sr-012610-1c~®
~;~YO, City Council Report
Santa Monicam
City Council Meeting: January 26, 2010
Agenda Item: 1 ~C
To: Mayor and City Council
From: Andy Agle, Director of Housing and Economic Development
Subject: Relocation Plan for Proposed Affordable Housing at 430 Pico Boulevard
Recommended Action
Staff recommends that the City Council approve the Relocation Plan for proposed
affordable housing at 430 Pico Boulevard.
Executive Summary
Pursuant to State law, the City Council must approve a relocation plan before any
displacement of owners or tenants can occur as a result of a proposed project that will
receive public assistance. This report requests City Council approval of the residential
Relocation Plan for. the proposed affordable housing at 430 Pico Boulevard which
identifies. six households that will be permanently displaced as a result of the
development.
Background
The proposed affordable housing at 430 Pico Boulevard is a new construction
development of Community Corporation of Santa Monica (CCSM). The proposed
development will entail the demolition of five residential buildings with 14 units and one
commercial building. Thirty-two two- and three-bedroom deed-restricted units are
proposed to replace the existing units. On December 9, 2008, the City Council approved
a replacement housing plan for the proposed affordable housing. In addition, whenever
displacement of existing non-residential or residential owners or tenants occurs as a
result of a proposed project, a relocation plan must be prepared, and; the City Council
must approve the Relocation Plan in conformance with statutes and regulations
established by the California Relocation Assistance Law, California Government Code
1
section 7260 et seq. (the "CRAL"), the California Relocation Assistance and Real
Property Acquisition Guidelines, Title 25, California Code of Regulations, Chapter 6,
Section 6000 et seq. (the "Guidelines"), and California's Community Redevelopment
Law (Health & Safety Code Section 33000 et seq.).
Discussion
Of the 14 existing rental housing units at 430 Pico Boulevard, only six residences
remain occupied. The other households moved for reasons that involve eviction for non-
payment of rent, tenant-initiated transfers, transfers to nursing homes and natural death.
Therefore, six households will be permanently displaced as a result of the proposed
development. Under State guidelines, comparable and available replacement housing
must be identified prior to the relocation of the displaced household. CCSM's
relocation consultant conducted several rental housing surveys in March 2009 to locate
comparable replacement housing in proximity to 430 Pico Boulevard. The .results of
the survey indicate that there is an adequate supply of replacement housing available to
meet the needs of the households that will be displaced, but at higher rental rates than
what the residents are currently paying.
The proposed 430 Pico Relocation Plan sets forth an assessment of needs,
replacement housing resources, program assurances and standards, relocation
assistance program, relocation benefits and payments (including rental assistance),
eviction policy, appeals policy, projected dates of displacement, and estimated
relocation costs.
The 430 Pico Relocation Plan has been made available for public review and provided
to all remaining households on the site, as required by law. Any written comments from
the public or displaced households will be attached to the Relocation Plan as an
addendum prior to its consideration by the Council.
2
Financial Impacts & Budget Actions
The recommendation has no budgetary or financial impacts to the City. CCSM is solely
responsible for any costs related to housing relocation. Housing relocation costs are an
allowable use of the City acquisition loan executed January 16, 2009.
Prepared by: Barbara Collins, Housing Manager
Approved: Forwarded to City Council:
Andy Agle, Directo
Housing and Ecorr
Attachments:
Attachment A: Model Relocation Plan
Manager
3
IVIO®EL i~EL®CAT'I®N Lei
F®r ®isplacement of Fifteen Fi®useh®Ids or Less
INTRODUCTION
Community Corporation of Santa Monica has entered into an Agreement with the
Redevelopment Agency of the City of Santa Monica to purchase and develop
property within the City of Santa Monica. As a result, some housing will be affected
and 6 households will have to be permanently displaced for this project to go forward.
The location of this housing, which is the subject of this relocation plan, is generally
described as follows: 430-508 Pico Blvd, Santa Monica, CA.
(See attached project site map -- Attachment 1)
Community Corporation of Santa Monica has prepared and will administer this
Relocation Plan (the "Plan"), under the direction of or involvement with the
Redevelopment Agency of the City of Santa Monica. This Plan provides the results of
a needs assessment survey, a housing resource study and details of the displacing
entity's proposed relocation program. 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, Title 25, California Code of Regulations, chapter 6, section 6000 et seq.
(the "Guidelines").
If there are federal funds involved in this project, this Plan and benefits may also
need to conform with the Uniform Relocation Act (46 U.S.C. § 4600 et seq.), its
implementing regulations (49 C.F.R. part 24) and other requirements and regulations
of the applicable funding source.
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, a personal interview was
conducted with 6 of the households living on the Project site.
A table is attached showing some of the household characteristics and needs. (See,
Attachment 2.)
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Attached are the most current income limits for the "very low-", "low-", and "moderate-
" income categories as established by HUD for Los Angeles County. (Attach the
most current HUD income category limits for your county -Attachment 3.)
The attached table shows the income categories for each of the households.
(Attachment 2)
Briefly, describe the neighborhood demographics and characteristics:
According to the 2000 Census, Santa Monica's population of 84,084 accounts for
approximately 0.9% of the population of Los Angeles County. The City's population
represents a density of 10,.131 people per square mile. The Santa Monica Planning
Department accounts for population distribution by neighborhood. The largest share
of residents, 40.5%, live north of Wilshire Boulevard, followed by 30.3% in the
southern part of the City (south of Pico Boulevard, including the neighborhoods of
Ocean Park and Sunset Park). The Mid-City/Pico neighborhood accounts for 23.2%
of the population, and the remaining 6% of the population reside in the
Downtown/Ocean Front area (site of the subject property).
According to the City's official website, Santa Monica has fewer family households
(38%) than non-family households (62%). The majority of housing units in Santa
Monica are occupied by renters (70%). Households on average are small, comprising
only 1.83 persons per household, almost one person less than the City of Los
Angeles average of 2.8 persons per household.
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Racial and Ethnic Characteristics
The table below displays the population mix as reported by the 2000 Census for the.
City of Santa Monica.
White 60,482 (71.9%)
Hispanic/Latino 11,304 (13.4%)
Black .3,081 (3.7%)
Asian/Pacific Islander 6,127 (7.3%)
Native American or
American Eskimo 199 (0.2%)
Other Race/Ethnicity and
Multiple Races 2,891 (3.5%)
TOTAL POPULATION
84,084
Sources: City of Santa Monica and 2000 Census Data
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Briefly describe any location needs and preferences for housing (such as preference
for home ownership or tenancy, preferred area of relocation, proximity to public
transportation, employment, schools, medical facilities, public/social services and
agencies, recreational services, parks, community centers, and shopping) and any
other special needs (such as the need for a unit with disabled access or specia!
services, special language needs, special schools, etc.) of each of the displaced
households.
No tenants have expressed interest in relocating away from the area. The one
elderly person strongly wants to stay in Santa Monica.
Relocation staff will monitor each household's requirements and preferences and will
try to accommodate the tenant's wishes when providing referrals for relocation sites.
Any selected replacement site will be inspected to make it sure it meets the "decent,
safe, and sanitary" dwelling requirements.
B. REPLACEMENT HOUSING RESOURCES
A resource survey was made on or about January to March 2009 to identify available
comparable, decent, safe and sanitary units available in close proximity to the Project
site. One bedroom units and studios will be required to adequately relocate the
Project site households. Therefore, the survey focused on confirming the availability
of the number of comparable, decent, safe, and sanitary units, which contain the
required minimum number of bedrooms, are of adequate size for each household,
and are comparable with respect to the number of rooms and habitable living space.
Attached is a copy of the resource survey showing the number of available
comparable, decent, safe, and sanitary units found in the survey which are of
adequate size and contain the required number of bedrooms for each household,
and their rent or purchase levels and location.
(Please create and attach a housing survey which conforms with the housing needs
and preferences identified elsewhere in this Plan -- Attachment 4.)
Briefly describe how the replacement housing resources meet the specific needs
identified in section A.
One of the primary purposes of this Plan is to demonstrate the availability of
comparable and decent, safe, and sanitary housing prior to the displacement of
residential occupants. Naturally the market will change in terms of specific units that
will be on the housing market by the time the Plan is approved.
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We show a recent survey of available units for purposes of reassurance that they
exist and are available if needed. Our survey shows that there will be more than
adequate choices for tenants in selecting replacement sites. Relocation staff will work
with each tenancy to find suitable and appropriate sized units prior to the time of
displacement activities.
Additionally, CCSM has offered each displaced tenant the opportunity to submit an
application for residence within another CCSM-owned housing development, subject
to their meeting the income guidelines. As of the preparation of this Plan, three
tenants have elected to consider this offer. However, this Plan has been prepared
with the intenYof demonstrating that there are adequate replacement units available
for all six displaced tenants.
To determine the availability of comparable housing prior to the displacement of
residential occupants from this project, replacement housing resources were
researched through the following sources:
-An on-going survey of classified rental listings of daily and weekly newspapers which
serve Santa Monica and the surrounding areas;
-Drive-by "windshield surveys" of residential units in Santa Monica;
-Contact with real estate and property management companies serving Santa
Monica and surrounding communities;
-The use of the Internet and rental listings on websites.
We have only used replacement housing sites which are within three miles of the
subject property, which includes Santa Monica, Venice, and portions of West Los
Angeles.
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
Please check any of the following numbered paragraphs, whichever is applicable:
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(1) 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. (/f you check this paragraph, you may
skip to section E.)
(2) ® There is a need to provide temporary housing, for not more than 180 days,
for those households as indicated in the attached table of housing
characteristics and needs (At4achment 2). This project is a "Qualified
Affordable Housing Preservation Project" as defined in Government Code
section 7262.5. _ households are expected to be temporarily displaced
and they will be entitled to the following benefits and assurances:
(a) The right to a temporary unit inside or, with the written consent of the
household, outside the project as long as such unit meets the
standards of "comparable replacement housing" as defined in section E
below; and
(b) The cost of the replacement housing, including rent and average
monthly utility costs, will not exceed 30%' of the household's average
monthly income or their current rent amount, whichever is less; and
(c) The right to return to their original unit; and
(d) The rent for the first 12 months upon returning to the original unit, will
not exceed the lower of the following: (1) up to 5% higher than the rent
at the time of displacement; or (2) up to 30%2 of the household's
income; and (requested approval to use option 7260.7(Set by project
affordability) includes everyone up to median area income.
(e) The estimated time for displacement will be reasonable; and
(f) The temporary replacement housing will not be unreasonably impacted
by the rehabilitation construction, taking into account the age and
physical condition of household members; and
(g) Moving expenses. See section H for an explanation of allowable
moving expenses.
'Under certain conditions relating to the date the project was initiated, the cost of replacement housing
must not exceed 25% of the households' average monthly income. (See, Gov. Code § 7260,
subd. (i)(3).)
zBut, see footnote no. 1.
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It is estimated that the temporary displacement for each of the households will
occur on or about
It is estimated that the length of time of displacement for each household (not
to exceed 180 days) will be
(3) ® As a result of rehabilitation, some households will be temporarily displaced
.for a period not to exceed 90 days. The attached table identifies households
which will be displaced for no more than 90 days (Attachment 2). These
households are entitled to the following benefits and assurances:
(a) The right to move back into their original unit; and
(b) The right to be temporarily relocated to "comparable" replacement
housing as defined in section E below; and
(c) The cost of the replacement housing, including rent and average
monthly utility costs, will not exceed 30%3 of the household's average
monthly income or their current rent amount, whichever is less; and
(d) For the first 12 months upon return to their original units, the rent shall
not exceed the lesser of the rent levels prior to displacement or 25% of
the household's average monthly income; and
(e) Moving expenses. See section H for allowable moving expenses.
(4) ® The displacing entity may need to temporarily move some households until
such time that permanent comparable replacement housing is available. The
.displacing entity may only use this option under the following conditions and
written assurances to the displaced households:
(a) The displaced household agrees to such temporary relocation; and
(b) The temporary housing must be adequate4; and
36ut, see footnote no. 1.
'"Adequate" housing is identical to all the factors for "comparable" housing except that with respect to
the number of rooms, habitable living space, and type of construction, the housing needs only to be
"adequate" not "comparable."
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(c) Permanent comparable housing must be made available to the
displaced household no later than 12 months after the temporary move.
The household, however, may agree to extend the 12 month period;
and
(d) Permanent comparable replacement housing will be made available on
a priority basis to the household and if the project plan anticipates
moves back into the. project area, the temporarily displaced household
will be given priority to obtain such housing; and
(f) The temporary move will not affect the household's eligibility for
replacement housing benefits or relocation assistance. Also, the
temporary move will not deprive the household of the choice of
replacement units that would have been available had the temporary
move not taken place, and the costs of the temporary move will not be
considered as part of the relocation payments to which the household is
entitled; and
(g) The displacing entity will pay all costs in connection with the move to
temporary housing, including increased housing costs.
E. PROGRAM ASSURANCES AIVD STAN®ARDS
There are adequate funds to relocate all the households. Services will be provided
to ensure that displacement does not result in different or separate treatment of
households 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 § 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
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(c)(5) of the Guidelines. The relocation program to be implemented by the displacing
entity conforms to 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.
RELOCATION ASSISTANCE PROGRAM
Staff is available to assist any displaced household with questions about relocation
and/or assistance in relocating. Relocation staff can be contacted at Shober
Consulting (310) 476-5433 and 520 South Sepulveda Boulevard, Suite 204, Los
Angeles, CA 90049.
A comprehensive relocation assistance program, with technical and advisory
assistance, will be provided to the households being displaced. Close contact will be
maintained with each household: Specific activities will include:
Distribution of informational brochures. (Attach sample brochures and
notices to be given to displaced households -- Afitachment 5.)
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
This Plan will be provided to each household 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 before the
Redevelopment Agency of the City of Santa Monica. A copy of the approved Plan
will be forwarded to the California Department of Housing and Community
Development (HCD).
H. RELOCATION BENEFIT CATEGORIES
This section generally explains the benefits available to displaced tenants and
homeowner households only. If you have households that are
mobilehome/manufactured homeowners, or homeownerhouseholds that wish to
retain and move their units, you should consult the CRAL, the Guidelines, and other
applicable regulations and requirements for additional information.
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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 households 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. For temporary moves, moving expenses will be paid for
both the move to temporary replacement housing and the move back to the
rehabilitated unit.
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. (If using fixed payment, attach the most
current moving schedules -- Attachment 6.)
-OR-
2) Actual Reasonable Movina Expense Payments -The displaced
households 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. Check one of the following statements,
whichever is applicable:
(9) ® [Public Agency Acquisition] "Initiation of Negotiations" is
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defined as the first written offer to buy the property from which
the households will be displaced. In this case, the estimated or
actual date of the first written offer to purchase the properties of
the tenant households is (if known at this time)
(2) [Private Entity Acquisition] "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 January 74, 2009.
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 aforty-two (42)5 month period. In addition, the households may opt to
apply the amount to which they are entitled toward the purchase of a
replacement unit.
Last Resort Housing Payment
Check one of the following statements, whichever is applicable:
{1) ® There is adequate "comparable replacement housing"
according to the attached housing survey (Attachment 4).
Therefore, there is no need to provide Last Resort Housing
Payments. (If you checked this paragraph, you may skip to
Assistance to Homeowners below.)
{2) There is a lack of "comparable replacement housing"
according to the attached housing survey (Attachment 4).
Therefore, there is a need to provide Last Resort Housing
Payments.
SUnder certain circumstances relating to the date that the project was initiated, the amount of rental
assistance payments must be calculated for a period of 48 months. (See, Gov. Code § 7264, subd. (b)
and § 7260, subd. (i)(3).)
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"Last Resort Housing" payments are authorized by statute if affordable
"comparable replacement housing" cannot be found for the displaced tenant
household (i.e., housing not more than 30%6 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 supplemental
increment beyond $5,250 may be paid in installments or in a lump sum at the
discretion of the displacing entity. Briefly specify your policy concerning
allowing lump sum or installment payments.
All 6 households will receive last resort housing payments because the
comparable rents result in benefits that are areater than $5.250. The units are
available, but at higher rents.
Community Corporation of Santa Monica provides benefits in either a lump
sum or installment payments depending on the needs of the household.
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
Check one of the following statements, whichever is applicable:
(1) No homeowners will be displaced by this Project. (If you
check this paragraph, you may skip the rest of this section.)
(2) ® It is anticipated that homeowners will be displaced by
this Project.
Homeowners displaced by this Project will be eligible for relocation
replacement housing payments if the following conditions are met:
(a) The household has owned and occupied their unit for not less
than 180 days prior to the "Initiation of Negotiations." (See,
Rental Assistance/Down Payment Assistance above); and
sBut, see footnote no. 1
But, see footnote no. 5.
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(b) The household purchases and occupies a replacement unit
within one year from: (i) the date that the household receives the
final payment from the displacing entity for all the costs of the
acquired unit - or- (ii) the date that the household vacates the
acquired unit, whichever is later.
Displaced homeowner households will receive assistance in locating a
"comparable replacement" unit and will be eligible for the following benefits,
not to exceed $22,500:
Purchase Price Differential:
The displaced households will be entitled to receive an amount equal to
the difference between the price paid for the acquired unit and the
amount required to purchase a "comparable replacement" unit. The
displacing entity is allowed the following options in paying any price
differential as explained in section 6102 of the Guidelines: (Check
which option is being used.)
(a) ® Comparative Method: On a case-by-case basis, the
displacing entity will determine the price of a "comparable
replacement" unit, which is most representative of the
acquired unit, by selecting and considering the listing price
of at least three (whenever possible) "comparable
replacement" units. (6102 (c)(1)(A)(1))
(b) ® Schedule Method: If the Comparative Method is not
feasible, the displacing entity may establish a schedule of
reasonable acquisition costs of "comparable replacement"
units based on a current analysis of the housing market.
(6102 (c)(1)(A)(2))
(c) ® Alternative Method: When neither the Comparative nor
Schedule Methods are feasible, the displacing entity may
use another reasonable method. (6102 (c)(1)(A)(3))
(Attach a more detailed explanation of the method used, and, if
appropriate, why other methods were not used. Include an estimate of
price differentials for each displaced homeowner, a schedule of
acquisition costs, and, to the extent that such information is not
included in Attachment 4, a survey of any "comparable replacemenP'
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units used in your method -- Attachment 7.)
Other Pavments:
Moreover, displaced homeowners will receive the following assistance:
(a) Payments to cover the cost between the difference of the
household's current debt or mortgage service and any
increase in debt or mortgage costs necessary to acquire a
"comparable replacement" housing unit; and
(b) Incidental and reasonable one-time costs for acquiring a
replacement unit, such as escrow costs, and recording
and credit reporting fees.
3. Rental Assistance Option:
If a displaced homeowner household, which has purchased and
occupied its current unit at least 180 days prior to the "initiation of
negotiations," desires to rent instead of purchase a replacement unit,
the household is eligible for all the benefits and assistance that is
available to tenant households. However, such replacement housing
payments may not exceed the payments the household would have
been entitled to if it had elected to purchase a replacement unit.
4. Last Resort Housino Pavments:
Check one of the following statements, whichever is applicable:
(1) ® There is sufficient "comparable replacement housing"
for homeowner households. (If you check this paragraph,
you may skip the rest of this section.)
(2) ® There is a lack of "comparable replacement housing"
for homeowner households.
If there is not enough "comparable replacement housing" available, the
displacing entity shall pay whatever costs are necessary beyond the
statutory cap of $22,500 to acquire a "comparable replacement" unit,
including reasonable incidental expenses.
A displaced homeowner household which has purchased and occupied
its current unit for less than 180 days but at least 90 days prior to the
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"initiation of negotiations" is eligible for all the assistance and benefits
that are available to a tenant household.
1. 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. (Attach a brief description of
your relocation policy regarding procedures for relocation payments and assistance --
Attachment 8.)
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 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. A
copy of the established appeals policy and procedures is attached. (Attachment 9).
L. PROJECTED DATES OF DISPLACEMENT
Households will receive a 90 day notice to vacate before they are required to move.
These notices are expected to be issued on or about (give best estimate) Winter
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2009 and Springy 2090.
Relocation is expected to be completed for all households on or about (give best
estimate)
Spring 2090.
Ili. ESTIMATE® RELOCATION COSTS
The displacing entity anticipates using the following funds for the Project:
Predevelopment funding from the Redevelopment Agency of Santa Monica and the
City of Santa Monica.
Any and all required financial assistance will be provided. The budget estimate for
this Project is: $250,280.
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TABLE OF ATTACHMENTS
Attachment 1: Attach Project Site Map.
Attachment 2: Attach Table of Household Characteristics and Needs.
(Complete and attach HCD's model Table)
Attachment 3: Attach most current HUD Income Category Limits for your County
(Information maybe obtained from HCD)
Attachment 4: Attach Housing Resource Survey.
Attachment 5: Attach Sample Notices and/or Brochures to be given to Displaced
Households.
Attachment 6: Attach the most current Fixed Payment Moving Schedule.
(A schedule of payments maybe obtained from HCD.)
Attachment 7: Attach, if applicable, Explanation of Purchase Price Differential
Method, Schedule of Acquisition Costs, and Survey of Comparable
Homeowner Housing.
Attachment 8: Attach Relocation Payment Policy regarding Procedures for
Relocation Payments and Assistance.
Attachment 9: Attach Copy of Established Appeals Policy and Procedures.
Attachment 10: Attach Plan Addendum.
(Comments submitted regarding the Plan by the Public or HCD.)
Attach any other information that you believe is important or helpful.
LBF
Revised: 06/08/99
Attachment 1
Project Site Map
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Attachment 2
Household Characteristics and Needs
Income: Renter Number Number of Number Number of Number Permanent Current Current# Current Special
Very and of Occupants of Persons of or Monthly of Number of Language
Low, Low Date adults Children with Elderly Temporary rent+ Betlrooms Betlrooms Needs
or Moved and Disabilities Persons Move Utilities Needed in
Moderate into ages Replacement
Unit Unit
Declined Renter, 1 1 0 0 Permanent 537+Utility 1 1
to 1986 allowance
provide $61
renter, 1 1 0 0 Permanent 825+UA 1 1
Declined 2/2004 $61
to provide
Very Low Renter, 1 1 0 0 1 Permanent 500+UA 1 1 Spanish
30+ $61
years
ago
Moderate Renter, 1 1 0 0 Penmanent 900+UA 0 0
12/2006 $43
Moderate Renter, 2 2 0 0 Permanent 900+UA 0 0
6/2005 $43
Declined Renter, 2 3 1, under 0 Permanent 1450+UA 1 1
to 4/2005 3 yr. $61
provide
Attachment 3
HCD Income Limits for Los Angeles County - 2009
The table below represents HCD Income Limits for Los Angeles County for program
year 2009.
1
person 2 3
person person 4
person 5
person 6
person 7
person 8
person
50%AMI 27,750 31,700 35,700 39,650 42,800 46,000 49,150 52,350
80%AMI 44,400 50,750 57,100 63,450 68,550 73,600 78,700 83,750
Attachment 4
Replacement Housing Survey Results
Monthly Rental Rates Number of Units
Available
Under $1,000 19
$1,001 - $1,200 28
$ 1,201 -$1,400 17
$ 1,401 - $1,600 11
Monthly Rental Rates Number of Units
Available
$ 1,000 - $1,200 6
$ 1,201 - $1,400 16
$1,401 - $1,600 24
$1,601 - $1,800 30
$1,801 - $2,000 35
Attachmen4 5: Attach Sample Notices andlor Brochures to be given to Displaced
Households.
CONSULTING INC.
520 S. Sepulveda Blvd., Suite 204, Los Angeles, Cz190049
Phone: (310) 476-5433 a Fas: (310} 476-5583
Date
Name
Address
City, State, Zip
RE: Project Name: 430-508 Pico
Dear Resident of 430-508 Pico:
Recently, Community Corporation of Santa Monica (CCSM) submitted an application to
the City of Santa Monica for financial assistance to purchase and renovate your
building.
CCSM is a 509(c)(3) non-profit community organization incorporation in 9989.
Our mission is to .build, rehabilitate, and operate high quality affordable housing
throughout Santa Monica.
This notice is to inform you that you will NOT be displaced. Therefore, we urge you
NOT to move anywhere at this time. (If you do elect to move for reasons of your
choice, you may not be provided relocation assistance).
This notice is to inform you of your potential rights and benefits under California
Relocation Assistance Act and the State Relocation Guidelines.
If you are subsequently notified and required to move, you may be eligible for relocation
assistance. This assistance and benefits are briefly outlined below.
Relocation assistance to you will include advisory services, including referrals to
replacement housing. You may also be eligible to receive a payment for moving
expenses and for financial assistance to help you rent or buy a replacement house.
Lawful residents (those on the lease) will not be asked to move without first being given
at least 90-days advance written notice. No occupants eligible for relocation payments
will be required to move unless adequate decent, safe, and sanitary replacement
housing is available.
PLEASE BE ADVISED THAT THIS IS NOT A NOTICE TO VACATE
THE PREMISES AND YOU SHOULD NOT MOVE NOVV.
If, for any reason, anyone moves into this unit with you after this notice, your assistance
may be reduced. If you move prior to receiving a Notice of Eligibility and Entitlement,
you may not be eligible to receive any relocation assistance. Please call us, the
relocation consultants before you make any moving plans.
Again, this is not a notice to vacate and does not establish eligibility for
relocation payments or other assistance.
If you have any questions about the project or information contained in this letter,
please contact your Relocation Consultant, Robert Rickard of Shober Consulting, Inc.,
at 310-476-5433.
Sincerely,
Bob Shober
Shober Consulting, Inc.
Original Received:
Date
By:
Attachment 6: Attach the most current Fixed Payment Moving Schedule.
(A schedule of payments maybe obtained from HCD.)
Current Fixed Payment Moving Schedule.
Occupant owns Furniture Occupant does not own furniture
1 room $800.00
2 rooms $1000.00
3 rooms $1175.00
4 rooms N/A
5 rooms N/A
6 rooms N/A
7 rooms N/A
8 rooms N!A
Each additional room NIA
1 room $550.00
2 rooms $750.00
3 rooms $925.00
N/A N/A.
N/A N/A
N/A N/A
N/A N/A
N/A N/A
N/A N/A
Attachment 7: Attach, if applicable, Explanation of Purchase Price Differential
Method, Schedule of Acquisition Costs, and Survey of Comparable
Homeowner Housing.
Not Applicable.
Attachment 8: Attach Relocation Payment Policy regarding Procedures for
Relocation Payments and Assistance.
1. Relocation consultant will meet with displacees and assist displaces 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 displaces and provide CCSM with
documentation that displacees received the check.
Attachment 9: Attach Copy of Established 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 Monica Mejia, 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 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.
Attachmenfi 90: Attach Plan Addendum.
(Comments submitted regarding the Plan by the Public or HCD.)