sr-020811-3d~~tYOf i u it
Santa Monica
City Council Meeting: February 8, 2011
Agenda Item: 3~
To: Mayor and City Council
From: Andy Agle, Director of Housing and Economic Development
Subject: Relocation Plan for Proposed Affordable Housing at 520 Colorado Avenue
Recommended Action
Staff recommends that the City Council approve the Relocation Plan for proposed
affordable housing at 520 Colorado Avenue.
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 520 Colorado Avenue. The
Relocation Plan identifies households that will be permanently displaced as a result of
the development and describes the types of assistance that will be provided.
03ackground
The proposed affordable housing at 520 Colorado Avenue is a new construction
development of Step Upon Second Street, Inc. (SUOS). The proposed development
will entail the demolition of one residential building with 16 non-rent controlled
residential boarding units, all of which are occupied and rented on a weekly basis. A
new development of single-room occupancy affordable units is proposed to replace the
existing units. On November 9, 2010, the Redevelopment Agency approved a
replacement housing plan for the proposed development. Additionally, whenever
displacement of existing owners or tenants will occur as a result of a proposed project,
the City Council must approve a Relocation Plan in conformance with statutes and
regulations established by the California Relocation Assistance Law, California
Government Code section 7260 et seq. (the "CRAL"), the California Relocation
1
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.).
On September 14, 1995, the property was granted a Rent Control Category B removal
permit and received a permanent exemption from Rent Control. This permit was
granted on a finding of fact that the maximum allowable rents under Rent Control did
not provide the owners with a fair return as required by law (see Relocation Plan,
Exhibit A for a copy of the finding). This removal permit did not require the owners to
withdraw the property from operation as rental property and allows the units to be
rented at market rates. The previous owner rented rooms on a weekly basis and
qualified occupants at the property paid Transient Occupancy Taxes. Even though
motels and hotels are short-term non-permanent housing, Redevelopment law does
require that relocation benefits are considered for all occupants in such dwellings.
State law establishes occupant eligibility for relocation benefits based on when the
occupant begins living at a property. Those living at the property 90 days prior to the
sale negotiations are provided with the highest level of relocation benefits. Relocation
benefits are divided into three categories: Rental Assistance Payments, fixed Moving
Payments and assistance locating housing. Depending on whether occupants live at
the property on the eligibility date, the length of their stay and if they occupied the rooms
without breaks in occupancy, they may qualify for some or all of these benefits.
Discussion
The occupancy for the 16 units at 520 Colorado changes from week to week. As of
December 17, 2010, the date the property was purchased, 12 units were occupied.
Since 520 Colorado Avenue is operated like a hotel, with weekly rental rates, several
tenants do not qualify for rental assistance due to the short duration of their tenancy,
breaks in tenancy, or tenancies that began after the offer to purchase the property, all of
which affect eligibility. Available records indicate that 16 occupants lived at the property
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on the eligibility date of February 17, 2010. Based on this eligibility date and because
they occupied rooms at the site consistently since this date, seven occupant households
will be eligible for full relocation benefits (which include a fixed Moving Payment and a
Rental Assistance Payment). The other current occupants will be eligible for moving
payments and/or assistance by the relocation staff to find alternative housing.
Under State guidelines, comparable and available replacement housing must be
identified prior to the relocation of the displaced household.. SUOS's relocation
consultant conducted a rental housing survey in August 2010 to locate comparable
replacement housing in proximity to 520 Colorado Avenue. 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 and that rents are mostly equal to or
below the rental rates than the residents are currently paying.
The proposed 520 Colorado 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 520 Colorado 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
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Financial Impacts & budget Actions
The recommendation has no budgetary or financial impacts to the City. SUOS is solely
responsible for any costs related to housing relocation. Housing relocation costs are an
allowable use of the City acquisition loan executed December 15, 2010.
Prepared by: Barbara Collins, Housing Manager
Approved:
,~~~
Andy Agle, Director
Housing and Economic Development
Forwarded to City Council:
Rod Gould,
City Manager
Attachments:
Attachment A: Relocation Plan
4
~re~ar~a ~®r
s°re~ u~ ®~ sic®~u®
1328 Second Street
Santa INonica, CA 90407
Prepared Sy
Sti®~~R C®NSt1L7'lNG, iNC.
Deceonber 2®7®
Relocation Plan for 520 Colorado Avenue Project
Prepared by Shober Consulting, Inc.
TA L ®~ C®N7'EN7'S
IN"fR IJCTI 3
SEC7'ICN !: ~R®JEC°f AREA ESCRIP°~BCN 5
A. Regional Location ~
Site Location 6
C. General Demographic Information and Housing Profile 7
SECTIN TEI: A;~SESSI~IEN`~ ®F RL®CA"fl®N NEED 9
A. Methodology 9
Survey Results 9
1. Occupancy g
2. Household Income 1~
3. Replacement Housing Needs 1®
4. Ethnic Mix 1®
5. Senior and Disabled Tenants 11
6. Locational Preferences/Needs 11
SEC7'1N III: ~[tl~ING RES®lJRCE~ 11
1. Residential Resources Available 11
2. Summary 13
SEC7'1N IV: °ft@ REI.CCA7'!N PR ~ 14
A. Program Assurances, Standards and Objectives 14
~. Relocation Advisory Assistance 1 ~
C. Concurrent Residential Displacement 16
®. Citizen Participation 16
E. Eviction Policy 16
F. Appeals Policy 16
G, Relocation Benefits 16
&9. Projected Dates of Displacement and Plans
for Property Disposition Prior to Construction 17
1. Estimated Relocation Costs 1~
PECTIN !/: StlNIiViAR~ 19
EXFIIITS
EXHIBIT A Santa Monica Rent Control Board Removal Permit
EXHIBIT B General Information Brochure
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
ItJT~®1)I1C`I'1®
Step Up on Second is anationally-recognized non-profit organization providing housing
opportunities to individuals with mental health and homeless challenges. The Santa
Monica-based organization is a "housing first provider", assisting lower-income tenants
with affordable housing along with supportive services to the tenants. The organization
combines needed housing with a variety of case management programs, including
employment training and placement; life skills training; nutritional and psychiatric support
and monitoring; and other related mental health programs. The expanding organization
operates 36 housing units (including manager units) at the Step Up on Second facility in
downtown Santa Monica, plus 46 units at nearby Step Up on Fifth. The program operates
a transitional youth program with 8 permanent units of housing at Daniel's Place, also in
Santa Monica.
Step Up on Second is in the process of securing a 16-unit hotel located at 520 Colorado
Avenue, in Santa Monica. The building has four vacancies at present, and has previously
operated as a hostel, primarily for short and longer-term visitors to the community.
Approximately half of the present tenants are foreign nationals. Occupancy has been
based on weekly rates, but several of the tenants have lived onsite for years. An initial
survey found that fifteen (15) tenancies were on site when an offer to purchase the
property from Step Up on Second was made on May 18, 2010. Twelve (12) tenants were
on site when the property was purchased on Dec. 17, 2010.
The organization will utilize the City of Santa Monica's Redevelopment Housing Trust Fund
to help finance this project. The development plan would include the following activities:
a. All current qualified tenants will be provided with assistance and services, including
counseling regarding relocation options; help in identifying replacement housing
units; assistance in qualifying for new units; claim preparation and delivery of aII
applicable relocation benefits. All current tenants will relocate from the property.
b. After vacation, the property will be demolished.
c. After demolition and grade preparation the new construction will begin, with a 16-18
month construction schedule anticipated.
d. The new facility will service chronically homeless and those affected by mental
illness.
Some of the tenants will qualify for relocation benefits, based on applicable state and/or
federal relocation guidelines. At present, no federal dollars are anticipated to help finance
the relocation and construction (Federal funds will be pursued through HUD Section 8
vouchers or Shelter Plus Care vouchers for the ongoing needs of the project). The
organization has researched the applicability of the City of Santa Monica's Rent
Stabilization Ordinance (RSO), and in 1995 the property was granted a Removal Permit
(See Exhibit A). Therefore, the Santa Monica RSO does not apply for this project.
As the project proceeds, all tenants will be kept apprised of the timing of the project, and
all tenants will be given the appropriate Notices, including General Information Notices
(GINs), the Notices of Eligibility, where appropriate, and the formal Ninety-Day Notices to
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
Vacate. All tenants will be assisted in the relocation program by Shober Consulting Inc, an
experienced professional relocation consulting firm.
Construction and permanent financing for this project will be provided by the City of Santa
Monica, tax credit equity, and a traditional construction loan. The City financing will require
55-year deed restrictions for affordability of housing rates.
.Assuming a late December 2010 purchase and escrow closing, no new tenants will be
admitted to the building. Upon approval of the Plan, all tenants will be served with 90-Day
Notices to Vacate. Step Up on Second hopes to have the property demolished by mid-
summer 2011. The City's Architectural Review Board (ARB) will review Step Up on
Second's plans and designs soon thereafter. After ARB approval, Step Up on Second will
apply for tax credits.
This Relocation Plan is presented in four sections:
Section I: Consists of Project area descriptions, the general demographic information on
the sixteen (16) affected households, and the City of Santa Monica's housing profile.
Section II: Consists of survey methodology and an assessment of the aggregate
relocation needs of the sixteen (16) residential cases affected as a result of the
development, with explanation of how these needs are to be met, plus a Relocation Cost
Estimate.
Section III: Consists of an assessment of the availability of comparable replacement
housing sites within the City of Santa Monica and surrounding areas for the sixteen (16)
affected households.
Section IV: Consists of the policies and procedures the Step Up on Second will follow to
ensure a fair and equitable relocation program, consistent with the Federal Uniform
Relocation Act (URA) and the California Health and Safety Code.
Shober Consulting prepared this Relocation Plan (the Plan) in accordance with the
applicable provisions of the Uniform Relocation Act, and the United States Department of
Housing and Urban Development (HUD) Handbook 1378.
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
~E~7'I~id !: Pia~ECT AREA ES~RIPTI®
A. -ri~E ~~i~ ~cAri
Santa Monica is situated in western Los Angeles County, approximately 16 miles west
of downtown Los Angeles. Situated on Santa Monica Bay of the Pacific Ocean, it is
completely surrounded by the City of Los Angeles -with the communities Pacific
Palisades on the northwest, Brentwood on the north, West Los Angeles on the
northeast, Mar Vista on the east, and Venice on the southeast. The project site is
designated by the red star on the map below.
The U.S. Census Bureau 2006 - 2008 population estimate for Santa Monica is 87,935.
City-approved signage suggests a population of 94,000. Because of its agreeable
weather, Santa Monica has been a favorite tourist destination. The City has
experienced a boom since the late 1980s through the revitalization of its downtown
core with significant job growth, increased tourism and growing population.
iiegi®nal I~iap
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
. PR®JECT SI`PE LCl°i®tS
The project site for this development is located at 520 Colorado Avenue, in downtown
Santa Monica. The area is a largely commercial area, with a growing number of
downtown residential complexes, both for sale and for rental purposes. The project is
five blocks directly north of the famed Santa Monica Pier. The area is accessible both
by car, bike and bus, and is heavily trafficked with tourists. Santa Monica remains a
highly desired community, with a lively entertainment district and many shopping
facilities throughout the immediate neighborhood.
Project Si#~ Map
(Project site denoted by red star)
~:
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
. GENE 6 ENI®G P~lIC INFi81~A'r!®N FO~IJ~IRIG P~~ILE
Santa Monica's 2006 - 2008 U.S. Census estimate of 87,935 people makes it a densely
populated community with over 10,131 people per square mile. The majority of
housing units are occupied by renters (70.6%), no doubt a result of the strong rent-
controlled housing stock. Households are small on average, comprising only 1.85
persons per household, which is almost one person less than the City of Los Angeles.
The median income is higher than in Los Angeles County in general.
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
~acaal and Ethnic +9;~harac~erii~~ics
The table below displays the population mix as reported by the 2006-2008 U.S. Census
3-Year Estimates for the City of Santa Monica.
,~, " PQPULATIO,N" 2006-2008 87 93S"
White 68,910 (78.4%)
Black or African American 3,348 (12.3%)
American Indian and Alaskan Native 115 (0.1%)
Asian 7,717 (8.8%)
Native Hawaiian and Other Pacific Islander 29 (0.0%)
Some Other Race 5,058 (5.8%)
Two or More Races 2,758 (3.1%)
TOTAL POPULATION 87,935
3.10%
0.10
Source: 2006-2008 U. S. Census 3-Year Estimates
~ White
® Black or African American
sa American Indian and Alaskan Native
~ Asian
~ Native Haevaiian and Other Pacific
Islander
a Some Other Race
Two or More Races
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
Shober Consulting staff has met with all but one tenant, unit by unit, with the respective
head-of-household. All interviews were conducted in either Spanish or English by bilingual
relocation consultants.
The purpose of the interviews is to obtain tenant information. Inquiries made of residential
occupants will include occupancy status, household size and composition, income and
rental information, length and type of occupancy, any disabilities and/or health problems,
and preferences related to replacement housing.
Survey questions and housing profile information helps determine affordability issues.
Ascertaining household income is necessary in order to assess potential relocation
assistance benefits, and Section 8 voucher eligibility. Knowledge of employment location
and current proximity to needed service providers will enable relocation counselors to
assist displacees in identifying appropriate relocation housing.
The relocation eligibility is triggered by the initiation of negotiations for the development
project. Because tenants must be in possession of units 90-days prior to the initiation of
negotiations, the date the first written offer to purchase the property May 18, 2010 was
confirmed. Therefore, occupancy of the units 90-days prior, or February 17, 2010 is the
eligibility date for tenancy to qualify for all relocation benefits.
o ~U~VEY RESULTS
'1. OCCUPANCY F RES!EPdT6AL U~@TS
This project has sixteen (16) units onsite, but only fifteen (15) units were occupied at
the time of the Plan's original. preparation . There is weekly change in occupancy, thus
affecting relocation benefit eligibility. We have interviewed occupants in all but one of
the occupied units. We will endeavor to interview tenants unable or unwilling to give us
data at this time. This information allows Step Up on Second to plan the relocation in a
realistic timeframe within an affordable budget for the displacees.
Some tenants will be eligible for all relocation benefits, based on their occupancy on
February 17, 2010, which was the date 90 days prior to the initiation of negotiations to
purchase the property. At least 7 tenants appear eligible for full relocation benefits,
including Rental Assistance Payments. Other tenants who moved in past the February
2010 trigger dates may still qualify for some relocation benefits. All tenants will be
eligible for relocation assistance, regardless of the length of their occupancy. All
tenants will receive a moving payment, regardless of length of their tenancy.
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
A brief summary shows the different ranges of incomes, which does not include the
vacant unit:
Under $1,000/monthly 1
$1,000 - $2,000 monthly 0
$2,001 - $3,000 monthly 5
$3,001 - $4,000 monthly 0
$4,001 - $5,000 monthly 1
Over $5,001 monthly 1
Temporary Tenants (i.e. Vacation or Summer
Internship) 3
Tenants That Refused To Provide Income Data 3
Tenants We Haven't Been Able To Reach 1
TOTAL HOUSEHOLDS 15
3. REPLACEMENT H®!J~lNG NEE and/®r ASSSSEt~'T NEE®S
Each tenant must be relocated into units that meet the present tenancy size, so no
overcrowding occurs. Because of the hostel/hotel nature of the existing building, there
is no overcrowding per se, and we must maintain that status in the replacement
dwellings.
Units a# Present Fwtaare Rel®cati®n lDnits Needed
Single 16 16
4. ET&INIC MIS
Bilingual relocation consultants will conduct interviews and provide information in both
English and Spanish languages. In this particular project all tenants speak fluent
English.
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
PRelECT AREA ETF9NIC MIX
Ethnicity Number of Units I~
HISPANIC 1
BLACK/AFRICAN AMERICAN 1
WHITE/CAUCASIAN 10
ASIAN 1
ETHNICITY UNKNOWN 2
TOTAL 15
. SENIR AN® iSARLE TENANTS
None of the fifteen (15) tenants are 62 years of age or older. There are no current
tenants with physical disabilities.
~. LCATII®NAL PREFERENCES/NEE®S
No tenants have expressed interest in relocating away from the area, though any
tenant may leave the area and still receive applicable relocation benefits.
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.
SECTIN Llll: FIlBSIN RESlJRCES
1, STENTIAL RES®i1RCES AliAiLASiLE
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. 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.
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
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:
a. An on-going survey of classified rental listings of daily and weekly newspapers
which serve Santa Monica and the surrounding areas;
b. Drive-by "windshield surveys" of residential units in Santa Monica;
c. Contact with real estate and property management companies serving Santa
Monica and surrounding communities;
d. The use of the Internet and rental listings on websites.
We have used replacement housing sites only within two miles of the subject property,
which includes Santa Monica, Venice, and portions of West Los Angeles. The tables
below show that there is a wide variety of single and 1-bedroom units:
Dates of Original Survey: August 12-17, 2010
Monthly Rental Rates Number of Units Available
$500 - $600 0
$601 - $700 8
$701 - $800 5
$801 - $900 15
$901 -$1,000 11
$1,001 -$1,100 19
$1,101 -$1,200 11
$1,201 -$1,300 11
$1,301 -$1,400 12
$1,401 -$1,500 8
Total Number of Units 100
Monthly Rental Rates Number of Units Available
$500 - $600 0
$601 - $700 0
$701 - $800 0
$801 - $900 1
~an~ - ~~ nnn ~
$1,001 -$1,100 2
$1,101 -$1,200 16
$1,201 -$1,300 15
$1,301 -$1,400 37
$1,401 -$1,500 46
Total Number of Units 119
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
Date of Follow-up Survey: December 1, 2010, 2010
Monthly Rental Rates Number of Units Available
$500 - $600 0
$601 - $700 1
$701 - $800 1
$801 - $900 2
$901 -$1,000 3
$1,001 -$1,100 5
$1,101 -$1,200 9
$1,201 -$1,300 7
$1,301 -$1.,400 2
$1,401 - $1,500 3
Total Number of Units 33
Monthly Rental Rates Number of Units Available
$500 - $600 0
$601 - $700 0
$701 - $800 0
$801 - $900 1
$901 -$1,000 0
$1,001 -$1,100 1
$1,101 -$1,200 4
$1,201 - $1,300 15
$1,301 -$1,400 16
$1,401 -$1,500 25
Total Number of Units 62
2. Sl1MMARl'
Replacement housing resources show that there are ample places for each displaced
tenant to relocate based on size and affordability. At present, the tenants pay weekly. We
have shown monthly rental rates above. Tenants have the right to relocate in a weekly
arrangement, if so desired. The available resources show a sufficient number of available
units to accommodate all tenants.
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Relocation Plan for 520 Colorado AvenueProject Prepared by Shober Consulting, Inc.
SECTS®i~ !Va THE DELC7°I~ PR®A
The relocation program and assistance will be provided in accordance with the standards
and provisions of the State of California Relocation Law, Government Code Section 7260,
et. seq., and Title 25, chapter 6, Relocation Assistance and Real Property Acquisition, as
amended January 01, 1998, ahd the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970 (URA) and the implementing regulations of Handbook
1378 of the Department of Housing and Urban Development (HUD), as appropriate.
IPR® ~ ASSiJRNCES, STAi~S WP6 .iECTlVES
The relocation program to be undertaken on behalf of Step Up on Second will conform to
the standards and provisions of the State of California Relocation Law, Government Code
7260, et. seq., and the Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378 of the
Department of Housing and Urban Development (HUD).
With these two sets of rules as guideposts, the program objectives will be as follows:
1. To fully inform eligible project occupants- of the nature of, and procedures for
obtaining relocation assistance and benefits.
2. To determine the needs of each residential displacee household eligible for
assistance.
3. To provide an adequate number of referrals to comparable, decent, safe and
sanitary housing units within a reasonable time prior to displacement and assure
that no residential occupant displaced is required to move without a minimum of 90
days written notice to vacate.
4. To provide current and continuously updated information concerning comparable
replacement housing opportunities.
5. To provide assistance that does not result in different, or separate treatment due to
race, color, religion, national origin, sex, sexual orientation, marital status, or other.
arbitrary circumstances.
6. To supply information concerning federal and state housing programs and other
governmental programs providing assistance to displaced persons.
7. To assist each eligible person to complete applications for benefits.
8. To make relocation benefit payments in accordance with State and HUD guidelines,
including provisions of the Last Resort Housing sections, where applicable.
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Relocation Pkan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
9. To inform all persons subject to displacement of Step Up on Second's property
management policies including. eviction.
~. L®~TI® !lII~~RY ASSOS7ANC
As a function of the overall relocation assistance program technical and advisory
assistance will be provided by Step Up on Second, through their relocation representative
to all displacees. Relocation personnel will be capable of conducting business in either
English or Spanish.
The following specific activities will occur or have already occurred in connection with
preparation of this Relocation. Plan and will occur in its implementation approach:
1. All current households affected by the project have been personally interviewed to
gather information appropriate to determine needs and preferences with regard to
the replacement of existing accommodations. Inquiries made of residential
occupants by relocation personnel will cover the following areas: family size, ethnic
background, immigration status, age and health considerations, current employment
status, family income, transportation needs, and preferences relative to replacement
housing.
2. Printed "Residential Information Brochures' will be provided to all displaced
persons. A Spanish residential Information Brochure will be provided to those
households whose primary language is Spanish. Signed acknowledgements will be
obtained to verify receipt of this material. Interviews and all follow-ups will be
conducted in English or Spanish according to the needs of the resident household.
3. Field surveys have been conducted in order to identify available housing resources
and, at least one -and preferably three -appropriate replacement housing referrals
will be made on a timely basis, td residential displacees. Every effort will be made
to find replacement housing units which are reasonably accessible to currently
utilized medical facilities, places of employment, schools, shopping areas, and
public transportation.
4. As soon as feasible, the Relocation Consultant shall explain the relocation
payments and other assistance for which the person may be eligible, including
related eligibility requirements and the procedures for obtaining such assistance.
The Relocation Consultant shall describe replacement housing recommendations
and referrals upon which eligibility for assistance has been determined.
5. Assistance will be provided to complete rental application forms if needed.
6. Transportation will be provided, if necessary, for any displaced occupant to inspect
replacement sites within the local area.
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
7. All assistance provided to displacee households will be in the primary language
spoken by these households.
~a ~~CIJRRERBT RESIEN5'IAL ®ISPLACf~tEtd`r
Step Up on Second does not have additional competing projects within five miles of the
Project site for similar residential units within the area during the potential period of
displacement for this project. If this changes, Step Up on Second pledges that any other
project must meet the same replacement options for those affected by that project.
Step Up on Second has encouraged public knowledge and citizen participation in this
project. As the project goes forward, Step Up on Second will welcome and facilitate open
discussion and citizen participation. Step Up on Second will observe its obligations under
Section .6012 of the California Administrative Code, Title 25, Chapter 6, to give timely
notice to all tenants and to make copies of this Plan available to the public upon request.
The Replacement Housing Plan was posted for public review and comment 30 days prior
to approval by the Redevelopment Agency, and the Relocation Plan will be posted for
public review and comment 30 days prior to approval by the City Council. Tenants have
the right to submit written or oral comments, which will be attached to the Plan forwarded
to the City Council. Technical assistance to interpret the Plan is available upon request.
Ee E~dICTiN PLIC
Step Up on Second 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 actin the unit, or if the household refuses
all reasonable offers to move. Eviction will not affect the eligibility of a person otherwise
legally entitled to relocation benefits.
~, ~PP~ALS ®L.iCY
The appeals policy will follow the standards described in section 6150 et seq. of the state
relocation Guidelines. Briefly stated, any 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. Requests for review should be
addressed to the attention of Mr. Steve Spielberg, Project Manager of Step Up On Second
1328 Second Street, Santa Monica CA 90401.
After prompt review, if the displaced person is not satisfied with the review, he or she may
request a review of Step Up On Second's decision by the Redevelopment Agency's
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Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
Administrator 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 of displacement.
Upon request, the Agency will provide a copy of its Rules and Regulations setting forth its
grievance procedure.
~a REL®CATI®~ FITS
Relocation benefits will be provided in accordance with the provisions of the California
Relocation Assistance Law, and the federal Uniform Relocation Act. All tenants will be
provided with access to a copy of this Relocation Plan 30 days prior to Council review. All
tenants will be given appropriate noticing including a Notice of Eligibility and a formal 90-
day Notice to Vacate.
Benefits will be paid to eligible displaced persons upon submission of required claim forms
and documentation in accordance with specified procedures. Specific eligibility
requirements and benefit plans will be detailed on an individual basis with all displacees.
In the course of personal interviews and follow-up visits, each displacee will be counseled
as to available options and the consequences of any choice with respect to financial
assistance.
General relocation benefits for residential tenants are summarized in the attached General
Information Brochure (See Exhibit B).
Section 104(d) applicability: While not anticipated at this time, if it is determined thafi this
Project has federal funding and also qualifies under the specific provisos that enact the
Section 104(d) relocation benefits, Step Up on Second pledges to provide these generally
wider benefits. The main additional beriefit is the extending of 42 months rental subsidy
into 60 months of subsidy. Several unknown factors must apply for this change to be put
into effect and relocation staff will closely monitor the triggering of 104(d) status. Step Up
on Second pledges the implementation of such benefits if deemed applicable.
Iia IP®JEC°r® ®A°fES F D15PL.CEiEN'It AN® PLANS ~R PITY
ISPS17'I{V PR1®R T C®S~tBCTIfd
This Relocation Plan was initially submitted to Step Up on Second for review on August
20, 2010. A second draft was provided in December 2010. Because Step Up on Second is
in the process of closing escrow on the property in question, the development team is
working. diligently to move forward with the Project. After the standard thirty-day review
period for comments by all stakeholders, including city staff, redevelopment agency staff,
interested tenants and others, Step Up on Second will modify the Plan, taking info
consideration any comments or changes. If the Plan is approved by the City of Santa
Monica's City Council and escrow closes, then all tenants will be given not-less-than 90
days notice to vacate the premises. All tenants will be assisted with relocation services by
Shober Consulting staff, an experienced relocation firm.
-17-
Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
Anticipated Project Schedule:
Each project has many variables affecting timing, but this project will include the following
periods:
A. Relocation: After initial assistance, 90-Day Notices to Vacate will be delivered to all
tenants still on site.
B. Demolition: After all tenants have been relocated, it is anticipated board-ups,
salvaging and demolition activities will take up to 60 days.
C. Financing will occur concurrently with other activities, and construction will then
follow for approximately 16-18 months.
D. Rent-up operations, tenant interviews and commencement of operations will add an
additional 3 months to the project.
As an experienced property manager, Step Up will manage the property for four to five
months while the existing tenants vacate the building. During this time, an experienced
resident manager will reside at the property and have direct communications with the Step
Up on Second Supportive Housing Department as often as necessary.
The resident manager will be responsible for overseeing and maintaining the building
including the residential units and common areas and will respond to any building
emergencies. The manager will instruct tenants on house rules and proper use of the
laundry area etc. They will have regularly scheduled hours of availability to tenants; collect
rents, identify needed repairs and handle minor maintenance and common area cleaning.
The manager is responsible for all building keys, distribution and reclamation. They will
also perform light maintenance tasks and must be on-call in the event of a building and/or
tenant emergency.
Upon vacation of the building, the property will be fenced and the building will be secured.
Subsequent to the demolition, the building will continue to be fenced. Step Up's
Supportive Housing Department will continue to manage the site during this time with
frequent site visits to ensure the property remains secure and free of debris. .
i. ESTII~'r® ELCT9® ~ST~
Step Up on Second will be using a variety of financing sources for its 520 Colorado
Project. It hopes to receive City of Santa Monica Housing Trust funds. The organization
reserves the right to change, augment or modify the sources of funding for this Project.
Step Up on Second pledges that all the normal and required relocation expenses will be
paid to the displacees in a prompt and timely manner. Relocation benefits will include a
Fixed Moving Payment (FMP) option for those tenants on site at time of eligibility, as well
as a possible Rental Assistance Payment (RAP) for each of the tenants who qualify for this
additional payment.
-18-
Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
There are units where tenants moved in and out of the property quickly, and therefore will
ultimately not be eligible for Relocation Benefits. However, for purposes of this Cost
Estimate, we anticipate relocation costs to approximate the following:
a. Sixteen (15) Fixed Moving
Payments (or an alternative
professional cartage move)
for 16 furnished units: $ 400.00 per case x 16 cases = $ 6,400.00
b. "Worst-case scenario" of
Sixteen (16) Rental Assistance
Payments for each tenancy
if it was eligible for benefits: $10.000.00 per case x 16 cases = $160.000.00
Estimated "worst-case scenario"
Cost of Relocation Benefits: $166,400.00
The exact amount may vary widely, if subsequent documentation of timing of tenancy and
income amounts differ. We do not have verified income data for all tenants at this time.
The City of Santa Monica has asked that consulting fees be added to the overall cost
estimate for the 520 Colorado Avenue Project. The following is the Cost Breakdown for
Relocation Consulting Services:
• Relocation Plan Preparation: $3,000.00
• Flat-Fee "Per Case" Rate: $2,500.00
• For those tenants determined to be not qualified for Rental Assistance Payments
(i.e. 90-day tenants prior to initiation of negotiations) we would provide appropriate
services at a rate of $85.00 per hour.
Therefore a "worst-case scenario" estimate for Relocation Consulting Services would
include the following:
a. 16 Cases x $2,500.00 Per Case: $40,000.00
b. Relocation Plan: $ 3.000.00
Estimated "worst-case scenario" Cost of
Relocation Consulting Services: $43,000.00
In summary, should the "worst-case scenarios" apply to the Total Cost of Relocation
Benefits, as well as to the Total Cost of Relocation Consulting Services, the following
Grand Total for the 520 Colorado Avenue Project would be as follows:
a. Estimated."worst-case scenario"
Total Cost of Relocation Benefits:
b. Estimated "worst-case scenario"
$166,400.00
Total Cost of Relocation Consulting Services: $ 43.000.00
Grand Total (based on "worst-case scenario" figures): $209,400.00
-19-
Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc.
The Relocation Plan clearly shows there are adequate places for these tenants in
appropriately sized replacement units in Santa Monica and its immediate environs. The
remaining issues include the uncertain income of certain tenants who have presently
declined to state their income. Additionally, there is the need to carefully check past
tenancy rent rolls to clarify when certain tenants arrived at the hotel, and if there was any
interruption in their occupancy. Step Up on Second pledges the time, money, and effort to
ensure a successful relocation program. Step Up on Second takes seriously its
responsibilities to assist each tenant to relocate with a minimum of inconvenience, anxiety,
and disruption. The Housing Resource Study shows an ample number of replacement
sites that will be utilized to assure an affordable transition.
If there are additional questions or concerns, please feel free to contact the relocation
consultants hired by Step. Up On Second to assist in the relocation process. The firm is
Shober Consulting, Inc., which is located at 520 S. Sepulveda Blvd., Suite #405, Los
Angeles, CA 90049, telephone number 310-476-5433. Written inquiries should be
addressed attention to Mr. Bob Shober. Office hours for the firm are Monday-Friday,
9 a.m. to 5:30 p.m.
Step Up On Second's contact person for this project is Mr. Steven Spielberg, and his
phone number is 310-393-2893. Contact him directly for other development issues dealing
with this project
-20-
I IT
- .r - r . if.. -
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1 •
1685 Maln Siraet,'Santa Monica, DA 90401
(310) 4536751
~REMOG. L*~F,~M TL$PRL CATIDN
NOTICE OF DECIS~ON.OF PFNTif'.nNTFnl arsAan
~~ _ • ~~
SANTA MONIQ~I~RE<~T;GOftTROL 130ARD L/ `lJ
-pASEjNO:'357R~6: ,
(In can]unclion wllh Petition for
Rani Inereasa (•1403)
APPLICANT'S NAME: tarries fl. antl MargrJe~31e•N. Downing ihraugh ihalr
represanlalive Kenneth R. Dawning
PROPERTY ADDRESS; 520 Colorado Bivd,
DATE OFHEARINa: Septembar 14, 1995
DATEDFDECISION: September 14, 3995
The Ramoval Haartrig was held and tha following decision (s rendered:
'
-'
d A. Ramovai permit is granted,
,
~,.~y~ - A copy of 1Endings'of loci arid conclusions oFiaw: ~- -
.
. ~ ~: - [XXJ is~~elteclied. _
;E ( j will be forthcoming
Tfie Boaid s decision Is{hnal You may sesli Cudi'c]eJ`t vie
90j da
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- (he date of decision listed-above in accardanca wllh Chapter i0 of iha Rani Control
Regulations and Sect(an 1094.5 of the Cade el Civil Procedurg,
• The entire record of jhis heariny Is available for inspactlan af•Sha Rent ConVCI Office,
City Hall, Room 2C2, SantaMoniea.
- Coplas sent io: -
~.. -~tk1=4~atiS,
(xl Applicant
(X] Applicant's Au{hailzed RaprasantaNve
(X] Tenaiiis
( J Tenants' Aulhorizad•Representative
~ 5111STED OESEA' UN INTERPRETACI0~IAL ESPANOL DE ESTA CARTA POA
FAVOR LLAME At 458.0751.
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BEFORE~THE~SANTAMONILARENTCONTROLBOAt2G.
In tfia Malteroh ) Caso No. 367R•B
Jemas ft. and Marg0erite.N. Gowning, ) 520 boloradoBlvd.
Remove) Permit Appl(canl. )
°,FhetBoard~4aving;considered all'eyltlence.
ln':(hls,case; Incl~ding
,
dopumeniery;a¢)~ertce; writ(en`arid'd(s) argumenis'and,th'e'wdjten aritlbra9 .
9ep
mbe~
4~ 11999 t
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hat
he ap
le alloo Is
granted, d
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reby adopt the (cifow(ng:
FINDINGS OF FACT
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i. Tha sutijas{ properly coitsisls;otsiXfeen'uNts located at 520 Colorado
,1~ Blvd. ItJs owned by Jamss R and Margbedte N Gowning.
:2. Revised Table~e lri Bdard~`Oeol`sion 11~('O9r whlcfi,Js Inrorpor tad
"
`
~ hereto
as H fullysgCtodhshows the max(mdm altowabla
:rents nebes'sa'ry
to'provide
0 ,
the applicants wRh a (air return as computed pursuant io Board Regulations
~~ - ... ~-- :'.`y„af FFS Set: ,'. tpti`' J.t?~„~~y
3, Ths maklmGm .renis~ha'1 would lie oel(eatl6le tar tha`su~jeci ptoper#y
are those set out In the report al Ghatlas Ftafr(s antl ;Ilm"HJort oI Lea'Assdclatas. The
monthly tofat of those renES ($4001or f 2 unfis and $425 for 4 unltsJis $6,600.
• ~''}.IjC/1~-:'f~ '.ii,~5.a'SY?X :iH`w.~:....:,i .~;1... =. .•
. ~ 4. -.The_ surr3:6j {ha.maktmum cblleel{ble.rentsYaterred Io-In Finding of -
Faol 3 above, $6,900; Is less than the sum of the maximum allowable rents sat forth In .
Rav(sed Tabte 6 of Board Dac(stan 1.1463, $6,634.
5. ti any Finding of Fact is subsequently detormined to be a Conclusion
of Law, It shaA be deemed as such.
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Caso`Na; 357fl-13 ~~
520`Coforado Blvd.
Faae2
GONCLUS10tJ8 OF'LAW
+;~~ • _ 1.-__- ?~he rents necessary to provide th'a appi(cahts wilti'a (air refurn on the
sutiJecl property, as set foitfi iri Revised Table 5 of Board t)ecision f=1 AQ3; are not toms
oolfecgbia to the"market
2, The applicants aro not able to ohtatn a ialr return ~on~tha subject
property.
9. !t any Conclusion of Law is subsequently dotermined to be a Ftnding
of Fact, it shell ha deemed as such.
i
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SANTA MfONIGP~IEN1' CONTROL BOARD
is65 Malh'Stresl; Rcom 202
- Santa Motilca, GA 96401
- (310) 45`J-8751
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RENT.'.tNCAEASE- PETfTioN
NDTICE .OF;.BEC1510N.
OF'RENT CONTROL BOARD
PETITION NO: 11409 - -
PROPERTY ADDRESS; 520 Colorado Avenua
APPELLANT: James R. and Marguerile N.~Downing
DA7EOFFiENTt30ARDt)ECISION: Seplem6er t4, 1595
~A~rearln~:conoainippg a hearing`.ex``amaner•s`recotnirteided"declslon'has been heard.
7he'ilnat adminlslratiVa decision bylhs iutl'Renl Board Is es tollows:
(I T~hearirjg examiners d clsiop Is a~tltrmad .All m,~n~`mt~`
al o ,abble rends"remain as sat Icilh In thal"decision, nrtd the Board
adopts'ihe'hndings at tact and conciuslons of law to the hearing
exarillner's decision.
{) ~~'Tfis~itearing'examinei'sdepisliiri~isreversetl. -
(XX} The;~hrearin9 ekain(Aer~,s~recoiq{hend`eii iJeclslon regQrding
lirtdings;,ol Tact-and `conoldsiens of law Is adopted by the Board
except for tote tollowing modiflcallons,
Tati~@s~.2, 4. and 5. CJere`'`re4fssdr. Sea attadhed Iindings,
cdriciusbns and tabtes (Attachment "A"j,
Dsta: Fri, Strip 22 1995
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-51 USTED DE5~7r1A000GAt:~ESPANOCDE ESTA ChF1TA,
POA FAVOR tLAME A14E9•e7bt. _
:;
aaa,d 0edston I-1403/397A-6 •• 520 Colorado Ave„ Sama Monica, CA 90443
ATTACHMEtJ7 ^A"
~ ~ ~ ~ F_fNDt~i~ `~ ~ F~FA~-~T'ANO ON~LUSIONS O~ LAK
-, .; - ~'
cret1161afevldencte,tthe fallowing Flridl gs df Faci and Concuslons of Law sea ad pi d e of
FIfJDltVGS OF FACT
~'. - .d;.- s ~ .
;i.a . The subject propeiiy is located at 52p Colorado Avenua, Santa MDnlca; Calttomia
8641)1 7-~ -
2 T'ti~sutijeet property Is owned=JolNly uy pa7,lloners James and Marguerila' Downing, Y
s y 9 + Pa3111orjers purchased the subject prapeiiy Dn Jtily;1;1982.
w' ='. r ~4, p`[he;s Eject property was`reglslered wftti the RenlrCOntrol Board an Apiil'q,1800
anii Jufy 3~ ~ 1 ~9~aa85
,;5 ~~ esubJect propedy~conta~s 15 cohtrolled'rerital iirills, all dt wtiich conslal of single
rooms$wf~{h3 ~bed~aoms or bathroom's
~- < ~,~; s6,~'Tj>~eHCurtenl Year s"'o~ectad by potittaners for purposes Dt thts petition and artatysls is
,> January t"t~iroiigh Decomher 31,1994
~~F .. iv~x~c~LC .t :.._~ f S-st7~ ~a~.: sri ,a' 17 ; r ,
~~:~s~7 ~~Tabjesri; 2~3~q brad 5, a rev sad,+wj7lctl eta attached to tills doctsion'are ijeredy ~ '
~h, Drporatad Into these Finding of Fac~by this reference, as though they were fully set aut xl
herair~ ~ _._ g
a {s' 0 abe j~saes a ~( t)~.9 t3 a s o~ esu ecd,prope~t~' ~sa,~efl!€s~o~
y D~1so e~e O o a;pg~ipcD e a a yes a e ur)~e somas= s7fe~t2s cs letll(D
;ib s176 os u s on~Jtl~~j 5~1 g0~ ~ ~s ark Jna= e~ arms at Cabotppp!~Jae 0 iGDda{§ 9 8~{(J!e
e s> c) a d Baar~,~egGjaltop 10006 fit=a~so,+corracTl is ales 1~ oleo a s le a#s o
~~#e props yt~a§ ot'Septemberl A 1983 anc(Sap ajrjbordir199q;;tnc udir)g Jfre~anpual'gerte[a~
radjfisl°{peps;going.into afleci an~hose dates Finally, Tale 1 states fhslncraases re ueslad -
dba pet! o ers <: tl ~ ~E ti4-i b ~ a'~FS ~ ~'~'~ Il \i~ ; a diVri rt ~! q0.,f q : , , 1~
8 e sod a~ie2 a e9 e o e Do era a stt ec , o s oa enda~ ear
.j9~8 aqd a aidf Inao o`'tro t o s b acts D a In ~ a CD`fa t Y
,'pellllo ers, as daic'Slated,~"""irrs"to~ihe'fa~pms of oar'} Reg~lallDna h~ OO g~~eg ~{ ~~
$, _ r~ r~i ~~' , t+}~'di' ~~ , i ,a ,Mfr S.'~
.~ fl a le O s aTes~ia, operal pg o p pses tar, fe s0bfsc proppel In;ca~ep6area ~,~ 3
°-'~8 an ~`fl.tfie'C~rrsnt`Year, as oalcujafod pursuant fo the terms D16oard`Regulatlans d~00
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., $ „t.C ny- .
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Board DeNston 14403t357R-a .. 520 Colvratlo Ave„ Santa MoNCa, CA 90401
t~t. Pefilfoners clairned'no completed or piopased capital improvements.
_j 25~Thes ltiJeaf Property's base pear Nef'Operattng Income v7as tess•ffian 50l of the
amouhf"bf.the;prope`r_ty s base year Grose Income,
~y~~.
-~' {3 J~eq s~ ~a~e;4 site out the campartsoh of the sibleci prape'tlys ba .year and
-Ctt"a'rren Year Na Operating Incomes pursuant to the standardds prescnbsd ~~p Buard
Negulatlons 4}CO,g(ggq•:.:..:.:. >_, ...., ;,...
~~ ~fl ~uatarneea rvvt exceeas Ins ~Urrent NOI Is referred to as the "Ne( tnareaei
,.:. - - YM i~ it ~,J +~i. ~j, o-3J?t::. 1![:.:..e. j_. ":K. ...~.. - -
15."It'is n ended ~~al any Flndtng of Facl herein that ought mere' properly to be
iered a Concius#on of Law 6e so deemed.
('ONCUISIONS O~ CAW
property is wlth(n-the regulatory Jui(sdicBon of the Santa h
antic iro a;Net~ops,rra~~tlpg, `ep~o~e ~hloh is innreased of iha rale"`at~q~
Csrtsumms~~prJea I de~1(or t„ e,epproprtate stattsltcal area trom Aprll-it
which ibe i scan spat Lion pie`s !lied ,
~~ 6 e} of Ope atfr~ 5 ao e a ~j s sA Qc~;PLcPe ,d9~
gg#~~q~ ~_
A ol,p_}poses'nfrlhJs ppol~iop;is poloWithe arytouR naesssa ryFto proylde
rrslUrlr. tTtsuenl la sfan~ards sst'9ui'Iii;(font Conltol`LaVt §10t)6(a) an..
l~ d o
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7. El Is Intended. ttiai any Cdnclusfon of Law herein that ought more propedy to 6e
considered a Fihding of Faci be so deemed.
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Board Ceclslan I. 14637357F1-B--526 Coiaraeo Avenue, San[a Monica, CA 90401
Table t
P93nlial Renl Lev,Qlc'-
- ~ SASE 7%"G.A. MAO 3% or' 515 2°/a Ot 511 REQUESTED
1 I'[ jj.ENTZ J7/7 7/95187 f9 1-149'7- 9/i~194 IlICREdSE
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Board Decision ld40ar357A-8 520 Caiarado AVemre, S2nla tdon3ca, CA 90x07
T_.~_a
Income prom P~ronsrivl
' Current _ - .
' ~@ 7/1144-1 x{97/4d
Rents a1 ~G108%accupancy ~ $41,6642 ~ ~ 2
$93,642
g- ~
' 'Security Income ~ 12 ~ ~ }$5 -
~I Other ~ ~B' -_ -~t~z4~
® Tolsipolenllal-Income - $At,676_ $89,331
Rani Los's -.. na iC.17as u
;,r.,; ~TdiBIcallBCted"gresslnaome. $di;fi7s ~ $78,159 - _;
i
0tt4 '1) RQ~lo~earos~yvhoedalfar
®~~ . ~~?J ~!a ~ 9b~e r'-~PJlli 1,978~anpuBiJ etl~„8~ - - ~ ~ -
9/ Cac tae esr~B~na7~thsa jha¢iBe3~eN`(eY~~s~4„mat~~j is-al~the~e}9sd'ren~iavef ($t~ 2~8: -
-m , g5 6565''3(9?~'~~qq~~~$28464)p~tls Thrasbald gent Increases; rar UoYk 3,~(B~19d}iL6rilt=y'
url9~~ nli~tb~(SiYts~), unit i2q``~)r{!94}, unn ia,(4/(rsg} a~a.uptirts,{srtla4)
t, ~~ 36 4.$~t8 $16 (par 3'{hreshold unh) x 29 (total Current Year monlfis) a $522). Seo Table i
r. ` 11~,r, o ae3.F~ 1 ~3 :It~r` 4~ vx r~ .: j :.- ~~
~;~/ j6^'t 3~p;r ease. ~~redepas(fs muhiplied by 6.5Y'per Segulallon d101(bj(2),
.SJ t~h "~i~.~$~~26~328°,~4~, +'dst r~ ~ ' ~.
ffl ero s no e3idegce o~.'a°~`fh°el inaa7nef ! 3se~aer - ~..,~,, t ~ -
t .:~. ,
- - 21 c bes ledndry {g~g~~(i:xhihll~~perkT~g (g1,63B} (fiicriibll'22B), and`rentaissol~rurriltiire
- t~~croW3Ye a4ans, and televtsians ($3582}`(5xhI611 2, p, 7, Exhi611 ~32) (soe discusslam at pp. 1B•
lt39j t rl. r. ~ia - ~-. t-1¢~
lv. There Is no evtdogee a! rsn{ loss In the Base year.
~/ sea dtsausstpn al'pp is•zo .
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it ~ "yi.S-T)1't ~S rYZF~t.<t51+:~r3 ~M~~~%`silA~ t t ~ I'fki f i"titit}-is ! 44J ih•
9aarrJ Cecislon I.14p3l357R~B - S?n Cotoradn Avenue; Santa Monica, CA ep4pi
Taber ,
b rafin¢~ riceel-
' Cuirenl
7978? - January Z 1494 - CPCSmbPr 9f tg4a
ProPei#y'1ax $7942 $4,285 a
- ~Electdalty 2,558 5.
Gas ~
- 8,600 Y,9B5.k
:.. Y?:~ 4 -, . 9
N/ate~aaBTrash . 9;191
.Insurance soo 8
1g ,
Atliafnlsiratlve Managemani 4,604 -. ~t4,092,";.
"' Repalr antl M5lntattance 9,OOOU ia,597
Bpw`~yy~ - Owner Performed lahos o .Orr.. .
@ § Ucensn,Fsas 6„ 772
AoiprfizedAap(!ai Expanses Q 0
'.ice ~ , plhsr (linens) 3.000 ~4. ,
~_ : Tdfa1 ~ $28,498 $4&,573,
a` Rw '~u° r g~q it ~ ~ ~
,~~~ oi~gd'a°d,~nneees a~~n olla~,r#~.~~ r~ ~,~ .
2lto 9~~egls~`a~~o7ls~iis9d 4)glN9yxE%h~~l~'0~P~S~ `~, E~ `- ~- - :,; ~ ~ ~~
aJSoale a edius one IYa11~19r7J79 -I{seal~Qaar laxos pl~a'ona~halt `397849 1lseahyear iaxas`lo reprasenl ~_
~e a~~sea jor calendar year, f g78 {$742 + 2 ffi371 plus $948'+ 2 = Sd29.) -
'91E J1~`,
,~57 ~Ek b 9 .: , , ~ ;,
GtS1, g
~~~nt raglsiered {o[ olocir~iry; gas, waloi and hash.
fi1E h a.
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SANTA~MON.ICAR NT.CON,iR~OL`8OARD
tsa5 Main SEr'ae(;'Raom zoz
Santa Mbnica; Calllainia 90401
(310} 458.8751
NOTICE TO'PAR7(ES~~REQUFSTltlt~~aFr~RD
~ OF ADMINlSTAAT€VE PROCEEDINGS
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520 S. Sepulveda Blvd., Suite 204, Los Angeles, CA 90049
Phone: (310) 476-5433 ®Fax: (310) 476-5583
IlvFOx~,'rro~l~. STATEMENT Fox FiLrl~s ~v~ I1VI3IVIDUALS
520 CoLO1~o A~TEl~TLTE PItoJ>/c'r
Il~IFOIU~'rlolvAl. S'rA'rEle~lv`r Folz ~AlvilrLl~s n II~d73IVIDUAi.S
I. GENERAL INFORMATION
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
III. MOVING BENEFITS
N. REPLACEMENT HOUSING PAYI~NT-TENANTS dND CERTAIN OTHERS
V. QU.iLIFICATION FOR.iND FILING OF RELOCATION CLAIMS
VI. LAST RESORT HOUSING ASSISTANCE
VII. RENTAL AGREEMENT
VIII. APPEAL PROCEDURES-GRIEVANCE
IX. T.iX STATUS OP RELOCATION BENEFITS
X. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
I. GENERAL INFORMATION
The building in which you now live at 520 Colorado Avenue is being rehabilitated by Step Up on
Second. As the project schedule proceeds, it will be necessary fox you to move from your dwelling.
You will be notified in a timely manner as to the date by which you must move.
This building has been removed from Rent Control status, since 1995. Therefore, the Santa Monica
Rent Stabilization Ordinance (RSO) does not apply to this building.
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.
Step Up on Second has retained the services of Shober Consulting, Inc. ("Shober"), a qualified
professional relocation firm, to assist you. Shober Consulting can be reached at their corporate
office at:
Shober Consulring, Inc.
520 S. Sepulveda Blvd., Suite 204
Los Angeles, CA 90049
Phone:310-476-5433
Fax:310-476-5583
Spanish speaking representatives axe available. Si necesita esta information en Espanol, por favor
llame a su xepxesentante.
2
II inf®rr~ti®n ~ta6ne y ®ur rel®cti® c®~ultant
will kept c®nfidentiaL
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 Shobex Consulting, Inc. 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 Step Up on Second's
relocation assistance program. Short term tenants may not be eligible fox relocation benefits.
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
Step Up on Second, through its representatives, will assist you in locating a comparable replacement
dwelling by providing referxaLs to appropriate and available housing units. You ate 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 fox its
occupants, proper weatherproofing, and sound heating, electrical, and plumbing systems. Your new
dwelling must pass inspection before relocation assistance payments can be authorized.
III. MOVING BENEFITS
If you must move as a result of displacement by Step Up on Second, 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:
A. FIXED MOVING PAYMENT
A faced moving payment is based upon the number of rooms you occupy and whether ar not
you own your furniture. The payment is based upon a schedule approved by Step Up on Second.
In all cases for this property located at 520 Colorado Avenue, the fined moving payment will be
$400.00, which is the amount available fox aone-room unit which is furnished by the owner.
Your relocation representative will inform you of the amount you are eligible to receive if you
choose this type of payment.
If you select a fixed payment, you will be responsible fox arranging fox your own move and Step
Up on Second will assume no liability for any loss or damage of your personal property.
B. ACTUAL MOVING EXPENSE PROFESSIONAL MOVE
If you wish to engage the services of a licensed commercial mover and have Step Up on Second
paythe 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 Step Up on
Second's approval.
IV. REPLACEMENT HOUSING PAYMENT -TENANTS AND CERTAIN OTHERS
You may be eligible fox a payment 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 Step Up on Second's first offer to purchase the property ox an owner
who has occupied your dwelling for between 90 and 180 days prior to Step Up on Second'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 aforty-two (42) month period between the rent you must pay
fox a comparable replacement dwelling and the lesser of your current rent ox 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 fox this payment. Note: Initial advance payments can be made, if requested, to
provide displacees with sufficient means to cover move-in expenses.
-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.xepxesentative will clarify procedures necessary to apply fox
this payment
V. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
To qualify fox a replacement housing payment, you must rent ox purchase and occupy a comparable
replacement unit within one peas from the latex of the following:
A. Fox a tenant: the date you move from the displacement dwelling;
B. The date Step Up on Second fulfills its obligation to make available comparable replacement
dwellings.
All claims fox relocation benefits must be filed with Step Up on Second within eighteen (18) months
from the date on which you receive final payment fox your property or the date on which you move,
whichever is later
VI. LAST RESORT HOUSING ASSISTANCE
If comparable replacement dwellings are not available when you axe required to move ox if
replacement housing is not available within the monetary limits described above Step Up on Second
will provide `9ast resort" housing assistance to enable you to rent ox 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 fox determining
whether or not you qualify for last resort assistance.
VII. RENTAL AGREEMENT
As a result of Step Up on Second's action to purchase the property where you live, you axe a tenant
of Step Up on Second. You will be asked to sign a rental agreement that will specify the monthly
rent to be paid, when rent payments axe due, where they axe to be paid, and other pertinent
information.
Except fox causes of eviction set forth below no person lawfully occupying property to be
purchased by Step Up on Second will be required to move without having been provided with at
least ninety (90) days written notice from Step Up on Second. 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,
ox 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; taintenance 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;
The eviction is required by State ox local law and cannot be prevented by reasonable efforts on the
part of the public entity.
VIII. APPEAL PROCEDURES -GRIEVANCE
Any person aggrieved by a determination as to eligibility fox a relocation payment, or the amount of
payment, may have his/hex claim reviewed ox reconsidered in accordance with Step Up on Second's
appeals procedure. Complete details on appeal procedures are available upon request from Step Up
on Second.
IX. TAX STATUS OF RELOCATION BENEFITS
Relocation benefit programs axe 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.
X. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
Those responsible fox providing you with relocation assistance hope to assist you in every way
possible to m;nim;ze 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 at 310-476-5433.