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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 2 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 3 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 -2- 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 -3- 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. -4- 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 -5- 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) ~: _6_ 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. _7_ 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 _g_ 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. -9- 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. -10- 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. -11- 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 -12- 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. -13- 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. -14- 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. -15- 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 -16- 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): $209,400.00 -19- Relocation Plan for 520 Colorado Avenue Project Prepared by Shober Consulting, Inc. The Relocation Plan clearly shows there are adequate places for these tenants in appropriately sized replacement units in Santa Monica and its immediate environs. The remaining issues include the uncertain income of certain tenants who have presently declined to state their income. Additionally, there is the need to carefully check past tenancy rent rolls to clarify when certain tenants arrived at the hotel, and if there was any interruption in their occupancy. Step Up on Second pledges the time, money, and effort to ensure a successful relocation program. Step Up on Second takes seriously its responsibilities to assist each tenant to relocate with a minimum of inconvenience, anxiety, and disruption. The Housing Resource Study shows an ample number of replacement sites that will be utilized to assure an affordable transition. If there are additional questions or concerns, please feel free to contact the relocation consultants hired by Step. Up On Second to assist in the relocation process. The firm is Shober Consulting, Inc., which is located at 520 S. Sepulveda Blvd., Suite #405, Los Angeles, CA 90049, telephone number 310-476-5433. Written inquiries should be addressed attention to Mr. Bob Shober. Office hours for the firm are Monday-Friday, 9 a.m. to 5:30 p.m. Step Up On Second's contact person for this project is Mr. Steven Spielberg, and his phone number is 310-393-2893. Contact him directly for other development issues dealing with this project -20- I IT - .r - r . if.. - ~ ~ Y 1 • 1685 Maln Siraet,'Santa Monica, DA 90401 (310) 4536751 ~REMOG. L*~F,~M TL$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 v ilhi i i t f ~w~~~ ~ w r r n ne y ( ys o - (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. e *~ ~1 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 t p i e e ta 1 hat he ap le alloo Is granted, d s h reby adopt the (cifow(ng: FINDINGS OF FACT ~~;r '~ 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. , ' -; ,: ,~. `. i ~?i '>' ,~ . ,~- -T --„w.y~~. _,,.: . . F1n . inge'oi:Fact`and CJn0~U8(ens o1 Law 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 ' 'fi; I • .. ~.\. d ~.,:: SANTA MfONIGP~IEN1' CONTROL BOARD is65 Malh'Stresl; Rcom 202 - Santa Motilca, GA 96401 - (310) 45`J-8751 i ,_ ,.:_ ~;r ~t:F; .~t fix„ ~: tip 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 !' ~'. -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 h- ., $ „t.C ny- . J i .. ' ' ~': t igD31367n A t ~ ~ ~ - / k .k 5 :V' r l~ t. ~''li M,~ } y~ i i, t ~ r~ f{1 i _ 4 v q .. ~ .; :. ,,,<_ ;_:~/-;} .,`e~, ':~si, 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 ROreasss f !fie Mai E i `Alt ~a~~a f ~ g :fo e Net°inceasn etioti'°n In r~ j BdiT n c m rm o R OS 8 ~ '~ r361R - ~ ~ g i " "%' - - .- ~'.". ' I } ' of hr &...° `£ilv`fw~,}t i • . L~ , , R.. ,. t -r gual r t _. 1 ,, Board Dactsloe L14e3/d57R-9••520 CObFado AVe.; Santa tdonlca,Cq 90x01 ~:_. „j., ipp i _`'+'v> 5.~; .. ;. :. ~~• • '"r..~. r 7. El Is Intended. ttiai any Cdnclusfon of Law herein that ought more propedy to 6e considered a Fihding of Faci be so deemed. t .-_. _....._._-.t ........ ........ .:. ... ... 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 r; ... . ,.:.~ .'~ `~r ,JPdA®{ ~°µ'w~~ 43.'4?L . `'~ 3 . `k:¢ ;~ , _V 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 ($3582}`(5xhI611 2, p, 7, Exhi611 ~32) (soe discusslam at pp. 1B• lt39j t rl. r. ~ia - ~-. t-1¢~ lv. There Is no evtdogee a! rsn{ loss In the Base year. ~/ sea dtsausstpn al'pp is•zo . .~ f . y t.. ,. ' d ;: ;- .. .;;.i;....':'.. ~.' { li$dOS/357A 81fRo'Vls'pd TaGfd'd - .. '.'~. _ L F [[[ t Y ~ -,- 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. r LJ~~~C j~~ 7Y i'. S -'-!. XtJ.} -~.(C k3d` _r -ti : ,°9j'' 161) 3,i pp" 4 9 Inclado`s; legal anii ~eccounll~np~($2,006f snd5`ias(darit`"manager s"ranl (S2,A04 (nr (lcoi olo-s oonilnuad on nox~ pupo) . ±.1,4'08/3578 B ; rs61n~ 3 ~ - ~ ~ ~ - 1i 3k; 3 I, a r u.- -_- ,_~. T c rT .-.~.ti~.pr1 ~ t rr~ ~' ~ ~ - ' .'~t S - xvJ~v,e ~,i}E b-,;:i: rrfi tf ~l r - ~rvr it-. ~~ . Board OeGSlon i•tkWr357R•e -•520 Coloratla Avenue, Sanla Monica, CA 90401 141 p;; rlere~ a~~ow8vlaence of owner par(orme0 t. "EShlti(~s"18'and~226. ~lnctuiias'tfceose ~anc II I3 Pant Control 9oard policy-nnt to allow None claimed, Ing`($551)~; (~shibll j8,pp:'4;~8, pp. 20.36); dlt•slta management ',840 Icr ^n(1 1, except 6/94) {SI,200); ~meier(ais (55,596); charges {Sa4), year, board bepiSMn Lfd03r357 ~ - _... ...._ . .. .. _ .... . . R•8 520 Catprado Avenue, Santa MoNCa, Cq g~gpi ..:%Fr '. 1:~ ~~ •; u + ~a ' "34th..,.-... e le 4 - ~N ai~00eralfnn~ln pr irei _ {Revised) ig78 Adlusled2A `< t -Current income2 ~ ... s) dI3Sl~rv t tgsd o--=~ t t .: • . $41,676 $52 9 ~ 4 - .. . ~ _ . Operating Expanses3 - r° 2~ 42$ . , 96 fi 49 - ~ - $79,'158 Perattng Income {<Jpj) 2 H .. - . 3y5;t78 $28,490 "- - _CAI AtlJustme`nlg • ~ ~ ~_ -_ $32,566 ` ~4 f;4i9 CurrenE ~NOj Nef7ricreasa ~=~8~ ' ~ - ~ $ 8 834 Capjtat ImprovBment`tnar`ease~ " c ' $8,834 1r }~ Ir4P$I9S7R 9 ' 4~ •il 71£x; ~r~daAa(! x!]9/85 µt'~fi4s6y''~'CPI at~~~`0/78 ~iBg,6 z"d58 G' `I896 - .. -t4 'td x6631 5631%ff §26 b98 a ~~s ~ . atmsd a a,~,~~a,+.. b y e $14,921 2ss 9 _+ ~. +-is"IG In IS•+`iZ~months `~ `~` r ~i -. at ,.w . 846,0..ro ndad'a'jf is $I8. ,;. .... 1~ t L ! ( r 1 V tt -'t - - - ~~- .f-.~ . a~ s N (,i•#.S*IaMrv } }fit ` ~. /v l a - t /~ ,~ . Re~Jspd 7'ab a + ~ ~' e ' ~: Sw" ^r 2 j, 'k 1 ~ ~ J fit` Board oeciston 61403r357R•B 520 Cofaradd AveriVS, Sanla lAortfca, Ch 904{!9 V Table ~ Herit Inn~Fase"bv U iit r - - {Revised)' ~ 'Curietit NY3t_ i M9$~ tncrA~,g? , w MA~ '1 $497 $4G $493 2 447 46 ~ 493 - . . 3 447 ~46 -"493 ~ - 4_ 429 ~ dG 475 - - ~ 5 - ~"447 ~ !i6 '493 ~ ~ ~.' i ai; ;?; - G 447 d6 ~ ~~93 ~ ~ t ~ ;i ,:7: - 447' - ~46 a493 ~ .~ ~ ~ ~ a. 6 `447 -- ~ ~ `~ ~ 46 ~ ~ '493 _. , , . ~ - 9 -•d47 4G 493 ~ ~~ 8=2 z SD X447 ~B 483 Y ,1s~. .9293 ~ AG '475 a =447 ~ ~4G "4s3 l ~ }' , - ... , . .. ~ {t '.t2A * 4`47 . ':qs nA93 , . ~ , wi - - ~ ~o{`A ~4=4T ~ ~ ''4G ~ `4`93 ~ ~ ~ .. - ;. j 6 . 447, ' `4G .. X93 ~ ~,`;. 18 ~4d7. ~ ~'4G ` 3 , , . 49 .. ,:~ ... ~ : .,;r: " < ~ 5 ~ z» - ~ ,~{o n o~ ~ ~ {` 2/ i~ro~q{ o60 ooJYO~oef'~''.,.n '~Y ~' F ~ ~~s ,,.~ S ~,~- ~- - 3l Thb'oc~Ciai~~n!tT'~F ~ ,~ ~x .~ ~g r-, + r~-Su• ~f}~~ t Y9$~~ 0.88 ,3111thG{Thfa9 td(g~(nC 8n80.q(Bgtal~OfB(~t iD"~ Ourro 7 ~' ol a t f 1 '~ ~ ~ " ~ " ` ~ {; r p , g RF o c v ,~ j955+j. aWeV i Bf t(t is 9 a d pp oolta o aYldlho tan lnaraase lo 'Tfio MAR ho)ara Thraaryafd when iha ~T(lroa3rold Is q(ontod allot thepa{pbha calronl`:Yorir i - '- ~~ • t (+t - - ~ j; r '; . i ~,,~~ t ` 4 ~ 1 ' a1 3/J",7AB `Ha~lsdTaGly ff ~ a-~ ~:+ ; t . ,.. •. .. ~ - .. . :;fig , 4 55~~ 4 n r. i . T- Y ;)ctt ! u1 :Mi j6Y (,mil 't ' ~ l~4 4f (YiA1 # I.~I 4.•r f ~C..,o t r n t ! P z 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 ._ r .JF::~. r~` ,(;A ~' 5`Y~iic~ _. :} ^; ~~:~~ ~~! -'i f,~ S. Confsrii~=n{'Pro eras` at; To. be deemed proper, arequest-tor p{aparallan of an admintstratlve record must:. I IT N ~,,, ~%~, 3 .x _.. _-- ~, ~s ~~ C~6<ISlJLT19~lG 9i~lC, 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.