HomeMy WebLinkAbout010306 Loan Agmts Ross Durant, LP and Auth of Relocation PlansREQUESTFOR
COUNCIL /AGENCY
ACTION
MEETING DATE:
JANUARY 3, 2006
TITLE:
LOAN AGREEMENTS WITH ROSS &
DURANT, L.P. AND AUTHORIZATION OF
RELOCATION PLANS
�cahon 7st
CLERK OF COUNCIL USE ONLYa
CITY MANAGER EXECUTIVE DIRECTOR
RECOMMENDED ACTION
CITY COUNCIL ACTION
APPROVED
❑
As Recommended
❑
As Amended
❑
Ordinance on 1st Reading
❑
Ordinance on 2nd Reading
❑
Implementing Resolution
❑
Set Public Hearing For
CONTINUED TO
FILE NUMBER
1. Direct the City Attorney to prepare a loan agreement with .Ross &-
Durant, L.P. for the acquisition of a 30 unit multi - family property
located at 1501 N. Ross Street in an amount not to exceed $1,400,000
and authorize the Executive Director of the Community Development
Agency or designee to execute all required documents.
" yoa°;I I
2;. .Adopt a resolution approving the Relocation Plan for residential
property located at 1.501 N. Ross Street.
3, Direct the City Attorney to prepare a loan agreement with Ross & .
Durant, L.P. for the acquisition of a 35 unit multi - family property.
located at 1411 N. Durant Street in an amount not to exceed
$1,600,000 and authorize the Executive Director of the Community
.Development Agency or designee to execute all required documents.-
4. iAdopt a resolution approving the Relocation Plan for residential
y' property located at 1411 N. Durant Street.
7 -31
Loan Agreements with
Ross & Durant, L. P. and
Authorization of Relocation Plans
January 3, 2006
Page 2
COMMUNITY REDEVELOPMENT AGENCY ACTION
1. Direct the Agency General Counsel to prepare a loan agreement with
Ross & Durant, L.P. for the acquisition of a 30 unit multi - family
property located at 1501 N. Ross Street in an amount not to exceed
$3,006,920 and authorize the Executive. Director or designee to
execute all required documents.
2. Direct the Agency General Counsel to prepare a loan agreement with
Ross & Durant, L.P. for the acquisition of a 35 unit multi- family
property located at 1411 N. Durant Street in an amount not to exceed
$2,043,924 and authorize the Executive Director or designee to
execute all required documents.
DISCUSSION
In an effort to provide for the demand for appropriately sized affordable
housing in the City, staff continually seeks projects that will assist in
meeting this need. The current proposed projects are located in the
Willard neighborhood. In this neighborhood, multi - family units make up
ninety -one percent of the total, predominately studio and one - bedroom.
While the units are small, seventy -six percent of the households in
Willard are comprised of four or more individuals.
Orange Housing Development Corporation (OHDC) and C &C R &D, LLC, have
formed a partnership, Ross & Durant, L.P. to acquire and rehabilitate two
multi - family properties located at 1501 N. Ross Street and 1411 N. Durant
Street (Exhibit 1) which have 30 and 35 studio apartments, respectively.
The Ross Street property will be converted into 24 one and two bedroom
units. The Durant Street property will be converted into 25 one, two
and three bedroom units. All but one unit designated as a manager unit
at the Durant Street property will have recorded affordability covenants,
which restrict allowable rents and incomes to very low- and low - income
households in perpetuity (Exhibit 2). In addition to affordability
covenants, the future occupancy will be restricted to three persons for
one - bedroom units, four persons for two bedroom units, and six persons
for three bedroom units.
7 -32
Loan Agreements with
Ross & Durant, L. P. and
Authorization of Relocation Plans
January 3, 2006
Page 3
The purchase price for 1501 N. Ross Street is $3,400,000. Development
and financing costs are estimated at $ 3,141,846 for a total project cost
of $6,541,846. Ross & Durant, L.P. will be applying for $993,100 in tax -
exempt bonds, and $ 896,138 in low- income housing tax credits that will
be used for permanent financing.
The purchase price for 1411 N. Durant Street is $4,200,000. Development
and financing costs are estimated at $ 3,221,288 for a total project cost
of $7,421,288. Ross & Durant, L.P. will be applying for $ 1,188,100 in
tax - exempt bonds, and $ 2,328,542 in low - income housing tax credits that
will be used for permanent financing. The City and Agency will provide
loan funds to both projects in order to fill the gap in financing the
acquisition and rehabilitation (Exhibit 3).
City and Agency funding will be contingent on approval of the bond
allocation and tax credits, and appropriate environmental clearances as
required by the National Environmental Policy Act (NEPA) and the
California Environmental Quality Act (CEQA). The acquisition and
rehabilitation of these properties will assist the City and Agency to
meet the affordable housing goals as identified in the Consolidated Plan,
Redevelopment Implementation Plan and Housing Element.
When a Redevelopment Agency enters into an agreement for the acquisition
or disposition and development of property which agreement would lead to
displacement of people from their homes, the legislative body must adopt,
by resolution, a relocation plan. The 1501 N. Ross Street and 1411 N.
Durant Relocation Plans (Exhibits 4 and 5) have been prepared in
conformance with applicable provisions of California Relocation
Assistance Law and Relocation Guidelines as well as United States
Department of Housing and Urban Development (HUD) guidelines. These
plans are required due to the temporary and permanent relocation of
households during the rehabilitation. The developer has made
arrangements to provide temporary relocation to 43 households. There
will also be permanent relocation benefits provided to as many as 14
households. The estimated cost for relocation is $350,000 and is part of
the development budget.
This action was placed on the December 20, 2005, agenda for
recommendation by the Community Redevelopment and Housing Commission. No
action was taken due to a lack of quorum.
7 -33
Loan Agreements
Ross & Durant, L
Authorization of
January 3, 2006
Page 4
FISCAL IMPACT
with
P. and
Relocation Plans
Funds for the acquisition and rehabilitation loans are available in the
HOME Program in the amount of $3,000,000 (account no. 130 -148 -6951) and
Tax Increment Housing Set -Aside Fund in the amount of $5,050,744 (account
no. 507 - 936- 6951).
a d" �./- -
Patricia C. Whitaker
Executive Director
Community Development Agency
PCW /SLB /mlr
APPROVED AS TO FUNDS AND ACCOUNTS:
tkG Francisco Gutierrez r
Executive Director �✓
Finance and Management Services Agency
H: \ACTIONS \2006 CC \JT CC -CRA LoanAgreeRoss- Durant- AUthorizationRelOCPlans 1- 3- 06.doc
7 -34
E
EM 1501 North Ross Street
EM 1411 North Durant Street
Exhibit 1
7-35
STREET
16TH
.......... ...
.......
----- -
. ...
.......
. . ...
W
. . ........ .... .
............
.... ............
15TH
STREET
... . ......
............... ........ ........ ..
........ ........ .............
0
0
m
m
E
EM 1501 North Ross Street
EM 1411 North Durant Street
Exhibit 1
7-35
LEVELS OF AFFORDABILITY AND UNIT MIX
1501 N. Ross
Affordability
Level
Bedrooms
Number of Units
Allowable Rent
40%
1
2
$576
2
1
$691
50%
1
11
$720
2
4
$863
60%
2
6
$1,036
1411 N. Durant
Affordability
Level
Bedrooms
Number of Units
Allowable Rent
40%
1
1
$576
2
1
$691
3
2
$768
50%
2
3
$863
3
3
$960
60%
1
4
$864
2
5
$1,036
3
5
$1,152
EXHIBIT 2
7 -36
SOURCES AND USES BUDGET
Funding Sources
Tax Exempt Bonds
Community Redevelopment Agency (Housing Setaside)
City of Santa Ana (HOME Funds)
Deferred Developer Fee
Capital Contribution - General Partner
Capital Contribution - Limited Partner (Tax Credits)
Funding Uses
Acquisition
Residential Construction and Related Costs
1501 N. Ross
993,
3,006,E
1,400,(
13
6,54
1411 N. Durant
Total
1,188,100
2,181,200
2,043,924
5,050,844
1,600,000
3,000,000
260,650
506,310
72
100
2,328,5421
3,224,680
7,421
1501 N. Ross
1411 N. Durant
Total
3,400,000
4,200,000
7,600,000
3,141,846
3,221,288
6,363,134
6,541,846
7,421,288
13,963,134
EXHIBIT 3
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THIS PAGE LEFT INTENTIONALLY BLANK
7 -38
RELOCATION PLAN
FOR THE
1 501 NORTH ROSS STREET
REHABILITATION & AFFORDABLE
HOUSING PROJECT
Prepared for:
THE CITY OF SANTA ANA'S COMMUNITY
DEVELOPMENT AGENCY
Presented by:
OVERLAND, PACIFIC & CUTLER, INC.
DECEMBER 1, 2005
RYHTUTT d
7 -39
INTRODUCTION.............................. ............................... 1
I. PROJECT LOCATION AND DESCRIPTION .. ............................... 2
A. LOCATION ....................... ............................... 2
B. PROJECT NEIGHBORHOOD CHARACTERISTICS 3
C. PROJECT DESCRIPTION 5
II. ASSESSMENT OF RELOCATION NEEDS ... ............................... 7
A. METHODOLOGY 7
B. SURVEY RESULTS 7
1. Occupancy ................. ............................... 7
2. Household Income ........... ............................... 8
3. Demographic Summary ....... ............................... 8
4. Profile of Potentially Displaced Residents ........................ 9
HOUSING RESOURCES ................ ............................... 10
IV. THE RELOCATION PROGRAM ...........................
A.
PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES .........
B.
RELOCATION ADVISORY ASSISTANCE ............................
12
C.
RELOCATION BENEFITS (FINANCIAL ASSISTANCE) .................
13
1. Temporary Displacees ....... ...............................
14
2. Permanent Displacees ....... ...............................
15
3. Summary ................. ...............................
19
D.
GENERAL INFORMATION ON PAYMENT OF RELOCATION BENEFITS ...
19
E.
LAST RESORT HOUSING ......... ...............................
20
F.
IMMIGRATION STATUS ........... ...............................
21
G.
RELOCATION TAX CONSEQUENCES ..............................
21
H.
GRIEVANCE PROCEDURES ....... ...............................
22
I.
EVICTION POLICY ............... ...............................
22
J.
PROJECTED DATES OF DISPLACEMENT ...........................
23
K.
CITIZEN PARTICIPATION ......... ...............................
23
L.
ESTIMATED RELOCATION COSTS . ...............................
23
7 -40
Table 1: Project Neighborhood Amenities .......... ............................... 3
Table 2: Proposed Property Unit Mix by Affordability Levels ........................... 5
Table 3: Distribution of Households by Family Size ... ............................... 7
Table 4: Income Levels ......................... ............................... 8
Table 5: 2000 Census Population - City of Santa Ana & Tract 750.03 ................... 8
Table 6: Rental Unit Availability and Cost by Bedroom Size .......................... 10
Table 7: Schedule of Fixed Moving Payments ...... ............................... 16
Table 8: Example Computation of URA Rental Assistance Payments .................. 18
Exhibit A: Residential interview Form
Exhibit B: HUD Income Limits - Orange County
Exhibit C: Plan Addendum (Public Comments & Response to Public Comments)
7 -41
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7 -42
Orange Housing Development Corp. (the Developer) has proposed the rehabilitation of
1501 N. Ross Street into a mix of affordable housing units (the Project). In addition to
interior and exterior rehabilitation activities, the Project involves the rehabilitation of the
property from studio unit apartments to a mix of 1- & 2- bedroom affordable housing units;
reducing the overall number of units from 30 to 24 units. As a result of the planned
rehabilitation, households will need to be displaced temporarily or on a permanent basis,
subject to qualifying occupancy and income standards to return to the rehabilitated units.
Funding for the Project will come from the Department of Housing and Urban Development
(HUD) HOME program, administered through the City of Santa Ana's Community
Development Agency (the Agency); Agency tax increment monies; tax credits; and,
Developer funds. The use of HOME Program funds and the involvement of the Agency
trigger the need to provide relocation assistance and benefits in accordance with federal
law (42 U.S.C. 4601 et seq.), HUD relocation guidelines (HUD Handbook 1378), California
relocation law (California Government Code Section 7260 et seq.) and the California
relocation guidelines (California Code of Regulations Title 25 Chapter 6).
Among the regulatory requirements applicable to the Project, is the need to prepare a
relocation plan. The purposes of the relocation plan, in broad terms, are to address the
needs of potential displacees, the availability of adequate replacement housing and the
means by which required assistance will be provided.
This relocation plan (the Plan) has been prepared by Overland, Pacific & Cutler, Inc.
(OPC), a professional consulting firm specializing in public agency acquisition and
relocation projects for submission to the Agency. The Plan is organized in 4 sections:
Section I: Project description and general demographic data
Section II: Profile of tenants who may be displaced
Section III: Description of available housing resources
Section IV: Description of the relocation assistance program
Prepared by Overland, Pacific & Cutler, Inc. nape t
7 -43
A. LOCATION
The Project is located at 1501 North Ross Street in northern portion of the City of Santa
Ana, to the west of Interstate 5 Freeway. The Project is generally bounded by West 16"
Street to the north, West 15`" Street to the south, North Durant Street to the east and North
Ross Street to the west. (see Figures 1 and 2).
Figure 1: Regional Project Location
Prepared by Overland, Pacific & Cutler, Inc. Page 2
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
Figure 2: Project Site Location
The Project is located in the high density residential area of the City of Santa Ana, close
to schools, shopping and with easy access to the 1 -5 Freeway. Table 1 lists some
neighborhood amenities and their distance from the Project.
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7 -45
Relocation Plan or the OHDC 1501 North Ross Street Rehabilitation Pro'ect
Tablet iiProject Neighborhood Arnenities
Facility
Miles from Project
Medical
• Kindred Hospital Santa Ana
1.1
• St. Joseph Hospital
1.5
• Children's Hospital of Orange
1.6
• Kaiser Permanents Medical Care
1.9
• Western Medical Center
2.2
School
• Migrant Head Start
0.1
• Willard Intermediate School
0.1
• Storybook Preschool
0.2
• Davis Elementary School
0.5
• Gloria's Daycare
0.6
• Wilson Elementary School
0.6
• Mendez Intermediate School
0.7
• Santa Ana High School
0.9
• Century High School
2.2
Library
• Santa Ana Public Library
0.6
• Orange Public Library
2.4
• Sunkist Library
4.8
• Anaheim Public Library
5.7
Entertainment
• Old Courthouse Museum
0.5
• Fiesta Twin Theatre
0.7
• Empire Theatre
0.8
• Maverick Theater
2.0
• Santa Ana Zoo
2.0
• Edward's Bristol IV Cinema
4.2
Police /Safety
• Orange County Sheriff Department
0.4
• Santa Ana Police
0.6
• Santa Ana Disaster Services
2.0
Shopping
• Big Saver Foods
0.1
• Santa Rosa Market
0.3
• Westfield Shopping Mainplace
1.3
• Block at Orange
2.0
Transportation
• Greyhound - Santa Ana
0.9
• Amtrak - Santa Ana
0.9
• Amtrak - Anaheim
3.2
• Greyhound - Anaheim
4.4
Prepared by Overland, Pacific & Cutler, Inc. Page 4
7 -46
Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
C. PROJECT DESCRIPTION
The Project involves the rehabilitation of 1501 North Ross Street. Currently the property is
made up of studio apartments which will be converted into affordable 1- & 2- bedroom
apartments. Additionally, interior rehabilitation activities will include replacement of major
kitchen appliances, new paint and bathroom enhancements aswell as replacement of floor
coverings, doors and windows. Exterior improvements will include the addition, repair or
replacement of roofs, staircases, balconies, landscaping, water heaters, decking, trash
enclosures, parking lots and building facades.
The property at 1501 North Ross Street currently has 30 studio units. The proposed
rehabilitation will create 13 one - bedroom and 11 two - bedroom apartment units. The
property will have a mix of affordability levels based on area median income (AMI) levels
determined by HUD, from levels between 40 %- 60 %. The proposed affordability levels for
the Ross property are shown in Table 2, below:
The Developer is proposing to undertake all needed improvements to the individual units,
up to 6 units at a time. The rehabilitation and construction cycle will last between three
weeks to one month per unit and the construction is expected to begin immediately
following the Agency approval in June 2006.
As a result of the rehabilitation, residents will be required to move either temporarily or
permanently from their units. Upon completion of the rehabilitation, residents who meet
qualifying occupancy and income standards will be able to return to a rehabilitated unit.
Those households which do not meet qualifying occupancy and income standards, will be
Prepared by Overland, Pacific & Cutler, Inc. Page 5
7 -47
Relocation Plan far the OHDC 1501 North Ross Street Rehabilitation Pra'ect
permanently displaced and provided appropriate and eligible relocation advisory and
monetary assistance.
Prepared by Overland, Pacific & Cutlery Inc. Page 6
I •
A. METHODOLOGY
To obtain information necessary for the preparation of this Plan, interviews were conducted
over a two week period in November 2005. Inquiries made of residential occupants
concerned household size and composition, income, monthly rent, length of occupancy,
ethnicity, home language, and physical disabilities. A sample of the residential interview
form used in the interview process is presented in Exhibit A.
Interviewers were successful in obtaining survey responses from 26 of 29 occupied
households. Despite several attempts, 3 households could not be reached. Additional
information gathered bythe Developerfrom Project householdswas utilized forpreparation
of this Plan to confirm and, when available, add to information obtained from interviews.
One unit was confirmed vacant at the time of the interviews.
- EY11 VF / ;'l:t *YJ*&1
The known resident population within the Project totals 100 individuals. Among this group,
there are 61 adults and 39 children. The 30 units included in this Plan now contain 30
rentable studio apartments.
1. Occupancy
The breakdown of households by family size is as follows:
There is an average of 3.4 occupants per unit in the Project. In accordance with the
local housing codes and the proposed rehabilitation, all households would meet
necessary occupancy standards to be able to return to a rehabilitated unit in the
Prepared by Overland, Pacific & Cutler, Inc. Page 7
7 -49
Relocation Plan for the ORDC 1501 North Ross Street Rehabilitation Project
Project or one of the units in another Developer's complex that is less than a block
away.
2. Household Income
Income data were obtained from 29 households. According to income standards for
the County of Orange (Exhibit B) adjusted for family size as published by the United
States Department of Housing and Urban Development (HUD), 7 Project area
tenant households qualify as extremely low income (30% or less of median), 15
qualify as very low income (31%-50% of median), and 7 as low income (51%-80%
of median). Table 4, below, identifies the breakdown between the income levels.
The range of reported annual household incomes among the 29 respondents was
$10,800 - $50,037.
Tattle 4: Income Levels (29 rouseholda)
'Location I Extremely Very Low Low Moderate High
Low
1501 N Ross- 7 15 7 0 0
3. Demographic Summary
Of the 100 currently known residents, there are 61 adults and 39 children. The
ethnic distribution in the Project is 100% Hispanic with Spanish reported as their
primary household language in majorityof households. This generally resembles the
rankings and pattern in the Census Tract Area but deviates from the overall Census
figures for the City, shown in Table 5, below.
Table 5: 2000 Census Population - City of Santa Ana & Tract 750.03
.Population
Tract 750.03
%-
City
%'.
White
3,152
38.3%
144,425
42.7%
Black or African American
102
1.2%
5,749
1.7%
American Indian and Alaska Native
145
1.8%
4,013
1.2%
Prepared by Overland, Pacific & Cutler, Inc. Page 8
7 -50
Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Protect
Asian
38
0.5%
29,778
8.8%
Native Hawaiian and Other Pacific
Islander
0
0.0%
1,160
0.3%
Some Other Race
4,367
53.0%
137,360
40.6%
Two or More Races
428
5.2%
15,492
4.6%
Hispanic or Latino (of Any Race)
7,773
94.4%
2571 097
Source: 2000 U.S. Census
4. Profile of Potentially Displaced Residents
Funding source requirements limit occupancy in the Project to those households
which earn less than 60% of the median income standard adjusted for family size
as established bythe United States Department of Urban Development (HUD) (See
Exhibit B). Based upon the most currently available tenant income data, there are
5 households whose income exceeds the permitted limit at the 1501 North Ross
apartments.
Of the 5 Project households to be permanently displaced for not meeting the
qualifying income criteria to return to the rehabilitated Project units, 2 will require
studio replacement units, 1 will need a one - bedroom and 2 will be referred to the
two - bedroom units based on a typical occupancy standards allowing up to 3 persons
in a one - bedroom and up to 5 people in a two - bedroom unit. The average known
tenure of the 5 households in the Project is approximately 2 years. There are no
senior households (head of household 62 years or older) nor any reported
disabilities that could affect the relocation process.
When asked, most of the respondents prefer to remain in the Santa Ana
neighborhood to remain close to employment and schools children attend.
by Overland, Pacific & Cutler, Inc.
7 -51
Rehabilitation work in the Project will result in the need to temporarily displace 24 residents
from their units. Temporary relocation needs will be met by utilizing available on -site units
or units owned by the Developer less than a block away. The Developer anticipates that
all households will be accommodated on -site and no temporary units off -site will be
required.
Due to the rehabilitation work and income criteria, 5 households will not be able to return
to the Project once the units are rehabilitated.
For purposes of determining the availability of rental housing resources for the permanent
displacees within the City of Santa Ana, a survey was conducted during the month of
November 2005. The results, summarized below in Table 6, indicate the number of found
& needed units by bedroom size, the cost range in each category and median market rent
for each category.
Table 6. Rental Unit
Avail,44ility.and!Cost'by
ddrogrn Size
Studio
1'bedrgoin
'.2:bedroom
3'bedTo0m',
# Found (# needed)
41 (2)
77 (1)
71 (2)
21 (0)
;Rent;Range
$550 - $1,180
$795 - $1,350
$895 - $1,870
$1,250 - $2,100
MdrkGt:96d anAti nt.
$825
$950
$1,295
$1,600
It is expected that there will be more than adequate resources to house the 5 permanent
displacees given the balance between needs and available resources.
Concurrent Displacement
There are no known projects that are planned concurrently with this project in the City of
Santa Ana or surrounding areas that would compete with existing or anticipated housing
resources.
Prepared by Overland, Pacific & Cutler, Inc. Page 10
7 -52
The relocation program and assistance offered by the Developer will conform to provisions
of the California Relocation Law, Government Code Section 7260 et seq., the California
Relocation Guidelines, California Code of Regulations Title 25, Chapter 6, as amended
January 1, 1998, the federal Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378 of the
Department of Housing and Urban Development (HUD), as appropriate.
A. PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES
To meet its regulatory obligations, the Developer will:
1. Fully inform eligible project occupants of the nature of, and procedures for
obtaining relocation assistance and benefits, including the date and
approximate duration of temporary relocation.
2. Determine the needs of each residential displacee household eligible for
assistance.
3. Provide an adequate number of referrals with addresses to comparable,
decent, safe and sanitary housing units within a reasonable time prior to
displacement and supply information concerning the terms and conditions
under which the tenant may lease and occupy said housing.
4. Assure that no residential occupant is required to move without a minimum
of 90 days written notice to vacate.
5. Provide assistance that does not result in different, orseparate treatment due
to race, color, religion, national origin, sex, sexual orientation, marital status,
or other arbitrary circumstances.
6. Supply information concerning federal, and state housing programs and other
governmental programs providing assistance to displaced persons, as
needed.
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Pro�ecf
7. Assist each eligible person to complete applications for benefits.
8. Make relocation benefit payments in accordance with State and HUD
guidelines.
9. Inform all persons of the Developer's property management policies including
criteria for pursuing tenant evictions.
B. RELOCATION ADVISORY ASSISTANCE
As a function of the overall relocation assistance program, technical and advisory
assistance will be provided to all residents by Agency staff, the Developer and contracted
relocation representatives. The following services and tasks will be undertaken:
1. Each displaced household will be personally interviewed to gather
information appropriate to determine needs and preferences with regard to
the replacement of existing accommodations. Inquiries made of residential
occupants by relocation personnel will coverthe following areas: family size,
ethnic background, immigration status, age and health considerations,
current employment status, family income, transportation needs, and
preferences relative to replacement housing.
2. Non - displaced residents (temporary) will be provided appropriate notices and
information informing them not to move permanently and the opportunity to
lease and occupy a suitable, decent, safe and sanitary dwelling in the
Project, under reasonable terms and conditions, upon completion of the
project; reimbursement of any out -of- pocket costs; and other advisory
services.
3. A printed Informational Brochure will be provided to all displaced
households. Informational Brochures will be provided in Spanish, as
necessary. Signed acknowledgments will be obtained to verify receipt of this
material.
4. As soon as feasible, the relocation representative shall explain the relocation
payments and other assistance for which households and individuals may be
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
eligible, including related eligibility requirements and the procedures for
obtaining such assistance.
4. Assistance will be provided to complete rental application forms and
coordinate move -in arrangements. Temporary displacees will be kept
informed of project timing and receive appropriate notice to prepare for
required moves. Claims for compensable expenses associated with the
temporary displacement process will be processed expeditiously.
5. Special assistance in the form of referrals to governmental and social service
agencies will be made, as appropriate.
6. Bilingual (Spanish - English) assistance will be provided, as needed.
C. RELOCATION BENEFITS (FINANCIAL ASSISTANCE)
Relocation benefits will be offered to all households temporarily or permanently displaced
in accordance with the California Relocation Law, Government Code Section 7260 et seq.,
the California Relocation Guidelines, California Code of Regulations Title 25, Chapter 6,
as amended January 1, 1998, the federal Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378
of the Department of Housing and Urban Development (HUD), as appropriate. Benefits will
be paid to eligible displaced persons upon submission of required documentation in
accordance with approved procedures.
Eligibility requirements and benefit plans will be discussed with all temporary and
permanent displacees. In the course of personal interviews and follow -up visits, each
displacee will be counseled as to available options and the consequences of any choice
with respect to housing choices and potential financial assistance.
The Developer will process advance payment requests in order to alleviate hardships for
tenants who do not have access to sufficient funds to pay move -in costs such as first
month's rent and /or security deposits. Requests for advance payments will be processed
expeditiously to help avoid the loss of desirable, appropriate replacement housing.
Prepared by Overland, Pacific & Cutler, Inc. Page 13
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
The relocation process includes: household interviews; needs analyses; appropriate
replacement housing referrals; preparation and service of appropriate notices; file
documentation, eligibility determinations, processing of claims; moving coordination; and
other general services intended to assist displacees.
1. Temporary Displacees
Temporary displacees will be offered payment for all reasonable out -of- pocket
expenses incurred in connection with the temporary relocation including, but not
limited to, the cost of moving to and from the temporarily occupied unit, furniture
storage, utility connection charges, and any increase in housing costs, if any.
Additionally, temporary displacees will be provided a timely written Notice of Non -
Displacement containing an offer to lease and occupy a suitable, decent, safe and
sanitary dwelling in the same Project, under reasonable terms and conditions upon
completion of the Project. Such reasonable terms and conditions shall include a
term of at least one year at a monthly rent and estimated average monthly utility
costs that do not exceed the greater of:
(a) The tenant's monthly rent before displacement and estimated average
monthly utility costs; or
(b) The total tenant payment if the tenant is low- income or 30 percent of
gross income if the tenant is not low income.
In accordnce with HUD guidelines, "total tenant payment" is the highest of:
(1) 30% of a person's monthly adjusted income;
(2) 10% of the person's monthly gross income; or
(3) The designated allowance for rent and utility costs, if the person is
receiving welfare assistance from a public agency and part of such
assistance, adjusted in accordance with the person's actual housing
costs, is specifically designated by the public agency to meet the
person's rent and utility costs
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Relocation Plan far the OHDC 1501 North Ross Street Rehabilitation Praiect
2. Permanent Displacees
a. Residential Moving Expense Payments
All residential occupants to be 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.
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 50 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.
H. Fixed Payment (based on Room Count 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.
At a minimum, the fixed schedule payment for single occupancy
efficiency units, furnished with the tenants own personal property, is
$625 including all utility connections at the replacement location. The
current schedule for fixed moving payments is set forth in Table 7
following:
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Relocation Plan for the OIIDC 1501 North Ross Street Rehabilitation Project
Table 7; Schedule of:Fixed Moving.Payrnents (effective 6`- 15-05)
Unfurnished Dwelling
One room
$625
Two rooms
$800
Three rooms
$1,000
Four rooms
$1,175
Five rooms
$1,425
Six rooms
- $1,650
Seven rooms
$1,900
Eight rooms
$2,150
each additional room
$225
Furnished
Dwelling
First Room
$400
Each additional room
$65
b. Rental Assistance
To qualify for a rental assistance payment, tenants who are permanently
displaced must have legally occupied their Project residence for a minimum
of 90 days prior to the Developer's executed Agreement between the Agency
and acquisition of the property. To be eligible to receive the rental assistance
benefits the displaced tenant households have 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. Tenants who
occupied the property less than 90 days and have not occupied the property
for the sole purpose of obtaining benefits, may be entitled to benefits under
Last Resort Housing provisions.
Based upon the available data regarding Project displacees, the permanently
displaced households may qualify and may be eligible to applyfor relocation
benefits under URA provisions.
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
Rental Assistance payment amounts are equal to 42 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
(ii) The monthly rent and estimated average monthly cost of utilities for
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:
(i) The average monthly cost for rent and utilities at the displacement
dwelling for a reasonable period priorto displacement, as determined
by the Developer. For owner - occupants or households, which paid
little or no rent, fair market rent will be used as a substitute for actual
rent; or
(ii) Thirty percent (30 %) 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 (HUD)
Annual Survey of Income Limits for the Public Housing and Section 8
Programs. HUD's Survey is shown as Exhibit B. 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.
Utility allowance amounts are based upon the standards of the local housing
authority for a comparable type dwelling unit and the utility services the
occupant is required to pay, such as, gas, water and electric utilities.
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Relocation Plan far the OFIDC 1501 North Ross Street Rehabilitation Proiect
Table 8 portrays the benefits determination under the URA:
Table 8: Example Computation of URA RentaLAssistance Payments
1. Old Rent
$650
Old Rent, plus Utility Allowance
or
2. Ability to Pay
$700
30% of the Gross Household Income
3. Lesser of lines 1 or 2
$650
Base Monthly Rental
Subtracted From:
4. Actual New Rent
$750
Actual New Rent including Utility Allowance
or
5. Comparable Rent
$775
Determined by Authority; includes Utility Allowance
6. Lesser of lines 4 or 5
$750
7. Yields Monthly Need:
$100
Subtract line 3 from line 6
Rental Assistance.
$4,200
Multiply line 7 by 42 months
C. Downpayment Assistance
The displacee household mayoptto applythe entire benefit amountthey are
eligible for toward a purchase of a replacement unit (Guidelines 49 CFR
24.402(b) and HUD 1378).
Permanently displaced households, who choose 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
downpayment and eligible, incidental costs associated with the purchase of
a decent, safe, and sanitary replacement home. Provision shall be made in
the escrow arrangements forthe prompt return of the Developerfunds, in the
event escrow should fail to close within a reasonable period of time.
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Pr- roieect
3. Summary
All Project area residents will be personally informed in writing of their status as a
temporary or permanent displacee and will be provided advancewritten notice of the
date, approximate duration and location of the temporary dwelling to be made
available. Each affected household will receive printed information concerning the
benefits and assistance to which they may be entitled. Temporary households will
be informed of the terms and conditions under which the tenant may lease and
occupy a suitable dwelling in the Project upon completion of the project.
Temporary displacees will be provided compensation for reasonable and necessary
out -of- pocket expenses. All temporary displacement needs will be accommodated
on -site and should not exceed 60 days.
The Developerwill make timely payments to all eligible claimants. This may include,
where necessary to avoid hardship, advance payments to help secure appropriate
replacement housing.
D. GENERAL INFORMATION ON PAYMENT OF RELOCATION BENEFITS
Claims and supporting documentation for relocation benefits must be filed with the
Developer no later than 18 months from the date the claimant moves from the Project. The
procedure for the preparation and filing of claims and the processing and delivery of
payments will be as follows:
1. Claimant(s) will provide all necessary documentation to substantiate
eligibility for assistance to the Developer's relocation representative.
2. Recommended assistance amounts will be determined by the Developer's
relocation representative in accordance with the provisions of URA.
3. Required claim forms will be prepared by the Developer's relocation
representative for claimant signature.
4. Claims will be submitted by the Developer's relocation representative to the
Developer for review, approval, and payment.
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
5. Benefit checks will be issued to the Developer's relocation representative for
distribution to claimants.
6. Replacement housing payments to residential occupants will be issued
approximately three weeks after confirmation that the Project premises have
been vacated and residency at the replacement unit is verified, with final
payments being made as a lump sum or possibly on a periodic basis.
7. Receipts of payment will be obtained and archived by the Developer's
relocation representative in individual relocation case files.
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 within the maximum relocation amounts provided
by the applicable regulations. Specifically, 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.
Therefore, if the Project proceeds, the Developerwill authorize its funds orfunds authorized
for the Project to provide housing of last resort. Due to the demonstrated number of
available replacement housing resources for the occupants, as shown above in Section
III, development of 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; hence, satisfying the requirement
that "comparable replacement housing" be available.
A permanently displaced household will be entitled to consideration for supplementary
benefits in the form of Last Resort Housing assistance when comparable replacement
dwellings are not available within the monetary limits for tenants ($5,250) as specified
above in Section IV, C. 2. b., as well as, for tenants who fail to meet the 90 day length of
occupancy requirement unless such tenant occupied the property for the purpose of
obtaining assistance and benefits.
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Relocation Plan or the OBDC 1501 North Ross Street Rehabilitation Pra'ect
The Developer will make Last Resort rental assistance payments on a periodic basis.
Recipients of Last Resort assistance who intend to purchase rather than re -rent
replacement housing, have the right to request a lump sum payment of all benefits for the
purpose of making a downpayment and paying standard, non - recurring closing costs.
Displacee households receiving periodic payments may elect, at any time, to request a
lump sum payment of all remaining benefits to assist with the purchase of a decent, safe,
and sanitary dwelling.
�1MX&T- ➢101LIMIENO 9
Federal legislation (PL105 -117) prohibits the payment of relocation assistance benefits
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 may elect to authorize the payment of relocation
assistance benefits to any otherwise eligible displacee 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.
G. RELOCATION TAX CONSEQUENCES
In general, relocation payments are not considered income for the purpose of the Internal
Revenue Code of 1968, or the Personal Income Tax Law, Part 10 of the Revenue and
Taxation Code. Displaced persons are encouraged, however, to consult with personal tax
advisors concerning the tax consequences orsocial service providers to obtain information
concerning the tax consequences associated with relocation payments.
Prepared by Overland, Pacific & Cutler, Ina - Page 21
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Relocation Plan for the ORDC 1501 North Ross Street Rehabilitation Project
H. GRIEVANCE PROCEDURES
The Developer will follow the Agency's Grievance Policy which generally follows the
standards described in Article 5, Section 6150 et seq., Title 25, Chapter 6, State of
California, Department of Housing and Community Development Program guidelines. All
displaced persons have the right to ask for administrative review concerning determinations
ofeligibility; relocation payment amount; the failure by the Developer to provide comparable
replacement housing referrals; or, the property management practices of the Developer.
EVICTION POLICY
1. Eviction may affect eligibility for relocation assistance and 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.
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
J. PROJECTED DATES OF DISPLACEMENT
It is anticipated that 90 -day Notices -to- Vacate will be issued to the permanent displacees
in spring 2006 and the first temporary relocatees approximately 60 days later.
K. CITIZEN PARTICIPATION
The Developer will fully meet its obligations under the Relocation Guidelines with respect
to the following activities:
1. Full and timely access to documents relevant to the relocation program;
2. Provision of technical assistance necessary to interpret elements of the
Relocation Plan and other pertinent materials;
3. Distribution of a general notice concerning the availability of this Plan for
public review, as required, 30 days prior to its proposed adoption. Notice
recipients will include affected Project residents and all other interested
parties;
4. The opportunity to submit written or oral comments concerning the Plan and
to have these comments attached to the Plan when it is forwarded to the
Agency Board for adoption;
5. Final review of Plan to ensure its feasibility, compliance with applicable
environmental standards and compatibility with the City's General Plan and
relocation guidelines.
L. ESTIMATED RELOCATION COSTS
The Project will be funded with a combination of local, state, federal and Developerfunds.
The estimate of relocation benefits is based on tenant data and current market rental rates.
Estimated relocation costs for the Project, including a 10% contingency are:
Prepared by Overland, Pacific & Cutler, Inc. Page 23
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Relocation Plan for the OHDC 1501 North Ross Street Rehabilitation Project
1501 N Ross $94,000
10% Contingency $9,400
TOTAL $103,400
The estimated relocation budget does not include consideration of relocation administrative
services nor any related consulting services which may be necessary for the
implementation of the Plan and Project. It does, however, assume that 50% of all
temporary moves will require double moving allowance: to a temporary unit and back into
the original unit.
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7-66
7 -67
7 -68
m ail I e.i Y { em
L'
{jf+iy,1.�h 2 4 ri�v"e!3 Ma 1y�r11 dP.rra�(r��/s/� y j tdi4n,5,� r# vSS; `r4 moo..
�...
..m.. ...J xa'acr' yea .i 3�..,
.I:Am
OVERLAND, PACIFIC & CUTLER, INC. - RESIDENTIAL INTERVIEW FORM
Interview Date: Site Move -In: Initiation of Negotiations: interviewer:
Head of Household
ETHNICITY:
n AFDC /TANF, Pension /SS, SSI
Address: #-----------
o White o Asian
o Other Public Assistance
------ — ----
o Hispanic /Latino
(ask for Entitlement Letter)
Site Telephone # ---------- ------ Work /Cell # --------- - ------
o African American
o Elderly Household
D Other______
Fax # _---- __---- Email ------ _ --- — ----- _----------
—_____
o Handicapped Household:
Social Security Number
-- ------ '— '---- '---- '--- - - - - --
• English o Spanish
• Other:
Need Barrier -Free: Yes o No 0
Occupancy Status: o Own o Rent
o Need access to public trans?
Describe mode: —
Dwelling Type Approx. Sq.Ft.______
Did all occupants move In at
.................. _...
the same time?
Approximate Age of Unit: yrs.
o Yes n No
o Need to live near medical facilities?
Describe location:
# Bedrooms # Bathrooms # Rooms______ o Laundry Fac.
----- - -_
If not, when?
o Garage o Carport o pets: If so, describe
Occupant #1
— ------ - --
Condition of unit: o Excellent o Good o Fair o Poor
nSpecial needs /servlce used:
Occupant #2
Describe: -------- —____
Owners: o Mortgage o Own Clear
Monthly Payment: Principal $ ------- ---- $ - -_
__
Occupant #3 - - - --
--- - - - - --
Occupant #4 .... — ...
Loan Balance(s) as of ----------- : $__— ________ _____ —__
Own Car? Yes n No 0
Loan Type! nFlxed nVarlable Annual % Rate - ------
Occupant #5 —___ —_
Monthly Utilities:
Loan Type: nFlxed nVarlable Annual% Rate________
Occupant #6
Gas: 0Tenant o Owner
Original Date(s) of Current Loan(s) :
What
Rem. Loan Term _— __Months Rem. Loan Term __—_Months
Occupant 97 ... —....
What ______________________
Renters: o Total Monthly Rent:$ --- - ---- Landlord -------- - -_
Preferred Relocation Area:
Electricity: o Tenant n Owner Water:
o Written Agreement Date — __________
—
o Tenant o Owner
Other:
o M il o ease o scan a ontac
Home business?
_______
Appliances Owned by Tenant:
M obile Homa: Size: Flx @
Description:
oStove cRefrigerator oW /D
Year: ------- Model: ____________ Pad Rent: $ ________-
o Other___
If SecL6, Total Tenant Rent.
—___
Caseworker: --- _ ---------- — _— ------- _— --- —__ Telephone
o Unit Furnished o Unit Unfurnished oSecurity Deposit? $ - - - - --
Do you rent out any rooms in the dwelling? uYes o No
If so, names: ...... —_
If so, Is person or persons conslde red part of household? o Yes o No
M F
2
M F
3
M F
4
M F
5
M F
6
M F
7
M F
Notes:
I certify that all the information on this survey is true and correct.
Respondent ----- ___— __--- - - - - -7-69 D ate: __— �__----- - - - ___ Effective 8103
7-70
The following figures are approved by the U. S. Department of Housing and Urban Development (H.U.D.)
for use in the County of Orange to define and determine housing eligibility by income level.
Figures are per the Department of Housing and Community Development, Division of Housing Policy
Development, February 25, 2005.
HUD Inoorne Limits- Orange County (2005);
.!Family size
Extremely Low
Very L'ow.
'. Low
Moderate
7 Person -:
16,150
26,900
43,000
63,600
2 Person
18,450
30,700
49,150
72,700
3 Person
20,750
34,550
55,300
81,750
4'Personr
23,050
38,400
61,450
90,850
51Person
24,900
41,450
66,350
98,100
"I 6 Persona
26,750
44,550
71,250
105,400
7 Person
28,550
47,600
76,200
112,650
8 Person.-
30,400
50,700
81,100
119,900
7 -71
7-72
RELOCATION PLAN
FOR THE
1411 NORTH DURANT STREET
REHABILITATION & AFFORDABLE
HOUSING PROJECT
Prepared for:
THE CITY OF SANTA ANA'S COMMUNITY
DEVELOPMENT AGENCY
Presented by:
OVERLAND, PACIFIC & CUTLER, INC.
DECEMBER 1, 2005
EXHIBIT 5
7-73
INTRODUCTION .............................. ............................... 1
I. PROJECT LOCATION AND DESCRIPTION .. ............................... 2
A. LOCATION ....................... ............................... 2
B. PROJECT NEIGHBORHOOD CHARACTERISTICS ..................... 3
C. PROJECT DESCRIPTION .......... ............................... 5
II. ASSESSMENT OF RELOCATION NEEDS ... ............................... 7
A. METHODOLOGY .................. ............................... 7
B. SURVEY RESULTS .............................................
1. Occupancy ................. ............................... 7
2. Household Income ........... ............................... 8
3. Demographic Summary ....... ............................... 8
4. Profile of Potentially Displaced Residents ........................ 9
III. HOUSING RESOURCES ................ ............................... 10
IV. THE RELOCATION PROGRAM
A. PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES ...........
B. RELOCATION ADVISORY ASSISTANCE ............................
C. RELOCATION BENEFITS (FINANCIAL ASSISTANCE) .................
1. Temporary Displacees ......................................
2. Permanent Displacees ....... ...............................
3. Summary ................. ...............................
D. GENERAL INFORMATION ON PAYMENT OF RELOCATION BENEFITS .. .
E. LAST RESORT HOUSING ........................................
F. IMMIGRATION STATUS ........... ...............................
G. RELOCATION TAX CONSEQUENCES ..............................
H. GRIEVANCE PROCEDURES ....... ...............................
I. EVICTION POLICY ............... ...............................
J. PROJECTED DATES OF DISPLACEMENT ...........................
K. CITIZEN PARTICIPATION ......... ...............................
L. ESTIMATED RELOCATION COSTS ................................
7 -74
11
11
12
13
14
15
19
19
20
21
21
22
22
23
23
23
Table 1:
Project Neighborhood Amenities .......... ...............................
3
Table 2:
Proposed Property Unit Mix by Affordability Levels ...........................
5
Table 3:
Distribution of Households by Family Size ... ...............................
7
Table 4:
Income Levels ......................... ...............................
8
Table 5:
2000 Census Population - City of Santa Ana & Tract 750.03 ...................
8
Table 6:
Rental Unit Availability and Cost by Bedroom Size ..........................
10
Table 7:
Schedule of Fixed Moving Payments ...... ...............................
16
Table 8:
Example Computation of URA Rental Assistance Payments ..................
18
Exhibit A: Residential interview Form
Exhibit B: HUD Income Limits - Orange County
Exhibit C: Plan Addendum (Public Comments & Response to Public Comments)
7-75
THIS PAGE LEFT INTENTIONALLY BLANK
7-76
Orange Housing Development Corp. (the Developer) has proposed the rehabilitation of
1411 North Durant Street into a mix of affordable housing units (the Project). In addition to
interior and exterior rehabilitation activities, the Project involves the rehabilitation of the
property from studio unit apartments to a mix of 1 -, 2 -, and 3- bedroom affordable housing
units; reducing the overall number of units from 35 to 25 units. As a result of the planned
rehabilitation, households will need to be displaced temporarily or on a permanent basis,
subject to qualifying occupancy and income standards to return to the rehabilitated units.
Funding for the Project will come from the Department of Housing and Urban Development
(HUD) HOME program, administered through the City of Santa Ana's Community
Development Agency (the Agency); Agency tax increment monies; tax credits; and,
Developer funds. The use of HOME Program funds and the involvement of the Agency
trigger the need to provide relocation assistance and benefits in accordance with federal
law (42 U.S.C. 4601 et seq.), HUD relocation guidelines (HUD Handbook 1378), California
relocation law (California Government Code Section 7260 et seq.) and the California
relocation guidelines (California Code of Regulations Title 25 Chapter 6).
Among the regulatory requirements applicable to the Project, is the need to prepare a
relocation plan. The purposes of the relocation plan, in broad terms, are to address the
needs of potential displacees, the availability of adequate replacement housing and the
means by which required assistance will be provided.
This relocation plan (the Plan) has been prepared by Overland, Pacific & Cutler, Inc.
(OPC), a professional consulting firm specializing in public agency acquisition and
relocation projects for submission to the Agency. The Plan is organized in 4 sections:
Section I: Project description and general demographic data
Section II: Profile of tenants who may be displaced
Section III: Description of available housing resources
Section IV: Description of the relocation assistance program
Prepared by Overland, Pacific & Cutler, Inc. Page 1
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A. LOCATION
The Project is located at 1411 North Durant Street in northern portion of the City of Santa
Ana, to the west of Interstate 5 Freeway. The Project is generally bounded by West 15`h
Street to the north, West Washington Avenue to the south, North Broadway to the east and
North Durant Street to the west. (see Figures 1 and 2).
Figure 1: Regional Project Location
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
Figure 2: Project Site Location
B. PROJECT NEIGHBORHOOD CHARACTERISTICS
The Project is located in the high density residential area of the City of Santa Ana, close
to schools, shopping and with easy access to the 1 -5 Freeway. Table 1 lists some
neighborhood amenities and their distance from the Project.
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Relocation Plan or the OHDC 1411 North Durant Street Rehabilitation Project
Table 1: Project Neighborhood Amenities
Facility
Miles from Project
Medical
• Kindred Hospital Santa Ana
1.1
• St. Joseph Hospital
1.5
• Children's Hospital of Orange
1.6
• Kaiser Permanents Medical Care
1.9
• Western Medical Center
2.2
School
• Migrant Head Start
0.1
• Willard Intermediate School
0.1
• Storybook Preschool
0.2
• Davis Elementary School
0.5
• Gloria's Daycare
0.6
s Wilson Elementary School
0.6
• Mendez Intermediate School
0.7
• Santa Ana High School
0.9
• Century High School
2.2
Library
• Santa Ana Public Library
0.6
• Orange Public Library
2.4
• Sunkist Library
4.8
• Anaheim Public Library
5.7
Entertainment
• Old Courthouse Museum
0.5
• Fiesta Twin Theatre
0.7
• Empire Theatre
0,6
• Maverick Theater
2.0
• Santa Ana Zoo
2.0
• Edward's Bristol IV Cinema
4.2
Police /Safety
• Orange County Sheriff Department
0.4
• Santa Ana Police
0.6
• Santa Ana Disaster Services
2.0
Shopping
• Big Saver Foods
0.1
• Santa Rosa Market
0.3
• Westfield Shopping Mainplace
1.3
• Block at Orange
2.0
Transportation
• Greyhound - Santa Ana
0.9
• Amtrak - Santa Ana
0.9
• Amtrak - Anaheim
3.2
• Greyhound - Anaheim
4.4
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
C. PROJECT DESCRIPTION
The Project involves the rehabilitation of 1411 North Durant Street. Currently the property
is made up of studio apartments which will be converted into affordable 1 -, 2 -, and 3-
bedroom apartments. Additionally, interior rehabilitation activities will include replacement
of major kitchen appliances, new paint and bathroom enhancements as well as
replacement of floor coverings, doors and windows. Exterior improvements will include the
addition, repairor replacement of roofs, staircases, balconies, landscaping, water heaters,
decking, trash enclosures, parking lots and building facades.
The property at 1411 North Durant currently has 35 studio units and 1 office. The proposed
rehabilitation will create 5 one - bedroom, 10 two - bedroom and 10 three - bedroom apartment
units and will have a mix of affordability levels based on area median income (AM]) levels
determined by HUD, from levels between 40 %- 60 %. One two- bedroom unit will be created
without an affordability level for use bythe Apartment Manager. The proposed affordability
levels are shown in Table 2, below:
Table 2;. Proposed ProperfyUnifMix .byAffordabilityLeuels
I1 nit Type
'4MAMI
60% AM)
60 6/6 AMI
Total
DURANT
One Bedroom
1
4
5
Two. Bedroom"
1
3
5
9
Three °Bedroom
2
3
5
10
Total
4
6
14
24
*Plus one (1) two - bedroom Managers unit not at an affordable level
The Developer is proposing to undertake all needed improvements to the individual units,
up to 6 units at a time. The rehabilitation and construction cycle will last between 3 weeks
to 1 month per unit and the construction is expected to begin immediately following the
Agency approval in June 2006.
As a result of the rehabilitation, residents will be required to move either temporarily or
permanently from their units. Upon completion of the rehabilitation, residents who meet
qualifying occupancy and income standards will be able to return to a rehabilitated unit.
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
Those households which do not meet qualifying occupancy and income standards, will be
permanently displaced and provided appropriate and eligible relocation advisory and
monetary assistance.
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A. METHODOLOGY
To obtain information necessary for the preparation of this Plan, interviews were conducted
over a two week period in November 2005. Inquiries made of residential occupants
concerned household size and composition, income, monthly rent, length of occupancy,
ethnicity, home language, and physical disabilities. A sample of the residential interview
form used in the interview process is presented in Exhibit A.
Interviewers were successful in obtaining survey responses from 29 of 32 occupied
households. Despite several attempts, 3 households could not be reached. Additional
information gathered by the Developerfrom Project households was utilized for preparation
of this Plan to confirm and, when available, add to information obtained from interviews.
Three units were confirmed vacant at the time of the interviews.
B. SURVEY RESULTS
The known resident population within the Project totals 99 individuals. Among this group,
there are 61 adults and 38 children. The 35 units included in this Plan now contain 35
rentable studio apartments. An additional space is used as the manager's office and is not
a legal unit for habitation.
1. Occupancy
The breakdown of households by family size is as follows:
There is an average of 3.3 occupants per unit in the Project. In accordance with the
local housing codes and the proposed rehabilitation, all households would meet
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Proiect
necessary occupancy standards to be able to return to a rehabilitated unit in the
Project.
2. Household Income
Income data were obtained from 30 households. According to income standards for
the County of Orange (Exhibit B) adjusted forfamily size as published by the United
States Department of Housing and Urban Development (HUD), 5 Project area
tenant households qualify as extremely low income (30% or less of median), 8
qualify as very low income (31%-50% of median), 14 as low income (51%-80% of
median), 2 as moderate income (81% -120% of median), and 1 qualifies as above
moderate income (over 120% of median). Table 4, below, identifies the breakdown
between the income levels. The range of reported annual household incomes
among the 59 respondents was $12,000 - $99,175.
3. Demographic Summary
Of the 99 currently known residents, there are 61 adults and 38 children. The ethnic
distribution in the Project is 100% Hispanic with Spanish reported as their primary
household language in majority of households. This generally resembles the
rankings and pattern in the Census Tract Area but deviates from the overall Census
figures for the City, shown in Table 5, below.
Table 5: 2000 cenrus Population
.Population
- City ofi.Santa
Tract 750.03
Ana & Tract 750.03
%l City
%
White
3,152
38.3%
144,425
42.7%
Black or African American
102
1.2%
5,749
1.7%
American Indian and Alaska Native
145
1.8%
4,013
1.2%
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Relocation Plan Lor the OHDC 1411 North Durant Street Rehabilitation Project
Asian
38
0.5%
29,778
8.8%
Native Hawaiian and Other Pacific
Islander
0
0.0%
1,160
0.3%
Some Other Race
4,367
53.0%
137,360
40.6%
Two or More Races
428
5.2%
15,492
4.6%
Hispanic or Latino (of Any Race)
7,773
94.4%
257,097
76.1
Source: 2000 U.S. Census
4. Profile of Potentially Displaced Residents
Funding source requirements limit occupancy in the Project to those households
which earn less than 60% of the median income standard adjusted for family size
as established by the United States Department of Urban Development (HUD) (See
Exhibit B). Based upon the most currently available tenant income data, there are
11 households whose income exceeds the permitted limit at the 1411 North Durant
location.
Of the 11 Project households to be permanently displaced for not meeting the
qualifying income criteria to return to the rehabilitated Project units, 5 will require
studio replacement units, 3 will need a one - bedroom and 3 will be referred to the
two - bedroom units based on atypical occupancy standards allowing up to 3 persons
in a one - bedroom and up to 5 people in a two - bedroom unit. There are no senior
households (head of household 62 years or older) nor any reported disabilities that
could affect the relocation process.
When asked, most of the respondents prefer to remain in the Santa Ana
neighborhood to remain close to employment and schools children attend.
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Rehabilitation work in the Project will result in the need to temporarily displace 19 residents
from their units. Temporary relocation needs will be met by utilizing available on -site units.
The Developer anticipates that all households will be accommodated on -site and no
temporary units off -site will be required.
Due to the rehabilitation work and income criteria, 11 households will not be able to return
to the Project once the units are rehabilitated. For the purpose of this Plan, the assumption
was made that the 2 non - contacted units will not meet the income criteria and will need to
be permanently relocated; thereby making the total number of permanent displaced
households to be 13.
For purposes of determining the availability of rental housing resources for the permanent
displacees within the City of Santa Ana, a survey was conducted during the month of
November 2005. The results, summarized below in Table 6, indicate the number of found
& needed units by bedroom size, the cost range in each category and median market rent
for each category.
Table 6: Rental Unit
Availability.and Cost:by Bledroom Size
.Studio
1 bed room
ed
- 2 broom
3 bedroom.
# Found (# needed) j.
41 (5)
77 (3)
71 (3)
21 (2)*
!Rent Range
$550 - $1,180
$795 - $1,350
$895 - $1,870
$1,250 - $2,100
:Market Metliap'Rent ,'
$825
$950
$1,295
$1,600
*Assumption made that the 2 no- contact households would require a 3- bedroom unit
It is expected that there will be more than adequate resources to house the 13 permanent
displacees given the balance between needs and available resources.
Concurrent Displacement
There are no known projects that are planned concurrently with this project in the City of
Santa Ana or surrounding areas that would compete with existing or anticipated housing
resources.
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The relocation program and assistance offered by the Developer will conform to provisions
of the California Relocation Law, Government Code Section 7260 at seq., the California
Relocation Guidelines, California Code of Regulations Title 25, Chapter 6, as amended
January 1, 1998, the federal Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378 of the
Department of Housing and Urban Development (HUD), as appropriate.
A. PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES
To meet its regulatory obligations, the Developer will:
1. Fully inform eligible project occupants of the nature of, and procedures for
obtaining relocation assistance and benefits, including the date and
approximate duration of temporary relocation.
2. Determine the needs of each residential displacee household eligible for
assistance.
3. Provide an adequate number of referrals with addresses to comparable,
decent, safe and sanitary housing units within a reasonable time prior to
displacement and supply information concerning the terms and conditions
under which the tenant may lease and occupy said housing.
4. Assure that no residential occupant is required to move without a minimum
of 90 days written notice to vacate.
5. Provide assistance that does not resultin different, or separate treatment due
to race, color, religion, national origin, sex, sexual orientation, marital status,
or other arbitrary circumstances.
6. Supply information concerning federal, and state housing programs and other
governmental programs providing assistance to displaced persons, as
needed.
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Relocation Plan for the OHDC 1411 North Durant Sheet Rehabilitation Project
7. Assist each eligible person to complete applications for benefits.
8. Make relocation benefit payments in accordance with State and HUD
guidelines.
9. Inform all personsof theDeveloper's property management policies including
criteria for pursuing tenant evictions.
B. RELOCATION ADVISORY ASSISTANCE
As a function of the overall relocation assistance program, technical and advisory
assistance will be provided to all residents by Agency staff, the Developer and contracted
relocation representatives. The following services and tasks will be undertaken:
1. Each displaced household will be personally interviewed to gather
information appropriate to determine needs and preferences with regard to
the replacement of existing accommodations. Inquiries made of residential
occupants by relocation personnel will cover the following areas: family size,
ethnic background, immigration status, age and health considerations,
current employment status, family income, transportation needs, and
preferences relative to replacement housing.
2. Non - displaced residents (temporary)will be provided appropriate notices and
information informing them not to move permanently and the opportunity to
lease and occupy a suitable, decent, safe and sanitary dwelling in the
Project, under reasonable terms and conditions, upon completion of the
project; reimbursement of any out -of- pocket costs; and other advisory
services.
3. A printed Informational Brochure will be provided to all displaced
households. Informational Brochures will be provided in Spanish, as
necessary. Signed acknowledgments will be obtained to verify receipt of this
material.
4. As soon as feasible, the relocation representative shall explain the relocation
payments and otherassistance forwhich households and individuals maybe
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Pro'ect
eligible, including related eligibility requirements and the procedures for
obtaining such assistance.
4. Assistance will be provided to complete rental application forms and
coordinate move -in arrangements. Temporary displacees will be kept
informed of project timing and receive appropriate notice to prepare for
required moves. Claims for compensable expenses associated with the
temporary displacement process will be processed expeditiously.
5. Special assistance in the form of referrals to governmental and social service
agencies will be made, as appropriate.
6. Bilingual (Spanish - English) assistance will be provided, as needed.
C. RELOCATION BENEFITS (FINANCIAL ASSISTANCE)
Relocation benefits will be offered to all households temporarily or permanently displaced
in accordance with the California Relocation Law, Government Code Section 7260 et seq.,
the California Relocation Guidelines, California Code of Regulations Title 25, Chapter 6,
as amended January 1, 1998, the federal Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378
of the Department of Housing and Urban Development (HUD), as appropriate. Benefits will
be paid to eligible displaced persons upon submission of required documentation in
accordance with approved procedures.
Eligibility requirements and benefit plans will be discussed with all temporary and
permanent displacees. In the course of personal interviews and follow -up visits, each
displacee will be counseled as to available options and the consequences of any choice
with respect to housing choices and potential financial assistance.
The Developer will process advance payment requests in order to alleviate hardships for
tenants who do not have access to sufficient funds to pay move -in costs such as first
month's rent and /or security deposits. Requests for advance payments will be processed
expeditiously to help avoid the loss of desirable, appropriate replacement housing.
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
The relocation process includes: household interviews; needs analyses; appropriate
replacement housing referrals; preparation and service of appropriate notices; file
documentation, eligibility determinations, processing of claims; moving coordination; and
other general services intended to assist displacees.
1. Temporary Displacees
Temporary displacees will be offered payment for all reasonable out -of- pocket
expenses incurred in connection with the temporary relocation including, but not
limited to, the cost of moving to and from the temporarily occupied unit, furniture
storage, utility connection charges, and any increase in housing costs, if any.
Additionally, temporary displacees will be provided a timely written Notice of Non -
Displacement containing an offer to lease and occupy a suitable, decent, safe and
sanitary dwelling in the same Project, under reasonable terms and conditions upon
completion of the Project. Such reasonable terms and conditions shall include a
term of at least one year at a monthly rent and estimated average monthly utility
costs that do not exceed the greater of:
(a) The tenant's monthly rent before displacement and estimated average
monthly utility costs; or
(b) The total tenant payment if the tenant is low- income or 30 percent of
gross income if the tenant is not low income.
In accordnce with HUD guidelines, "total tenant payment" is the highest of:
(1) 30% of a person's monthly adjusted income;
(2) 10% of the person's monthly gross income; or
(3) The designated allowance for rent and utility costs, if the person is
receiving welfare assistance from a public agency and part of such
assistance, adjusted in accordance with the person's actual housing
costs, is specifically designated by the public agency to meet the
person's rent and utility costs
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Relocation Plan far the OHDC 1411 North Durant Street Rehabilitation Project
2. Permanent Displacees
a. Residential Moving Expense Payments
All residential occupants to be 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.
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 50 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.
!I. Fixed Payment (based on Room Count 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.
At a minimum, the fixed schedule payment for single occupancy
efficiency units, furnished with the tenants own personal property, is
$625 including all utility connections at the replacement location. The
current schedule for fixed moving payments is set forth in Table 7
following:
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Relocation Plan or the OHDC 1411 North Durant Street Rehabilitation Project
Table 7, Schedule of Fixed Moving Payments (effective 5- 15 -05)
Unfurnished Dwelling
One room
$625
Two rooms
$800
Three rooms
$1,000
Four rooms
$1,175
Five rooms
$1,425
Six rooms
$1,650
Seven rooms
$1,900
Eight rooms
$2,150
each additional room
$225
Furnished
Dwelling
First Room
$400
Each additional room
$65
b. Rental Assistance
To qualify for a rental assistance payment, tenants who are permanently
displaced must have legally occupied their Project residence for a minimum
of 90 days prior to the Developer's executed Agreement between the Agency
and acquisition of the property. To be eligible to receive the rental assistance
benefits the displaced tenant households have 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. Tenants who
occupied the property less than 90 days and have not occupied the property
for the sole purpose of obtaining benefits, may be entitled to benefits under
Last Resort Housing provisions.
Based upon the available data regarding Project displacees, the permanently
displaced households may qualify and may be eligible to apply for relocation
benefits under URA provisions.
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
Rental Assistance payment amounts are equal to 42 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
(ii)The monthly rent and estimated average monthly costof utilitiesfor
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:
(i) 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 - occupants or households, which paid
little or no rent, fair market rent will be used as a substitute for actual
rent; or
(ii) Thirty percent (30 %) 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 (HUD)
Annual Survey of Income Limits for the Public Housing and Section 8
Programs. HUD's Survey is shown as Exhibit B. 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.
Utility allowance amounts are based upon the standards of the local housing
authority for a comparable type dwelling unit and the utility services the
occupant is required to pay, such as, gas, water and electric utilities.
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Relocation Plan or the OHDC 1411 North Durant Street Rehabilitation Project
Table 8 portrays the benefits determination under the URA:
Table 8: Example Computation of URA Rental Assistance Payments
1. Old Rent
$650
Old Rent, plus Utility Allowance
or
2. Ability to Pay
$700
30% of the Gross Household Income
3. Lesser of lines 1 or 2
$650
Base Monthly Rental
Subtracted From:
4. Actual New Rent
$750
Actual New Rent including Utility Allowance
or
5. Comparable Rent
$775
Determined by Authority; includes Utility Allowance
6. Lesser of lines 4 or 5
$750
7. Yields Monthly Need:
$100
Subtract line 3 from line 6
Rental Assistance
$4,200
Multiply line 7 by 42 months
C. Downpayment Assistance
The displacee household may opt to apply the entire benefit amount they are
eligible for toward a purchase of a replacement unit (Guidelines 49 CFR
24.402(b) and HUD 1378).
Permanently displaced households, who choose 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
downpayment and eligible, incidental costs associated with the purchase of
a decent, safe, and sanitary replacement home. Provision shall be made in
the escrow arrangements for the prompt return of the Developerfunds, in the
event escrow should fail to close within a reasonable period of time.
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Relocation Plan far the OHDC 1411 North Durant Street Rehabilitation Project
3. Summary
All Project area residents will be personally informed in writing of their status as a
temporary or permanent displacee and will be provided advancewritten notice of the
date, approximate duration and location of the temporary dwelling to be made
available. Each affected household will receive printed information concerning the
benefits and assistance to which they may be entitled. Temporary households will
be informed of the terms and conditions under which the tenant may lease and
occupy a suitable dwelling in the Project upon completion of the project.
Temporary displacees will be provided compensation for reasonable and necessary
out -of- pocket expenses. All temporary displacement needs will be accommodated
on -site and should not exceed 60 days.
The Developerwill make timely payments to all eligible claimants. This may include,
where necessary to avoid hardship, advance payments to help secure appropriate
replacement housing.
D. GENERAL INFORMATION ON PAYMENT OF RELOCATION BENEFITS
Claims and supporting documentation for relocation benefits must be filed with the
Developer no later than 18 months from the date the claimant moves from the Project. The
procedure for the preparation and filing of claims and the processing and delivery of
payments will be as follows:
1. Claimant(s) will provide all necessary documentation to substantiate
eligibility for assistance to the Developer's relocation representative.
2. Recommended assistance amounts will be determined by the Developer's
relocation representative in accordance with the provisions of URA.
3. Required claim forms will be prepared by the Developer's relocation
representative for claimant signature.
4. Claims will be submitted by the Developer's relocation representative to the
Developer for review, approval, and payment.
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
5. Benefit checks will be issued to the Developer's relocation representative for
distribution to claimants.
6. Replacement housing payments to residential occupants will be issued
approximately three weeks after confirmation that the Project premises have
been vacated and residency at the replacement unit is verified, with final
payments being made as a lump sum or possibly on a periodic basis.
7. Receipts of payment will be obtained and archived by the Developer's
relocation representative in individual relocation case files.
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 within the maximum relocation amounts provided
by the applicable regulations. Specifically, 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.
Therefore, if the Project proceeds, the Developerwill authorize its funds orfunds authorized
for the Project to provide housing of last resort. Due to the demonstrated number of
available replacement housing resources for the occupants, as shown above in Section
III, development of 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; hence, satisfying the requirement
that "comparable replacement housing" be available.
A permanently displaced household will be entitled to consideration for supplementary
benefits in the form of Last Resort Housing assistance when comparable replacement
dwellings are not available within the monetary limits for tenants ($5,250) as specified
above in Section IV, C. 2. b., as well as, for tenants who fail to meet the 90 day length of
occupancy requirement unless such tenant occupied the property for the purpose of
obtaining assistance and benefits.
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Relocation Plan or the OHDC 1411 North Durant Street Rehabilitation Project
The Developer will make Last Resort rental assistance payments on a periodic basis.
Recipients of Last Resort assistance who intend to purchase rather than re -rent
replacement housing, have the right to request a lump sum payment of all benefits for the
purpose of making a downpayment and paying standard, non - recurring closing costs.
Displacee households receiving periodic payments may elect, at any time, to request a
lump sum payment of all 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 benefits
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 may elect to authorize the payment of relocation
assistance benefits to any otherwise eligible displacee 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.
G. RELOCATION TAX CONSEQUENCES
In general, relocation payments are not considered income for the purpose of the Internal
Revenue Code of 1968, or the Personal Income Tax Law, Part 10 of the Revenue and
Taxation Code. Displaced persons are encouraged, however, to consult with personal tax
advisors concerning the taxconsequences orsocial service providers to obtain information
concerning the tax consequences associated with relocation payments.
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
H. GRIEVANCE PROCEDURES
The Developer will follow the Agency's Grievance Policy which generally follows the
standards described in Article 5, Section 6150 et seq., Title 25, Chapter 6, State of
California, Department of Housing and Community Development Program guidelines. All
displaced persons have the right to ask for administrative review concerning determinations
of eligibility; relocation payment amount; the failure by the Developer to provide comparable
replacement housing referrals; or, the property management practices of the Developer.
I. EVICTION POLICY
1. Eviction may affect eligibility for relocation assistance and 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.
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J. PROJECTED DATES OF DISPLACEMENT
It is anticipated that 90 -day Notices -to- Vacate will be issued to the permanent displacees
in spring 2006 and the first temporary relocatees approximately 60 days later.
K. CITIZEN PARTICIPATION
The Developer will fully meet its obligations under the Relocation Guidelines with respect
to the following activities:
1. Full and timely access to documents relevant to the relocation program;
2. Provision of technical assistance necessary to interpret elements of the
Relocation Plan and other pertinent materials;
3. Distribution of a general notice concerning the availability of this Plan for
public review, as required, 30 days prior to its proposed adoption. Notice
recipients will include affected Project residents and all other interested
parties;
4. The opportunity to submit written or oral comments concerning the Plan and
to have these comments attached to the Plan when it is forwarded to the
Agency Board for adoption;
5. Final review of Plan to ensure its feasibility, compliance with applicable
environmental standards and compatibility with the City's General Plan and
relocation guidelines.
L. ESTIMATED RELOCATION COSTS
The Project will be funded with a combination of local, state, federal and Developer funds.
The estimate of relocation benefits is based on tenant data and current market rental rates.
Estimated relocation costs for the Project, including a 10% contingency are:
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Relocation Plan for the OHDC 1411 North Durant Street Rehabilitation Project
1411 N Durant $144,000
10% Contingency $14,400
TOTAL $158,400
The estimated relocation budget does not include consideration of relocation administrative
services nor any related consulting services which may be necessary for the
implementation of the Plan and Project. It does, however, assume that 50% of all
temporary moves will require double moving allowance: to a temporary unit and back into
the original unit.
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7-102
Interview, Date: Site Move -In: Initiation of Negotiations: interviewer
Head of Household___________ _________________________ ______
ETHNICITY:
o AFDC /TANF, Pension /SS, SSI
Atldress:__________________ #________
o While D Asian
o Other Public Assistance
_________________ _— - -_
D Hispanic /Lallno
(ask for Entitlement Letter)
Site Telephone # _______ Work /Cell # - - - --
o African American
o Elderly Household
o Other_
Fax # --------- __ Email ------ ___ –_
--
o Handicapped Household:
Social Security Number
PRIMARY LANGUAGE:
Describe: ----------- _ ----
......... __ ..... _ ... ___ ... _.....
o English D Spanish
D Other:_______
Need Barrler -Free: Yes a No o
Occupancy Status: a Own n Rent
D Need access to public trans?
Describe mode:
Dwelling Type .................. _... Approx. Sq.Ft.___
Did all occupants move in at
—_
the same time?
Approximate Age of Unit: ...... yrs.______
oyes nNo
D Need to live near medical facilities?
#Bedrooms____ #Bathrooms #Roams______ ❑Laundry Fee.
Describe location:
____
If not, when?
D Garage n Carport ❑Pets: If so, describe ________________ _
Occupant #1
--------------------
Condition of unit: n Excellent n Good n Fair n Poor
----- ___
DSpecial needs /service used:
Occupant #2_.......
Owners: o Mortgage o Own Clear
Monthly Payment: Principal $ $_________
ccupanl 3_________
_---- - -__ –_ __
_____ _______
Occupant #4 _________
Loan Belan as of ...... _ ... : $
ce(s)
Own Car? Yes D No n
Loan Type: nFixed invariable Annual % Rate-----
Occupant #5_________
Monthly Utilities:
Loan Type: oFixed oVariable Annual % Rate ..... —__
Occupant #6
Gas: o Tenant n Owner
Original Date(s) of Current Loan(s) : ...... _
What
Rem. Loan Term Months Rem. Loan Term Months
Occupant #7 ... _....
What
Renters: n Total Monthly Rent:$--------- Landlord___________
Preferred Relocation Area:
Electricity: o Tenant o Owner Water:
• Written Agreement Dale_______________
o Tenant D Owner
• M/M o Lease o Vacant /NO Contact
Home business?
Other:
Appliances Owned by Tenant:
Mobile Home: Size: ft ft
Description:
oStove oRefrigeralor oW /D
Year: Model: Pad Rent: $
D Other_____
If Sect.8, Total Tenant Rent.
Caseworker ___ ----- ________ —_____ Telephone
#:
u Unit Furnished n Unit Unfurnished nSecurily Deposit?
Do you rent out any rooms In the dwelling? oyes o No
If so, names:
If so, Is person or persons considered part of household? n Yes n No
1
M F
2
M F
3
M F
4
M F
a
M F
6
M F
7
M F
Notes:
I
I certify that all the information on this survey is true and correct.
Respondent: 7-103 Date:__ Effacuva 8/03
7 -104
The following figures are approved by the U. S. Department of Housing and Urban
Development (H.U.D.) for use in the County of Orange to define and determine
housing eligibility by income level.
Figures are per the Department of Housing and Community Development, Division of
Housing Policy Development, February 25, 2005.
HUD Income
Limits - Orange County (2005);
Family Size
1-Person
Extremely: Low
16,150
Very Low
26,900
'. Low
43,000
Moderate
63,600
2 Person
18,450
30,700
49,150
72,700
" 3Person
20,750
34,550
55,300
81,750
4 PerSOn
23,050
38,400
61,450
90,850
5 Person
24,900
41,450
66,350
98,100
6 Person
26,750
44,550
71,250
105,400
7 Person
28,550
47,600
76,200
112,650
0
8 Person
30,400
50,700
81,100
119,900
7 -105
7 -106