION APPROVING THE REPLACEMENT
HOUSING PLAN FOR 1949-1959 HIGH PLACE
SEE ADOPTED RESOLUTION NO. 494 (RAS)