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Home My WebLink About05 JTPH LACY & RAITT EX3lacy A~na~t~ae~ats Project DRAFT RELOCATION PLAN PREPARED Fox C&C Development & Orange Housing Development Corporation 111Q E: Chapman Avenue, Suite 200 Orange, CA 92866 {714) 288-7600 BY QVERLAND, PACIFIC & CUTLER, ~rrc. 10 I~IUGHES, A207 IRVINE, CA 92618 (949) 951-5263 November 26, 2008 EXHIBIT 3 TABLE OF CONTENTS INTRODUCTION PROTECT DESCRIPTION A. REGIONAL LOCATION B. PRO.IECT SITE LOCATION AND DESCRIPTION G GENERAL DEMOGRAPHIC & HOUSING CI-IARACTERISTICS II. ASSESSMENT OF RELOCATION NEEDS g A. SURVEY METHOD 5 B. FIELD SURVEY DATA ~ f. Current Occupants 5 2. Replacement Housing Needs ~ 3. Income 5 4. Ethnicity/Language b 5. Senior/Handicapped Households (, 6. Preferred Relocation Areas 6 III. RELOCATION RESOURCES 7 A. METHODOLOGY 7 B. REPLACEMENT HOUSING AVAILABILITY 7 I. Residential Rental Housing 7 2. Summary 7 C. RELATED ISSUES 7 1. Concurrent Residential Displacement 7 2. Temporary Housing g IV. THE RELOCATION PROGRAM g ~ PERMANENT DISPLACEMENTS $ A. ADVISORY ASSISTANCE g B. RELOCATION.BENEFITS 10 I. Residentia3 Moving Expense Payments 10 2. Rental Assistance to Tenants Who Choose to Rent 11 3. Downpayment Assistance to Tenants Who Choose to Purchase 13 TEMPORARY DISPLACEMENTS 13 C. PROGRAM ASSURANCES AND STANDARDS 13 D. GENERAL INFORMATION REGARDING THE PAYMENT OF RELOCATION BENEFITS 14 E. LAST RESORT HOUSING 14 F. IMMIGRATION S'T'ATUS IS G. RELOCATION TAX CONSEQUENCES IS V. ADMINISTRATIVE PROVISIONS 16 A. NOTICES 16 B. PRIVACY RECORDS 17 C. GRIEVANCE PROCEDURES 17 D. EVICTION POLICY 17 E. CITIZEN PARTICIPATION 17 F PROTECTED DATE OF DISPLACEMENT 18 G. ESTIMATED RELOCATION COSTS 18 LIST OF TABLES TABLE 1: 2000 Census Population -City of Santa Ana & Impacted Tract 4 TABLE 2: 2000 Census Housing units -City of Santa Ana & Impacted Tract 4 TABLE 3: Availability and Cost of Replacement Rental Housing ~ TABLE 4: Schedule of Fixed Moving Payments 11 TABLE 5: Computation of Rental Assistance Payments 12 LIST OF EXHIBITS EXHIBIT A: Residential Interview Form EXHIBIT B: General Information Notiee EXHIBIT C: HUD Income Levels -Orange County EXHIBIT D: Residential Informational Brochure EXHIBIT E: Public Comments and Responses ~NTRODUCTZON C&C Development Co. and Orange Housing Development Corporation ("the Developer") are in the processing of acquiring one property for their proposed affordable housing project, the Lacy Apartments Project in Santa Ana, CA ("the Project"}. The Project site consists of .3 acres and is located at 703 N. Lacy Street. The site contains one structure housing 27 aparEment units: three studio units, 15 one-bedroom units and nine two-bedroom units. Currently, 23 units are occupied, and four units are vacant. The Developer plans to rehabilitate the units, including a thorough rehab of the interior and exterior. For tl~e interior, paint, toilets, shower enclosures, sinks, garbage disposals, and vinyl flooring will be installed or replaced. Work on the exterior will include repairs to the stucco, new exterior paint and new windows. There will be no structural changes during the rehabilitation, therefore 27 units will remain after the rehab with the same configuration as stated above. Units will be offered to tenants who qualify at 50% of area median income. Those tenant households, whose income level is greater than 50% of area median income, will need to be permanently relocated. Nevv tenants will be held to a 2+2 occupancy standard {two people per bedroom and two people in an additional room such as a living room. or den) for one-bedroom units and a 2+i occupancy standard {two people per bedroom and one person in an additional zoom such as a living room or den} for two and three bedroom units. Any current overcrowded households will be "grandfathered" and will qualify to remain within the Project in one of the rehabilitated units. The Developer anticipates funding for the Project will be the fallowing types of funding: HOME funds and tax increment monies. This Plan conforms to the requirements of the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA}, as amended, the implementing regulations of Handbook 1378 of the Department of Housing and Urban Development (HUD}, the California Relocation Assistance Law, Government Code Section 72b0, et seq. (Law}, the. Relocation Assistance and Real Property Acquisition Guidelines adopted by the Department of Housing and Community Development and Title 25, California Code of Regulations Section 6000, et seq. (Guidelines}. The needs and' characteristics of the permanent displacees and the Developer's program to provide assistance to each affected person are general subjects of this Relocation Plan (Plan). (There is also a brief description of the relocation program for the temporarily displaced tenants.) This Plan is organized in live sections: 1. Project description (SECTION I}; 2. Assessment of the relocation needs of persons subject to displacement (SECTION II}; 3. Assessment of available replacement housing units within the City of Santa Ana and surrounding communities (SECTION III}; 4. Description of the Developer's relocation program {SECTION IV}; 5. Description of the Developer's outreach efforts, Project timeline and budget (SECTION ~- I. PROJECT DESCRIPTION A. REGIONAL LOCATION The Project is located in the City of Santa Ana within Orange County. Santa Ana is located in the middle section of Orange County, approximately 35 miles southeast of downtown Los Angeles and is immediately accessible from Highways 22 and 55 and Interstate 5. Adjacent communities include Garden Grove, Orange, Tustin, Irvine and 1~'ountain Valley. {See Figure 1: Regional Project Location) _ ;. - ~ 8 - s- N v~ 41 .~ :. -, ~;,--~ i " ~ . Siena Peak Li Coln f €~ ~ 1 R ' Bell d 37 13~~~ ~ } ~ ~ .t iT~i. . ~~39 C a i1 e ~.~ d~C~ ~, Y I 22 ,_, ~~ ',i~ Sheriff`s Dept ~, r~~ _ -~ - 1 ~f ' flr~ -rr ~. av ' n i r ~ ln ou 'f i.1911T."_~ ~,r~F'"b "ISM-:Ano ~'.+GFifl. ~~.4 ~ ~ ° I ' I ~ Y61` ~ ~ Edi .e „! = e]iGi er e ~ i - ryPerk '~, ~ 1 ru ~e Park _ n e 1 ~ ' -~-- LimesFrrne me AVe-: , F.b [It - } ~k .~ ~ Regrnnal r ' ~, - ~~ ~ € - -~~ a ~ :To ~ ~~ ~ ' ~ !~ ,t ~ ? ~~ ~~~ Park ~~ ~~ ~ r Er otu~u~ I ~ Ilfs_ we - ~ > ` ' ~ ~ FE AY ieliJ~ VE ~ .~ ;~ -- t -_ ~ 341 ~ ~ % ~ `^'_.~',,:-. ~ ~ ..ti..,. Figure l: Regional Project Location 2 B. PROJECT SITE LOCATION AND DESCRIPTION 'The Project site is on N. Lacy Street generally bordered by E. 6`h Street to the south, N. Minter Street to the west, E. Civic Center Drive to the north and Garfeld Street to the east. {See Figure 2: Project Site Location) S S r = S .; ` SS _ - S~' ~5 +A~ ~5 `Si _ _ _ ~+S5 5,_5 „i' - _ _ z' '4 ~r5 ~ ~~i .4~ ~5 ~` '.{~ r0;3 t~1 ~~CS' St ~c~rr~is ~rr~3 ~~ 927C~.~?. =S ` =~~tt~t~ ~~~ ~r5 = _ ~ ~`1~5 _ y~ r S '_ .~~ _ _ _ ,, 5 ~ '~. ~~_ _ .. ~= '~`` .) I I j ~ I o ri ht~ 2~~5 Micro~~ft Cvr . ~rldi~r its!su tiers. Ali ri hts reserved. Figure 2: Project Site Location C. GENERAL DEMOGRAPHIC AND HOUSING CHARACTERISTICS According to the 2000 U.S. Census, the population of the City of Santa Ana is 337,977 and the population of the impacted Census Tract 744.05/Block 1004 is 220 {see Table 1}. Corresponding Census data concerning the housing mix is shown in Table Z. TABLE I: 2000 Census P© elation - Ci of Santa Ana & Im acted Tract Population Tract 744.05 1004 % City Total Population 220 100.0% 337,977 100.0% White 136 61.5% 144,425 42.7% Black or African American 0 0.0% 5,749 1.7% American Indian or Alaska Native 0 O.Q% 4,013 1.2% Asian 0 0.0% 29,778 $.$% Native Hawaiian or Other Pacific Islander 0 0.0% 1,160 0.3% Some Other Race 72 32.7% 137,360 40.6% Two or More Races 12 5.5% 15,492 4.6% His anic or Latino of Any Raee) 212 96:4% 257,097 76.1 Source: U.S. Census Bureau, QT-PL. Race, Hispanic or Latino, and Age: 2000 TABLE 2: 2000 Census Haesin Units - Ci of Santa Ana & Im acted Tract Type Tract 744:OS 1004 % City Total Occupied Units 44 100% 73,002 97.9% Owner-Occupied 3 6.8% 36,005 49.3% Renter-Occu ied 41 93.2% 36,997 50.7% Vacant Housing Units 0 0.0% 1,5$6 2.1% Available for Sale Only {of Total Vacant Units) 0 0.0% 292 18.4% Available for Rent ---Full Time Occupancy (of Total Vacant Units) 0 0.0% 700 44.1 Sold or Rented -Not Occu ied 0 0.0% 109 6.9% Otherwise Not Available (e.g. seasonal, recreational, migratory, occasional use) 0 0.0% 102 6.4% Other Vacant 0 0.0% 383 24.1% Source: U.S. Census Bureau, QT-Hl. General Housing Characteristics: 2000 4 IX. ASSESSMENT OF REL4CATI4N NEEDS A. SURVEY METHOD To obtain information necessary for the preparation of this Plan, a personal interview was conducted with the residential occupants by Developer staff in November 2008. Inquiries made of the tenant concerned household size and composition, income, monthly rent, length of occupancy, ethnicity, home language, physical disabilities, and replacement housing preferences. A sample of the residential interview form used in the interview process is presented as Exhibit A of this report. After repeated Developer attempts (in writing and in person) to interview the tenants and collect income documentation, tenants in three of the 23 occupied units did not participate in the interview process or comply with the income qualification process. These three tenant households will be permanently displaced with no relocation assistance and are not a part of this Relocation Plan. B. FIELD SURVEY DATA I. Current Occupants There are four residential households to be permanently relocated for the Project that may be eligible for relocation assistance and are the subjects of this Plan. At the time of the interviews, the households consisted of nine adults and eight ehildxen (17-years or younger}. The Developer's standard for housing density for the permanent displacees allows two persons per bedroom and one person in the common living area (2+1 occupancy standard}. Based on this criterion and available tenant data, there are two overcrowded households. Replacement housing referrals to the occupants of these dwellings will reflect the need for larger accommodations. 2. Replacement Housing Needs Replacement housing. needs, as expressed in this plan, are defined by the total number of required replacement units and distribution of those units by bedroom size. The projected number of required units by bedroom size is calculated by comparing survey data for household size with the Developer's replacement housing occupancy standards. These standards, generally, allow for up to three persons in none-bedroom unit, five persons in atwo-bedroom unit, seven persons in athree-bedroom unit and eight or more persons in afour-bedroom unit. The replacement units required for the Project occupants include: one studio apartment, one one- bedroom apartment unit and two three-bedroom apartment units. 3. Income Information regarding grass household income was provided by alI four eligible households to be displaced. According to income standards for the County of Orange (Exhibit C) adjusted for family size as published by the United States Department of Housing and Urban Development (HUD}: all four households qualify as Law income (51 %-80% of area median income}. 4. EthnicitylLanguage All four households (100%} reported Hispanic as their ethnicity and Spanish as their preferred language. Advisory services and notices will be provided in Spanish and English. 5. Seniar/Handicapped Households There are no senior households (62 years or older) to he displaced, and no households reported a disability or handicap. 6. Preferred Relocation Areas All four households prefer to remain in the Santa Ana comtriunity in order to maintain current access to employment, family and schools. III. RELOCATION RESOURCES A. METHODOLOGY For residential housing, a resource survey was conducted to identify available rental units initially beginning within afive-mile radius from the Project site. The following sources were utilized: -- CIassified rental listings from local newspapers and For Rerat publications -- Contacts with real estate/property management companies serving the community -- Internet sources of rental opportunities B. REPLACEMENT HOUSING AVAILABILITY 1. Residential Rental Housing The rental replacement housing survey considered units for rent in Santa Ana. This data is summarized in Table 3 below. Table 3: Availabili and Cost of Re lacement Rental Housin # of Bedrooms Studio. One Three # Found {# Needed} 11 (I) 42 (I} 14 (2) Rent Range $650 - $1,395 $825 - $1,000 $1,335 - $1,800 Median Rent $8S0 $950 $1,600 The median rent amount shown in the table is among the fzgures used to make benefit and budget projections for the Plan. This amount is, naturally, subject to change according to the market rates prevailing at the time of displacement. 2. Summary Considering the above described availability of replacement housing resources gathered over a two-week period, it appears that there are more than adequate- replacement resources for the residential occupants. But, while adequate replacement resources exist, based on survey results of rental opportunities and the tenants' current rent, the tenant occupants will likely have a slight increase in monthly rent. Possible increases, if any, will be met through the Developer's obligation under the relocation regulations, including Last Resort Housing (LHR} requirements. (See Section IV, E}. C. RELATED ISSUES 1. Concurrent Residential Displacement There are no current public projects causing significant residential displacements underway in Santa Ana which would compete with the Project for needed housing resources. No residential displacee will be required to move without both adequate notice and access to available affordable decent, safe and sanitary housing. 7 IV. THE RELOCATION PROGRAM The Developer's Relocation Program is designed to minimize hardship, be responsive to unique Project circumstances, emphasize maintaining personal contact with all affected individuals, consistently apply all regulatory criteria to formulate eligibility and benefit determinations and conform to all applicable requirements. The relocation program to be implemented by the Developer will conform with the standards and provisions of the State of California Relocation Assistance Law, Government Cade, Section 7260, et. seq., the California Code of Regulations, Title 25, Chapter 6, as amended 7anuary 1, 1998, the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 {URA), as amended, and the implementing regulations of Handbook 1378 of the Department of Housing and Urban Development (HUD), as appropriate. PERMANENT DISPLACEMENTS The Developer has retained Overland, Pacific & Cutler, Inc. (OPC}, a multi-lingual consulting firm, to administer the Relocation Program for the permanent displacees. OPC has worked on more than 2,900 public acquisition and relocation projects over the past 28 years. Experienced Developer staff will monitor the performance of OPC and be responsible to approve or disapprove OPC recommendations concerning eligibility and benefit determinations and interpretations of Developer's policy. Eligible individuals, who need to permanently move from their existing home, will receive relocation assistance. The relocation program consists of two principal constituents: advisory assistance and financial assistance (Relocation Benefits). A. ADVISORY ASSISTANCE Advisory assistance services are intended to: • inform displacees about the relocation program • help in the process of fording appropriate replacement accommodations • facilitate claims processing • maintain a communication link with the Developer • coordinate the involvement of outside service providers To follow through on the advisory assistance component of the relocation program and assure that the Developer meets its obligations under the law, OPC staff will perform the fallowing functions: Distribute appropriate written information concerning the Developer's relocation program; 2. Inform eligible project occupants of the nature of, and procedures for, obtaining available relocation assistance and benefits. {See Exhibit D} 3. Determine the needs of each displacee eligible far assistance; 4_ Provide residential displacee with at least one, and preferably three, referrals to comparable replacement housing within a reasonable tinne prior to displacement. Generally, a comparable replacement dwelling must satisfy the following criteria: (a) The unit is decent, safe and sanitary -electrical, plumbing and heating systems in good repair - no major observable hazards or defects. The unit adequate in size and is comparable to the acquired dwelling with respect to number of rooms, habitable living space and type and quality of construction, but not lesser in rooms or living space as necessary to accommodate the displaced person. 77ae unit is functionally equivalent, including principle features. (b) The unit is located in an area not subjected to unreasonable adverse environmental conditions from either natural, or man-made sources, and not generally less desirable with respect to public utilities, transportation, public and commercial facilities, including schools and municipal services and reasonably accessible to the displaced person's place of employment. (c) The unit is available both on the private market and to all persons regardless of race, color, sex, ,marital status, religion or national origin. (d) The monthly rental rate is within the financial means of the displaced residential tenant 5. Maintain an updated database of available housing resources, and distribute referral information to displacees for the duration of the Project; b. Provide transportation to the residential displacee, if necessary, to inspect replacement sites within the local area; 7. Replacement housing shall be inspected by Developer's staff to assure it meets decent, safe and sanitary standards as described in the URA; 8. Supply information concerning federal and state programs and other governtxtental programs providing assistance to displaced persons; 9. Assist eligible occupants in the preparation, and submission, of relocation assistance claims; ld. Provide additional reasonable services necessary to successfully relocate occupants; 11. Make benefit determinations and payments in accordance with applicable law and the Developer's adopted relocation guidelines; 9 12. Assure that no occupant is required to move without a minimum of 90 days written notice to vacate; 13. Inform all persons subject to displacement ofthe Developer's policies with regard to evictian and property management; 14. Establish and maintain a formal grievance procedure for use by displaced persons seeking administrative review of the Developer's decisions with respect to relocation assistance; and 15. Provide assistance that does not result in different or separate treatment based on or due to an individual's sex, marital status, race, color, religion, ancestry, national origin, physical handicap, sexual orientation, and domestic partnership status. B. RELOCATION BENEFITS Specific eligibility requirements and benefit plans will be detailed on an individual basis with all displacees. In the course of a personal interview and follow-up visits, each displacee will be counseled as to available options and the consequences of any choice with respect to financial assistance. Relocation benefits will be provided in accordance. with the provisions of the federal guidelines, and Developer rules, regulations and procedures pertaining thereto. Benefits will be paid to eligible displaced persons upon submission of required elairn foams and documentation in accordance with the Developer's normal administrative procedures. Specifically, tax increment monies will be used to pay relocation benefits. HOME funds will not be used to pay relocation benefits. The Developer will process advance payment requests to mitigate hardships for tenants who do not have access to sufficient funds to pay move-in costs such as first month's rent andlor security deposits. Approved requests will be processed expeditiously to help avoid the loss of desirable, appropriate replacement housing. 1. Residential Moving Expense Payments Ali residential occupants to be permanently relocated will be eligible to receive a payment for moving expenses. Moving expense payments will be made based upon the actual cost of a professional move or a fixed payment based on a room-count schedule. a. Actual Cost {Professional Move) Displacees may elect to have a licensed professional mover perform the move. The actual cost of the moving services, based on at least two acceptable bids, will be compensated by the Developer in the form of a direct payment to the moving company upon presentation of an invoice. Transportation costs are limited to a distance of SO miles in either case. In addition to the actual move, costs associated with utility re- connections (i.e., gas, water, electricity, telephone, and cable, if any}, are eligible for reimbursement. 14 b. Fixed Payment {based on Room Caunt Schedule} An occupant may elect to receive a fixed payment for moving expenses which 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 (a), above. The current schedule for fxed moving payments is set forth in Table 4 following: TABLE 4: Schedule of Fixed Moving Payments (effective as of 8-22-08} Unfurnished Dwelling One room $62S Two rooms $800 Three rooms $1,000 Faur rooms $1,175 Five rooms $1,425 Six rooms $1,650 Seven rooms $1,900 Eight rooms $2; I50 each additional room $225 Furnished Dwelling First Room $400 Each additional room $65 2. Rental Assistance to Tenants Who Choose to Rent To be eligible to receive the rental assistance benefits, the displaced tenant households must rent or purchase and occupy decent, safe, and sanitary replacement dwellings within one year from the date they move from their displacement dwellings. Based upon the available data regarding Project displacees, the displaced households may qualify for, and may be eligible to apply for, relocation benefits under L]R.A 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 $5,250 as stated under URA guidelines. The relocation program is explained in detail in the informational brochure to be provided to each permanently displaced household (see Exhibit D). Rental Assistance payment amounts are equal to 42 times the difference between the base monthly rent and the lesser of 11 {i}The monthly rent and estimated average monthly cost of utilities for a comparable replacement dwelling; or {ii} The monthly rent and estimated average monthly cost of utilities far the decent, safe, and sanitary replacement dwelling actually occupied by the displaced person. The base monthly rent for the displacement dwelling is the lesser of: (ii}The average monthly cost for rent and utilities at the displacement dwelling for a reasonable period prior to displacement, as determined by the Developer. For owner-aceupants or households, which paid little or no rent, fair market rent will be used as a substitute for actual rent; or {iii}Thirty percent (3d%} of the displaced person's average, monthly gross household income, if the amount is classified as "low income" by the U. S. Department of Housing and Urban Development's {1EI[)D) Annual Survey of 1Cncome Limits far the Publec Housing and Section S 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 {iii} The total of the amount designated for shelter and utilities if receiving a welfare assistance payment from a program that designated the amounts for shelter and utilities. Table 5 portrays the benefits determination under the URA: TABLE 5: Example Computation of URA Rental Assistance Payments I.Old Rent $65o Old Rent and Utilities or 2. Ability to Pay $700 30% of the Gross Household Income (if Low Income) 3. I.essex of lines 1 or 2 $b50 Base 1Vlonthly Rental Subtracted From: 4. Actual New Rent $750 Actual New Rent and Estimated Utilities ar 5. Comparable Rent $775 Determined by Developer (includes estimated utilities) 6. Lessex of lines 4 ar S $7~0 7. Yields Monthly Need: $]00 Subtract tine 3 from line 6 S. Item#ai A,ssistance $4,2Ufl Multiply line 7 by 42 months l2 3. Dawnpaynnent Assistance to Tenants Who Choose to Parchase The displaced household may opt to apply the entire benefit amount for which they are eligible toward the purchase of a replacement unit (Guidelines 49 CFR 24.402{b} and HUD 1378). A displaced household, who chooses to utilize up to the foil 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 far the downpayment 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 Developer 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. TEMPORARY DISPLACEMENTS All residential occupants to be temporarily relocated will be eligible to receive a fixed payment for moving and related expenses. Each studio and one-bedroom household will receive a fixed payment of $625 for the move into a temporary unit on-site as well as $625 for the move back into a rehabilitated unit. Each two-bedroom household will receive $800 for each move. The tenants will only be responsible for the utilities in the unit in which they are residing during any phase ofthe project. Utility or phone transfer fees are included in the fixed moving payment. There is no anticipated need for rental assistance payments, because the tenants will be housed on the' Project site during the temporary move phase. They will pay the same rental rates for their temporary units as they are paying in their current units. All temporarily displaced households will also be eligible fore advisory services provided by the Developer. C. PROGRAM ASSiTRANCES AND STANDARDS Adequate funds are available to relocate all displaced households. Relocation assistance services will be provided to ensure that displacement does not result in different or separate treatment of households based on race, nationality, color, religion, national origin, sex, marital status, familial status, disability or any other basis protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 19b4, Title Vlll of the Civil Rights Act of 1968, the California Fair Employment & Housing Act, and the Unruh Act, as well as any other arbitrary or unlawful discrimination. 13 D. GENERAL INFORMATION REGARDING THE PAYlVIENT OF RELOCATION BENEFITS Claims and supporting documentation for relocation benefts must be filed with the Developer no later than 18 months after the date of displacement. The procedure for the preparation and filing of claims and the processing and delivery of payments will be as follows: Claimant(s) will provide all necessary documentation to substantiate eligibility for assistance; 2. Developer staff will review all necessary documentation including, but not limited to, scopes-of service, contractor bids, invoices, lease documents grad escrow material before reaching a determination as to which expenses are eligible far compensation; 3. Required claim forms will be prepared by OPC staff and presented to the claimant for review. Signed claims and supporting documentation will be returned to relocation staff and submitted to the Developer; 4. The Developer will review and approve claims for payment, or request additional information; 5. The Developer will issue benefit checks to claimants in the most secure, expeditious manner possible; 5. Final payments to residential displacee will 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 ail claim material will be maintained in the relocation case file. E. LAST RESORT HOUSING Based on data derived from the surveys and analyses of the occupants in the Project area and costs of replacement housing resources, it is anticipated that "comparable replacement housing" will not be available as required. Specifically, for renters, when the computed replacement housing assistance eligibility ea~ceeds $S,2S0 or replacement dwelling monthly rental costs {including utilities and other reasonable recurring expenses} exceeds 30% of the person's average monthly income, Last Resort Housing will have to be provided. Therefore, ifthe Project is to go forward, the Agency will authorize its funds or funds authorized for the Project to provide housing of last resort. Funds will be used to make payments in excess of the monetary limit specified in the statute {$5,250); hence, satisfying the requirement that "comparable replacement housing" is available. 1G A displaced tenant household will be entitled to consideration for supplementary benefits in the form of Last Resort Housing assistance when the computed replacement housing assistance eligibility exceeds $5,250 or replacement dwelling monthly rental costs (including utilities and other reasonable recurring expenses] exceed 30% of the person's average monthly income (financial means) or when a tenant fails to meet the 90-day occupancy requirement and comparable replacement rental housing is not available within the displaced person's financial means. Calculations of Last Resort rental assistance benefits for tenants who fail to meet the 90- day occupancy requirement will be based solely on household income. Non 90-day qualifiers must meet basic eligibility requirements applied to all other displacees. The Agency, at its discretion, may opt to pay Last Resort Housing payments in installments or in a lump sum. 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 downpayment assistance. Tenant households receiving periodic payments will have the option to request a lump sum payment of remaining benefits to assist-with the purchase of a decent, safe and sanitary dwelling. F. IMMIGRATION STATUS Federal legislation (PL105-117} prohibits the payment of relocation assistance benefts under the Uniform Act to any alien not lawfully present in the United States- unless such ineligibility would result in an exceptional and extremely unusual hardship to the alien's spouse, parent, or child any of whom is a citizen or an alien admitted for permanent residence. Exceptional and extremely unusual hardship is defined as significant and demonstrable adverse impact on the health or safety, continued existence of the family unit, and any other impact determined by the Developer to negatively affect the alien's spouse, parent or child. The Developer will authorize the payment of relocation assistance benefits to alien residen#s from non-federally authorized reimbursable funds. In order to track and account for relocation assistance and benefit payments, relocation staff will be required to seek immigration status information from each displacee 18 years and older by having them self-certify as to their legal status. G. 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 10 (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 Developer. Displacees are responsible for consulting with their own tax advisors concerning the tax consequences of relocation payments. 15 V. ADMINISTRATIVE PROVISIONS a. lvoTlrcEs Each notice, which the Developer is required to provide to a Project site occupant, shall be personally delivered ar sent by certified or registered first-class mail, return receipt requested and documented in the case file. Each notice will be written in plain, understandable language. Each notice will indicate the name and telephone number of a person who may be contacted for answers to questions or other needed help. There are three principal notices: 1) the General Information Notice, 2} the Notice of Relocation Eligibility, and 3} the Ninety-Day Notice. The General Information Notice {GIN) is intended to provide potential relocatees with a general written description of the Developer's relocation program and basic information concerning benefits, conditions of eligibility, noticing requirements and appeal rights. (See Exhibit Bj The GIN is issued as early as is feasible in the initial stages of a Project, preferably, the planning stage. A GIN was delivered to the tenant shortly before the initial interview for this Plan. A Notice of Relocation Eligibility {NOE} will be distributed to each residential relocatee. The NOE to the residential relocatee contains a determination of eligibility for relocation assistance and a computation of a maximum entitlement based on information provided by the affected household and the analysis of comparable replacement properties undertaken by relocation staff. The NOE will be issued to any eligible permanent dispIaeee, once the property has been secured by the Developer and the Project funding is in place. No Iawful ,occupant. will be required to nnove without having received at least 90 days advance written notice of the earliest date by which the move will be necessary. The 90-day notice will either state a specific date as the earliest date by which the occupant may be required to move or state that the occupant will receive a further notice indicating, at Ieast 60 days in advance, the specific date of the required move. The 9~-day notice will not be issued to any residential displacee before a comparable replacement dwelling has been made available. In addition to the three principal notices, Developer staff will issue timely written notification in the fornn 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 will be issued periodically throughout the qualification period. An attempt shall be made to make written contact with all non-responsive relocatees no later than within the last six months prior to the filing expiration date. 16 B. PRIVACY OF RECORDS All information obtained from displacees is considered confidential and will not 6e shared without the consent of the displacee or the Developer. Developer staff will comply with federal regulations concerning the safeguarding of relocation files and their contents. C. GRIEVANCE PROCEDURES A person who is dissatisfied with a determination as to eligibility for benefits, a payment amount, the failure to provide comparable temporary housing, or the Developer's property management practices may file a Relocation Assistance Appeal Farm or any other written form of appeal with the Developer. The Developer's appeal policies will follow the standards described in Article 5, Section 6150 et seq., Title 2S, Chapter 6, State of California, Department of Housing and Camzxiunity Development Program guidelines. Speeif c details for the Developer's appeals policy will be furnished upon request. D. EVICTION POLICY Eviction will cause the forfeiture of a displacee's right to relocation assistance or benefits. Relocation records will be documented to reflect the specific circumstances surrounding any eviction action. 2. Eviction may be undertaken for one, or more of the following reasons: {a) Failure to pay rent, except in those cases where the failure to pay is due to the owner's failure to keep the premises in habitable condition; is the result of harassment or retaliatory action; or, is the result of discontinuation, or a substantial interruption of services; (b} Performance of a dangerous, and/or illegal act in the unit; {c} A material breach of the rental agreement, and failure upon notification to correct said breach within 30 days of Notice; {d} Maintenance of a nuisance, and failure to abate such nuisance upon notification within a reasonable time following Notice; {e} Refusal to accept one of a reasonable number of offers of replacement dwellings; and/or, {f} A requirement under State, or local law or emergency circumstances that cannot be prevented by reasonable efforts on the part of the Developer. 17 E. CITIZEN PARTICIPATION As the process for considering the Project moves forward, the Developer -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 Project area occupants, neighborhood groups and community organizations forming a relocation committee; 3. Provide technical assistance necessary to interpret elements of the Relocation Plan and other pertinent materials; 4. Issuance of a general notice concerning the availability of the Plan for public review, as required, 30 days prior to its proposed adoption; 5. The inclusion of written or oral comments concerning the Plan and the Developer's response as an attachment when it is forwarded to the appropriate governmental body for approval. F. PROJECTED DATE OF DISPLACEMElvT The Developer anticipates that the earliest 90-day Vacate Notices will be issued is May 2009. G. ESTIMATED RELOCATION COSTS The total. budget estimate for relocation-related payments for this Project, including a 10% contingency, is $49,400. The estimated relocation budget does not include any payments related to property acquisition. 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 implemented, and circumstances arise that should change either the number of residential occupants, or the nature of their activity, the Developer will authorize any additional funds that may need to be appropriated_ The Developer pledges to appropriate, on a timely basis, the funds necessary to ensure the successful completion of the Project, including funds necessary for LRH as indicated in section IV, E, of this Plan to meet its obligation under the relocation regulations. 18 EXIIIBIT A RESIDENTIAL INTERVIEW FORM EXHIBIT B GENERAL INFORMATION NOTICE GUIDEFORM GENERAL INFORMATION NOTICE RESIDENTIAL TENANT NOT DISPLACED November 14, 2008 Dear Resident: The Property Owner is interested in rehabilitating the property you currently occupy at 703 N. Lacy St., Santa Ana, CA 92701, for a proposed project which may receive funding assistance from the U.S. Department of Housing and Urban Development (HUD). The purpose of this notice is to inform you that you will not be displaced in connection with the proposed project {See details below). If the project application is approved and federal financial assistance provided, you may be required to move temporarily so that the rehabilitation can be completed. If you must move temporarily, suitable housing will be made available to you and you will be reimbursed for all reasonable out of pocket expenses, including moving costs and any increase in housing costs. You will need to continue to pay your rent and comply with all other lease terms and conditions. Upon completion of the rehabilitation, you will be able to lease and occupy your present apartment or another suitable, decent, safe and sanitary apartment in the same building/eomplex under reasonable terms and conditions (See details below}. If federal financial assistance is provided for the proposed project, you will be protected by a federal law known as the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA). One of the URA protections for persons temporarily relocated is that such relocations shall not extend beyond one year. If the temporary relocation Iasts more than one year, you will lie contacted. and offered all permanent relocation assistance as a displaced person under the URA. This assistance would be in addition to any assistance you may receive in connection with temporary relocation and will not be reduced by the amount of any temporary relocation assistance previously provided. You will also have the right to appeal the agency's determination, if you feel that your application for assistance was not properly considered. In the event you are over the income levels for the pr©posed project, you may be eligible for permanent relocation benefits including. but not limited to: advisory services, referrals to comparable replacement dwellings and fmancial assistance to purchase or rent a replacement dwelling. Accordingly, it is of paramount importance that we receive your cooperation in our survey and assessment of your needs in the completion of the attached income certification. We urge you not to move at this time. If you choose to move, you will not be provided relocation assistance. Please remember: This is not a notice to vacate the premises. This is not a notice of relocation eligibility. You will be contacted soon so that we can provide you with more information about the proposed project. If the project is approved, we will make every effort to accommodate your needs. In the meantime, if you have any questions about our plans, please contact: Advanced Property Services, LLC --Barry A. Cottle, PO Box 311, Tustin, CA 92781 {714) 731-7313 Sincerely, Barry A. Cottle GUIDEFORM GENERAL INFORMATION NOTICE de lnquilinas Residenciales no desptazados 14 de Noviembre de 2008 Estimado Residente: El dueno de la propiedad esta interesado en rehabilitar la propiedad que usted ocupa en la direction 703 N. Lacy St., Santa Ana, CA 92701 para un proyecto que esta propuesto y que posihtemente recibira asisteneia de Tondos del U.S Department of Housing and Urban Development (1I[TD} Et propusito de este aviso es para informarle que usted no sera desplazado en conexion con este propuesto proyecto (Vea detaltes abajo). Si la aplicacion para el proyecto es aprobada y asisteneia de Tondos federates es proporcionada, es posible que usted sea requerido a mudarse temporalmente hasty que la rehabilitation se cumpla. Si tiene que mudarse temporalmente, una vivienda adecuada sera dispanible y usted sera rembolsado por todos los gastos razonables, incluyendo los gastos de mudanza y cualquier aumento de costos de vivienda. Usted necesita continuar pagando su rents y cumglir con todos los otros terminos y condiciones de su contrato de inguilino. Cuando la rehabilitation se comply, usted pods alquilar y ocupar el mismo apartamen#o a otro apartamento adecuado que sea detente, seguro y sanitario en el mismo edificio f eomplejo bajo terminos y candiciones razonables {Vea detalles abajo}. Si asisteneia de Tondos federates es proporcionada Para el propuesto proyecto, usted sera protegido por una ley federal conocida como la Ayuda Uniforme de Reurbanizacion y Acto de Politicos de Adquisicion de Bienes Rakes {LJRA}. Una de las protecciones de la URA para personas desplazadas temporalmente es que tat desplazo no puede extender mss de un ono. Si el desplazo temporal se extiende Haas de un ono, usted sera eontactado y dodo una oferta de asisteneia de reubicacion permanente tat como una persona desplazada bajo de la URA. Esta asisteneia sera.en adicion:a la asisteneia que recibira en conexion can el desplaza temporal y no sera reducido por la cantidad de asisteneia que usted recihi6 anteriormente. Usted tamhien tends el derecho de apelar la deterzninacion de la agencia, si usted siente que su aplicacion Para asisteneia na foe considerada propiamente. En caso que sus ingresos sobrepasen los niveles del propuesto proyecto, usted puede ser elegible pars benefcios de reubicacion permanente que incluyen pero no son limitados a: Los servicios de consejo, referencias a viviendas comparables de reemplazo y asisteneia fnanciera para comprar o alquilar una vivienda de reemplazo. Por to tanta, es de la mss alts importancia yue recibamos su cooperaci6n en nuestra inspeecion y evaluation de sus necesidades en completar la ceriiticacion de ingresos inctuida can esta carts. Le pedimas que no se mode de su vivienda. Si elige mudarse, no recibira asisteneia de reubicacion. POR FAVOR RECUERDE: Este NO es un aviso de desalojo Este NO es un aviso de elegibilidad para 6eneficios de reubicacion Usted sera eontactado pronto para poder proporcionarle mss information acerca del propuesto proyecto. Si el proyecto es aprobado, haremos coda esfuerzo para acomodar sus necesidades. Por to pronto, si tiene alguna pregunta acerca de nuestros planes, por favor contacte: Advanced Property Services, LLC-Barry A. Cottle, PO Box 311, Tustin, CA 92781 (711} 731-7313 Sinceramente, Barry A_ Cottle EXHIBIT C HUD INCOME LIMITS -ORANGE COUNT The following figures are approved by the U. S. Department of Housing and Urban Development (HUD) for use in the County of ©range to define and determine pausing eligibility by income level. ~--- ~, .1rca 1leilian inccsn-~: 58-t,~(IF~ Family Size Extremely Low Very Low Lower 1 Person 19,550 32,550 52,100 2 Person 22,300 37,200 59,500 3 Person 25,100 41,850 66,950 4 Person 27,900 46,500 74,400 5 Person 30,150 50,200 80,350 b Person 32,350 53,950 $6,300 7 Person 34,600 57,650 92,250 $ Person 36,SS0 61,400 98,200 Figuxes are per the Department of Housing and Urban Development (California), February 19, 200$. EXHIBIT D RESIDENTIAL INFORMATIONAL BROCHURE rr _ ~~I~C~Qn r~na~ia~a~ S`~`dnCE afement Federal) Displacing Agency: C&C Development Co. and Orange Housing Development Corp. Project Narne: Lacy Apartments Project Displacing Agency Representative: ~. Overland,. Pacific & Cutler, Inc. 1d Hughes, A2fl7 • Irvine,. CA 92fi30 Phone; (80Q) 941-5263 informational- Statement Content: 1. Gerseral informs#ion 2. AssEStarice In Locating A Replacement Dwelling 3. Moving Benefits 4: Replacement: Housing Payment -Tenants And Ceri:ain Others 5. Section $ Tenants 6. Replacement Housing Payment -Homeowners 7. Qualification For And Filing Of Relocation Claims 8. Last Resort Housing Assis#ance 9. Ren#al Agreement 10. Evictions 11. Appeal Procedures - Grievance 12. Tax Status of Relocation Benefits "l3. Legal Presence Requirement 'l4. Non-Discrimination and Fair Housing 15. Additional Information And Assistance Available Spastish`speaking repres~~t#ativesare alai{aisle.; Sinecesifa eta informacian.en E.4~Q~r_porfiavor-Itarr~ea;su reRrese~ttan#e '. lt~~orma~or~a.[ Stael~rte~~ ~o~r Famil-~e~ and tx~d~~ic~~a[s (Federal) 9. GENERAL INFORMATION The dwelling in which you now live is in a project area to be improved by, or financed through, the Displacing Agency using federal funds. If and when the project proceeds, and it is necessary for you to move from your dwelling, you may be eligible for certain benefits. 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 the relocation benefits you may receive under the federal law. You will need to provide adequate and timely information to determine your relocation benefits. The information is voluntary, bu# if you don't provide it, you may not receive the benefits or it may take longer to pay you. We suggest you save this informational statement for reference. The Displacing Agency has retained the professional firm of Overland, Pacifi=c.. & Cutler, Inc. (OPC) to provide relocation assistance to you. The firm is available to explain the progr~.m and benefits. Their address and telephone number is listed on the cover. PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT..A NOTICE TO VACATE YOUR DWELLING. However, if you desire to move sooner than required, you must contact your representative with Overland, Pacific & Cutler, Inc., 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 Displacing Agency's relocation assistance program. Please continue to pay your rent to your carrent l~ncllard, otherwise you may be evicted and jeopardize the relocation benefits to which you. may be entitled to receive. Once the Displacing Agency acquires the property, you. gill also be required to pay rent to the Displacing Agency. 2. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING The Displacing Agency, through its representatives, will assist you in locating a comparable replacement dwelling by providing referrals to appropriate and available housing units. You are encouraged to actively seek such housing yourself. When a suitable replacement dwelling unit has been found, your relocation consultant.will carry out an inspection and advise you as to whether the dwelling unit meets decent, safe and sanitary housing requirements. A decent, safe and sanitary housing unit provides adequate space for its occupants, proper weatherproofing and sound heating, electrical and plumbing systems. Your new dwelling must pass inspection before relocation assistance payments can be authorized. 3. MOVING BENEFITS Tf you must move as a result of displacement by the Displacing Agency, you will receive a payment to assist in moving your personal property. The actual, reasonable and necessary expenses for moving your household belongings may be determined based on the following methods: 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; or A combination of both {in some cases). For example, you may choose a Self Move, receiving a payment based on the Fixed Residential Moving Cost Schedule shown below, plus contract with a professional mover to transport your grand piano and for other items that require special handling. In this case, there may be an adjustment in the number of rooms which qualify under the Fixed Residential Moving Cost Schedule. 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 Displacing Agency, and ranges, for example, from $400.00 for one furnished room to $2,150.00 for eight rooms in an unfurnished dwelling. (For details see the table). 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 for your own move, and the Displacing Agency 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. Actual Moving Expense (Commercial Move} Fixed Ikltoving;Schedule CALIFORNIA Effective X008 ' Occupant awns furniture: 1 room $625 2 rooms $800 3 rooms $1,000 4 rooms $1,175 5 roams $1,425 6 rooms $1,fi50 7 rooms $1,900 8 rooms $2,150 Each additional room $225 Occupant does. NOT own furniture: 1 room $400 Each additional room $65 If you wish to engage the services of a licensed commercial mover and have the Displacing Agency pay the bill, you may claim the ACTUAL cost of moving your personal property up to 50 mites. Your relocation representative will inform you of the number of competitive moving bids (if any) which may be required, and assist you in developing a "mover" scope of services for Displacing Agency approval. 4. REPLACEMENT HOUSING PAYMENT - TiENANTS AND CERTAIN OTHERS You may be eligible for a payment up to $5,250.04 to assist in renting or purchasing a comparable replacement dwelling, In order to qualify, you must either be a tenant who has occupied the present dwelling for at least 90 days immediately prior to the initiation of negotiations or an owner who has occupied the present dwelling between 90 and 180 days immediately prior to the initiation of negotiations. A. Rental Assistance. If you wish #o rent your replacement dwelling, your maximum rental assistance benefits will be based upon the difference over a forty-two {42) month period between the rent you must pay for a comparable replacement dwelling and the lesser of your current rent or thirty percent (30%} of your monthly household income if your total gross income is classified as "law income" by the U. S. Department of Housing and Urban Development's (HUD) Annual Survey of lncome Limits for Public Housing and Section 8 Programs. You will be required to provide your relocation representative with monthly rent and household income verification prior to the determination of your eligibility for this payment. -OR- B. Down-payment Assistance. if you qualify, and wish to purchase a home as a replacement dwelling, you can apply up to the total amount of your rental assistance payment towards the down-payment and non-recurring incidental expenses. Your relocation representative will clarify procedures necessary to apply for this payment. 5, SECTION 8 TENANTS When you da 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. 6. REPLACEMENT HOUSING PAYMENT -HOMEOWNERS A. If you own and occupy a dwelling to be purchased by the Displacing Agency for at least 1184 clays prior to the initiation of negotiation, you may be eligible to receive a payment of up to $22,500.00 to assist you in purchasing a comparable replacement unit. This payment is intended to cover the following items: I. Purchase Price Differential - An amount which, when added to the amount for which the Displacing Agency purchased your property, equals the lesser of the actual cost of your replacement dwelling; or the amount detemined by the Displacing Agency as necessary to purchase a comparable replacement dwelling:. Your relocation representative will explain bath methods to you. 2. Mortgage Interest Differential -The amount which covers the increased interest costs, if any, required to finance a replacement dwelling. Your relocation representative will explain Iimiting conditions. 3. Incidental Expenses -Those one tune incidental costs related to purchasing a replacement unit, such as escrow fees, recording fees,- and ere.dit report fees. Recurring expenses such as prepaid taxes and. insurance premiums are not compensable. B. 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 you could have received under the Purchase Price Differential, explained above. The payment will be Lased on the difference between the fair market rent of the dwelling you occupy and the rent you mdst pay far 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. 7. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS To qualify for a Replacement Housing Payment, you must rent ar 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 for the displacement dwelling, or, in the case of condemnation, the date the full amount of estimated just compensation is deposited in court; or b. The date the Displacing Agency fulfills its obligation to make available comparable replacement dwellings. All claims for relocation benefits must be filed with the Displacing Agency 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. 8, 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 Displacing Agency will provide Last Resort Housing assistance to enable you to rent or purchase a replacement dwelling an 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 ~omparablereplacement dwelling, the entire amount of your rental assistance and Last Resort eligibility must be applied toward the down- payment and eligible incidental expenses of the Name you intend to purchase. 9. RENTAL AGREEMENT As a result of the Displacing Agency's action to purchase the property where you live, you may became a tenant of the Displacing Agency. If this occurs, you will be asked to sign a rental agreement which will specify the monthly rent to be paid, when rent payments are due,'where they are to be paid and other pertinent information. 1D. EVICTIONS Eviction for cause must conform to applicable State and local law. Any person 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 Displacing Agency 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 eyeted after the initiation of negotiations for serious or repeated violation of material terms of the'lease; and • The eviction was not undertaken far'the purpose of evading relocation assistance regulations. Except for the `causes of evietiori .set forth- above, no person lawfully occupying property to be purchased by the Displacing. Agency will be required to move without having been provided with at least 90 days written notice from the Displacing Agency. 11, APPEAL PROCEDURES -GRIEVANCE Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of a payment, may have the claim reviewed or reconsidered in accordance with the Displacing Agency's appeals procedure. Complete details on appeal procedures are available upon request from the Displacing Agency. 12. TAX STATUS OF RELOCATION BENEFITS California Government Code Section 7269 indicates no relocation payment received shall be considered as income for the purposes of the Personal Income Tax Law, Part 10 (commencing with Section 170 O1) 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. Furthermore, federal regulations (49 CFR Part 24, Section 24.209) also indicate that no payment received under this part (Part 24} shall be considered as income for the purpose of the Internal Revenue Code of 1954, which has been redesignated as the Internal Revenue Code of 1986. The preceding statement is not tendered as legal advice in regard to tax consequences, and displacees should consult with their own tax advisor or legal counsel to determine the current status of such payments. (IRS Circular 230 disclosure: To ensure compliance with requirements imposed by the IRS; we inform you that any tax advice contained in this communication (including any attachments) was not intended or written to be used, and cannot be used, for the purpose of (i) avoiding tax-related penalties under the Internal Revenue Code or (ii) promoting marketing or recommending to another party any matters addressed herein) '13. LAWFUL PRESENCE REQUIREMENT In order to be eligible to receive relocation benefits in federally-funded relocation projects, all members of the household to be displaced must provide information regarding their lawful presence in the United States. Any member of the household who is not lawfully present in the United States or declines to provide this information may be denied relocation benefits, unless such ineligibility would result in an exceptional and extremely unusual hardship to the alien's spouse, parent, or child, any of wham is a citizen or an alien admitted for permanent residence. Exceptional aiad extremely unusual hardship is defined as significant and demonstrable adverse impact on the health or safety, continued existence of the family unit, and any other impact determined by the Displacing Agency to negatively affect the alien's spouse, parent or child. Relocation benefits will be prorated to reflect the number of household members with certified lawful presence in the US. 14. NON-DISCRIMINATION AND FAIR HOUSING No person shall on the grounds of race, color, national origin or sex, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under the Displacing Agency's relocation assistance program pursuant to Title VI of the Civil Rights Act of 1954, Title VIII of the Civil Rights Act of 1968, and other applicable state and federal anti-discrimination and fair hauling laws. You may file a complaint if you believe you have been subjected to discrimination. For details contact the Displacing Agency. 15. 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 borne. Your cooperation will be helpful and greatly appreciated. If you have any questions at any time during the process, please do not hesitate to contact your relocation representative at Overland, Pacific & Cutler. (Federal} Agencia de, Desplazamiento: C&C Development Co. And Orange Housing Development Corp. Nombre del Proyecto: Lacy Apartments Project Representantes de la Agencia de D.esplazamiento: .~„ Overland, Paci#ic & Cutll~r, Inc. 10 Hughes,:A207 Irvine CA Tele#ono: {800) 9fl7=5263 Contenido del Folleto de Informacion: '[6. Informaci6n Gen. eral 17. Ayutla pars Encontrar Unidad de Reemplazo 18. Beneficias de Mudanza 19. Pago de Reemplazo de Vivienda - lnquilinos y Ciertos Otros 20. lnquilinos de Secci6n 8 27: Pago de Reemplazo de Vivienda - Duenos 22. Requisitos pars Llena Reclamos de Reubicaci6n 23. Pago; de [Jltirrio Recurso 24. Contrato de Renta 25. Evicciones 26. Procedimientos de Apelaci6n - Agravio 27. Condici6n de Empuestos sobre Beneficios de Reubicaci6n 2S. Requisitos de Presencia Legal 29. No-Discriminaci6n Y Vivienda Justa 30. lnformaci6n Adicional y Asistencia Disponible ~n,s~ea~ing;regresenEaf~~es,are avaeEa~ile.,=Si ~r~~~s~~aest~ nfo~n~srors e~ ifgies, PQr~a~o~ lr~su~re~res~tan~.e ~;, Fo~[eto d~ tnforr~acion Sara Farnrlla~s a ~ndivduos ,~ 'I, INFORMACION GENERAL La vivienda en el que usted vive esta en un area ds proyecto que va a ser mejorada, o financiada por, la Agenda de Desplazamiento usando fondos federales. Si y cuando el proyecto prosiga, y es necesario que usted se mode de su vivienda, usted podria ser elegible pare recibir ciertos beneficios. Usted sera notificado con tiempo de la feeha en que tends que mudarse. Por favor lea esta information, ya que le ayudara a determiner su elegibilidad y la cantidad de Ios beneficios de reubicacion que usted puede recibir bajo la ley federal Usted necesitara proporcianar information adecuada y a tiempo pare determiner sus benef cios ds reubicacion. La information es voluntaria, Pero si no la proves, usted no podria recibir los beneficios o pudisra demorar el pago. Le sugerimos que guards este folleto de information pare su referenda. La Agenda de Desplazamiento ha cantratada los servieios de la compania Overland, Pacific & Cutler, Inc. (OPC), pare proveerle asistencia de reubicacion. La empresa esta a su disposition para. explicarls el programa y los beneficios. Su direction y numero de telefono se encuentran en la portada de este folleto. POR FAVOR NO SE MUDE ANTES DE TIEMPO. ESTE NO ES UN AVISO PARA DESOCUPAR SU VIVIENDA. Sin embargo, si usted desea mudarse antes de to requerido, usted debe ponerse en contacto con la empresa Overland, Pacific & Cutler, Inc., pare que no pierda ninguno de sus beneficios. Este es unicamente un folleto de information general y na time la intention de proporcionar una description detallada ni de Ia ley ni de las reglamentos relacionados que pertenecen al programa de asistencia de la Agenda de Desplazamientos. Por t'avar siga pagando su renfa mensual al dueno de la propiedad en la coal usted vive. Si no gaga su renta, asted puede ser desalojado de su vivienda y puede perder sus derechos de reclamar beneficios de reubicacion. Una vez clue la Ageneia se convierta en dueno de la propiedad; sera necesario qae usted siga pagaudo su yenta a la Agenda. 2. AYUDA PARR ENCONTRAR UNA UNIDAD DE REEMPLAZO La Agenda de Dssplazamiento, por medio de sus representantes, to asistira en localizar una vivienda de reemplazo comparable proveyendo referencias de unidades de vivienda apropiadas y disponibles. Es importante tambien que usted se mantenga activo buscando tal vivienda. Cuando la vivienda de reemplazo sea encontrada, su consultants de reubicacion llevara acabo una inspection y le avisara si la unidad llena los requisitos ds una vivienda que es detente o razonabls, segura y limpia. Una unidad de vivienda razonable, segura y limpia debe proveer un espacio adecuado pare sus ocupantes, ester a prueba de mal temporal y de un sistema adecuado de calefaccion, plomeria y electricidad. Su vivienda de reemplazo debe pasar la inspection antes de la autorizadon de pages ds benefido. 3. LOS BENEFICIOS DE MUDANZA Si usted tiene que mudarse debido a un proyecto de la Agenda de Desplazazx~iento, usted recibira un pago para asistirla a mover su propiedad personal. Los gastos realer, razonables y necesarios de mudanza pueden estar determinados basados en las siguientes formas: Un Pago Fijo de Mudanza basado en el numero de cuartos que usted ocupa {ver abajo}; o Un pago por su Mudanza Actual Razonable y Gastos Relacionados basados al menos en dos estirnados escritos o cobros recibidos; o Una combination de ambos. Por ejemplo, puede escoger mudarse par si mismo, recibiendo -pago. basado en el Costo Fijo de Mudanza Residential mosErado abajo, mar el costo de mudanza profesional_ para transportar objetos que requieren cuidado especial como un piano de cola y/u otras. En este taro,: podria haber un ajuste en el numero de cuartos que califiquen Baja La Tabla de Costo 1~ ijo de Mudanza Residential. A. Pogo Jf+~ijo de Mudanza (Mudanza por Si Mism©) Un Pago Fijo de Mudanza esta basado en el nurnero de cuartos que ocupa y si usted es dueno de muebles o no. El pago esta basado en una lista aprobada por la Agenda de Desplazamiento, que- es .' desde, por ejemplo, ~4a0.0a por un cuarta ainueb}ado hasta $2,150.00 par ocho cuartos en una vivienda sin muebles (ocupante dueno .de tnuebles}. (Paradetalles vea la tabla}. Su representante de reubicacion le informara de la cantidad que usted recibira al ser elegible si usted escoge este tipa de pago. Si usted escoge el Pago Pijo de Mudanza, usted sera responsable de los arreglos de su prapia mudanza, y la Agenda de Desplazamiento na asumira ninguna Pa Fi de I~lltt~r~?~ C~~~~~;~E#e cil~y~~~~Q~~ Ocupante dueno de muebles:~~ 1 cuarto $625 2 cuartos $800 3 cuartos $1,000 4 cuartos $1,175 5 cuartos $1,425 6 cuartos $1,650 7 cuartos $1,900 8 cuartos $2,150 Coda cuarto adicional $225 Ocupante no es dueno de muebles: 1 cuarto $400 Gada cuarto adicionai $65 responsabilidad por perdidas o Banos a su propiedad personal. Un pago f jo tambien incluye la cone~ion de utilidades, la revision de crEdito y otros gastos relacionados a la mudanza. C. Gastos Actuale,5 de Mudanza (Mudanza Comercial) Si usted Berea contratar los servicios de una compania profesional de mudanza y quiere que la Agenda de Desplazamiento pague la factura, usted puede reclamar el canto ACTUAL de la mudanza de propiedad personal hasta una distancia de SO minas. Su representante de reubicacion le informara del numera de presupuestos estimativos que podrian ser requeridos y le ayudara a desarrollar un plan que la Agenda de Desplazamiento pueda aprobar. 4. PAGO EN REEMPLAZO DE VIVIENDA - INQUILINOS Y CIERTOS OTROS Inquilinas y Buenos ocupantes pueden ser elegibles por un pago hasta de $S,2S0.00 para ayudarlo con eI alquiler o la campra de una vivienda de reemplazo comparable. Para calihcar, debe de ser un inquilino que ha acupada la vivienda presente por al menos 90 Bias inmediatamente antes de la iniciacion de negociaciones o un dueno que ha ocupado su vivienda entre 90 y 1 SO dias inmediatamente antes de la iniciacion de negoeiaciones. A. Asistencia de Rents. Si usted desea rentar su vivienda de reemplazo, sus benefcios maximos se basaran en la diferencia sobre un periodo de cuarenta y dos (42) meses entre la rents que tiene que pagan por una vivienda de reemplazo comparable, y io menor de la rents actual o un treinta por tiento {30%) de los ingresos rnensuales si su total de ingreso en bruto son clasifcados coma de "bajos ingresos" por la Encuesta Anual del Departamento de Vivienda y Desarrollo Urbana {HUD) de los Estadas Unidos, con respects a los Limiter de Ingresos pars la Vivienda Publics y Programas de Seccion S. Usted tends que proveer a su representante de reubicacion la verification de su rents e ingreso mensual antes que se determine la elegibiIidad de su pago. -O- B. Asistencia de Pago de Enganche. Si usted califica, y desea camprar una Casa camo una vivienda de reemplazo, usted puede solicitar la cantidad total de su pago de rents pars un paga de enganche sin ningun otro costo. Su representante de reubicacion le explitara los proeedimientos necesarios Para solicitar este tipo de pago. 5. INQUILINOS CON SECCION 8. Cuando usted se nnude, usted podria ser elegible de transferir su elegibilidad de Seccion 8 a un lugar de reenrzplazo. En tales taros, una vivienda comparable sera determinada basada en Ia composition de su familia al tiempo del desalojo y en el criterio actual del programs de viviendas. Es posible que la unidad de vivienda no sea del mismo tamano Como la que ahora ocupa. Su representante de reubicacion le proveera con servieios de eonsejeria y de asesoramiento junto con los beneficios de mudanza. 6. PAGO DE REEMPLAZO DE VIVIENDA - DUENOS A. Si usted es dueno y ocupa una vivienda que va ser toxnprada por la Agenda de Desplazamiento por to menor por 180 dias antes del inicio de las negociationes, usted podria ser elegible a recibir un pago de pasta $22,500.40 pars ayudarlo en la comps de una vivienda de reetnplazo. Este pago cubre to siguiente: 1. Diferencial Del Preci© de C©mpra -Una cantidad que, Cuando agregada a la cantidad por la coal la Agenda campro su propiedad, es menor al eosto actual de su vivienda de reemplazo; ©la cantidad determinada por is Agenda de Desplazamiento Como sea necesario pars eomprar una vivienda de reemplazo comparable. Su representante de reubicacion le explicara ambos metodos en detalle. 2. Pago de Diferencial de Interes Hipoteeario - Un pago que cubre el costo del aumento en los intereses, si hubiera alguno, pars financiar una vivienda de reemplazo. Su representante le explicara las conditioner limitadas. 3. Gastos Iucidentales - Estos son los costos imprevistos de ocurren una vez relationados con la comps de una unidad de reemplazo, tales coma: pago por servieios de cuenta de plica (escrow), pago de inscription y del reporte do credito. Los gastos recurrentes al eomprar una propiedad comp los pagos prepagados de impuestos y de primas de seguro no son compensa6les. B. Qpci©n de Asistencia de Renta - Si usted es un dueno-ocupante y eIige rentar en vez de comprar una vivienda de reemplazo, usted puede ser elegible Para un pago de asistencia de xenta por toda 1a cantidad que pudiera hater reeibido bajo la clausula de Difereneia en el Precio de Compra, descrito arriba. El pago estara basada en la diferencia entre to que es la rema dei mercado de vivienda que ocupa y la renta que usted debe pagax pox una vivienda de reemplazo comparable. Si usted recite un pago de asistencia de renta, Como descrito arriba, y despues decide comprar una vivienda de reemplazo, usted podria solieitar un pago que es igual a la cantidad que hubiera recibido si inicialmente hubiera comprado una vivienda de reemplazo comparable, menos la cantidad que ya recibi6 como pago de asistencia de rents. 7. REQUISITDS PARR LLENAR RECLAMOS DE REUBICACION= Para calificar para un Pago de Reemplazo de Vivienda, usted time que rentar o comprar una vivienda de reemplazo comparable dentro de un ano de to sigu.iente: • Para un inquilino, la fecha que se rnude de la vivienda. de desplazo. • -Para un dueno-ocupante, to que ocurra mas tarde de a. La fecha cuando reciba el pago final por la unidad de desalolo, o, en caso de un procedimiento de expropiaciont o confiseaci6n, la fecha cuando la cantidad total estimada como compensacibn justa sea:depositada en Corte; a b. La fecha en que la Agenda de I3esplazamientos cumpla con su obligaei6n de proveerle una vivienda de reempiazo comparable. Todos los reclamos de reubicacion deben ser presentados a la Agenda de Desplazamiento dentro de dieciocho (18} meses de'1a: fecha en que usted reciba el pago fnal por su propiedad, o de la fecha cuando usted se mode de la propiedad,. cuaiquiera que Cie estas que ocurra mas taxde. 8. PAGOSDE ULTIMQ RECURSO Si no hay viviendas comparables de reemplazo disponibles cuando a usted tenga que mudaxse, o si las viviendas de reemplazo no estan disponibles dentro de los limites monetarios ya citados, la Agenda le data asistencia de` dtimo recurso para que puede rentar o comprar una vivienda de reemplazo a tiempo. La Asistencia de Ultimo Recurso esta basada en las eircunstaneias individuates del desplazado. Su represenfante de reubicacion le e~plicara el proceso para determinar si usted califica o no para tat tipo de asistencia. Si usted es un inquilino, y elige comprar en vez de rentar una vivienda de reemplazo comparable, la cantidad total de sus beneficios de asistencia de rents y su elegibilidad de Ultirrio Recurso seran aplicados en el enganche y en los gastos incidentales elegibles de la vivienda que usted esta intentando comprar. 9. CONTRATO DE RENTA En el case que usted ease a ser un inquiIina de la Agenda de Desplazamiento como resultado de la action de la Agenda de comprar la vivienda donde usted vive, se le pedira a usted que fume un eontrato de yenta el coal espeeificara la yenta mensual que tendra que pager, cuando se vence Ia rerna, donde time que pagarla y otra information pertinente. 1€1. EVICCIONES Las evicciones por cause deben ser aplicables y conformarse a la ley..Estatal y local. Cualquier persona, que ocupa la propiedad y no esta en tenenda ilidta en la feeha de la inidadon de negociaciones, se asume que time derechos a los beneficios de reubicaci6n, aI menos que la Agenda de Desplazamientos determine que: • La persona redbib una aviso de eviction antes de la iniciacion de .negociaciones y, como resultado, posteriormente foe desalojada; • La persona es desalojada despues de la iniciacion de negociaciones por serial o repetidas violaeiones de los terminos del contrato; • El desalajo no foe llevado a Cabo con el prop6sito,de evadir los reglamentos de asistencia en reubicacion. Excepto por las causal de eviceion descritas..arriba, ninguna persona que legalmente ocupa una propiedad de la Agenda es requerida a cambiarse si no time un aviso escrito por los menos de 90 dial. 19. PROCEDIMIENTOS DE APELACION -- AGRAVIO Cualquier persona con una queja por una determination de elegibilidad en un pago de reubicaci6n o de la cantidad cIe un pago, puede pedir que su retlamo sea revisado o reconsiderado de acuerdo con el proeedimiento de .apelaeiones estableddo. Los detalles completes de procedimientos de apeladon estan disponibles solicitanciolos a la Agenda. 12, CONDICIQN DE IMPUESTOS SOBRE BENEFICIOS DE REUBICACION El Codigo del Gobierno de California, Secci6n 7269 indite que ningun pago de reubicadon debe ser eonsiderado coma ing~eso para el proposito de Ley de Impuestos de Ingresas Personates, Parte 10 (eomenzando con la Seecon 170 01} de la Division 2 del Codigo de Ingresas e Impuestos, o la Ley de Impuestos para Bancos y Corporaciones, Parte 11 (comenzando con la Section 23001} de la Division 2 del Codigo de Ingresos e Impuestos. Ademas, las regutadones federates (49 CFR Parte 24, Secci6n 24.209} tambien indican que ningun pago recihido bajo esta parte {Parte 24} debera ser considerado como ingresa para el proposito del Codigo de Ingresos Infernos de 1954, el cuaI ha lido redestinado como el Codigo de Ingresos Infernos de 19$6. Las declaraciones anferiores no son ofrecidas coma consejo legal con respecto a consecuencias de Impuestos, y los desplazados deben consuitar con su propio consejero de Impuestos o un consejero legal para determiner el estado actual de tales pages. (Declaration de la Circular del IRS 230: Para asegurar cumplimiento de los requisites de Impuestos par el IRS, le informamos que ninga`tn consejo de Impuestos contenido en esta comunicacion (incluyendo cualquier anexo) no ha tenido la intention o fue escrito para ser usado, y no puede ser usado, para el proposito de (i) evadir multas relacionadas con impuestos bajo el Codigo de Ingresos Internos o (ii) para promover mercadeo o recomendar a algirn individuo a asuntos explicados en la presente) 13. REQUISITO DE PRESENCIA LEGAL Para poder ser elegible de recibir beneficios de reubicacion por proyectos de reubicacion financiados con fondos federales, todoS los miembros de la vivienda a ser desplazados deben de proporcionar information con relation a su presencia legal en los Estados Unidos. A cualquier miembro de la vivienda que no este legalmente residiendo en los Estados Unidos .o se rehusa a proporcionar esta informaci6n, se le podria negar Ios beneficios de reubicacion, al menos que cal ilegibilidad resultara en una dificultad inusual exceptional y extremosa para el conyuge, padre, o hijo del que no esta legal, y que cualquiexa de ellos es un ciudadano o alguien que ha sido admitido para: residencia permanente. Las dificultades inusuales, excepcionales y extremosas son definidas cotno signifcantes cuando muestran un impacto adverso en la salad o la seguridad,-una existentia continua de la unidad familiar, y cualquier otro impacto determinado por la Agencia de Desplazamientos que pueda afectar negativamente al esposo/a, padre o hijo del que no esta regal. Los beneficios de xeubicacion seran caleuIados de acuerdo al numero de miembros de la familia con presencia legal certificada en los Estados Unidos. 14. NO-DISCRI1VlINAC10N Y VIVIENDA .f USTA A ninguna persona por motivos de rata, color, origen nacionai o sexo se ie excluira de participaci6n, no se le negara a recibir beneficios; o se le sujetara a discrimination bajo el programa de asistencia de reubicacion de Ia Agencia de Desplazamiento de atuexdo con el Titulo VI del Acta de Derechos Civiles de 1954, can el Acta de Derechos Civiles de 1968 del Titulo VIII, y de acuerdo can otras ]eyes de anti-discrimination y vivienda junta estatales y federales aplicables. Usted podria someter una queja si anted tree que has sido sujeto a discrinainaci6n. Para obtenar man detalles, por favor comunfquese ton Ia Agencia de Desplazamiento. 15. INFORMACION ADICIONAL Y ASISTENCIA DISPONIBLE Las responsables de: proveer asistencia de reubicacion esperan ayudarle en todas las formas posibles para minimizax la difrcil tarea de reubicacion a una nueva Casa. Su cooperation sera de mucha ayuda y gratamente apreciada. Si tiene preguntas durance el proeeso de reubicacion, no dude en comunitarse con su representante de reubicacion de Overland, Pacific & Cntler_ EXHIBIT E PUBLIC COTVIIVIENTS AND RESPONSES