HomeMy WebLinkAbout55B - AA FOR RESO RELOCATION PLAN FOR WARNER AVEREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
FEBRUARY 18, 2020
TITLE:
APPROVE AN APPROPRIATION
ADJUSTMENT FOR $140,000; ADOPT A
RESOLUTION APPROVING A RELOCATION
PLAN FOR WARNER AVENUE PHASE 2
IMPROVEMENTS BETWEEN OAK STREET
AND GRAND AVENUE
(PROJECT NO. 18-6901)
(NON -GENERAL FUND)
CLERK OF COUNCIL USE ONLY:
APPROVED
❑
As Recommended
❑
As Amended
❑
Ordinance on 1" Reading
❑
Ordinance on 2ntl Reading
❑
Implementing Resolution
❑
Set Public Hearing For
rK•�►nutn�.ic.
/s/Kristine Ridge FILE NUMBER
CITY MANAGER
RECOMMENDED ACTION
1. Approve an appropriation adjustment of $140,000 in Measure M2 Competitive, Arterial
Capacity Enhancements grant funding from the Measure M-Street Construction revenue
account and appropriate the same amount to the Measure M2 Competitive Street
expenditure account for the relocation plan mentioned below.
2. Adopt a resolution approving the Relocation Plan for Warner Avenue Phase 2 Improvements
between Oak Street and Grand Avenue.
DISCUSSION
Warner Avenue is classified as an east -west major arterial in the City's General Plan Circulation
Element and the County of Orange Master Plan of Arterial Highways. Improving this one -mile
segment from Main Street to Grand Avenue has been a long-term priority project that is being
constructed in several phases. Improvements include widening the roadway from four to six lanes
and constructing safety and aesthetic enhancements, including installation of parkways, raised
landscape medians, storm drains, protected bike lanes, sound walls, streetlights, and traffic
signals. The City is acquiring properties for the development of Phase 2 bounded by Oak Street
and Grand Avenue (Exhibit 1). Construction is anticipated to begin in summer 2021.
Pursuant to California Government Code, a public entity is required to adopt a relocation plan by
resolution whenever it enters into an agreement for acquisition of real property or an agreement
for the disposition and development of property that would lead to displacement of people from
their homes. In conformance with this provision, the City prepared a Warner Avenue Phase 2
Relocation Plan (Relocation Plan) to outline the requirements for moving and reestablishing
displaced residential and business occupants, and to demonstrate the level of advisory and
financial assistance that will be provided (Exhibit 2). Based on occupant interviews, needs
analyses, and searches for appropriate replacement sites, the total estimated relocation cost is
55B-1
Relocation Plan - Warner Avenue Phase 2, Oak Street to Grand Avenue
February 18, 2020
Page 2
approximately $1,250,000. The resolution adopting the Relocation Plan requires City Council
approval before the property acquisitions can proceed (Exhibit 3).
The Draft Relocation Plan was made available for public review for 30 days, beginning December
20, 2019, at the Santa Ana Public Library main branch, the Clerk of the Council's Office, the Public
Works Agency public counter, Delhi Center, and on the City's website. Each potentially displaced
occupant and affected property owner was given an advisory notice regarding Relocation Plan's
availability and an opportunity to submit questions and comments by February 4, 2020. All
comments/questions and responses have been incorporated into the Relocation Plan herein
presented for City Council approval.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #6 - Community Facilities &
Infrastructure, Objective #1 (establish and maintain a Community Investment Plan for all City
assets), Strategy G (develop and implement the City's Capital Improvement Program in
coordination with the Community Investment and Deferred Maintenance Plans).
Approval of this item also supports the City's efforts to meet Goal #3 - Economic Development,
Objective #2 (create new opportunities for business/job growth and encourage private
development through new General Plan and Zoning Ordinance policies), Strategy C (support
business development and job growth along transit corridors through the completion of critical
transit plans/projects).
ENVIRONMENTAL IMPACT
On September 1, 2015, the City Council approved the Warner Avenue Final Environmental Impact
Statement (SCH No. 2012101004).
FISCAL IMPACT
A grant award of $10,560,000 in Orange County Transportation Authority (OCTA) Measure M2
Arterial Capacity Enhancements (ACE) funding for Warner Avenue Improvement Project right-of-
way activities was recognized in the Fiscal Year 2018-19 Capital Improvement Program. Due to
OCTA Board action in May 2019, all M2 payments to the City have been suspended until City
regains M2 eligibility. Subsequently, the budget appropriation for this project was not carried
forward to the City's Fiscal Year 2019-20 Budget. City staff wishes to proceed with project delivery,
as pending M2 funds will be reimbursed to City once compliance with the Maintenance of Effort
requirements are accepted by OCTA, with anticipated renewal in early 2020. Therefore, the
requested Appropriation Adjustment (Recommended Action No. 1) will reappropriate $140,000 of
the grant award to provide sufficient funding to complete this relocation plan. If the City does not
receive the Measure M2 funding as expected, this project will be backfilled with an alternative
funding source.
Approval of the requested Appropriation Adjustment will recognize $140,000 in the Measure M-
Street Construction Fund, Measure M2 Competitive revenue account (No. 03217002-52332) and
appropriate the same amount into the Measure M-Street Construction Fund, Measure M2
Competitive Street, Improvements Other Than Building expenditure account (No. 03217663-
66220). As a $340,000 contribution from the City of Tustin has already been budgeted in the
55B-2
Relocation Plan - Warner Avenue Phase 2
February 18, 2020
Page 3
Oak Street to Grand Avenue
Warner Avenue Improvements Project (No. 18-6901), a total of $480,000 will be available for
relocation expenditures in FY 2019-20 as follows:
Fiscal Year
Accounting Unit-
Fund Description
Accounting Unit,
Amount
Account No.
Account Description
Warner Avenue
2019-20
05917668-
Select Street
Tustin CFD,
$340,000
Feb. -June
66220
Construction
Improvements Other
Than Building
Measure M2
2019-20
03217663-
Measure M2
Competitive Street,
Street
$140,000
Feb. -June
66220
Construction
Improvements Other
Than Building
TOTAL
$480,000
Funding for remaining $770,000 of the estimated total cost of $1,250,000 will be budgeted and
made available in the Warner Avenue Improvements Project (No. 18-6901) in the accounts listed
below.
Fiscal Year
Accounting Unit-
Fund Description
Accounting Unit,
Amount
Account No.
Account Description
Warner Avenue
2020-21
05917668-
Select Street
Tustin CFD,
$226,000
July - June
66220
Construction
Improvements Other
Than Building
Measure M2
Measure M2
2020-21
03217663-
Street
Competitive Street,
$544,000
July - June
66220
Construction
Improvements Other
Than Building
TOTAL
$770,000
Nabil Saba, PE
Acting Executive Director
Public Works Agency
NS/KN
Exhibits: 1. Location Map
2. Relocation Plan
3. Resolution
APPROVED AS TO FUNDS AND
ACCOUNTS:
Kathryn Downs, CPA
Executive Director
Finance & Management Services Agency
55B-3
EXHIBIT 1
A,
To
MATCHLINE
SEE BOTTOM LEFT
r HICKORY ST
CIE
N o7I
016-0e0-26
MONROE-
e T
ELEMENTARY ILL
016-104-21
ILL—L _i eo5 E. DONEE AVE ,
016-090-22
O16-090-25 OAK S T DELHI PARK 016-104-29
zzal A. xaunonv ST
NAT]ARMO GUARD' J
ARMORY _ T�
HALLADAY ST
z° ti 9� ��
016-096-24 016-105-1 NAT]ONAL GUARD 224Ss. HALLARAYSL
ARMORY o — _
RMON AI 05E. ARN—AO
AI 905 E. WANNER AV[
--- _
016-105-21
o I� HALLADAY
, 9H9 E. WARNER AVE
N1
016—o90—z1 KILSON DR
BINATIONAL GUARD _ ��
ARMORY T_
016-133-aa
016-103 `r
15 S. rc 3— HH
016-133-33
CEDAR ST
016-090-22 016-133-32
DELHI PARK m �,
�6-133-31
LJ
HICKORY ST
MATCHLINE
SEE TOP RIGHT
LEGEND:
EXHIBIT 1 �"����
SANTA ANA TITLE:
PURCHASE AGREEMENTS FOR WARNER AVENUE
V�V A � IMPROVEMENTS (PROJECT NO. 18-6901
FV6L1L ; AGENCY NONGENERAL FUND)
IStrateaic Plan No. 6. 1. G: and 3. 2. CI
55B-4
z 7p
MATCHLINE
SEE BOTTOM RIGHT
016-133-29
016-133-47
016-133-43
016-150-09
LEGEND:
SANTA ANA
u
Paewc w1111 nIENII
w
wm3
VERGREEN ST
�6
pe
J
O
ON
TANDARD AVE
016-120-49
1201 E. WPRNE6 nVE
EXHIBIT 1
016-150-09
016-150-74
HATHAWAY ST
MATCHLINE
SEE TOP LEFT
TITLE:
PURCHASE AGREEMENTS FOR WARNER AVENUE
IMPROVEMENTS (PROJECT NO. 18-6901
NONGENERAL FUND)
IStrateaic Plan No. 6. 1. G: and 3. 2. CI
55B-5
z 7"
MATCHLINE
SEE BOTTOM RIGHT
�- w------------
-
01 4-281 -1 9
1301 E. WARNER AVE
�= HATHAWAY ST
i
v
s 014-281-12
V11 014-281-07
014-281-21
MATCHLINE
SEE TOP LEFT
LEGEND:
EXHIBIT 1
SANTA ANA TITLE:
PURCHASE AGREEMENTS FOR WARNER AVENUE
- V�V A � IMPROVEMENTS (PROJECT NO. 18-6901
P�a�,� WORKS;o�EHw NONGENERAL FUND)
IStrateaic Plan No. 6. 1. G: and 3. 2. CI
55B-6
EXHIBIT 2
PARAGON
PARTNERS
LTA
ADVISORY NOTICE
December 20, 2019
On behalf of the City of Santa Ana, we are notifying you that the draft Relocation Plan (Plan) for
the Warner Avenue Improvements Phase 2 Project - Oak Street to Grand Avenue (Phase
2) has been completed. The Plan will be available for public review until Monday. February 3,
2020.
All written comments regarding the Plan should be submitted no later than 5:00 pm, Monday.
February 3, 2020. The Relocation Plan is available for your review at the following locations:
City of Santa Ana
City of Santa Ana
City of Santa Ana
20 Civic Center Plaza
20 Civic Center Plaza
Public Library
City Hall, 81" Floor
Ross Annex Bldg. 1 s' Floor
26 Civic Center Plaza
Santa Ana, CA 92701
Santa Ana, CA 92701
Santa Ana, CA 92701
Monday -Thursday
Monday -Thursday
Monday -Thursday
(8am-5pm)
(8am-5pm)
(10am-9pm)
Alternate Fridays
Alternate Fridays
Friday & Saturday
(8am-4pm)
(8am-4pm)
(10am-6pm)
Sunday (12pm-4pm)
The draft Relocation Plan will also be posted at the following link:
hftps://www.santa-ana.orq/pw/warner-avenue-improvements
Delhi Community Center
505 E. Central Avenue
Santa Ana, CA 92701
Monday -Thursday
(8:30 am-8pm)
Friday (8:30 am-4pm)
If you have any comments regarding the draft Relocation Plan or the proposed project, submit
your written comments by Monday, February 3, 2020 to:
Thi Le
Paragon Partners, Ltd.
5660 Katella Avenue, Suite 100
Cypress, CA 90630
De dupac giOp da b&ng tieng Vi6txin vui long lien lac (714) 379-3376 Ext. 112.
5660 Karelia Avenue, Suite 100 1 Cypress, California 90630
714.379.3376 1 888.899.7498 1 048484 1 www.paragon-partners.com
11
PARAGON
PARTNERS
LTA
NOTA DE AVISO
20 De Diciembre Del 2019
En parte de la Cuidad de Santa Ana, le notificamos que el Proyecto de Plan de Reubicacion
(Plan) para el Proyecto de La Mejora de la Calle Warner — Oak Calle y Grane Avenida (Fase 2)
se ha completado. El Plan estara disponible para revision publica asta el Lunes, 3 De Febrero
Del 2020.
Todos los comentarios con referencia al Plan deben ser sometidos por escrito no mas tarde de
las 5:00 de la tarde en el lunes, 3 De Febrero Del 2020.
El Plan de Reubicacion esta disponible para su revision en las ubicaciones siguientes:
City of Santa Ana
20 Civic Center
Plaza
City Hall, 81h Floor
Santa Ana, CA
92701
Monday -Thursday
(8am-5pm)
Alternate Fridays
(8am-4pm)
City of Santa Ana
20 Civic Center Plaza
Ross Annex Bldg. 1 sc
Floor
Santa Ana, CA 92701
Monday -Thursday
(8am-5pm)
Alternate Fridays
(8am-4pm)
City of Santa Ana
Public Library
26 Civic Center
Plaza
Santa Ana, CA
92701
Monday -Thursday
(10am-9pm)
Friday & Saturday
(10am-6pm)
Sunday (12pm-
4pm)
Delhi Community
Center
505 E. Central Avenue
Santa Ana, CA 92701
Monday -Thursday
(8:30 am-8pm)
Friday (8:30 am-4pm)
El Plan de Reubicacion borrador tambien se publicaran en el siguiente enlace:
hftps://www.santa-ana.orq/pw/warner-avenue-improvements
Si tiene cualquier comentario con respecto al Plan o el proyecto propuesto, envie tus
comentarios por escrito por el Lunes, 3 De Febrero De 2020 a:
Thi Le
Paragon Partners, Ltd.
5660 Katella Avenue, Suite 100
Cypress, CA 90630
De dupac giOp da bang tieng Vietxin vui long lien lac (714) 379-3376 Ext. 112.
5660 Karelia Avenue, Suite 100 1 Cypress, California 90630
714.379.3376 1 888.899.7498 1 Fax 6018484 1 www.paragon-partners.com
II I� • 1.17,0 I 1
r
RELOCATION PLAN FOR THE
Warner Avenue Improvement Phase 2
Project
From Oak Street to Grand Avenue
PREPARED FOR:
CITY OF SANTA ANA
Public Works Agency— Design Engineering
20 Civic Center Plaza, M-36 • P.O. Box 1988
Santa Ana, California 92702
vmv Santa-ana.oro
Paragon Partners Ltd.
5660 Katella Ave, Suite 100
Cypress, CA 90630
December 20.2019
55B-9
TABLE OF CONTENTS
Introduction ..............................
I. Project Area Description...........................................................................................................................z
A.
Regional Location............................................................................................................................z
B.
Project Site Location and Description............................................................................................3
C.
General Demographic and Housing Characteristics.......................................................................4
11. Assessment of Relocation Needs.............................................................................................................5
A.
Survey Methods...............................................................................................................................5
B.
Field Survey Data - Residential............................................................................................................5
1. Housing Mix..............................................................................................................................7
z. Occupancy Standards...............................................................................................................7
3. Income.......................................................................................................................................7
4. Ethnicity/Language...................................................................................................................7
5. Households with Seniors...............................................................................................................8
6. Households with Disabilities.........................................................................................................8
7. Preferred Relocation Areas...........................................................................................................8
C.
Field Survey Data - Non-Residential...............................................................................................8
III. Relocation Resources................................................................................................................................9
A.
Methodology...................................................................................................................................9
B.
Replacement Housing/Commercial Site Availability ....................................................................io
1. Residential For -Sale and Rental Housing...............................................................................
io
z. Loss of Goodwill......................................................................................................................
io
C.
Summary.........................................................................................................................................
11
D.
Related Issues.................................................................................................................................ii
1. Concurrent Residential Displacement.....................................................................................
11
z. Temporary Relocation..................................................................................................................ii
IV. The
Relocation Program..........................................................................................................................
11
A.
Program Assurances, Standards and Objectives...........................................................................
n
B.
Relocation Advisory Assistance....................................................................................................
12
C.
Relocation Benefits - Residential......................................................................................................13
1. Residential Moving Expense Payments.....................................................................................13
z. Rental Assistance to Tenants/Owner-Occupants Who Choose to Rent ...............................14
3. Down payment Assistance to Tenants Who Choose to Purchase........................................16
D.
Last Resort Housing......................................................................................................................
17
E.
Determinations of Comparable Housing......................................................................................
17
F.
Relocation Benefits -Commercial Tenants, and Non-profit Organizations.................................17
1. Payment for Actual Reasonable and Necessary Moving and Related Expenses..................18
z. Self-Moves...............................................................................................................................19
3. A Fixed Payment in Lieu of a Payment for Actual Reasonable Moving and Related
Expenses.................................................................................................................................
zo
G.
General Information Regardingthe Paymentof Relocation Benefits..........................................zo
H.
Relocation Tax Consequences......................................................................................................
21
55B-10
V. Administrative Provisions
...................................................................................21
A. Holdover Tenancies.....................................................................................................................21
B. Notices..................................................................................................................................
zz
C. Privacy of Records................................................................................................................
23
D. Grievance Procedures................................................................................................................z3
E. Eviction Policy.......................................................................................................................
23
F. Citizen Participation..............................................................................................................
23
G. Projected Dates of Displacement.............................................................................................
25
H. Estimated Relocation Costs..................................................................................................
25
List of Tables
Table 1: 2010 US Census Population - City of Santa Ana and Impacted Tract (740.03, 742, 743) ••• 4
Table z: 2010 US Census Housing Units - City of Santa Ana and Impacted Tract (740.03, 74z, 743)
4
Table3: Affected Residential Dwellings.................................................................................................5
Table 4: Affected Non -Residential Uses............................................................................................. g
Table 5: Availability and Cost of Replacement Rental Housing (Conventional)..............................10
Table 6: Availability and Cost of Single -Family Residences for Sale.................................................11
Table 7: Schedule of Fixed Moving Payments.....................................................................................14
Table 8: Computation of Rental Assistance Payments..........................................................................15
List of Figures
Figure 1: Regional Project Location............................................................................... z
Figure z: Project Site Location.............................................................................................................................3
List of Exhibits
Exhibit A: Residential Interview Form
Exhibit B:
Business Interview Form
Exhibit C:
HUD Income Limits -Orange County
Exhibit D:
Homes for Sale and Rent Listings
Exhibit E:
Business Informational Brochure
Exhibit F:
Residential Informational Brochure
Exhibit G:
Public Comments and Response
55B-11
Introduction
The City of Santa Ana (City) has authorized the preparation of a Relocation Plan
(Plan) in connection with the commencement of right of way acquisition activities for
the Warner Avenue Improvements (Oak Street to Grand Avenue) Project (Phase z), a
street improvement project from Oak Street to Grand Avenue, in the City of Santa Ana,
in Orange County, California.
The Project will require the acquisition of fourteen (14) properties resulting in the
permanent displacement of twenty-one (z1) residential households and one (i)business
occupant.
Funding for the Project comes from a combination of local funds and OCTA Measure
Mz funds. This Relocation Plan conforms to the requirements of the California
Relocation Assistance Law, California Government Code §726o, et seq.; the Relocation
Assistance and Real Property Acquisition Guidelines; California Code of Regulations, Title
25, Division i, Chapter 6 (Guidelines); and the City's adopted right-of-way policies and
procedures.
Paragon Partners Ltd., an experienced acquisition and relocation firm, has been
selected to prepare this Relocation Plan, and will provide all subsequently required
relocation assistance in association with any permanently displaced households or
non-residential occupants. In compliance with statutory requirements, the Relocation
Plan has been prepared to evaluate the present circumstances and replacement housing
requirements of Project tenants.
The Plan is organized in five sections:
The regional and specific location of the Project (SECTION 1);
z. An assessment of the relocation needs of those persons subject to
displacement as a result of the Project (SECTION 11);
3. An assessment of available residential and commercial replacement sites within
the Santa Ana and surrounding areas (SECTION III);
4. A review of the relocation assistance program to be offered to the displaced
residential and business occupants (SECTION IV); and
5. Necessary administrative provisions (SECTION V).
1
55B-12
I. Project Area Description
A. Regional Location
The Project is located in the City of Santa Ana within Orange County. Santa Ana is
located approximately 30 miles southeast of the City of Los Angeles and is travelled by
Intestate 5 (1-5) and easily accessible by State Routes 22 and 55. Adjacent communities
include Tustin, Orange, Anaheim, Westminster, Fountain Valley, Costa Mesa and Irvine.
(See Figure t: Regional Project Location)
e Santa Ana Zoo
WiHs4 W51Bl p9 zt
SANTA ANA
W War—Ava
, W., .
C
A
Are �S
SOUTH COAST
SOUTH COAST wu.�nan�r ei,a
METRO
Sunlbwe-A'rp
South Coast Plaza Q ss
n u� nNa
Mitsuwa Marketplace
Figure is Regional Project Location
'Wroject Site
¢os
2
55B-13
ENu Rd
IRVINE BUSINESS
C Goerglie
Mw'edAon hre
55 �
COME
Alf
B. Project Site Location and Description
The Project site is on Warner Avenue between Oak Street and Grand Avenue (See Figure z:
Project Site Location) The Project Site is located approximately 4.5 miles south of State
Route zz (SR-zz), z miles southwest of Interstate 5 (1-5), 2.5 miles east of the Santa Ana
River, and z miles north of Interstate 405 (1-405). Santa Ana is the County Seat and is the
second largest city in Orange County.'The Warner Avenue Improvements (Oak to Grand)
Project (Phase z) was planned and designed to incorporate complete street concepts
with storm drain quality features. Warner Avenue is classified as an East-West Major
Arterial in the City's General Plan Circulation Element (GPCE) and the County of Orange
Master Plan of Arterial Highway (MPAH). Improving the i-mile Warner Avenue segment
from Warner Avenue to Wright Street has been a long-term priority project that is being
constructed in several phases. Improvements include widening from a four- lane roadway
to a six -lane arterial to address safety issues and provide adequate vehicular capacity;
and installing parkway, raised median landscape, storm drain, protected bike lanes, street
lights, and traffic signals.
Figure z: Project Site Location
' City of Santa Ana website: , httos://www.santa-ana.org(pw/warner-avenue-improvements accessed December 18, zot9.
According to the 2010 U.S. Census, the population of the City of Santa Ana was 324,528, and the
population of the impacted CensusTract is 16,979 (see Table i below). Corresponding Census data
concerning the housing mix is shown in Table z, below.
3
55B-14
Table 1: 2010 US Census Population - City of Santa Ana and Impacted Tracts (740.03,
742 & 743)
Number.
within
PopulationPersons
Total population
16,979
to0.0%•
324,528
too.o%•
White
7,901
46.7%
148,838
45.9%
Black or African American
156
t•t%
4,856
1.5%
American Indian or Alaskan
Native
68
0.8%
3,26o
1.0 %
Asian
467
1.4%
34,138
10.5%
Native Hawaiian and Other
Pacific Islander
48
o.t %
976
0.3%
Some other Race
8,576
44.7%
120,789
37.2%
Two or More Races
520
2.8%
11,671
3.6%
Hispanic or Latino
(of Any Race)
15,599
95.2%
253,9z8
78.2%
U.S. Census Bureau provides additional descriptive population data where persons are identified as either
"Hispanic or Latino (of any race)" or"Not Hispanic or Latino." The sum of these two categories will equal the
total population of a data set.
Table 2: 2010 US Census Housing Units - City of Santa Ana and Impacted Tract (740.03,
742 & 743)
Type
Number of Units
within the tracts
Percentage
City
Percentage
Total occupied units
3,276
96.6%
73,174
95.2%
Owner -occupied
1,793
60.4%
34,756
47.5%
Renter -occupied
1,483
39.6%
38,418
52.5%
Vacant Housing Units
471
100.0%
3,722
4.8%
Available for Sale Only (of Total
Vacant Units)
31
30.8%
693
18.6%
Available for Rent - Full Time
Occupancy (of Total Vacant
Units)
219
42.3%
1,983
53.3%
Sold or Rented (Not Occupied -
(of Total Vacant Units)
8
1.25%
183
4.9%
Otherwise Not Available (e.g.,
seasonal, recreational,
migratory, occasional use) (of
Total Vacant Units)
9
1.7%
132
3.5%
Other Vacant (of Total Vacant
Units)
204
35.0%
731
19.6%
Source: U.S. Census Bureau, accessed December 2oi9.
4
55B-15
II. Assessment of Relocation Needs
A. Survey Methods
To obtain necessary information for the preparation of this Plan, field research of
potentially affected residents and business operator was conducted. The research included
in -person interviews and field analyses of affected residential and commercial parcels to
identify displaced occupants and gather preliminary information for relocation planning.
Detailed in -person interviews were conducted with affected residential occupants to
gather necessary information, including information such as household size and
composition, income, monthly rent obligation, length and type of occupancy, language,
disabilities/health problems, and replacement housing preferences(ExhibitA).
In -person interviews are an important factor in the planning and relocation of displacees. In
the early planning process, careful attention is paid to the physical needs of individuals with
disabilities, and elderly displacees to make sure that these individuals receive appropriate
care and housing.
The interviews were conducted on -site in homes and places of business in English, Spanish,
or other necessary languages, as appropriate. Follow-up contacts were made with
occupants to gather more information and/or to provide information or notices that would
be or were made through personal visits and by telephone.
The descriptive data in this Plan concerning residents and businesses are based on in -
person interviews and field observations. Samples of the residential and business interview
forms used in the interview process are attached as Exhibits A and B of this report.
B. Field Survey Data - Residential
The Project will impact 13 single-family residential (SFR) dwellings with ig residential
households, 1 residential duplex (SFR) with z residential households. Survey information
was obtained from ig of the 21 occupied residential households (go%). The City has adopted
and would adhere to its local housing occupancy standards to make sure housing is of the
appropriate size in relocating the affected occupants.
Table 3 below shows current housing in the Project area including bedroom size.
5
55B-16
Table 3: Affected Residential Dwellings
Property..
Address..
t
2246 S. Kilson
Residential
SFR
Bedroom
4
3
Owner
Santa
Drive
Ana
2
2241 S. Kilson
Residential
Duplex
2
4
Tenant
Santa
Drive
Ana
3
2245 S. Kilson
Residential
Duplex
2
5
Tenant
Santa
Drive
Ana
4
705 E. Warner
Residential
SFR
4
4
Owner
Santa
Avenue
Ana
5
705 E. Warner
Residential
Room to
t
4
Tenant
Santa
Avenue
rent
Ana
6
2245 Hickory
Residential
SFR
TBD*
TBD*
Tenant
Santa
Street
Ana
7
809 E. Warner
Residential
SFR
3
TBD*
Owner
Santa
Avenue
Ana
8
2244 Halladay
Residential
SFR
4
2
Owner
Santa
Street
Ana
9
2244 Halladay
Residential
Room to
t
2
Tenant
Santa
Street
rent
Ana
10
2244 Halladay
Residential
Room
t
2
Tenant
Santa
Street
to rent
Ana
ii
2245 Halladay
Residential
SFR
2
7
Tenant
Santa
Street
Ana
12
905 E. Warner
Residential
SFR
3
2
Owner
Santa
Avenue
Ana
13
905 E. Warner
Residential
Room to
t
2
Tenant
Santa
Avenue
rent
Ana
14
905 E. Warner
Residential
Room to
t
3
Tenant
Santa
Avenue
rent
Ana
15
909 E. Warner
Residential
SFR
4
5
Owner
Santa
Avenue
Ana
16
2246 Cedar Street
Residential
SFR
3
6
Owner
Santa
Ana
17
2247 Cedar Street
Residential
SFR
4
5
Owner
Santa
Ana
18
2246 Evergreen
Residential
SFR
3
4
Tenant
Santa
Street
Ana
19
2247 Evergreen
Residential
SFR
4
4
Owner
Santa
Street
Ana
20
2247 Evergreen
Residential
Room to
t
2
Tenant
Santa
Street
rent
Ana
21
2246 S. Standard
Residential
SFR
3
5
Owner
Santa
Avenue
I
I
I
Ana
*Unable to interview occupants
55B-17
1. Housing Mix
As shown in Table 3, the Project area includes zt households occupying 13 single family
residences, i residential duplex (SFR), some with multiple households in one dwelling and or
converted into multiple units. ii of the affected households are tenant -occupied, io are owner -
occupied and i unknown occupant due to inability to contact or to meet with occupant.
Occupancy information will assist in determining the relocation needs and scope of assistance
provided. No mobile homes will be affected by the Project.
z. Occupancy Standards
The standard for housing density adopted by the City allows two persons per bedroom and one
person in a common living area. The City adheres to the state building code occupancy standard
based on the squarefootage of dwellings for households largerthan eight members. Referrals to
replacement housing provided to occupants may reflect the need for larger accommodations to
comply with the state and City of Santa Ana code requirements.
Generally, these standards allow for up to three persons to occupy a one -bedroom unit, five
persons in a two -bedroom unit, and seven persons in a three -bedroom unit. Any households with
more than eight members would require a four -bedroom replacement unit based on the
respective size of that unit, per the state building code.
3. Income
Information as to the household's income is gathered from residential interviews to determine
individual relocation needs and the scope of financial relocation assistance that may be provided.
Low-income households may experience challenges qualifying for the purchase or rent of
replacement housing. Advance replacement housing payments may be needed to assist
displacees in qualifying for loans or leases. Low-income households that choose to rent may be
eligiblefor additional assistance.
Based on information obtained from the residential interviews, at least eight households may
be identified as low-income households. According to the low-income standards for the
Housing Authority of the County of Orange (Exhibit C), adjusted for family size as published by
the State of California, Department of Housing and Community Development (HCD), the 2019
low income limits are defined as follows:
Family Size
i
1 z
3
1 4
5
1 6
1 7
1 8
Low Income
Limits 2019
$66,500
$76,000
$85,500
$94,950
$102,550
$110,150
$117,750
$125,3 00
Source: Department of Housing and Community Development (HCD) website, accessed December 9, 2019.
4. Ethnicity/Language
Per the 2013-2017 U.S. Census American Community Survey Five -Year Estimate, 80.3%2 of the
population in the City of Santa Ana speaks a language besides English at home. Based on
information obtained from the residential interviews of the zt displaced households, Spanish is
the primary language spoken at home. Language services are available to assist the requirements
of all affected occupants.
7
55B-18
5. Households with Seniors
Per the 2013-2017 U.S. Census 5-Year Housing Unit Estimate, 7.2%2 of the total households consist
of occupants 65 years of age or over. Specific care is taken to identify and address the needs of
senior occupants who may require special accommodations. Based on information obtained from
residential interviews, 3 households have occupants that are overthe age of 65.
6. Households with Disabilities
Per the 2013-2017 U.S. Census 5-Year Housing Unit Estimates, 6.7 %3 of the civilian non -
institutionalized population consist of persons with a disability. Disabilities may include a variety
of physical mobility impairments, including psychological and other physical health issues. Care is
taken to meet the special needs of each household, particularly as these needs involve physical
access to accommodations. Early identification of individual health issues would enable
relocation staff to more effectively manage the relocation process. In all cases involving physical
or mental impairments, additional services will be provided to ensure close individual case
monitoring. Based on information obtained from the residential interviews, there may be one
households with one occupant that may have disabilities.
7. Preferred Relocation Areas
The residential interviews identify specific replacement site needs and preferences and assist in
planning replacement housing accordingly. In residential interviews, many residents tend to
express a preference to remain in the community in orderto maintain current school enrollment,
access to employment, medical facilities, recreational resources, and public transportation. Based
on information obtained from the residential interviews, the affected households have indicated
a preference to remain in the local Santa Ana, Orange, Tustin and Garden Grove areas.
United States Census Bureau web site, accessed December 18, zoi9, htto://www.census.gov/ouickfacts.
3 United States Census Bureau web site, accessed December 18, zoi9, htto://www.census.gov/ouickfacts.
C. Field Survey Data - Non -Residential
The Project has identified one non-residential occupant that would be displaced. Survey
information was obtained from this one business owner.
The one business impacted by the Project would be considered a small business. The affected
business would require cost-effective medium to small accommodations to new home as it is
a Day Care operated from the impacted person's home, with proximity to existing customer
base. A detailed interview with the business owner is instrumental in identifying suitable
replacement sites.
Generally, interviews with the business tenants are crucial in addressing various complex
relocation issues early in the process, including issues such as identification of trade fixtures and
equipment, tenant improvements, personal property/real property issues, and the relocation
requirements of various businesses that may become long lead items, such as obtaining special
permits or zoning requirements. Such items should be carefully reviewed and planned in
coordination with project time frames.
91
55B-19
The non-residential displacement may be identified as potential candidate for extensive advisory
services and relocation assistance.
Mommy Vicky's Daycare —Is a small daycare business run from inside one of the impacted homes.
It has a small clientele base of children from the surrounding neighborhood and local schools.
Services are provided to children ages z to 7 years of age.
Moving smaller businesses can be, more challenging than moving larger businesses,
presumably with larger capital reserves. For this reason, it would be essential to provide timely,
viable referrals to replacement sites, with assistance in relocation planning, while simultaneously
executing the move carefully and efficiently. Information obtained during the relocation
interview process will assist in determining the financial capacity of a business to accomplish a
move, and if an advance relocation assistance payment is necessary.
Upon implementation of the Relocation Assistance Program, relocation timing issues and
replacement site concerns will be discussed and addressed, as appropriate. The list of affected
businesses provided in Table 4 below reflects data gathered from field observations and business
interview.
Table 4: Affected Non -Residential Uses
III. Relocation Resources
The California Relocation Assistance Law provides that no eligible residential persons shall
be required to move from their dwelling unless comparable replacement dwellings are
available to such persons. The purpose of this section is to identify whether sufficient
comparable replacement housing resources exist for all potential residential displacees.
Additionally, while available replacement locations are not required for non-residential
occupants to move, a survey of available replacement commercial sites have been searched
to determine what sites may be available to the non-residential occupants and to determine
what impacts, if any, may occur due to a lack of available replacement sites. The City is
committed to making every effort to satisfactorily relocate all displaced occupants.
A. Methodology
To determine the availability of residential and commercial sites prior to the displacement
of occupants from the Project area, resources were researched through the following
sources:
• Internet sources (MLS listings, Zillow);
• Canvassing the Project area for properties available for lease and or for sale;
• Telephone and field contact with real estate brokerages serving the area;
• Classified rental listings from local publications, and;
9
55B-20
• Contacts with real estate/property management companies serving the community.
B. Replacement Housing Availability
t. Residential For -Sale and Rental Housing
A housing resource survey was conducted to determine the availability of replacement
housing within the City of Santa Ana sufficient to meet the needs of displaced rental
tenants and homeowners.
The replacement housing survey considered available one, two, three and four -bedroom
conventional housing for rent and for sale. This data is summarized in Tables 5 and 6, below.
The conventional housing survey, Table 5, identified 43 currently available, one, two, three
and four -bedroom conventional housing units for rent. The survey of available single-
family residences for sale, Table 6, identified 56 currently available three and four -bedroom
housing units for sale. The individual figures for number of units found by bedroom size are
presented in the tables, as well as location and price range.
Table 5: Availability and Cost of Replacement Rental Housing (Conventional)
One
A artment/Condo/Du lex 8
Santa Ana
$1,000 - $2,350
Two
Apartment/Condo/SFR 15
Santa Ana
$1,850 - $5,912
Three
Apartment/SFR 10
Santa Ana
$2,650-$3,300
Four
Apartment/SFR 10
Santa Ana
$2,650- $4,300
Source: Multiple Listing Service and Zillow, accessed December 2019
The rent ranges identified in the table above are among the figures used to make benefit and
budget projections for this Plan. The variances in the rent range are a result of age, condition,
size, and locational factors. Rates are subject to change according to the market rates prevailing
at the time of displacement. Exhibit D provides a detailed list of available housingfor rent and for
sale.
Table 6:
and Cost of
Residences for Sale
Three SFR 33 Santa Ana $498-$899
Four SFR 23 Santa Ana $478- $1,174
Source: Multiple Listing Service, accessed December 2019.
2. Loss of Goodwill
Goodwill consists of the benefits that accrue to a business as a result of its location; reputation
for dependability, skill, or quality; and any other circumstances resulting in probable retention of
old, or acquisition of new, patronage. Claims for loss of goodwill are not compensable under the
statutory provisions related to relocation assistance
to
55B-21
3. Summary
Considering the availability of replacement housing, adequate replacement resources exist in the
Project area for affected residential tenants and owner -occupants.
Although adequate replacement resources exist, based on surveyed results of rental and
purchase opportunities, and anticipated values of existing dwellings, occupants are anticipated
to have increases in monthly rents and/or higher purchase costs. These possible increases, if any,
would be met through the City's Relocation Assistance Program.
C. Related Issues
t. Concurrent Residential Displacement
The Project would not compete with or adversely affect the availability of comparable
replacement resources. There are no other known current public projects under way in the City
of Santa Ana or adjacent communities that currently would compete with the Project for housing
resources. The City intends to monitor the activity of local agencies. No residential displacee
would be required to move without adequate notice and access to available, affordable, decent,
safe, and sanitary housing.
z. Temporary Relocation
The Project is not anticipated to cause temporary displacements. Affected occupants will be
permanently displaced.
IV. The Relocation Program
The City of Santa Ana's (City) Relocation Program is designed to minimize hardship, be
responsive to unique project circumstances, maintain personal contact with all affected
individuals, consistently applying all regulatory criteria to formulate eligibility and benefit
determinations, and conform to all applicable requirements.
The City has retained Paragon Partners Ltd. (Paragon) to administer the Relocation Program.
Paragon has worked on more than 2,200 public agency acquisition and relocation projects
over the past 28 years. Additionally, Paragon has an extensive resume of public works
projects undertaken in other Orange County communities. Experienced City staff would
monitor the performance of Paragon and be responsible to approve or disapprove
Paragon's recommendations concerning eligibility and benefit determinations and
interpretations of the City's policy.
The Relocation Program consists of two principal constituents: Advisory Assistance and
Financial Assistance.
A. Program Assurances, Standards and Objectives
The City would provide the displaced residential and business occupants with the
assistance, rights, and benefits required under state relocation law and the City's policies
and procedures. The relocation program would provide advisory and financial assistance.
11
55B-22
Every effort would be made to facilitate relocation arrangements and minimize hardship for
displacees.
The program objectives would be as follows:
i. To fully inform eligible Project displacees of the nature of, and procedures for,
obtaining relocation assistance and benefits;
2. To determine the needs of each displacee eligible for assistance;
3. To provide continuously updated referrals to potential replacement sites within a
reasonable time prior to displacement and assure that no occupant is required to
move without a minimum of 90 days written notice to vacate;
4. To provide assistance that does not result in different or separate treatment due to
race, color, religion, national origin, sex, marital status or other arbitrary
circumstances;
5. To supply information concerning federal and state programs and other
governmental programs providing assistance to displaced persons;
6. To assist each eligible occupant to complete applications for benefits;
7. To make relocation benefit payments in accordance with the appropriate guidelines;
8. To inform all persons subject to displacement of City policies with regard to eviction
and property management; and
9. To establish and maintain a formal grievance procedure for use by displaced
persons seeking administrative review of City decisions with respect to relocation
assistance.
B. Relocation Advisory Assistance
Paragon staff is available to assist the permanently displaced households and business with
questions or concerns about relocation and/or assistance in relocating. Relocation staff is located
at 566o Katella Avenue, Suite ioo, Cypress, CA 90630, with office hours from 8:oo a.m. to 5:00
p.m., and can be contacted at (714) 379-3376. A comprehensive relocation program, with
technical and advisory assistance, would be provided to assist all persons being displaced as
a consequence of the Project. Personal contact would be maintained with all individuals until the
relocation process has been completed.
As discussed previously, Paragon Partners Ltd has been retained by the City to assist in the
administration of its relocation program. Paragon will work closely with City staff. City staff would
provide final approvals, or otherwise, of all Paragon recommendations. Every reasonable effort
would be made to ensure that the relocation of residents and businesses occurs with a minimum
of delay and hardship.
The following services will be provided:
i. The remaining interviews with residents located in the Project area will be completed to
gather information appropriate to the determination of needs and preferences regarding
replacement of existing facilities;
2. A printed Informational Brochure (Exhibits E and F) will be provided in English or the
displacee's language if subsequently be deemed necessary. Signed acknowledgements
will be obtained to verify receipt of this material;
3. A database will be maintained of available residential units for sale and commercial space
12
55B-23
and distribute replacement site referrals forth e duration of the Project;
4. Assistance will be offered to displacees in connection with arrangements for the purchase
of real property, if applicable, obtaining required business permits or licenses, the filing of
claim forms to request relocation benefits from the City and to obtain services from other
public agencies;
5. Special assistance in the form of referrals to governmental and non -governmental
agencies will be made, if requested;
6. Eligible displacees will be assisted with the preparation and submission of relocation
assistance claims;
7. Benefit determinations and payments will be made in accordance with applicable law and
City policy;
8. Assure that displacees are not required to move without a minimum of go days written
notice to vacate;
g. All person subject to displacement will be informed of City policies with regard to eviction
and property management;
io. A formal grievance procedure will be established and maintained for use by displaced
persons seeking administrative review of City decisions with respect to relocation
assistance; and
ii. Assistance will be provided that does not result in different or separate treatment due to
race, color, religion, national origin, sex, marital status or other arbitrary circumstances.
C. Relocation Benefits — Residential
Specific eligibility requirements and benefit plans would be detailed on an individual basis with
displacees. In the course of personal interviews and follow-up visits, households would be
counseled as to available options with respect to financial assistance.
Relocation benefits will be provided in accordance with the provisions of the state relocation law
and regulations. Benefits would be paid to eligible displaced persons upon submission of required
claim forms and documentation in accordance with the City's normal administrative procedures.
i. Residential Moving Expense Payments
All residential occupants that would be relocated would be eligible to receive a payment for
moving expenses. Moving expense payments would be made based on the actual cost of a
professional move or a fixed payment based on a room -count schedule.
a. Actual Cost (Professional Move)
The displacee may elect to retain the services of a licensed professional mover, in which case the
City would pay for the actual cost of the moving services based on the lower of at least two
acceptable bids (the City may, at its discretion, solicit competitive bids to determine the lowest
reasonable move cost). Afterthe move is complete, the displacee may pay the mover directly and
13
55B-24
seek reimbursement from the City, or request a direct payment from the City to the mover.
In addition to the cost of the actual move, one-time expenses associated with utility
reconnections (e.g., gas, water, electricity, telephone, cable) would be eligible for
reimbursement. Transportation costs would be limited to a distance of 50 miles, unless otherwise
authorized by the City.
b. Fixed Payment (based on Room Count Schedule)
An occupant may elect to receive a fixed payment for moving expenses that is based on the
number of rooms occupied in the displacement dwelling. In this case, the person to be relocated
takes full responsibility for the move. The fixed payment includes all utility connections as
described in Section 1.a above.
At a minimum, the fixed schedule payment for single occupancy efficiency units, furnished with
the tenant's own personal property, is $725, which includes all utility connections at the
replacement location. The current schedule for fixed moving payments is provided below in
Table 7.
Table 7: Schedule of Fixed Moving Payments
Source: Federal Highway Administration (effective August z4, zoi 5).
z. Rental Assistance to Tenants/Owner-Occupants Who Choose to Rent
To be eligible to receive the rental assistance benefits, the displaced tenant household has to rent
or purchase and occupy a decent, safe, and sanitary replacement dwelling within one year from
the date they move from the displacement dwelling.
Based upon the available data regarding Project displacees, the displaced household may qualify
for, and may be eligible to apply for, relocation benefits under State provisions. Except in the
case of Last Resort Housing situations, the potential payment to the household will be
payable over a 42-month period and limited to a maximum of $5,25o as stated under State
guidelines. The relocation program is explained in detail in the informational brochure to be
provided to each permanently displaced household.
Rental/down payment assistance payment amounts are equal to 4z times the difference between
the base monthly rent and the lesser of:
i. The monthly rent and estimated average monthly cost of utilities for a comparable
replacement dwelling; or
z. The monthly rent and estimated average monthly cost of utilities for the decent, safe, and
14
55B-25
sanitary replacement dwelling actually occupied by the displaced person.
The base monthly rent for the displacement dwelling is the lesser of:
t. The average monthly cost for rent and utilities at the displacement dwelling for a
reasonable period prior to displacement. Average monthly cost of utilities will be
determined by actual statements/receipts over a tz-month period or a statement of
average usage from the utility company, if provided. The most recent local utility schedule
will be used to determine estimated utilities' costs, if actual costs are not provided. For
owner -occupants or households, which paid little or no rent, fair market rent will be used
as a substitute for actual rent; or
z. Thirty percent (30%) of the displaced person's average monthly gross household income
if the amount is classified as "low income" by US Department of Housing and Urban
Development's (HUD) Annual Survey of Income Limits for the Public Housing and
Section 8 Programs. HUD's Survey is shown as Exhibit C. If a displacee refuses to provide
appropriate evidence of income or is a dependent, the base monthly rent shall be
determined to be the average monthly cost for rent and utilities at the displacement
dwelling; or
3. The total of the amount designated for shelterand utilities if receiving a welfare assistance
payment from a program that designated the amounts for shelter and utilities.
Table 8 below illustrates the computation of a rental/down payment assistance payment
amount.
Table 8: Computation of Rental Assistance Payments
i. Old Rent
$1,000
Old Rent, plus Utility Allowance
Or
z. Ability to Pay
$950
30% of the Gross Household Income*
3. Lesser of Lines i or z
$950
Base Monthly Rental
Subtracted From:
4. Actual New Rent
$1,050
Actual New Rent including Utility Allowance
Or
5. Comparable Rent
$1,050
Determined by the City; includes Utility Allowance
6. Lesser of Lines 4 or 5
$1,050
7. Yields Monthly Need:
$too
Subtract Line 3 from Line 6
Rental Assistance
$4,200
Multiply Line 7 by 42 Months
* Gross income means the total amount of annual income of a household less the following: (1) a deduction for each
dependent in excess of three; (z) a deduction of io% of total income for the elderly or disabled head of household;
(3) a deduction for recurring extraordinary medical expenses defined for this purpose to mean medical expenses in
excess of 3%of total income, where not compensated for, or covered by insurance or other sources; (4) a deduction
of reasonable amounts paid for the care of children or sick or incapacitate family members when determined to be
necessary to employment of head of household or spouse, except that the amount shall not exceed the amount of
income received by the person who would not otherwise be able to seek employment in the absence of such care.
15
55B-26
3. Down payment Assistance to Tenants Who Choose to Purchase
The displaced household may opt to apply the entire benefit amount for which they are eligible
toward the purchase of a replacement unit.
A displaced household, who chooses to utilize up to the full amount of their rental
assistance eligibility (including any Last Resort benefits) to purchase a home, will have the funds
deposited in an open escrow account, provided that the entire amount is used for the down
payment and eligible, incidental costs associated with the purchase of a decent, safe, and
sanitary replacement home. A provision shall be made in the escrow arrangements for the
prompt return of the City funds, in the event escrow should fail to close within a reasonable
period of time.
Final determination about the type of relocation benefits and assistance for which the
household is eligible will be determined upon verification of the household's occupants and
income.
California State Relocation laws and guidelines provide a basic entitlement of up to $22,500 to
compensate the owner for i) purchase price differential; z) mortgage interest differential (if
applicable); and, 3) incidental expenses.
a. Price Difference Differential
The Purchase Price Differential is based on three factors:
Acquisition Price: The price paid by the City of Santa Ana for the Project dwelling;
Actual Purchase Price: The actual price paid for a replacement dwelling, and;
Comparable Replacement Cost: The cost of a decent, safe, and sanitary dwelling
comparable to the dwelling acquired by the City of Santa Ana.
The purchase price differential amount is determined by comparing the price of the acquired
dwelling (including any proceeds obtained through condemnation) to the lesser of the actual cost
paid for a replacement home versus the price of the comparable dwelling used to compute
eligibility in the Notice of Eligibility (NOE) issued to the displaced owner.
b. Mortgage interest Differential
The purpose of the Mortgage Interest Differential Payment is to compensate homeowners for
increased costs between the acquired dwelling and the replacement dwelling. The payment for
increased mortgage interest cost shall be the amount that would reduce the mortgage balance
on a new mortgage to an amount that could be amortized with the same monthly payment for
principal and interest as that for the mortgage(s) on the displacement dwelling. In addition,
payments shall include other debt service costs, if not paid as part of incidental costs. To be
eligible for this payment, the mortgage on the dwelling being acquired must have been in place,
as a valid lien, for at least 18o days prior to the City's initial written offer to purchase.
C. Incidental Expenses - Closing Costs
One-time, non -recurring closing costs associated with the purchase of a comparable, replacement
dwelling are compensable. Examples of such compensable expenses include costs for: a property
16
55B-27
survey; preparation of a legal description and deed; recording fees; title insurance; revenue
stamps and transfer taxes; loan application fees; loan origination fees; appraisal fees; a credit
report; certification for structural soundness; and, termite inspection, when required. Prepaid
recurring expenses for mortgage interest, property taxes and insurance are not compensable.
The total Residential Housing Payment (RHP) is the sum of the Purchase Price Differential,
Mortgage Interest Differential, and compensable Incidental Expenses.
D. Last Resort Housing
Based on data derived from the surveys and analyses of the occupants on the Project site and
costs of replacement housing resources, it is anticipated that "comparable replacement housing"
will not be available as required for some tenants. Specifically, for renters, when the computed
replacement housing assistance eligibility exceeds $5,250 or replacement dwelling monthly rental
costs (including utilities and other reasonable recurring expenses) exceeds 30% of the person's
average monthly income.
Therefore, if the Project proceeds, the City will authorize sufficient funds to provide housing of
last resort. Due to the demonstrated number of available replacement housing resources, as
shown earlier, the need to develop a replacement housing plan to produce sufficient number of
comparable replacement dwellings will not be necessary. Rather, funds will be used to make
payments in excess of the monetary limits specified in the statute ($5,25o); hence, satisfying the
requirement that "comparable replacement housing" is available.
The City will pay Last Resort Housing payments in two installments. Recipients of Last Resort
rental assistance, who intend to purchase rather than re -rent replacement housing, will have the
right to request a lump sum payment of all benefits in the form of down payment assistance.
Tenant households receiving periodic payments will have the option to request a lump sum
payment of remaining benefits to assistwith the purchase of a decent, safe and sanitary dwelling.
E. Determinations of Comparable Housing
Relocation staff would evaluate the cost of comparable replacement housing in the preparation
of each individual NOE issued to residential displacees. For residential tenants and owner -
occupants, the cost of comparable replacement housing would be determined primarily on a
comparative basis of three, if possible, presently available, comparable dwellings. A Replacement
Housing Valuation (RHV) Form would be prepared and placed in the file of each affected
household.
F. Relocation Benefits - Commercial Tenants, and Non-
profit Organizations
Eligible businesses would have two options with respect to claims for relocation assistance
benefits:
i. Compensation for actual reasonable and necessary moving and related expenses, or
z. A fixed payment not to exceed $20,000
17
55B-28
1. Payment for Actual Reasonable and Necessary Moving and Related Expenses
Any lawful business that qualifies as a displaced person is entitled to payment for such actual
moving expenses, as the City determines to be reasonable and necessary, including expensesfor:
i. Transportation of personal property from the present location to the replacement
location (transportation costs for a distance beyond 50 miles are not eligible unless the
City determines that relocation beyond 50 miles is justified);
z. Packing, crating, uncrating, and unpacking personal property;
3. Disconnecting, dismantling, removing, reassembling, and installing relocated and
substitute machinery, equipment and other personal property. This will include
connection to utilities available nearby and modifications necessary to adapt such
property to the replacement structure, or to the utilities, or to adapt the utilities to the
personal property;
4. Storage of personal property for a period not to exceed 12 months, unless the City
determines that a longer period is necessary;
5. Insurance of personal property while in storage or transit and the replacement value of
property lost, stolen, or damaged (not through the fault or negligence of the displaced
person) in the process of moving, where insurance is not readily available.
6. Any license, permit, or certification required by the displaced business, to the extent that
the cost is necessary for reestablishment at the replacement location. (These costs may
be pro -rated based on the remaining useful life of any existing license, permit, or
certification);
7. Reasonable and pre -authorized professional services the Displacing Agency determines to
be necessary for: 1) planning the move of personal property; z) moving the personal
property; or, 3) installing the relocated personal property at the replacement location;
8. The purchase and installation of substitute personal property limited to the lesser of: i) an
amount equal to the reasonable expenses that would have been required to relocate the
property, as determined by the City, subject to certain limitations, or, z) the replacement
cost, less any proceeds from its sale or trade in;
g. The modification of machinery, equipment, orother personal property necessary to adapt
these to the replacement location orto utilities available at the replacement location;
io. Re -lettering signs and replacing stationary on hand at the time of displacement that are
made obsolete as a result of the move;
n. Actual direct losses of tangible personal property resulting from moving or discontinuing
a business or non-profit organization, not -to -exceed the lesser of: i) the fair market value
of the property for continued use at its location prior to displacement less any proceeds
from the sale of the property; or, z) an amount equal to the reasonable expenses that
would have been required to relocate the property, as determined by the City, subject to
certain limitations;
18
55B-29
12. Actual and reasonable expenses incurred in searching for a replacement business or non-
profit organization location, not to exceed $1,000, and including compensation for
transportation expenses; time spent searching for a reasonable location, meals, and
lodging; real estate broker or agent fees; time spent in obtaining permits and attending
zoning hearings; and time spent negotiating the purchase of a replacement site;
13. Low Value/High Bulk: when the personal property to be moved is of low value and high
bulk, and the cost of moving the property would be disproportionate to its value in the
judgment of the City, the allowable moving cost payment shall not exceed the lesser of:
i) the amount which would be received if the property were sold at the site or z) the
replacement cost of a comparable quantity delivered to the new business location.
Examples of personal property covered by this provision include, but are not limited to,
stockpiled sand, gravel, minerals, metals and other similar items of personal property as
determined by the City;
14. A Reestablishment allowance of up to $io,000, available to farms, non-profit
organizations, and small businesses with no more than 50o employees. Reestablishment
allowance payments are made in addition to compensation provided for actual,
reasonable, and necessary moving expenses. Reestablishment allowance expense
categories include but are not limited to:
a. Repairs or improvements to the replacement property as required by federal, state or
local law, code, or ordinance;
b. Modifications to the replacement property to accommodate the business operation
or make replacement structures suitable for conducting business;
c. Provision of utilities from right-of-way to improvements on the replacement site
d. Construction and installation costs for exterior signing to advertise the business;
e. Redecoration or replacement of soiled orworn surfaces at the replacement site, such
as paint paneling or carpeting;
f. Advertisement of replacement location;
g. Estimated increased costs of operation during the first two years at the replacement
site for such items as:
i. Lease or rental charges
ii. Personal or real property taxes
iii. Insurance premiums, and
iv. Utility charges, excluding impact fees
h. Other items essential to the reestablishment of the business.
2. Self -Moves
If the displaced business elects to take full responsibility for the move of the business, the City
would make a paymentfor the business's moving expenses in an amount not to exceed the lower
of the two acceptable bids or estimates submitted to the City. At the City's discretion, a payment
19
55B-30
for a low cost or uncomplicated move maybe based on a single bid or estimate.
3. A Fixed Payment in Lieu of a Payment for Actual Reasonable Moving and
Related Expenses
The option to claim a fixed payment enables for -profit and non-profit businesses to receive
relocation assistance compensation without providing documentation of bids and actual
expenses. The payment amount available to any individual business is based on an average of
annual net earnings over a two-year period. For businesses that have not been in operation for
two years, income figures can be annualized. The method for establishing income is through tax
returns and/or certified financial statements. The payment to an eligible business may not be less
than $i,000, or more than $20,000.
To qualify for this payment, it must be determined that, a displaced business:
• Owns or rents personal property, which must be moved in connection with such
displacement and for which an expense would be incurred in such move;
• Is not operated at the displacement site solely for the purpose of renting the dwelling or
the site to others;
• Cannot be a part of a commercial enterprise having at least three other establishments
which are not being acquired by the City, and which is under the same ownership and
engaged in the same or similar business activities;
• Must not be able to relocate without substantial loss of patronage; and
• Contributed materially, as defined by the City, to the income of the displaced person
during the two taxable years priorto the displacement.
When a fixed payment would precede settlement of a claim for compensation for loss of goodwill
under the Eminent Domain Law, the City, before tendering payment, shall state in writing what
portion of the payment, if any, is considered to be compensation for loss of goodwill and shall
explain in writing that any payment made pursuant to Code of Civil Procedure, §1263.510 et seq.
(the Eminent Domain Law, Chapter g, Article 6 -"Compensation for Loss of Goodwill') would be
reduced in the same amount. The portion considered to be compensation for loss of goodwill
shall not exceed the difference between the fixed payment made and an amount which
reasonably approximates the payments for which the displaced person otherwise would be
eligible to receive as outlined in Section IV.F.i, above.
G. General Information Regarding the Payment of Relocation Benefits
Claims and supporting documentation for relocation benefits must be filed with the City no later
than 18 months after:
• For tenants, the date of displacement; or
• For owners, the date of displacement or the date on which final payment for the
acquisition of real property is made, whichever is later.
The procedure for the preparation and filing of claims and the processing and delivery of
payments would be as follows:
i. Claimant(s) would provide all necessary documentation to substantiate eligibility for
20
55B-31
assistance;
2. Relocation staff would review all necessary documentation including, but not limited to,
scopes -of -services, contractor bids, invoices, lease documents and escrow material before
reaching a determination as to which expenses are eligible for compensation;
3. Required claim forms would be prepared by relocation staff and presented to the claimant
for review. Signed claims and supporting documentation would be returned to relocation
staff and submitted to the City;
4. The City will review and approve claims for payment, or request additional information;
5. The City will issue benefit checks to claimants in the most secure, expeditious manner
possible;
6. Final payments to residential displacees would be issued after confirmation that the
Project premises have been completely vacated, and actual residency at the replacement
unit is verified;
7. Receipts of payment and all claim material will be maintained in the relocation case file.
H. Relocation Tax Consequences
In general, relocation payments are not considered income for the purpose of Division 2 of the
Internal Revenue Code of 1954, which has been redesignated as the Internal Revenue Code of 1986
(Title 26, U. S. Code), or for the purpose of determining the eligibility or the extent of eligibility of
any person for assistance under the Social Security Act (42 U. S. Code 301 et seq.) or the Personal
Income Tax Law, Part to (commencing with Section 17001) of the Revenue and Taxation Code, or the
Bank and Corporation Tax Law, Part II (commencing with Section 23001) of Division 2 of the Revenue
and Taxation Code. The above statement on tax consequences is not intended as tax advice by the
City or Paragon. Displacees are responsible for consulting with their own tax advisors concerning the
tax consequences of relocation payments.
V. Administrative Provisions
A. Holdover Tenancies
The City's acquisition schedule may allow some residential tenants to remain in occupancy
of the City's acquired properties for periods as long as six months prior to displacement.
It is anticipated that by adding time to the relocation process, residential tenants would
benefit by having greater flexibility to plan a move around school schedules, as an example,
orother personal considerations.
Holdover tenants would be required to enter into a Rental Agreement with the City and
make monthly payments. The City would assume responsibility for all property management
functions. Holdover tenants would be required to conform to state and local law and the
requirements of the City's Rental Agreement, or face eviction in conformance with the City's
eviction policy as set forth in Section V.E. of this Plan.
21
55B-32
B. Notices
Each notice that the City is required to provide to a property owner or occupant shall
be personally delivered or sent via certified or registered first-class mail, return receipt
requested and documented in each case file. Each notice would be written in plain,
understandable language. Persons who are unable to read and understand any notice
would be provided with appropriate translation and counseling. Each notice would
indicate the name and telephone number of a person who may be contacted for answers
to questions or other help.
There are three principal notices:
1. General Information Notice (GIN),
2. Notice of Relocation Eligibility (NOE), and
3• go -Day Informational or Vacate Notice
The GIN is intended to provide potential displacees with a general written description of the
City's relocation program and basic information concerning benefits, conditions of eligibility,
noticing requirements and appeal rights. The GIN would be issued at the time the properties
are being appraised.
NOES would be distributed to each commercial and residential displacee. The NOE that would
be issued to business operators acknowledges the recipient's eligibility for assistance and
right to make claims for relocation assistance benefits.
The NOE to residential displacees, both tenants and owner -occupants, contains a
determination of eligibility for relocation assistance and a computation of maximum
entitlement based on information provided by the affected household and the analyses of
comparable replacement properties undertaken by relocation staff. NOEs would be issued
promptly following the Initiation of Negotiations (ION) with property owners.
No lawful occupant would be required to move without having received at least go days' advance
written notice of the earliest date by which the move would be necessary. The go -day vacate
notice would either state a specific date as the earliest date by which the occupant may be
required to move, orstate that the occupant would receive a further notice indicating, at least 6o
days in advance for residential tenants and 30 days in advance for owner -occupants and non-
residential occupants, the specific date of the required move. The go -day vacate notice would not
be issued to any residential displacees before a comparable replacement dwelling has been made
available.
In addition to the three principal relocation notices previously identified, relocation staff would
issue timely written notification in the form of a Reminder Notice, which discusses the possible
loss of rights and sets the expiration date for the loss of benefits to those persons who:
1. Are eligible for monetary benefits,
2. Have moved from the acquired property, and
3. Have not filed a claim for benefits.
Reminder Notices would be issued periodically throughout the qualification period. An attempt
22
55B-33
shall be made to make written contact with all non -responsive displacees no later than within the
last six months prior to the expiration date to file a claim for benefits.
C. Privacy of Records
All information obtained from displacees is considered confidential and would not be shared
without the consent of the displacee or the City or as a requirement of a specific Public Records
Request in accordance with state law. Relocation staff would comply with federal regulations
concerning the safeguarding of relocation files and their contents.
D. Grievance Procedures
A person who is dissatisfied with a determination as to eligibility for benefits, a payment amount,
the failure to provide comparable replacement housing referrals, or the City's property
management practices must file an appeal form or any other written form of appeal with the
City's Design Engineering Manager or his/her designee (Hearing Officer).
The Hearing Officer shall set a hearing date of no later than 3o days from receipt of the appeal.
The person making the appeal shall have:
i. The right to present oral and/or written evidence in support of the appeal,
2. The right to seek legal counsel (hired at the appellant's sole expense), and
3. The right to seek judicial review once having exhausted all ad ministrative appeal remedies.
The Hearing Officer shall render a decision, in writing, within 3o days following the last day of the
hearing. A copy of the decision would be mailed, via certified or registered mail, to the appellant
and his/her authorized representative and copies would be filed in the relocation case file. The
decision of the Hearing Officer shall be final, and the appellant shall be advised of the right to
seek judicial review of the Hearing Officer's decision.
E. Eviction Policy
Eviction for cause must conform to applicable state and local law. Any person, who occupies
the real property and is in lawful occupancy on the date of the ION, is presumed to be
entitled to relocation payments and other assistance, unless the City determines that:
i. The person received an eviction notice prior to the ION and as a result of that
notice is later evicted, or
2. The person is evicted after the ION for serious or repeated violation of material
terms) of the lease or occupancy agreement, and
3. In either case, the eviction was not undertaken for the purpose of evading the
obligation to make available the payments or other assistance to which a person may
otherwise be entitled.
F. Citizen Participation
The City conducted several public hearings for the Project on the following dates:
May 22, 2012 - Open House Meeting to provide background and gatherfeedbacks
23
55B-34
• June 12, 2o12 - Presentation to South Main Business Association
• JUlyio,2012-Open House Meeting to obtain comments and feedbacks
• October 18, 2012 - Scoping Meeting to discuss CEQA and EIR process
• February 13, 2013 - Meeting with CherryAerospace
• May 13, 2013 — Environmental and Transportation Committee Meeting
• February 3, 2015 - Public Meeting to present the Draft El R and gather comments
• February 7, 2015 - Public Meeting to present the Draft El R and gather comments
• April 8, 2015 - Meeting with various coalitions (Santa Ana Active Streets, EquityforAll, and
others) to go over project information and right-of-way process
• April 29, 2015 - Q&A Session at special meeting called by the Delhi Neighborhood
Association
• May 21, 2015 - Provided updated information and right of way process to the Delhi
Neighborhood Association at their regular scheduled neighborhood meeting
• 26June 18, 2015 - Provided updated information and right of way process to the
Delhi Neighborhood Association at their regular scheduled neighborhood meeting
• July 23, 2015 - Provided updated information Delhi Neighborhood Association and other
interested parties.
• September 1, 2015 - City Council adopted The Environmental Impact Report.
• June 8, 2017 — Provided updated information to Delhi Neighborhood Association and other
interested parties.
• October 24, 2017 — Provide updated information to Delhi Neighborhood Association and
other interested parties.
• April 17, 2o18 — Council meeting for Relocation Plan Warner Phase 1. Relocation plan is
available here.
• April 25, 2o18 - Provided updated information to the Delhi Neighborhood Association.
• October 16, 2o18 — Council meeting for Underground Utility District No. 37 Establishment.
• July 17, 2oig - Provided updated information to the Delhi Neighborhood Association.
As the process for implementing the Project advances, the City will observe the following
protocol:
1. Provide affected tenants with full and timely access to documents relevant to the
relocation program;
2. Encourage meaningful participation in reviewing the relocation plan and monitoring the
relocation assistance program; including the occupants in the Project area, neighborhood
groups and community organizations forming a relocation committee;
24
55B-35
3. Provide technical assistance necessary to interpret elements of this Plan and other
pertinent materials;
4. Issue a general notice concerning the availability of the Plan for public review, as required,
3o days prior to its proposed adoption;
G. Projected Dates of Displacement
The City has approved acquisition and relocation activities, which began in March 2019 and
would be completed no later than the fall of 2020, with construction scheduled to begin in
summer of 2021, and the Project is anticipated to be completed by summer of 2022.
H. Estimated Relocation Costs
The total budget estimated for relocation -related payments for this Project, including a 20%
contingency, is as follows:
Relocation: $ 1,250,000
Contingency at 20%: S 250,000
Total: $ 1,500,000
The estimated relocation budget does not include any payments related to property acquisition,
improvements pertaining to realty, or loss of business goodwill. In addition, the budget does not
consider the cost of any services necessary to implement the Plan and complete the relocation
element of the Project.
If the Project is to be implemented, and circumstances arise that change the number of residential
and business occupants or the nature of their activity, the City would authorize any additional,
compensable funds that may need to be appropriated. The City pledges to appropriate, on a
timely basis, the funds necessary to ensure the successful completion of the Project, including
funds necessary for Last Resort Housing (LRH) as indicated in Section IV.D, of this Plan to meet
its obligation under the relocation regulations.
25
55B-36
Exhibit A: Residential Interview Form
RESIDENTIAL RELOCATION NfTERVIE4y P Partrl Ltd
Srte Wb n Qmr. J 1 brew Da :
_ _ _
Ini ORer Dale l 1 Cnaa N_ In[emiewer.
Head of Household:
Day Tel N {� ezc
Address: VnRB
0�- Ocel Ow»
e-n.ad_
Home TeM �� Olin Ml �
S #
DISPLACEMENT STATISTICS
OT ER
MONTHLY UTILITIES
0cvwp3 S - El Rem ElOwn
FRl1ltLTl Y.-
o ,,d eg-=-- =—
0 Airira..Vrix.iari
IITLRE3 PAD BY TENANT-
o� ❑EkUwnty E]W , r ETrr
TypeoApt D� oOWL 0 � D "13
Dm'raccr..enr S� Features-RD- m-1 1
Repfacemenf Requke.nent 00. PA O
�nicl Latino
�%ryrr.. EDWT{Rg[r_
Fun�ahed niNv owm lnrr3imwe9 ❑Yes []Al.p
O
Other. -
0 Gas 0 Electricity 0 water Qlrash
TCYaI NfrirW ru b Fii lP: �w. time 6 naweyeJ
Conri'dm of v3i¢z[30� OGood ❑Fair ❑Poor
PR11fARY LANGfIAGE:
APdianrss Owned MTenant:
0 Erglish 0 Spa.'eh
❑ Law"yFas.p carps[ p K D moo Dam.:.
OS[ave ❑Refigera[or OWlD
❑Pe6Y[desu )______.. ___._._- -----.
D Dlheo
OOcher.
QwS N oPa.pans more a a me same tunes 0 Yes ❑ No
SPECIALIZED NEEDS
}tome busirreaa J.. ❑No ❑Yes
fadwIXulneeslwJahffe.mwvasmmem-
ram'
ylfw.sehold?
(films+hareb ni
YwouFJla�cormderrdoradlout
nFd.e area? ❑es ❑ No. ii ya-+'. �?
L3 ...
LiNo
0 Pfo p Yes
o•mrcc, waxo9ve s.g 0 No ❑Yes
INCOME INFORMATION
same rePraP�mtdner�r Dye Orlo
Hrmftpp�
p No UYes
W .re wL Nmy.
70EA ousa[aLQ�NaY y
...........
a 9e laadirtlf
RENTERS:
To [ Monthly Rerrt SE
Landlord:
[all zmar�5, antt l� of
0 Modh�a.n.iR 0 Lease ONa®.Ilfb Cu.bd
}J Da Ya+9�i.mne From open
Lease e3q,irann.. dak l !
-spxYllannFeuYne.-
ar�Y-�--- ---� orao ores
DY.
se�.ay Qrnn F'
..._......__._....__..........- ................--..
❑ EEC. 8 � Tenan➢'s Portion d I�rrt �
2j Ham arty ofede adult :.m.ne
____
Aiew.al Review Q..e Daa: ! !
Need m ie nenrsonre
s dam x rY..& MY
Ci�eW nrkU... ............... .......... .................
.nc�X y
n N.
Fw tress aFYn one ]rea'/° f1lla D Yes
F., k
T2$t� Eal
NN[P bCdfA.l'.-
......................................
3J Are ewvme earners on
OWNERSHIP) FINANCrnr INFORMATION
❑ YodDaDers} 0 D.F. cwe
OB.er-% a mead
tee.
�� ��kly' '
or ae rase. ? M r U Yes
wpn=-3a y
oa,w.auro�aoy Poram Wry ,F.Pm•r ONO El Yes
C3.en LM DYes O No
------------------- ...... --------.......---
0.
Loar i r Pd3cipY f OeW�
Loan Qala.ee as W r I s
a)ffibxYTb:
[asrxrDimre.mn[uverl
❑Freed p+daiAle APR °/._OwaaGYa Pnt
Latler Ilan 8
ProriarYTta'°`p°'.am°^'°
Loa. it Pricip.YS OdgvlQ
worklsrlvod]
a rAve ax anuses wrir,rnn.e seen
]
Lea, �a� r f s
.'_ `
--" - Dues ON.
❑Fined ❑lari�le APR"C anacLtr wie
p-Pdn>'-ai�utabn
Als: ref. m Incene GF3fficatimw fora
lcmer lmn s
0 -dher
Ho�euo Y®u [wa o�rlD]
a
%a
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i�
eas.®n
'%om
y
Y F
Y F
31
Y F
ei
Y F
si
Y F
Y F
Y F
9)
Y F
FIOIEIi (use otlrsr side dneer-cox)
❑ mind m
Respond: .Sgra.
I
Date:
omr...a�..o
55B-37
Project Name: _
Name of Business
Business Address:
Contact Person:
Phone Number:
Mailing Address:.
Exhibit B: Business Interview Form
Funding Source
Alternate Phone Number:
Type of Business: ❑ Corporation ❑ Sole Proprietorship ❑ Partnership ❑ Nonprofit
Primary Language:
Gross Sales: $ Net Income: $
_Own site Lease site Lease Term & Options:
Monthly Payment:
Deposit:
Other businesses under same entity:
Description of Business Operation:
Number of Employees:
Move In Date:
Employees with Disabilities Requiring Accommodations at Replacement Site Y / N
27
55B-38
Current Size & Physical Characteristics:
Building Size: Lot or Yard Size:
Current Zoning:
Existing Building, Lot or Site Features:
Replacement Site Preferences:
Building Size: Lot or Yard Size:
Purchase or Lease Desired Location(s):
Desired Building, Lot or Site Features:
Permits or Licenses Required:
i
55B-39
Third Party Issues:
Are there any sub -lessees, vendors or contractors operating on site? Y / N
If yes to any of the above, please provide name & phone number(s).
Are there any known liens, judgments or loan obligations on the business or personal property? Y / N
Planning Issues:
Specialists Needed? (move planning, equipment reinstallation, calibration) Y / N
Anticipated Difficulty in Locating a Replacement Property:
Estimated Time to Complete Replacement Site Plans, Improvements and Move:
Anticipated Need for Advance Relocation Payments: Y/ N
Resolution of F&E Ownership:
Comments:
Relocation Consultant: Date of Interview:
►TO
55B-40
Exhibit C:
HCD Income Limits - Orange County
&NJIN NEWS
DEPARTMENT OF HOUSING AHD OOMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2 w_ EI famnn Avenue, s,lre 500
Sawamenlo, CA 95633
(016) 20129111 FAX P16I26°. Tr
•xw.nctl.ce.ow
May 6, 2019
MEMORANDUM FOR: Interested parties
FROM: Zachary Olmstead, Deputy Director
Division of Housing Policy Development
SUBJECT: State Income Limits for 2019
Attached are briefing materials and State Income Limits for 2019 that are now in effect and
replace2i State Income Limits_ Income limits reflect updated median income and household
income levels for extremely low-, very low-, low-, and moderate -income households for
California's 66 counties_ The 2019 State Income Limits are on the Department of Housing and
Community Development (Elli website at htto:!lwww.hod.ca_govfgrantsfundinglincome-
I imitslstate-and-federal-income-limits.shtml.
State Income Limits apply to designated Programs, are used to determine applicant eligibility
(based on the level of household income) and may be used to calm late affordable housing costs
for applicable housing assistance programs_ Use of State Income Limits are subject to a
particular program's definition of income, family, family size, effective dates, and other factors_ In
addition, definitions applicable to income categories, criteria, and geographic areas sometimes
differ depending on the funding source and program, resulting in some programs using other
income limits.
The attached briefing materials detail Calitomia`s 2010 Income Limits and were updated based
on: (1) changes to income limits the U 5. Department of Housing and Urban Development
(HUD) released on April 24, 2019 for its Public Housing, Section 8, Section 202 and Section 811
programs and (2) adjustments HCD made haled on State statutory provisions and its 2013 Hold
Harmless (i Policy. Since 2013, HCD's HH Policy has held State Income Limits harmless
from any decreases in household income limits and median income levels that HUD may apply
to the Section 8 Income Limits. HUD determined its HH Policy was no longer necessary due to
federal law changes in 2008 (Public Law 110-98) prohibiting rent decreases in federal or private
activity bond funded projects_
For questions concerning State Income Limits, please contact HCD staff at (916) 263-2911.
30
55B-41
2D19 Slate Income Limits Briefing Materials
California. Code of Regulations, Title 25, Section 6932
Overview
The Department. of Housing and Community Development (HCD), pursuant to Health & Safety Code
Section 50093(c), must file updates to its State Income Limits with the Office of Administrative Law.
HCD annually updates these income limits based on U_S_ Department of Housing and Urban
Development (HUD) revisions to the Section 6 Income Limits that HUD released on April 24, 2019.
HUD annually updates its Section 8 Income Limits to reflect changes in median family income levels for
different size households and income Ilm its for extremely low-, very low-, and low-income households_
HCD, pursuant to statutory provisions, makes the following additional revisions: (1) If necessary,
increase a county's area median income to equal California's non -metropolitan median income, (2)
adjusts area median income and household income category levels to not result in any decrease for
any year after 2000 pursuant to HCD's February 2013 Hold Harmless (HH) Policy Hi HH Policy
was implemented to replace HUD's HH Policy, discontinued in 2009, to not decrease income limits and
area median income levels below a prior years highest lowland, (3) determines income limits for
California's moderate -income category.
Following are brief summaries of technical methodologies used by HUD and HCD in updating income
limits for different household income categories. For additional information, please refer to HUD's
briefing materials at. htlos7lwmv.huduser.covloortalldalasetsliUlillgllncomeLlmitsMethodolocv-
FY19.odf.
HUD Methodology
HUD Section 8 Income Limits begin with the production of median family incomes. HUD uses the
Section 8 program's Fair Market Rent (FMR) area definitions in developing median incomes, which
means developing median incomes for each metropolitan area, parts of some metropolitan areas, and
each non -metropolitan county. The 2019 FMR area definitions for California are unchanged from last
year. HUD calculates Section 8 Income Limits for every FMR area with adjustments for family size and
for areas with unusually high or low family income or housing -cast -to -income relationships.
Extremely Low-income
In determining the extremely low-income limit, HUD uses the Federal Poverty Guidelines, published by
the Department of Health and Human Services. HUD compares the appropriate poverty guideline with
60% of the very low-income limit and choose the greater of the two. The value may not exceed the very
low-income level.
Very Low-income
The very low-income limits are the basis for all other income limits. The very lore -income limit typically
reflects 50 percent of median family income (MFI) and HUD's MFI figure generally equals two times
HUD's 4�person verylow-income Iimlt HUD may adjustthe very low-income limit for an area or county
to account for conditions that warrant special considerations. As such, the very low-i ncame limit may
not always equal 50% MFI.
Lowdnceme
In general, most low-income limits represent the higher level of: (1) 80 percent of MFI or, (2) 80 percent
of state non -metropolitan median family income. However, due to adjustments that HUD sometimes
makes to the very low-income limit, strictly calculating low-income limits as 80 percent of MFI could
produce unintended anomalies inconsistent with statutory intent (e.g, very low-income limits being
higher than lowdncome Iimits).Therefore, HUD's briefing materials specify that, with some exceptions,
the lowincome limit reflect 160 percent of the very low-income limit.
Page 2 of 4
31
55B-42
2019 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
HUD may apply additional adjustments to areas with unusually high or low housing -costs -to -income
relationships and for other reasons. This could result in low-income limits exceeding MFI.
Median Family lncornelArea Median Income
HUD references and estimates the MFI in calculating the income limits. California law and State Income
Limits reference Area Median Income (AMI)that, pursuant to Health & Safety Code 60093(c), means
the MFI of a geographic area, estimated by HUD for its Section 8 Program.
HUD's calculations of Section 8 Income Limits begin with the production of MFI estimates.
This year, MFI estimates use the 2016 American Community Survey. HUD then adjusts the survey data
to account for anticipated income growth by applying the Consumer Price Index inflation forecast
published bylhe Congressional Budget Office through mid-2019. HUD uses the MFI to calculate very
low-income limits, used as the basis to calculate Income limits for other income categories. For
additional information, please see HUD's methodology describing 2019 MFI's at
httosfhvwwhuduser covinorta.11datasetslillill9!Medians-Methodolo v-FY79r.odf_
Adjustment Cakulafions
HUD may apply adjustments to areas with unusually high or low family income, uneven housing-cost-ta
income relationship, or other reasons_ For example, HUD applies an increase if the four -person very,
low-income limit would Otherwise he less than the amount at which 35 percent of it equals 85 percent of
the annualized two -bedroom Section 6 FMR (or 401° percentile rent. in 6fP percentile FMR areas). The
purpose is to increase the income limit forareas where rental -housing costs are unusually high in
relation to the median income.
In certain cases, HUD also applies an adjustment to the income limits based on the state non -
metropolitan median family income level. In addition, HUD restricts adjustments so income limits do not
increase more than five percent of the previous years very low-income figure OR twice the increase in
the national MFI, whichever is greater Forthe 2019 income limits, the maximum increase is 1C%from
the previous year. This adjustment does not apply to the extremely low-income limits.
Please refer to HUD briefing materials for additional information on the adjustment calculalions.
Income Limit Calculations far Household Sizes Other Than ..Person
The income limit statute requires adjustments for family size. The legislative historyand conference
committee report indicates that Congress intended that income limits should be higher for larger
families and lower far smaller families_ The same family size adjustments apply to all Income limits,
except extremely low-income limits, which are set at the poverty income threshold. They are as follow
Number of Persons in Household: 1 2 3 4 5 6 7 8
Adjustments, 70% 80% 90% Base 11 116% 124% 132%
Income Limit Calculations for Household Sizes Greater Than &Persons
For households of more than eight persons, refer to the formula at the end of the table for 2019 Income
Limits. Due to the adjustments HUD can make to income limits in a given county, table data should be
the only method used to determine program eligibility. Arithmetic calculations are applicable only when
a household has more than eight members. Please refer to HUD's briefing material for additional
information on family size adjustments.
Fage H of 4
32
55B-43
2019 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
HCD Methodoloav
State law (Health & Safety Code Section 50093, et seq.) prescribes the methodology HCD uses to
update the State Income Limits. HCD utilizes HUD's Section 8 Income Limits. HCD's methodology
involves:. (i) if necessary, increasing a county's median income established by HUD to equal
California's non -metropolitan county median income determined by HUD, (2) applying HCO's HH Policy,
in effect since 2013, to not allow decreases in area med tan income levels and household income
category levels, (3) applying to the median income the same family size adjustments HUD applies to
the income limits, and (4) determining income limit levels applicable to California's moderate -income
households defined by law as household income not exceeding 120 percent of county area median
income.
Area Median Income and Income Category Levels
HCD, pursuant to federal and State law, adjusts median income levels for all to counties so they are not
less than the non -metropolitan county median income established by HUD ($84,800 for 2019)_ Next,
HCD, for all counties, applies its HH policy to ensure area median income and income limits for all
household Income categories do not fall helm any level achieved in the pdor year
Moderate -Income Levels
HCD is responsible for establishing Cal'domia's moderate -income limit levels. After calculating the 4-
person area median income (AMI) level as previously described, HCD sets the maximum moderate -
income limit to equal 120 percent of the county's AMI_
Applicability of California's Official State Income limits
Applicability of the State Income Limits are subject to particular programs as program definitions of
factors such as income, family, and household size vary. Some programs, such as Multifamily Tax
Subsidy Projects (MTSPs), use different income limits_ For MTSPs, separate income limits apply per
provisions of the Housing and Economic Recovery Act (HERA) of 2008 (Public Law 110-289). Income
limits for MTSPs are used to determine qualification levels as well as set maximum rental rates for
projects funded with tax credits authodzed under Section 42 of the Internal Revenue Code (Code). In
addition, MTSP income limits apply to projects financed with tax-exempt housing bonds issued to
provide quaffed residential rental development under Section 142 of the Code. These income limits are
available at httollwww_huduser ortildatasetslmtso html
Page 4 of 4
33
55B-44
County
Inca
Catagery
Number of of Persona In Household
1 2 1 3 1 A I 5 I8 7 8
Lasl page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
AmmeAe County
Area Median Income:
$111,700
Extremely Low
26050
29750
1 33450
371SO
40150
431CO
46100
49050
Very law Income
43400
49606
S5800
61950
66950
71900
768SO
81800
Law Income
690M
789SC
88700
55
980
1C64SO
1142TO
122250
116100
Median Income
78200
201SO
100550
1111700
1206SO
1205501
188S00
1474SO
Moderate income
93950
107250
1206SO
134050
1447SO
ISS5001
166200
176950
Alpine County
Area Median Income:
$94,900
Extremely Low
18150
207SO
233SO
2S900
10170
34S90
39010
41410
Very Law Income
90250
34600
38900
43200
46700
S0150
53600
57050
Law Income
46100
526SO
59250
65800
71100
76350
81600
86900
Median Income
66450
75900
85400
64600
102500
710100
1177Q0
125250
Moderate income
79750
91100
102500
113§00
12.;"
132100
141250
150350
Amador County
Area Median Income-
$73,600
Extremely Low
15500
17700
21330
25750
30170
34590
39010
43430
Very Law Income
259M
29450
33150
36900
39750
427CO
45650
48600
Low Income
412SO
47150
S3050
S8900
636SO
G8350
73050
77750
Median Income
51500
58900
66250
73600
79500
85400
91250
97150
Moderate Income
61WO
706SO
79450
88300
95S50
1024501
109500
116SSO
Butte County
Area Median income:
$66,500
Extremely Low
140M
16910
21330
2S750
10170
34590
39010
43430
Very Lew Income
23320
26600
29950
33250
31953
38000
41250
439CO
Low Income
37250
42600
47900
53200
57500
61750
66000
70250
Median Income
46550
53200
59850
66500
71800
77150
82450
87800
Moderate income
55850
638SO
71800
7§800
86200
92550
98950
1053SO
Calavems County
Area Median Income:
$75,300
Extreme Low
15950
18100
1 21330
25750
30170
34590
39010
43430
Very taw Income
26400
301SO
33900
37650
40703
43700
46700
49700
Low Income
42200
49200
54250
50250
65100
699CO
74750
79550
Median Income
52700
50250
67750
76300
81301)
97350
93350
99400
Moderate Income
632SO
723W
I 81300
90350
97600
10480E
112050
1192SO
Colvsa County
Area Median lncom a
$94,800
Extremely Low
13650
16910
21330
25750
30170
34590
39010
1 42800
Very Sow Income
22700
259SO
29200
32400
35003
37GOO
40200
428W
Low Income
36300
41500
46700
S1850
56000
60150
64100
69450
Median Income
4S3SO
51850
S8300
84800
70000
7S150
803SO
85S50
Moderate Income
54450
62200
70000
777SO
83950
902CO
96400
102650
Contra Corm County
Area Median Income:
$111,700
Extremely Low
26050
297SO
33450
37iSO
40150
43100
46100
49050
Very Law Income
4S400
406M
S5800
G1950
669SO
71900
768SO
won
Low Income
69000
79M
89700
98550
106450
114350
122M
13C100
Median Income
78200
89350
100550
111700
120650
129550
138500
1474SO
Moderate income
93850
107250
1 12WSC
134050
144750
1555001
1MOO
176950
Dal Norte County
Area Median Income-
$64,800
Extremely Low
13650
16910
21330
257SO
1 30170
34590
39010
42800
Very Law Income
22700
25950
29200
32400
35000
376CO
40200
42800
Low Income
36300
41SOO
46700
S1850
56000
60150
64300
6134.50
Median Income
45250
518SO
S8300
6000
70000
75150
80150
85550
Moderate income
54450
62200
70000
777SO
83950
90200
96400
1026SO
34
55B-45
County
Income
Catogmy
i Num bar of persons in Household
1 2 1 3 1 4 1 6 1 6 1 7 8
Las[ page instructs how to use income limas to determine applicant efigibilq and calculate affordable housing cost and rent
El Dorado County
Area Median Income:
$83,800
Extremely Low
17600
20100
226W
25750
30170
34590
39010
43430
VeryLow Income
29300
334S0
17650
41800
451SO
49500
S18SO
55200
Low Income
46 550
1.1
60250
66900
72300
77650
830011
88350
Median Income
58500
66400
75250
806@D
90300
97000
103650
110350
Moderate Income
70200
80250
90250
100300
108300
116350
1 124350
13240D
Fresno County
Area Median Income:
$64,80D
Extremely Low
13650
16910
1 21330
25750
30170
34590
39010
42800
Very Law Income
22700
2S950
29200
12400
3S000
37600
40200
42"
Law Income
36300
41500
46700
51850
Sfi000
60150
64300
68450
Median Income
4S3SO
518S0
58300
64860
70000
751SO
S03SO
85SSO
Moderate Income
54450
62200
70000
77750
93950
90200
96400
102650
Glenn County
Area Median Income:
$64,800
Extremely Low
1365D
16010
1 21S30
25750
30170
34590
39010
42800
Very tow mcome
22700
254SO
292M
32400
35000
3760D
40200
42,900
Law Income
56300
41500
46700
51850
5600D
60153
64300
69450
Median Income
45350
51650
5830o
P.4800
70000
7S1SO
80350
85550
Moderate Income
54450
62200
70000
77750
83950
90200
96400
102650
Humboldt County
Area Median Income:
$64,800
Extremely Low
13650
16910
21330
25750
30170
34590
39010
42800
Ve Low Income
22700
25950
29200
32400
35000
37600
40200
42800
Low Income
362M
41500
467D0
51a54
Sfi002
6015D
64300
68450
Median Income
45350
51950
5930D
64800
70000
75150
80350
95550
Moderate Income
54450
62200
700M
777SO
91950
90200
96400
1026SO
Imperial County
Area Median Income:
$ 4,800
Extreme) Low
13650
16910
21330
25750
30170
34590
39010
42800
Very Low Income
22700
2S950
202M
32400
3S000
37600
40200
42200
Low Income
36300
41500
46706
51850
56000
60150
64300
68450
Median Income
45350
519SO
58300
64800
7000D
75150
80350
85550
Moderate Income
54450
62200
70000
77750
83953
90200
96400
1026S0
Inyo County
Area Wdlan Income:
$72,70D
Emtnemely Low
15300
17450
1 21330
25750
30170
1 34590
39010
43430
Very low Income
2S450
29100
32750
36350
39300
42200
4S100
49"
Low Income
407511
46505
523
5S150
62850
67500
72150
76800
Median Income
50900
58150
6543500
72760
78S00
843SD
901S0
95950
Moderate Income
61050
69S00
79550
87250
94250
1 101200
108200
115150
Kem Cou rdy
Area Median Income:
$64,800
Extremely Low
13650
16910
21330
25750
30170
34590
39010
42800
Ve Low Income
22700
25950
29206
32400
35000
37600
a0200
42200
Law Income
36300
41500
46700
51850
Sfi000
60150
64300
68450
Median Income
45350
S16S0
58300
6000
70000
75150
80350
85550
Moderate Income
54450
62200
7000D
77750
83950
90200
96400
102650
Kings County
Area Median Income:
$64,800
Extremely Low
1365D
16510
21S30
257SO
30170
34590
39010
42800
Very Law Income
22700
25950
29200
32400
35000
37 fi00
40200
42800
Law Income
16300
41500
46700
5165D
S6000
6015D
64300
69450
Median Income
45350
51950
5930D
64800
70000
75150
80350
85550
Moderate Income
54450
622M
70000
777SO
839S0
1 90200
96400
102650
35
55B-46
Counly
Income
Category
Number of Pomona In Household
1 2 3 1 4 1 6 1 6 7 8
Last page instructs how to use income limits to determine applicant eliobility and calculate affordable housing. cost and rent
Lake County
Area Median Income:
$64,800
Extremely Low
13650
16910
21330
25750
W170
34S90
S9010
42800
VM Law Income
22700
25950
29200
32400
35000
376CO
40200
42800
Lox Income
361
41500
46700
S1S50
S60c0
60150
64300
684SO
Median Income
45350
518S0
59100
64800
70000
75150
80350
S5550
Moderate Income
S4450
62200
1 70000
1 77750
91050
1 00200
96400
102GSO
Lassen County
Area Median Income:
566,400
Extremely Low
14600
16910
21130
25750
30170
34590
39010
43430
Very Law Income
24300
27800
31250
34700
375CO
40300
43050
4585C
Law Income
38S50
44400
49950
55500
59950
64400
69950
73300
Median Income
49600
55500
62450
6%00
74950
905CO
86050
9160C
Moderate Income
59300
56650
74950
83300
89950
95650
103300
109950
Los Angeles County
Area Median Income:
575,100
Extremely Low
21950
250S0
29200
31300
11850
36350
39010
43410
Very Low Income
36550
41900
47000
52200
564CO
60600
64750
6995C
Law Income
59450
56800
75150
83500
91
959CO
103550
1102SO
Median Income
51150
59500
65SD0
75100
7S950
948CO
90650
9650C
Moderate Income
61400
701SO
79950
87700
94700
1017501
1087SO
115750
Madera County
Area. Median Income.
$64,800
Extremely Low
1.1650
16910
21330
25750
30170
34590
39010
4280C
Very Law income
22700
259SC
29200
32400
35000
376CO
402C0
42800
Law Income
36300
41500
46700
51850
S6000
60150
64100
69450
Median Income
45350
S1850
58300
6006
70000
75150
83350
85550
Moderate Income
54450
62200
I 7000C
I 77750
83950
1 90200
96400
102650
Morin County
Area Median Income:
$136,800
Extreme Low
33850
38700
435SO
48350
52250
561C0
60000
63a5C
Very Law Income
56450
64500
72550
80600
87050
93500
99950
106400
Law Income
00450
1033S0
11625C
129150
139S00
149850
1S0150
1705W
Median Income
05750
109450
12310C
186800
147750
1S8700
1601
180600
Macerate Income
114900
131300
1147750
1 16415e
1773CO
190400
2015SO
2167W
Maripasa County
Area Median Income:
S66,SOa
Extremely Low
13800
16910
21330
25750
M170
34S90
S9010
42800
Very Law Income
22950
26200
29500
32710
354CO
38000
40650
4325C
Law Income
3'700
41950
47200
52400
566CO
608CO
65000
6920C
Median Income
45950
52400
S8950
66606
70750
76000
81200
964SC
Moderate Income
SS000
62900
70750
7,9600
94900
91200
974S0
103750
Mendodim County
Area Median Income:
564,S00
Extremely Low
13650
16910
21330
25750
30170
34590
39010
I 4280C
Very Law Income
227CO
25950
29200
12400
3S000
376c0
40200
42800
Low Income
36300
41500
46700
51850
56000
60150
64300
6945C
Median Income
45350
51950
58300
64800
7000O
75150
80350
9555C
Moderate Income
54450
52201)
1 70000
77750
83950
902CO
964CO
102650
Merced County
Area Median Income:
S%,800
Extremely Low
13650
16910
21330
25750
1 30170
34590
39010
1 42800
Very Law Income
22700
259SO
29200
32400
35000
37600
40200
42800
Law Income
36300
41500
46700
S1S50
56000
60150
643CO
6945C
Median Income
45350
51850
58300
64800
7000O
75150
80350
8555C
Moderate income
54450
62200
1 7C000
777S0
83950
90200
964C0
102GSO
36
55B-47
E;�
[noCuunl
An:a Medic
Sal,:
Montemy Co
Area Medic
$74,
Nepa Chun"
hrea MedGE
$13
Nevada Gorr
Area Meth€
Ss4
EA
[--
uCow
An:a Medic
$70;
37
55B-48
County
Income
C,14,19dry
i Number of Pe otn in Household
1 4 1 3 1 • I A Ia 7 a
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
R4verside County
Area Median Income:
$69,700
Extremely Low
15100
17250
21110
25750
30170
34590
39010
41410
Very Law Income
25150
287SO
323So
35900
38800
416SO
445SO
47400
Lmv Income
40250
460Qo
517So
57450
62050
66650
712SO
75850
Median Income
48800
SS750
62730
00700
75300
80850
86450
92000
Moderate income
58550
66900
1 75300
1 a1650
90350
97050
102750
110400
Sacramento County
Area Median Income:
$83,600
Extremely Low
17600
2010D
22600
25750
30170
34590
19010
43430
Very Law Income
29300
33450
37650
41800
45150
48500
51250
55200
Lax Income
46850
53550
60250
66900
72300
77650
83000
89350
Median Income
585CO
66900
75250
83600
90300
97000
103650
110350
Moderate Income
702M
802So
I 90250
1 100100
108MO
I 116350
124150
112400
San Bonito County
Area Median Income.
$84,000
Extremely Low
21450
24500
27550
30600
33050
35500
39010
43430
Very Law raceme
AS700
4090D
45906
51000
55100
59200
632SO
673SO
Low Income
57150
5S3QQ
73450
21600
88150
1,470Q
1o12DQ
107750
Median Income
S1150
67600
760SC
"see
91250
99 Mo
104900
111550
Moderate Income
71000
81100
1 IJ1250
I 10140C
3C950C
117600
1 125750
133950
San Bernardino County
Area Median Income:
$69,700
Extremely Low
15100
172SO
21110
25750
10170
34S00
39610
43430
very low Income
25150
28750
32350
35900
39800
41650
44550
47400
Low Income
40250
40000
51750
57450
62050
66650
71250
75850
Median Income
48800
55756
62750
69700
>5300
86850
86450
92000
Moderate income
58550
66900
1 75100
1 83650
90350
97050
103750
110400
San Diego County
Area Median income:
$86,300
Extremely Low
22500
25700
2890D
32100
1 34700
1 3725D
39950
43430
Very Law Income
37450
42800
48150
53500
578M
62100
66350
706.50
Lox Income
59950
68500
77050
00 856
92450
99300
106150
113000
Median Income
60400
69050
776So
86300
93200
100100
107000
1139D0
Moderate Income
72500
82950
9320D
103550
1 111950
120100
1284D0
1367DO
San Francisco County
Area Median Income:
$136,800
Extremely Low
33850
3974D
1 43550
1 483SO
I 52250
I S6100
1 6D000
63850
Very Law Income
56450
64500
72556
80600
87050
93500
99,350
166400
Lax Income
90450
103350
116250
129150
139500
149850
160150
1705 DO
Median Income
95750
109450
123100
136000
147750
1 1587001
169650
120600
Moderate income
114903
i31300
1 147750
1 164150
1 177300
1 11304001
203550
216700
San Joa clu l n County
Area Median Income:
$71,400
Extremely Low
14700
16910
21330
25750
10170
34590
39010
41410
Very Low Inoome
24500
28000
31501}
35000
17800
40900
43400
462M
Low Income
39200
44800
50400
56000
60500
65000
69450
73950
Median Income
50000
57100
64250
71.00
Nil82800
BASSO
94250
Moderate Income
50000
58550
77150
85700
25 950
99400
106250
113100
San Luis Obispo County
Area Median Income:
$87,50D
Extremely Low
18900
216DD
2430D
26950
30170
34590
39010
43430
Very Law Income
31500
360D0
40500
4495D
4,1550
52150
55750
59350
Low Income
50350
57556
64750
71900
77700
83453
89200
94950
Median Income
61250
70000
7875C
87500
94500
1 101560
108500
115500
Moderate Income
73500
240M
9450i
105000
113400
121800
130200
138600
38
55B-49
County
Ineoma
CaWgory
i Number of Persona in Household
1 2 1 D 1 4 1 6 16 7 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Riv arc We County
Area Median Income:
$69,700
Extremely Low
1510D
17250
21330
25750
30170
34590
3901C
43430
Very Low Income
2515C
28750
32350
35900
38900
41650
4455C
47400
Low Income
40250
460D0
51750
574511
62050
6fifi5D
71250
75850
Median Income
4880Q
55750
52750
69700
7530D
84850
8645C
92000
Moderate Income
SASSO
66900
7530n
83650
90350
070S0
IOS75O
110400
Sacramento County
Area Median Income:
$83,600
Extremely Low
17600
201D0
2260D
25750
30170
34590
39010
43430
Very low Income
2930n
33450
3765n
41800
45150
42500
S18S0
SS200
Low Income
46950
555SO
S02SC
66900
72300
77650
1 83D00
89350
Median Income
5850n
66900
7525n
83600
10300
nO
07O
103 650
110350
Moderate Income
70200
80250
90250
100300
108200
116350
1243SO
112400
San Benito County
Area Median Income:
584,500
Extremely Low
21450
24500
275SO
30600
33050
35500
39010
43430
very Law Income
35700
40500
45900
51000
55100
59200
63250
67350
Low Income
57150
653DD
73450
81600
88150
94700
101200
107750
Median Income
59150
6760D
7605Q
64$00
91250
98000
104800
111550
Moderate Income
7100Q
8110D
912SO
1014n0
109500
117MO
1 12S7SO
13385n
San Bernardino County
Area Median income:
$69,700
Extremely Low
15100
17250
21330
25750
30170
34590
3901C
43430
Very low Income
2S1S0
28750
121SO
15900
38800
416SO
44SSO
474n0
Low Income
40250
4600D
51750
574SO
62050
66650
7125C
75850
Median Income
48806
5575Q
6275Q
6470Q
75300
80850
86450
92000
Moderate Income
SBSSn
66900
751M
83650
94350
970S0
103750
110400
San Diego County
Area Median Income:
$86,300
Extremely Low
22SOO
25700
280M
32100
34700
372SO
39850
43430
Very Low Income
S7450
1 42800
481SO
53500
57900
62100
6635C
70650
Low Income
59950
68500
7705Q
85600
92450
99300
106150
113060
Median Income
604DD
fi9056
77650
66300
93200
10C10D
1 1070013
113900
Moderate income
7250Q
829SO
93200
1C3550
111850
I 120100
128400
1367W
San Francisco County
Area Median Income:
$136,800
Extreme Low
33850
39700
4355Q
48350
52250
56100
6n000
fi3850
Very Law Income
5645C
fi4500
72550
80600
87050
93500
99950
SD64D0
Low Income
9045C
103350
116250
1 129150
139500
1498511
160110
17C500
MWlen Income
9575Q
109450
123100
136800
1477SC
1587QQ
1596so
180600
Moderate Income
114900
131300
147750
1 164150
177300
I 1904nD
I 203556
2167n0
San Joaquin County
Area Median Income:
$71,400
Extremely Low
14700
16910
21330
25750
30170
34590
3901C
43430
Very Low lnmme
24500
280D0
31506
3500D
37800
4060D
4340C
46200
Low Income
392tln
44800
SO4no
56000
M500
65n00
Mn
73950
Median Income
S00W
57100
642SO
71400
77100
82800
SASS0
WS111
Moderate Income
600M
6SS50
77150
85700
92550
99400
106250
1131DD
San Luis Obispo County
Area Median Income:
$87, 500
Extremely Low
1890C
216W
24300
2fi950
20170
24590
39010
42420
Ve Low Income
315Q0
36000
4050Q
44950
48550
52150
55750
59350
Low Income
5035D
57550
54750
71900
77700
83450
8920C
94950
Median Income
61250
70006
78750
8T500
9450D
10150Q
1O85DD
115500
Moderate Income
7A
84000
9450n
105nD0
1134n0
1213
13055W
118600
39
55B-50
County
Income
C
Number of Persons in Household
1 2 1 S 1 4 1 fi 16 7 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
San Mahar County
Area Median Income:
$138.800
Extremely Low
338S0
38700
43550
48350
S2250
56100
60000
63850
Very Low Income
56450
64500
72550
80600
87050
93500
99950
106430
Lax Income
90450
103350
116250
129150
139500
149950
160150
170500
Median Income
9S750
1D9450
123100
1361
147750
158700
1
169650
180600
Moderate Income
114900
131300
147750
36415C
17730C
190400
1 2035S0
2167M
Santa Barbara County
Are. Median Income_
579,60D
Extremely Low
2.1200
26500
29800
33100
35750
39400
41050
43700
Very Low Income
39650
1 44150
49654
1 55150
59600
64000
69400
72800
Low Income
61954
1 706S0
79500
88300
95400
1 1424511
109500
116600
Median Income
55700
fi3007
71650
79600
85950
92350
98700
165050
Mcderate Income
66850
76400
85950
1 95500
103150
I 11011
118400
126050
Santa Clara County
Area Median Income:
$181p00
Extremely Low
30750
35150
39550
43900
47450
50950
54450
57950
Very Law Income
51250
585S6
rS8S0
73150
79050
94900
90750
91
Lax Income
72750
831S0
9.1550
10290C
11225C
12OSS0
128950
137150
Median Income
92000
105100
118250
131400
141900
152400
1fi2950
1734S0
Moderate Income
110400
12515D
1419S0
157700
170300
1829S6
I 19S5S0
7091SO
Santa Cruz County
Area Median Income:
$98.000
Extremely Low
25900
29450
31150
36500
39750
42700
45650
49600
Very law Income
42950
49100
SS256
6135D
66300
7120D
76100
81000
Low Income
69900
79750
886D0
98400
30630C
114150
122050
1145900
1299DO
Median Income
68600
79400
1 89200
1 981
105850
113700
1211W
129350
Moderate Income
82300
941D0
105850
11750C
127000
40
1360
155M
Shasta County
Area Median Income:
$64,800
Extremely Low
1.1650
16910
21330
25750
30170
34590
39010
42800
Very Law Income
22700
25950
29200
32400
35000
37600
40200
42,800
Lev Income
36300
41500
46700
53850
56000
60150
64300
68450
Median Income
45150
S1856
58306
li
70000
751SO
I
803S0
855S0
Moderate income
54456
62200
70006
77750
839S0
9620D
96400
1026SO
Sierra County
Area Median Income:
$71,SOD
Fxtremely Low
15950
181M
21336
25750
3017D
34S90
39010
43430
Very taw Income
26404
1 30200
33950
1 37700
40750
43750
1 46750
49800
Low Income
42250
482S6
5430a
no
MSG
69950
63300
74800
79600
Median Income
50250
57450
fi4600
71800
77550
89050
Woo
Moderate Income
60300
58900
77550
86150
93050
99950
106950
1137D0
Siskiyou County
Area Median Income:
;04,80D
Extremely Low
13650
16910
21330
25750
30170
34590
39010
4280D
Very Law Income
22700
25950
29200
32400
35000
37600
40200
42800
Law Income
36306
41500
46700
51850
56000
60150
64100
694SO
Median Income
45350
51850
58300
54800
70000
75150
80350
85550
Moderate Income
54450
62206
700 In
77750
83950
90200
96400
102650
Solana County
Area Median Income:
686,70D
Extremely Low
18000
2060D
231S0
25750
30170
34590
39010
43430
Very Law Income
30000
34300
38600
42850
46300
49750
S31S0
566M
Low Income
49000
54850
61700
68550
74050
79550
95050
90500
Median Income
60000
Sasso
77150
1 86708
925S0
99400
1062S6
113100
Moderate Income
72004
82300
92550
10285C
IY1100
1193D0
127550
135750
im
55B-51
County
Ynconte
N umber ur Persons In Householdcategory
1 2 3 1 4 1 5 1 S 1 7 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Sonoma County
Area Median Income.
$93,300
Extremely Low
22700
25950
29200
1 32400
35000
37600
1 40200
1 43430
Very lnw Income
37800
432DD
4860D
54000
S8350
62651)
67000
71300
Low Income
60500
69150
7790D
86400
93350
1002501
107150
114050
Median Income
65300
746%
83950
93300
IC0750
IN2501
115700
123150
Moderate Income
78150
89550
1 100750
1 1119SC
120900
129850
1 1188DO
147750
Stanislaus County
Area Median Income:
$64,800
Extremely Low
13650
16910
21330
25750
30170
34593
39010
42800
Very Lew Income
22700
2S9S0
202M
32400
15000
37603
40200
42900
Law Income
363011
41500
46700
51850
51020
60150
64300
69450
Median Income
4S350
S18S0
583D6
64600
7000D
751SD
803S0
85550
Moderate Income
54450
62200
7000D
77750
93950
90200
96400
102650
Sutter County
Area Median Income.
564,800
Extremely Low
1.1650
16916
21130
2$750
30170
34590
.19010
42800
very Law Income
22700
25950
2920D
32400
35000
3760D
40200
42A00
Law Income
36300
415D0
4670D
51850
56000
60150
64300
69450
Median Income
45350
51850
5830D
64806
70000
75150
90350
95550
Moderate Income
54450
62200
1 70000
1 77750
83950
1 913200
96400
102650
Tehama County
Area Median Income.
$64,800
Extremely Low
13650
16910
21330
25750
30170
34590
39010
1 42800
Very Law Income
22700
25950
29200
32400
35000
37600
40200
42,800
Law Income
36300
415M
4670D
51850
SECOn
681S3
64100
68450
Median Income
4S3S0
S1950
58300
Bd600
70000
751SD
80350
85550
Moderate Income
54450
S2200
1 70nW
77750
83950
90200
96400
102650
Trinity County
Area Median Income:
$64800
Extremely Low
13650
16910
21130
25750
30170
34590
39010
42800
Very Law Income
227CO
25950
29200
32400
35000
3760D
40200
42800
Law Income
16300
41500
467W
S185D
"non
ME
64100
68450
Median Income
45350
51850
58.1w
04000
7C000
75150
80350
95550
Moderate Income
54450
62200
1 70000
1 77750
83950
90203
96400
3.02650
Tu lam County
Area Median Income.
$64,800
Extremely Low
13650
16910
21330
25750
30170
34590
39010
42800
Very Law Income
22700
2S9SD
202M
12400
3500D
37600
40200
42800
Lox Income
36300
41500
4670D
51850
56000
60350
64300
68450
Madlan Income
4S350
51850
5830D
9000
7000D
751SD
803S0
85SS0
Moderate Income
14450
62200
I 7MD0
I 7775D
91050
90200
1 96400
1026SO
Tuolumne County
Area Median Income:
566,700
Extremely Low
13950
16910
21330
25750
30170
34590
39010
1 43400
Very Law Income
23250
266DD
2990D
33200
35900
38550
41200
43850
Low Income
37200
425D6
47800
53100
57350
61600
65850
70100
Median Income
46700
53350
60050
66706
72050
77350
92700
99050
Moderate income
56050
64050
1 720SO
90050
86450
92850
99250
105650
Ventura County
Area Median Income:
597,800
Extremely Low
22000
25150
28300
31400
33950
36450
.19010
43430
Very Law Income
36650
41950
47100
52.100
56500
60700
64900
69050
Lox Income
S8600
670M
7S3S0
83700
90400
97100
103800
1105DD
Median Income
69450
79250
8800D
97809
1134501
121250
12910D
Moderate income
82150
9.1900
1 105GC0
I 11735C
_110E56DECJ
12675C
1361S0
1 145500
154900
41
55B-52
County
Income
Category
i Number of Persons in Household
1 2 1 3 1 4 1 S 1 E 1 7 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Yolo County
Atea Median Income:
$87,900
Extremely Low
18450
2110D
23750
26350
30170
34590
39010
43430
Very Low Income
3080C
3520D
39600
43950
47500
51000
54500
59050
Low Income
49250
56250
63300
70300
75950
91550
87200
928C0
Median Income
61550
70300
79100
87900
94950
101950
10900D
116050
Moderate Income
71950
844W
84950
105500
11 3950
122400
130900
139250
Yuba County
Area Median Income:
$64,800
Extremely Low
13650
16910
21330
2S750
30170
34S90
39010
1 429M
Very Law Income
22700
25950
29200
32400
35000
37600
40200
42,800
Low Income
36300
415W
46700
SY850
56000
60150
64100
68450
Median Income
45350
51854
58300
648gg
70000
75150
80350
85550
Moderate Income
54450
62200
70000
77750
83950
90200
96400
102650
Instructions:
Eligibility Datammini tlom
Use household size income ra"ory figures in this chart_ Determine eligihililty hased on actual number of perms in
household and total of gross income for all persons.
Determination of Income Limit for Households Larger than Eig he Persona:
Per person (PP) adjustment above 8: (1) multiply 4-person inoc me li mlt by eight percent (8%i. (2) multiply result by number of
persons in exoass of eight, (3) add the amount to the &person income limit, and (4) round to dte nearest $50.
Yuba County
E X A M P L E
4persone
3%PP Adi
+8 persons
4 persons
Extremely Low
25,750
2060
42,800
44,850
Very Low Imcarne
32.400
2592
42.800
45,400
Lowerinwme
51,850
4148
68,450
72,600
Moderate Income
77.750
6220
102.650
109,950
Calculation of Housing Cost and Rant:
Refer to Heath 8 Safety Code Sections 50052.5 and 50053. Use benchmark housel id size and r ipty
against applicable percentages defined in H85C using Area Median Income identified in this chart.
Determination of Household Sim:
S persona
e%.A� x 7
=I0 person
42,600
4120
46,900
42,800
518d
d8,008
68,450
8296
7fi,750
102,650
12440
115,100
For projects with no federal assistance, household size is set at number of bedrooms in unit plus one.
For projects with federal assistance, household size may be set by muhip" 1.5 againsithe number of bedrooms in unit.
H110 income Limits release: 4IM19
HLIO PY 2019 Cahfnrn is med Ian Incomes:
State median income: $62,200
Metropolitan county median income: $82,800
Non -metropolitan county median income: 964,800
Note. Authority cited! Section 50093. Health and Safety Code. Reference. Sections 50079.5, 50093, 50105 and 50106, Health and Safety
Coda.
42
55B-53
Exhibit D:
Homes for Sale and Rent Listings
RESIDENTIAL RELOCATION RESOURCES- FOR SALE
Address
Type
# of Bed/Bath
Price
941 WCubbon St.
SFR
3/1
$498,500
914 E Saint Andrew
SFR
3/1
$509,000
211 E Saint Gertrude PI.
SFR
3/1
$534,888
1718 W Second St.
SFR
3/1
$699,800
1231 Cypress Ave.
SFR
3/1
$750,000
721 S Broadway
SFR
3/1
$499,000
1664 W Wisteria PI.
SFR
3/1
$529,000
1405 W Camden PI.
SFR
3/1
$549,900
817 N. Olive St.
SFR
3/1
$620,000
2141 Halladay St.
SFR
3/1
$538,000
1722 Highland St.
SFR
3/1
$585,000
1714 W Brook
SFR
3/1
$599,900
909 S Diamond St.
SFR
3/1
$618,800
701 S Hickory St.
SFR
3/1
$625,000
1126 W Alto n Ave.
SFR
3/1
$695,000
1833 S Parton St.
SFR
3/2
$529,900
2001 Oak St.
SFR
3/2
$579,000
1223 Evergreen St.
SFR
3/2
$615,000
2307 W Camden PI.
SFR
3/2
$628,000
2518 S Artesia St.
SFR
3/2
$629,900
2245 Halladay St.
SFR
3/2
$652,200
1905 W Hall Ave.
SFR
3/2
$655,000
3705 S Birch St.
SFR
3/2
$659,000
3710 S Sea Breeze
SFR
3/2
$665,000
2002 W Central Ave.
SFR
3/2
$690,000
1010 W Santa Clara Ave.
SFR
3/2
$715,000
2610 Olive Ln.
SFR
3/2
$765,000
922 WAlpine Ave.
SFR
3/2
$775,000
2206 N Freeman St.
SFR
3/2
$819,000
13971 Deodar St.
SFR
3/2
$899,000
12270 Circula Panorama
SFR
3/2
$775,000
723 W Tribella Ct.
I SFR
3/3
$649,999
584 S Harbor Blvd.
SFR
3/3
$679,999
1502 N Main St.
SFR
4/1
$629,000
43
55B-54
RESIDENTIAL RELOCATION RESOURCES- FOR SALE
Address
T Unit
ype
# of Bed/Bath
Price
1632 W Wilshire Ave.
SFR
4/2
$490,000
1906 W 3rd St.
SFR
4/2
$570,000
1221 S Towner St.
SFR
4/2
$575,000
2502 Park Dr.
SFR
4/2
$619,000
1401 Joana Dr.
SFR
4/2
$640,000
1502 Eastside Ave.
SFR
4/2
$640,000
1301 Halladay St.
SFR
4/2
$643,999
3011 S Manitoba Dr.
SFR
4/2
$779,888
739 N Concord St.
SFR
4/2
$478,000
221 W Tribella Ct.
SFR
4/2
$739,900
507 N Daisy Ave.
SFR
4/2
$629,000
2233 N Lyon
SFR
4/2
$899,000
2234 N Lyon
SFR
4/2
$924,997
12571 Welbe Dr.
SFR
4/2
$1,174,000
1624 W Wilshire Ave.
SFR
4/3
$580,000
503 N Daisy Ave.
SFR
4/3
$629,000
1329 N Custer St.
SFR
4/3
$649,999
527 W Tribella Ct.
SFR
4/3
$679,999
2613 Strawberry Ln.
SFR
4/3
$689,999
1638 E Fruit St.
SFR
4/3
$699,900
2614 S Everglade St.
SFR
4/3
$760,000
2853 Augusta Way
SFR
4/3
1 $855,000
55B-55
Exhibit D (Cont.):
Homes for Sale and Rent Listings
RESIDENTIAL RELOCATION RESOURCES- RENTALS
Address
No. of Bedroom
B o. Of
Unit type
Rental amount
435 S Ross St.
1
1
Apartment
$1,000
710 N Minter St. #1
1
1
Apartment
$1,350
819 W Washington Ave. #9
1
1
Apartment
$1,350
440 S Sycamore St.
1
1
Apartment
$1,450
819 Washington Ave. #3
1
1
Apartment
$1,550
1905E 1st St. #183
1
1
Apartment
$1,915
1905 E First St. #233
1
1
Apartment
$2,145
508 E Washington Ave. #B
1
1
Apartment
$2,350
2025 S Cedar St. #1/2
2
1
Apartment
$1,850
824 S Garnsey St.
2
1
Apartment
$2,100
2021 Cedar St.
2
1
House
$2,295
1903 E First St. #340
2
1
Apartment
$2,355
2416 N Valencia St.
2
1
House
$2,950
506 E Washington Ave. E #B
2
1
Apartment
$2,650
1905 E First St. #584
2
2
Apartment
$2,850
2006 W West Wind
2
2
House
$3,000
9 Macarthur PI. #N1105
2
2
Apartment
$3,868
9 Macarthur PI. #N1601
2
2
Apartment
$3,994
9 Macarthur PI. #N1203
2
2
Apartment
$4,000
9 Macarthur PI. #S1905
2
2
Apartment
$4,275
9 Macarthur PI. #N1802
2
2
Apartment
$4,762
9 Macarthur PI. #S2302
2
2
Apartment
$5,912
1905E First St. #101
2
2
Apartment
$3,665
1012 N Flower St.
3
1
House
$2,700
2144 S Parton St.
3
1
House
$2,750
2701 Olive Ln.
3
1
House
$2,800
2379 N Flower St.
3
1
House
$3,150
13022 Palomar
3
1
House
$3,200
327 Normandy PI.
3
2
House
$1,100
2521 W Sunflower Ave. #A4
3
2
Apartment
$2,650
3206 W Hood Ave.
3
2
House
$3,000
1209 N Linwood Ave.
3
2
House
$3,075
45
55B-56
RESIDENTIAL RELOCATION RESOURCES- RENTALS
Address
No. of Bedroom
B o. Of
Unit type
Rental amount
932 W 18th St.
3
2
House
$3,300
442 E Jeanette Ln.
3
2
Apartment
$2,800
621 E Myrtle St.
4
1
House
$3,075
18861 Fairhaven Ave.
4
1
House
$3,750
514 S Ross St.
4
2
House
$2,650
2310 W Brook St.
4
2
House
$2,915
1102 W Garry Ave.
4
2
House
$3,000
2233 Tamy Ln.
4
2
House
$3,200
2718 S Deegan Dr.
4
2
House
$3,450
2025 S Cedar St.
4
2
Apartment
$3,200
2001 N Flower St.
4
3
House
$3,950
10282 Overhill Dr.
4
3
House
$4,300
im
55B-57
Exhibit E:
Business Informational Brochure
INTRODUCTION
This booklet describes the relocation payments and other relocation assistance which the City of Santa
Ana ("City") provides to businesses and non-profit organizations which may be required to move from
real property, or move personal property from real property as a result of the Warner Avenue Phase 2
Improvement Project ("Project").
If you are notified that you will be displaced, the City's relocation advisor, Paragon Partners Ltd -
('Paragon"), will contact you personally. The advisor will answer your specific questions and provide
additional information you may need. It is important that you do not move before you learn what you must
do to receive the relocation payments and other assistance to which you are entitled.
This booklet may not answer all of your questions. If you have more questions about your relocation,
contact your relocation advisor. Ask questions before you move. Afterwards, it may be too late.
SUMMARY OF RELOCATION ASSISTANCE
As an eligible displaced person, you will be offered the following advisory and financial assistance by
Paragon on behalf of the City:
Advisory Services includes referrals to suitable replacement locations, preparation of claim forms for
relocation payments, and other assistance to minimize the impact of the move.
Payment for Moving and Reestablishment Expenses Such payments fall into two categories:
Payment for your Actual Reasonable Moving and Related Expenses and a payment for
Reestablishment Expenses; or
A Fixed "In Lieu" Payment as an alternative to the payments for moving and reestablishment
expenses
GENERAL QUESTIONS
How Will I know if I am Eligible for Relocation Assistance?
You should receive a written notice explaining your eligibility for relocation assistance. You should not
move before receiving that notice. If you do, you may not receive relocation assistance.
47
55B-58
How Will the City Know How Much Help I Need?
You will be contacted and personally interviewed by your relocation advisor to determine your relocation
needs and preferences for a replacement location and other services. The relocation advisor will ask
about such matters as your space requirements. It is to your advantage to provide the information so that
the Paragon can assist you in moving with a minimum of hardship. The information you give will be kept
in confidence.
:GME" ..1 TIMI11:FPf-ie if,,GPf- '
Every reasonable effort will be made to provide you with sufficient time to find and reestablish your
business in a suitable replacement location. If possible, a mutually agreeable date for the move will be
worked out. Unless there is a health or safety emergency, you will not be required to move without at least
90 days advance written notice. It is important, however, that you keep in close contact with Paragon so
that you are aware of the time schedule for carrying out the project and the approximate date by which
you must move.
How Will I Find a Replacement Location?
Paragon will provide you with information on available replacement locations that meet your needs.
Paragon may also provide you with the names of real estate agents who may also be able to assist you
in finding the type of replacement location you need.
While Paragon will assist you in obtaining a suitable replacement location, you should take an active role
in finding and relocating to a location of your choice. No one knows your needs better than you. You will
want a facility that provides sufficient space for your planned activities. You will also want to assure that
there are no zoning or other requirements which will unduly restrict your planned operations.
What Other Assistance will be Available to Help Me?
In addition to help in finding a suitable replacement location, other assistance, as necessary, may be
provided by the City. This includes information on Federal, State and local programs that may be of help
in reestablishing a business. For example, the Small Business Administration provides managerial and
technical assistance to some businesses.
I Have a Replacement Location and Want to Move. What Should I Do?
Before you make any arrangements to move, notify Paragon of your intention to move. This should be
done at least 30 days before the date you begin your move. Paragon will discuss the move with you and
advise you of any relocation payment for which you may be eligible, the requirements to be met, and how
to obtain payment.
I Own This Property. Will I Be Paid For It Before I Have to Move?
If you reach a negotiated agreement to sell your property to the City, you will not be required to move
before you receive the sales proceeds. If the property is acquired through an eminent domain proceeding,
48
55B-59
you cannot be required to move before the estimated fair market value of the property has
been deposited with the court. (You should be able to withdraw this amount immediately, less any
amounts necessary to pay off any liens on the property and to resolve any special ownership problems.
Withdrawal of your share of the money will not affect your right to seek additional compensation for your
property).
What Is a Payment for Actual Reasonable Moving and Related Expenses?
If you choose a Payment for Actual Reasonable Moving and Related Expenses, you may include in your
claim the reasonable and necessary costs for:
Transportation of personal property from your present location to the replacement location up to
a distance of 50 miles.
Packing, crating, uncrating, and unpacking your personal property
Disconnecting, dismantling, removing, reassembling, and installing relocated and "substitute'
machinery, equipment and other personal property. This includes connection to utilities available
nearby. It also includes modifications to the personal property that are necessary to adapt it to
the replacement structure, the replacement site, or the utilities at the replacement site, and
modifications necessary to adapt the utilities at the replacement site to the personal property.
Storage of personal property not to exceed 12 months, at the discretion of the City.
Insurance for the replacement value of your property during the move and necessary storage.
Any license, permit, or certification which you are required to pay at the replacement location.
However, the cost must be reasonable and necessary for reestablishment at the replacement
location, and the payment may be based on the remaining useful life of the existing license,
permit, or certification.
The replacement value of property lost, stolen, or damaged in the process of moving (not through
your fault or negligence) where insurance covering such loss, theft, or damage is not reasonably
available.
Professional services necessary for (1) planning the move of the personal property, (2) moving
the personal property, or (3) installing relocated or "substitute' personal property at the
replacement location -
Re -lettering signs and replacing stationery on -hand made obsolete as a result of the move
The reasonable cost incurred in attempting to sell an item that is not to be moved
The actual direct loss of tangible personal property. This payment provides compensation for
personal property that is neither moved nor promptly replaced at the replacement location. To be
eligible, you must make a good faith effort to sell the property, unless the City determines that
such effort is not necessary. Payment is limited to the lesser of:
49
55B-60
(1) The estimated cost of moving and reinstalling the personal property,
Or
(2) The market value of the property for its continued use at the old location, less any
proceeds from its sale.
Purchase and installation of "substitute" personal property. This payment is made with an item
of personal property is not moved but is promptly replaced with a substitute item that performs a
comparable function at the replacement site. Payment is limited to the lesser of:
(1) The estimated cost of moving and reinstalling the item; or
(2) The actual cost of the substitute item delivered and installed at the replacement location,
less any proceeds from the sale or trade-in of the replaced item
When a payment for "actual direct loss of personal property' or "substitute personal property' is
made for an item, the estimated cost of moving the item will be based on the lowest acceptable
bid or estimate obtained by Paragon. If not sold or traded in, you must transfer ownership of the
item to the City in order to receive the payment. It is important that you discuss your plans with
Paragon before you proceed.
Searching for a replacement location. This payment may not exceed $1,000 and covers costs
for your transportation expenses, time spent searching for a replacement location, reasonable
fees paid to a real estate agent or broker to find a replacement location (not fees related to the
purchase of the site), and meals and lodging away from home, if required.
Paragon will explain all eligible moving and related costs, as well as those that are not eligible. You must
be able to account for all costs that you incur, so keep all your receipts. Paragon will inform you of the
documentation needed to support your claim.
You may minimize the amount of documentation needed to support your claim, if you elect to "self -move'
your personal property. Payment for a self -move is based on the amount of an acceptable low bid or
estimate obtained by Paragon. If you self -move, you may move your personal property using your own
employees and equipment or a commercial mover.
You may elect to pay your moving costs yourself and be repaid by the City or, if you prefer, you may have
the City pay the mover directly. In either case, select your mover with care. Paragon can help you select
a reliable and reputable mover.
Keep Paragon informed about your moving plans. You must provide Paragon with reasonable advance
written notice of the date of the start of your move or disposition of your personal property. In addition,
you must permit Paragon to make reasonable and timely inspections of the personal property at the old
and new locations and to monitor the move.
50
55B-61
What is a Payment for Reestablishment Expenses?
If you choose to receive a payment for your actual moving and related expenses, you may also be eligible
to receive a payment for Reestablishment Expenses, not to exceed $10,000. Such expenses include
the reasonable and necessary cost of:
Repairs or improvements to the replacement real property as required by Federal, State or local
low, code or ordinance.
Modifications to the replacement property to accommodate the business operation or make a
replacement structure suitable for conducting your business.
Construction and installation costs for exterior signs to advertise your business
Redecoration or replacement of soiled or worn surfaces at the replacement site, such as paint,
paneling, or carpeting.
Advertisement of the replacement location
Impact fees or one-time assessments for anticipated heavy utility usage
Providing utilities from the right-of-way to improvements at the replacement site.
Estimated increased costs of operation during the first 2 years at the replacement site for such
items as lease or rental charges, personal or real property taxes, insurance premiums, and utility
charges (excluding impact fees).
What is a Fixed Payment?
Certain businesses and nonprofit organizations are eligible to obtain a Fixed Payment instead of a
payment for actual reasonable moving and related expenses or a payment for reestablishment expenses.
The Fixed Payment to a business is based on the average annual net earnings of the business operation;
the Fixed Payment to a nonprofit organization is based on average annual expenses and revenue. A
Fixed Payment will not be less than $1,000 or more than $20,000.
To qualify for a Fixed Payment a displaced business or nonprofit organization must:
(1) Own or rent personal property which must be moved from the displacement site
(2) Be unable to relocate without a substantial loss of existing patronage (measured in terms of
clientele or net earnings)
(3) Not be a part of a commercial enterprise having more than three other entitles under the same
ownership, engaged in the same or similar business activities that are not being acquired by the
City. (Also, certain rental businesses are excluded.)
51
55B-62
Ordinarily, to be eligible for the minimum Fixed Payment, your business must have had average annual
gross receipts of at least $5,000 or had average annual net earnings of at least $1,000, or contributed W
of your business's average gross income for the two tax years prior to displacement. Other criteria may
be used if it is determined that the calculation would cause an inequity or hardship. Paragon will inform
you as to your eligibility for this payment and the documentation you must submit to support your claim.
Remember, when you elect to take this payment, you are not entitled to reimbursement for any other
moving expenses.
Must I File a Claim to Obtain a Relocation Payment?
Yes. You must file a claim for each relocation payment. Paragon will prepare the required claim form,
and explain the type of documentation that you must submit in order to receive the payment.
If you must pay any relocation expenses before you move (e.g., a security deposit when you lease a new
location), discuss your needs with your relocation advisor. You may be able to obtain an advance
payment.
If you are a tenant, you must file your claim within 18 months after the date you move. If you are displaced
from property that you own, you must file within 18 months after the later of the date you move, or the date
you receive the final acquisition payment. However, it is to your advantage to file as soon as possible after
you move. The sooner you submit your claim, the sooner it can be processed and paid.
You will be paid promptly after you file an acceptable claim. If there is any question regarding your right
to a relocation payment or the amount of the payment, you will be notified in writing of the problem and
the action you must take to resolve the matter.
Will I Have to Pay Rent to the City Before I Move?
If the City acquires your property, you will be required to pay a fair rent to the City for the period between
the acquisition of your property and the date that you move. Such rent will not exceed the market rent for
comparable properties in the area.
Do I Have to Pay Federal Income Taxes on My Relocation Payments?
No. Relocation benefit payments are not considered income for the purpose of the Internal Revenue
Service 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. The preceding
statement is not tendered as legal advice in regard to tax consequences. You should consult with your
tax advisor or legal counsel to determine the current status of such payments.
If I Disagree with a Determination of Assistance, Can I Appeal?
Yes. If you disagree with the City's decision as to your right to relocation assistance or the amount of a
relocation payment, you may appeal the decision to the City. Your relocation advisor will inform you of
the appeal procedures. At a minimum, you will have 60 days to file your appeal with the City after you
52
55B-63
receive written notification of the City's determination of your claim. Your appeal must be in writing. If you
need help, your relocation advisor will assist you in preparing your appeal.
You can expect a fair decision on any appeal. However, if you are not satisfied with the final administrative
decision on your appeal, you may seek review of the matter by the courts.
I have More Questions. Who Will Answer Them?
If you have further questions after reading this brochure, contact your relocation agent to discuss your
concerns.
Paragon Partners
5660 Katella Avenue, Suite 100
Cypress, CA 90630
Telephone (714) 379-3376
53
55B-64
Exhibit F:
Residential Informational Brochure
I. General Information
II. Assistance In Locating A Replacement Dwelling
III. Moving Benefits
IV. Replacement Housing Payment —Tenants
V. Section 8 Tenants
VI. Replacement Housing Payment - Homeowners
VIL Qualification For And Filing Of Relocation Claims
VIII.Last Resort Housing Assistance
IX. Rental Agreement
X. Evictions
XI. Appeal Procedures
XI I. Tax Status Of Relocation Benefits
XIII.Additional Information And Assistance Available
I. GENERAL INFORMATION
The residential unit in which you currently reside is in an area to be improved by the City of Santa
Ana (City), as part of the Warner Avenue Phase 2 Improvement Project. As the project schedule
proceeds, it will be necessary for you to move from your dwelling. You will be notified in a timely
manner as to the date by which you must move.
Please read this information as it will be helpful to you in determining your eligibility and the amount of
your relocation benefits you may receive under the federal and/or state law. The City has retained
Paragon Partners Ltd. (Paragon) to provide you with relocation assistance and explain the relocation
program. Spanish speaking representatives are available. Si necesita esta informaci6n en espanol,
por favor Ilame a su representante.
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 relocation representative
with Paragon so you will not jeopardize any benefits. This is a general informational brochure only,
and is not intended to give a detailed description of either the law or regulations pertaining to the City's
relocation assistance program. Once the City acquires the property, you may be required to pay rent
to the City. Failure to pay rent may reduce any relocation payment that you may be eligible to receive.
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
The City, through its representatives, will assist you in locating a comparable replacement dwelling by
providing referrals to comparable housing units. However, you should actively seek such housing as
well. When a desired replacement dwelling has been found, your relocation consultant will inspect the
unit and advise you as to whether it meets decent, safe and sanitary housing requirements.
54
55B-65
A decent, safe and sanitary housing unit provides adequate space for its occupants, proper
weatherproofing, heating, electrical and plumbing systems. Your new dwelling must pass this
inspection before relocation assistance payments can be authorized.
III. MOVING BENEFITS
If you must move as a result of displacement by the City, you will receive a payment to move your
personal property. The actual, reasonable and necessary expenses for moving your personal property
may be determined based on either:
A Fixed Moving Payment based on the number of rooms you occupy (see below); or
A payment for your Actual Reasonable Moving and Related Expenses based on at least
two written estimates and receipted bills
A. Fixed Moving Payment (Self Move)
A Fixed Moving Payment is based upon the number of rooms you occupy and whether or not
you own your own furniture. The payment is based upon a schedule approved by The City
and ranges from $475 for one furnished room to $2,505 for eight rooms in an unfurnished
dwelling. 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 for arranging your own move and the
City will assume no liability for any loss or damage of your personal property. A fixed payment
also includes utility hook-up, credit check and other related moving fees-
B. Commercial Move
If you wish to engage the services of a licensed commercial mover and have the City pay the
bill, you may claim the ACTUAL cost of moving your personal property up to 50 miles. Your
relocation representative will inform you of the number of competitive moving bids which may
be required, and assist you in developing a scope of services for the move.
55
55B-66
IV. REPLACEMENT HOUSING PAYMENT — 90-DAY OCCUPANTS
Tenant -occupants may be eligible for a payment up to $5,250 to assist in renting or purchasing a
comparable replacement dwelling. In order to qualify, you must be a tenant who has occupied your
present dwelling for at least 90 days immediately prior to the City's first offer to purchase the property.
A. Rental Assistance. If you wish to rent your replacement dwelling, your rental assistance
benefits will be based upon the difference over a forty-two (42) month period between the
lesser of the rent of your actual replacement dwelling and rent you must pay for a comparable
replacement dwelling, and the lesser of your current rent or thirty percent (30%) of your
monthly household income if your total gross income is classified as 'low income" by the U. S.
Department of Housing and Urban Development's Annual Survey of Income Limits for Public
Housing and Section 8 Programs. You will need to verify your monthly rent and household
income in order to determine eligibility for this payment; 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 toward the
down payment and non -recurring incidental expenses. Your relocation representative will
clarify procedures necessary to apply for this payment-
V. "SECTION 8" TENANTS
When you do move, you may be eligible to transfer your Section 8 eligibility to a replacement site. In
such cases, a comparable replacement dwelling will be determined based on your family composition
at the time of displacement and the current housing program criteria. This may not be the size of the
unit you currently occupy. Your relocation representative will provide counseling
and other advisory services along with moving benefits.
VI. REPLACEMENT HOUSING PAYMENT - HOMEOWNERS
A. If you owned and occupied a dwelling purchased by the City for at least 180 days prior to the
first offer to purchase, you may be eligible to receive a payment of up to $22,500 to assist you
in purchasing a comparable replacement dwelling. If you choose to rent rather than purchase
a replacement dwelling, the payment will be based on a determination of market rent for the
acquired dwelling compared to a comparable rental dwelling available on the market. This
payment is intended to cover the following items:
1. Purchase Price Differential -An amount which, when added to the amount for which
the City purchased your property, equals the lesser of the actual cost of your
replacement dwelling; orthe amount determined bythe City as necessary to purchase
a comparable replacement dwelling. Your relocation representative will explain both
methods to you.
2. Mortgage Interest Differential — A payment to cover any increased mortgage
interest costs for the replacement dwelling.
3. Incidental Expenses —A payment for one-time incidental costs related to purchasing
a replacement unit, such as escrow fees, recording fees, and credit report fees.
56
55B-67
Recurring expenses such as prepaid taxes and insurance premiums are not
compensable.
Rental Assistance Option - If you are an owner -occupant and choose to rent rather than
purchase a replacement dwelling, you may be eligible for a rental assistance payment of up
to the amount that could have been received under the Purchase Price Differential, explained
above. The payment will be based on the difference between the fair market rent of the
dwelling you occupy and the rent you must pay for a comparable replacement dwelling.
If you receive a rental assistance payment, as described above, and later decide to purchase
a replacement dwelling, you may apply for a payment equal to the amount you would have
received if you had initially purchased a comparable replacement dwelling, less the amount
you have already received as a rental assistance payment.
VII. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
To qualify for a Replacement Housing Payment, you must rent or purchase and occupy a comparable
replacement unit within one year from the following:
For a tenant, the date you move from the displacement dwelling
For an owner -occupant, the latter of:
a. The date you receive final payment from the City for the acquired dwelling, or in the
case of condemnation, the date the full amount of estimated just compensation is
deposited in court or;
b. The date which you moved from the acquired dwelling, whichever is later
All claims for relocation benefits must be filed with the City within eighteen (18) months from the date
on which you receive final payment for your property, or the date on which you move, whichever is
later.
Vill. LAST RESORT HOUSING ASSISTANCE
If comparable replacement dwellings are not available when you are required to move, or if
replacement housing is not available within the monetary limits described above, the City will provide
Last Resort housing assistance to enable you to rent or purchase a replacement dwelling on a timely
basis. Last Resort Housing assistance is based on the individual circumstances of the displaced
person. Your relocation representative will explain the process for determining whether or not you
qualify for Last Resort assistance.
If you are a tenant, and you choose to purchase rather than rent a comparable replacement dwelling,
the entire amount of your rental assistance and last resort eligibility must be applied toward the down -
payment of the home you intend to purchase.
57
55B-68
IX. RENTAL AGREEMENT
As a result of the City's action to purchase the property where you live, you may become a tenant of
the City. If this occurs, you will be asked to sign a rental agreement that will specify the monthly rent
to be paid, when rent payments are due, where the payments need be sent, and other pertinent
information.
X. EVICTIONS
Eviction for cause must conform to applicable state and local law. Anyone who occupies the real
property and is not in unlawful occupancy on the date of initiation of negotiations is presumed to be
entitled to relocation benefits, unless the City determines that:
• The person received an eviction notice prior to the initiation of negotiations and as a result
was later evicted; or
• The person is evicted after the initiation of negotiations for serious or repeated violation of
material terms of the lease; and
• In either case, the eviction was not undertaken for the purpose of evading relocation
assistance regulations.
XI. APPEAL PROCEDURES
Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of a
payment, may have his/her claim reviewed or reconsidered in accordance with the City's appeals
procedure. Details on appeal procedures are available upon request from the City.
XII. TAX STATUS OF RELOCATION BENEFITS
Relocation benefit payments are not considered income for the purpose of the Internal Revenue
Service 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. The preceding
statement is not tendered as legal advice in regard to tax consequences, and you should consult with
your tax advisor or legal counsel to determine the current status of such payments.
58
55B-69
XIII. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
Those responsible for providing you with relocation assistance hope to assist you in every way possible
to minimize the hardships involved in relocating to a new home. Your cooperation will be helpful and
greatly appreciated. If you have any questions at any time during the process, please do not hesitate
to contact your relocation representative.
Paragon Partners Ltd.
5660 Katella Avenue, Suite 100
Cypress, CA 90630
(714) 379-3376
59
55B-70
Exhibit G:
Public Comments and
Responses
There were no written comments or questions received during the 45-day public review and comment period
between Friday, December 20, 2019 and Monday, February 3, 2020
All Project residents received advisory notices (in English and Spanish) regarding the Plan's availability for review
and an address was provided to contact Paragon Partners, Ltd. If they had comments regarding the draft
Relocation Plan. No calls or written requests for assistance were received.
m
55B-71
EXHIBIT 3
jmf 1/27/20
RESOLUTION NO. 2020-XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA APPROVING THE RELOCATION PLAN
FOR PHASE 2 IMPROVEMENTS OF THE WARNER
AVENUE IMPROVEMENTS PROJECT BETWEEN OAK
STREET AND GRAND AVENUE
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTAANAAS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Warner Avenue is a major east -west transportation facility, which is
designated as a major arterial highway in the City of Santa Ana's Circulation Element
of the General Plan. Improving the 1-mile Warner Avenue segment from Main Street
to Wright Street has been a long-term priority project that is being constructed in
several phases.
B. Effective July 1, 2016, the City Council approved a cooperative
agreement between the City and the Orange County Transportation Authority for the
widening of Warner Avenue between Oak Street and Grand Avenue.
C. The M2 CTFP Master Funding Agreement (No. C-1-2783), as amended,
committed OCTA to contribute funding for various phases of the Warner Avenue
widening project.
D. The Public Works Agency is acquiring property for development of
Phase 2, bounded by Oak Street and Grand Avenue, and expects to complete the
right-of-way acquisition process by fall 2020. Construction is anticipated to begin in
summer 2021.
E. Pursuant to California Government Code section 7260, et seq., a public
entity is required to adopt a relocation plan, by resolution, whenever it enters into an
agreement for acquisition of real property or an agreement for the disposition and
development of property that would lead to displacement of people from their homes.
F. Section 6002 and 6038 of the California Code of Regulations, Title 25,
Division 1, Chapter 6, et seq., requires the adoption of a Relocation Plan due to the
displacement of residential and business occupants.
G. A relocation plan has been prepared in conformance with applicable
provisions of the California Government Code section 7260, et seq., and the
Relocation Guidelines, California Code of Regulations, Title 25, Division 1, Chapter 6,
and has been made available for public review since December 20, 2019. Each
Resolution No. 2020-XXX
Page 1 of 3
55B-72
jmf 1/27/20
potential displaced occupant was given written notification regarding the Plan's
availability and an opportunity to submit questions or comments.
H. The primary purpose of the Relocation Plan is to outline the
requirements for moving and re-establishing the displaced residential and business
occupants, and to demonstrate the level of advisory and financial assistance that will
be provided.
I. Based on occupant interviews, needs analyses, and searches for
appropriate replacement sites, the Agency estimates relocation costs to be
approximately $1,250,000.
Section 2. The City Council hereby approves the Relocation Plan for the
acquisition activities for Phase 2 of the Warner Avenue widening plan between Oak
Street and Grand Avenue. A copy of the Plan will be available in the City's Public
Works Agency.
Section 3. In accordance with the California Environmental Quality Act, the
proposed project has been determined to be adequately evaluated in the previously
prepared Final Environmental Impact Report (SCH No. 2012101004) approved by the
City Council on September 1, 2015.
Section 4. This Resolution shall take effect immediately upon its adoption by
the City Council, and the Clerk of the Council shall attest to and certify the vote
adopting this Resolution.
ADOPTED this day of 12020.
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
John M. Funk
Assistant City Attorney
Miguel A. Pulido
Mayor
Resolution No. 2020-XXX
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AYES: Councilmembers:
NOES: Councilmembers:
NOT PRESENT: Councilmembers:
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify that the attached
Resolution No. 2020-XXX to be the original resolution adopted by the City Council of
the City of Santa Ana on 12020.
Date:
Clerk of the Council
City of Santa Ana
Resolution No. 2020-XXX
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