HomeMy WebLinkAbout75B - PH RELOCATION PLANREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
APRIL 17, 2018
TITLE:
RESOLUTION APPROVING A RELOCATION
PLAN FOR WARNER AVENUE PHASE 1
IMPROVEMENTS BETWEEN MAIN STREET
AND OAK STREET (PROJECT NO. 14-6802)
(NON -GENERAL FUND)
(STRATEGIC PLAN NO. 6, 1G 8r 3,2C)
(C�
Cl*MANAGER
I
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1s' Reading
❑ Ordinance on 2n° Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Adopt a resolution approving the Relocation Plan for Warner Avenue Phase 1 Improvements
between Main Street and Oak Street.
DISCUSSION
Warner Avenue is classified as an east -west Major Arterial in the City's General Plan Circulation
Element and the County of Orange Master Plan of Arterial Highways. Improving this 1 -mile
segment from Main Street to Grand Avenue has been a long-term priority project that is being
constructed in several phases. Improvements include widening the roadway from four to six
lanes and constructing safety and aesthetic enhancements, including installation of parkways,
raised landscape medians, storm drains, protected bike lanes, sound walls, street lights, and
traffic signals. The City is acquiring properties for the development of Phase 1 bounded by Main
Street and Oak Street (Exhibit 1). Construction is anticipated to begin in spring 2019.
Pursuant to California Government Code, a public entity is required to adopt a relocation plan by
resolution whenever it enters into an agreement for acquisition of real property or an agreement
for the disposition and development of property which would lead to displacement of people from
their homes. In conformance with this provision, the City prepared a Warner Avenue Phase I
Relocation Plan (Relocation Plan) to outline the requirements for moving and reestablishing
displaced residential and business occupants, and to demonstrate the level of advisory and
financial assistance that will be provided (Exhibit 2). Based on occupant interviews, needs
analyses, and searches for appropriate replacement sites, the total estimated relocation cost is
approximately $2,081,800. The resolution adopting the Relocation Plan requires Council
approval before the property acquisitions can proceed.
7513-1
Relocation Plan - Warner Avenue Phase 1, Main Street to Oak
April 17, 2018
Page 2
The Draft Relocation Plan was made available for public review for 30 days beginning March 2,
2018, at the Main City Library, the City Clerk's Office, the Public Works Agency public counter,
Delhi Center, and on the City's website. Each potential displaced occupant and affected property
owner was given an advisory notice regarding Relocation Plan availability and an opportunity to
submit questions and comments by April 2, 2018. All comments/questions and responses have
been incorporated into the Relocation Plan herein presented for Council approval.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #6 — Community Facilities &
Infrastructure, Objective #1 (establish and maintain a Community Investment Plan for all City
assets), Strategy G (develop and implement the City's Capital Improvement Program in
coordination with the Community Investment and Deferred Maintenance Plans).
Approval of this item also supports the City's efforts to meet Goal #3 — Economic Development,
Objective #2 (create new opportunities for business/job growth and encourage private
development through new General Plan and Zoning Ordinance policies), Strategy C (support
business development and job growth along transit corridors through the completion of critical
transit plans/projects).
ENVIRONMENTAL IMPACT
On September 1, 2015, the City Council approved the Warner Avenue Final Environmental
Impact Statement (SCH No. 2012101004).
FISCAL IMPACT
Funding for the estimated cost of $2,081,800 is available in the Warner Avenue Improvements
Project (No. 14-6802): $1,561,350 in the Measure M2 Competitive Street Fund (Account No.
03217663-66220) and $520,450 in the Transportation System Improvement Area E Fund
(Account No. 03417660-66220), subject to nonsubstantive changes.
Preliminary estimates of fiscal year project expenditures are shown below:
Account No.
Fiscal Year
Amount
03417660-66220
2017-2018
$250,000
03417660-66220
2018-2019
$270,450
03217663-66220
2018-2019
$1,561,350
TOTAL
$2,081,800
75B-2
Relocation Plan - Warner Avenue Phase 1, Main Street to Oak
April 17, 2018
Page 3
Edwin "William" Galve , .E.
Acting Executive Director
Public Works Agency
i
EWG/KN
Exhibits: 1. Location Map
2. Relocation Plan
3. Resolution
APPROVED AS TO FUNDS & ACCOUNTS:
Francisco Gutierrez
Executive Director
Finance & Management Services Agency
75B-3
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75B-4
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75B-5
75B-6
Warner Avenue Improvements Phase I Project
Main Street to Oak Street
Draft Relocation Plan
Prepared for.
City of Santa Ana
Public Works Agency
20 Civic Center Plaza, M-36
Santa Ana, California 92702
Overland, Pacific & Cutler, LLC
1 Jenner, Suite zoo
Irvine, California 92618
(949) 951-5263
Date:
February 2o18
Adopted
2
Contents
Introduction
ProjectArea Description...........................................................................................................................2
A. Regional Location............................................................................................................................2
B. Project Site Location and Description............................................................................................3
C. General Demographic and Housing Characteristics..................................................................... 4
II. Assessment of Relocation Needs ............................
A. Survey Methods..............................................................................................................................5
B. Field Survey Data — Residential.......................................................................................................5
1. Housing Mix..............................................................................................................................7
z. Occupancy Standards...............................................................................................................7
3. Income.......................................................................................................................................7
4. Ethnicity/Language
..................................................................................................................8
5. Households with Seniors
8
.........................................................................................................
6. Households with Disabilities
...................................................................................................8
7. Preferred Relocation Areas.....................................................................................................
8
C. Field Survey Data — Non-Residential
..............................................................................................
9
III. Relocation Resources.............................................................................................................................10
A. Methodology.................................................................................................................................10
B. Replacement Housing/Commercial Site Availability....................................................................10
1. Residential For -Sale and Rental Housing...............................................................................10
z. Commercial Space Availability................................................................................................11
3. Loss of Goodwill.......................................................................................................................11
4. Summary ................................................................................................................................. 12
C. Related Issues................................................................................................................................ 12
1. Concurrent Residential Displacement................................................................................... 12
z. Temporary Relocation
IV. The Relocation Program .............
12
13
A. Program Assurances, Standards and Objectives.........................................................................13
B. Relocation Advisory Assistance....................................................................................................14
C. Relocation Benefits — Residential.................................................................................................15
1. Residential Moving Expense Payments.................................................................................15
2. Rental Assistance to Tenants/Owner-Occupants Who Choose to Rent..............................16
3. Down payment Assistance to Tenants Who Choose to Purchase.......................................17
D. Last Resort Housing......................................................................................................................18
E. Determinations of Comparable Housing.....................................................................................19
F. Relocation Benefits—Commercial Tenants, and Non-profit Organizations..............................19
1. Payment for Actual Reasonable and Necessary Moving and Related Expenses................19
2. Self-Moves...............................................................................................................................21
3. A Fixed Payment in Lieu of a Payment for Actual Reasonable Moving and Related
Expenses................................................................................................................................. 21
G. General Information Regarding the Payment of Relocation Benefits.......................................22
H. Relocation Tax Consequences......................................................................................................23
75B-8
V. Administrative Provisions
A.
Holdover Tenancies.......................................................................................................................z4
B.
Notices...........................................................................................................................................z4
C.
Privacy of Records.........................................................................................................................z5
D.
Grievance Procedures...................................................................................................................i5
E.
Eviction Policy...............................................................................................................................
26
F.
Citizen Participation.....................................................................................................................
26
G.
Projected Dates of Displacement.................................................................................................z7
H.
Estimated Relocation Costs..........................................................................................................i7
75B-9
List of Tables
Table 1:
2010 US Census Population — City of Santa Ana and Impacted Tract (740.3, 742, 743) ...............
4
Table 2:
2010 US Census Housing Units — City of Santa Ana and Impacted Tract (740.3,742,743) ..........
4
Table 3:
Affected Residential Dwellings........................................................................................................5
Table4:
Affected Non -Residential Uses.......................................................................................................
9
Table 5:
Availability and Cost of Replacement Rental Housing (Conventional).......................................10
Table 6:
Availability and Cost of Single -Family Residences for Sale............................................................11
Table7:
Summary of Available Commercial Space for Lease......................................................................11
Table 8:
Summary of Available Commercial Space for Sale........................................................................11
Table9: Schedule of Fixed Moving Payments............................................................................................16
Table10: Computation of Rental Assistance Payments...............................................................................17
List of Figures
Figure 1: Regional Project Location........................................................................................2
Figure2: Project Site Location............................................................................................................................3
List of Exhibits
Exhibit A: Residential Interview Form
Exhibit B: Business Interview Form
Exhibit C: HUD Income Limits — Orange County
Exhibit D: Homes for Sale and Rent Listings
Exhibit E: Commercial For Sale and Rent Listings
Exhibit F: Business Informational Brochure
Exhibit G: Residential Informational Brochure
Exhibit H: Public Comments and Response
iv
75B-10
Introduction
The City of Santa Ana (City) has authorized the preparation of a Relocation Plan (Plan) in
connection with the commencement of right of way acquisition activities for the Warner Avenue
Improvements (Main to Oak) Project (Phase 1), a street improvement project from Main Street
to Oak Street, in the City of Santa Ana, in Orange County, California.
The Project will require the acquisition of eighteen (18) properties resulting in the permanent
displacement of twenty-nine (zg) residential households and one (1) business occupant.
Funding for the Project comes from a combination of local funds and OCTA Measure Mz funds.
This Relocation Plan conforms to the requirements of the California Relocation Assistance Law,
California Government Code §7z6o, et seq.; the Relocation Assistance and Real Property
Acquisition Guidelines; California Code of Regulations, Title 25, Division 1, Chapter 6 (Guidelines);
and the City's adopted right-of-way policies and procedures.
Overland, Pacific & Cutler, Inc. (OPC), an experienced acquisition and relocation firm, has been
selected to prepare this Relocation Plan, and will provide all subsequently required relocation
assistance in association with any permanently displaced households or non-residential
occupants. In compliance with statutory requirements, the Relocation Plan has been prepared
to evaluate the present circumstances and replacement housing requirements of Project tenants.
The Plan is organized in five sections:
1. The regional and specific location of the Project (SECTION 1);
i. An assessment of the relocation needs of those persons subject to displacement as a
result of the Project (SECTION II);
3. An assessment of available residential and commercial replacement sites within the Santa
Ana and surrounding areas (SECTION 111);
4. A review of the relocation assistance program to be offered to the displaced residential
and business occupants (SECTION IV); and
5. Necessary administrative provisions (SECTION V).
t
75B-11
I. Project Area Description
A. Regional Location
The Project is located in the City of Santa Ana within Orange County. Santa Ana is located
approximately 30 miles southeast of the City of Los Angeles and is travelled by Intestate 5 (1-5)
and easily accessible by State Routes zz and 55. Adjacent communities include Tustin, Orange,
Anaheim, Westminster, Fountain Valley, Costa Mesa and Irvine. (See Figure is Regional Project
Location)
La Mirauak& urea
..•t � �. State Park - w
Yorba.L-inda
Fullerton. lacentia — =
Buena Park - eP
ritos L O
{
91 _ANANCle,1 HILLS '
Anaheim
yp
niio.,.. 'Stanton.. vn
Cypress ti Villa Pack
_ �t Orange syr
33 H[SORT - NAI � ,Park /aCfeS•''�
Orange CI AMdena
` a ll
ey Noith Tustin j 'Santiago
W.estmIhsCer �.
Canyon
Nidcvay Ciiy Santa Anak. 11,
Silverado
Tustin :s, rl Limestone-..
U �hag
•�`5
cacll -: cotoclavtsT 1 , Project ite ''^ zsi ` � Region, rk 1
- Founlain9`
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ras , W1ldernp s
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0 39 �Fy _'�` • Irvine',
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osla Mesa -F
l;
55 = it .'w. . • M1 _
Figure t: Regional Project Location
z
75B-12
B. Project Site Location and Description
The Project site is on Warner Avenue between Main Street and Oak Street. (See Figure z: Project
Site Location) The Project Site is located approximately 4.5 miles south of State Route za (SR -22),
z miles southwest of Interstate 5 (1-5), 2.5 miles east of the Santa Ana River, and z miles north of
Interstate 405 (1-405). Santa Ana is the County Seat and is the second largest city in Orange
County.' The Warner Avenue Improvements (Main to Oak) Project (Phase t) was planned and
designed to incorporate complete street concepts with storm drain quality features. Warner
Avenue is classified as an East-West Major Arterial in the City's General Plan Circulation Element
(GPCE) and the County of Orange Master Plan of Arterial Highway (MPAH). Improving the t -mile
Warner Avenue segment from Warner Avenue to Wright Street has been a long-term priority
project that is being constructed in several phases. Improvements include widening from a four -
lane roadway to a six -lane arterial to address safety issues and provide adequate vehicular
capacity; and installing parkway, raised median landscape, storm drain, protected bike lanes,
street lights, and traffic signals.
®
1
Transmission Maslen; - °
SouthCoaatAuclian
i
Palm
9UbenyTax Service
a
3
®Raul Shoe Repair n
7
Ll j
ARCO
O
Ave ..
_ - vB
19
-
EWamer Ave
W WameeAve
EWamer Ave — Ave
EWa_mer Ave
_
la Q
e, Inc
GII L hVEly
McDonald's
Wells Fargo Bank Tanasy Bionicos'Nlce'
Santa Ana A,
'g
Army National Guard
�
RecnrDng Olrrce�
3
—
u
Mann Anne Wholesale
N
CVSv n
A
v aaSa
Pacifica Auto Sales
Figure z: Project Site Location
' City of Santa Ana website: http:/Lwww.ci.santa-ana.ca.us/facts, accessed February 19, 2018.
3
75B-13
C. General Demographic and Housing Characteristics
According to the 2010 U.S. Census, the population of the City of Santa Ana was 324,528, and the
population of the impacted Census Tract is 16,979 (see Table 1 below). Corresponding Census data
concerning the housing mix is shown in Table z, below.
Table 1: 2010 US Census Population - City of Santa Ana and Impacted Tracts (740.3, 742 &
743)
PopulationPersons
Total population
NumberType of Units
Percentage
City
Percentage
Number.
within
16,979
100.0%
324,528
_
100.0%
White
7,901
46.7%
148,838
45.9%
Black or African American
156
1.1%
4,856
1.5%
American Indian or Alaskan
Native
68
0.8%
3,260
1.0%
Asian
467
1.4%
34,138
10.5%
Native Hawaiian and Other
Pacific Islander
48
0.1%
976 1
0.3%
Some other Race
8,576
44.7%
120,789
37.2%
Two or More Races
520
2.8%
11,671
3.6%
Hispanic or Latino
(of Any Race)
15,599
95.2%
253,928
78.2%
U.S. Census Bureau provides additional descriptive population data where persons are identified as either
"Hispanic or Latino (of any race)" or "Not Hispanic or Latino." The sum of these two categories will equal the
total population of a data set.
Table 2: 2010 US Census Housing Units -City of Santa Ana and Impacted Tract (740.3, 742
& 743)
Source: U.S. Census Bureau, accessed February 2018.
75B-14
NumberType of Units
Percentage
City
Percentage
Total occupied units
within the tracts
3,276
96.6%
95.2%
73,174
Owner -occupied
1,793
60.4%
34,756
47.5%
Renter -occupied
1,483
39.6%
38,418
52.5%
Vacant Housing Units
471
100.0%
3,722
4.8%
Available for Sale Only (of Total
Vacant Units)
31
30.8%
693
18.6%
Available for Rent -.Full Time
Occupancy (of Total Vacant
Units)
219
42.3%
1,983
53.3%
Sold or Rented (Not Occupied -
of Total Vacant Units)
8
1.25%
183
4.9%
Otherwise Not Available (e.g.,
seasonal, recreational,
migratory, occasional use) (of
Total Vacant Units)
9
1.7%
132
3.5%
Other Vacant (of Total Vacant
Units)
204
35.0%
731
19.6%
Source: U.S. Census Bureau, accessed February 2018.
75B-14
II. Assessment of Relocation Needs
A. Survey Methods
To obtain necessary information for the preparation of this Plan, field research of potentially
affected residents and business operator was conducted. The research included in-person
interviews and field analyses of affected residential and commercial parcels to identify displaced
occupants and gather preliminary information for relocation planning.
Detailed in-person interviews were conducted with affected residential occupants to gather
necessary information, including information such as household size and composition, income,
monthly rent obligation, length and type of occupancy, language, disabilities/health problems,
and replacement housing preferences (Exhibit A). Survey questions of business owner concerned
the nature of the business, leasehold circumstances, annual revenues, description and size of
current operations, special facility requirements, relocation concerns and area preferences with
respect to possible replacement locations (Exhibit B).
In-person interviews are an important factor in the planning and relocation of displacees. In the
early planning process, careful attention is paid to the physical needs of individuals with
disabilities, and elderly displacees to make sure that these individuals receive appropriate care
and housing.
The interviews were conducted on-site in homes and places of business in English, Spanish, or
other necessary languages, as appropriate. Follow-up contacts were made with occupants to
gather more information and/or to provide information or notices that would be or were made
through personal visits and by telephone.
The descriptive data in this Plan concerning residents and businesses are based on in-person
interviews and field observations. Samples of the residential and business interview forms used
in the interview process are attached as Exhibits A and B of this report.
B. Field Survey Data — Residential
The Project will impact 13 single-family residential (SFR) dwellings with 15 residential households,
1 eight -unit apartment building with 8 residential households, 1 residential duplex apartment
building with z residential households and 1 residential fourplex building with 4 residential
households. Survey information was obtained from 21 of the 29 occupied residential households
(72.41%). The City has adopted and would adhere to its local housing occupancy standards to make
sure housing is of the appropriate size in relocating the affected occupants.
Table 3 below shows current housing in the Project area including bedroom size.
Table 3: Affected Residential Dwellings
75B-15
0
75B-16
Property
z
2246 S. Cypress
Residential
Apt.
1
z
Tenant
Santa
Ave., B
I
Ana
3
2246 S. Cypress
Residential
Apt.
1
Unknown*
Tenant
Santa
Ave., C
Ana
4
2246 S. Cypress
Residential
Apt.
1
Unknown*
Tenant
Santa
Ave., D
Ana
5
2248 S. Cypress
Residential
Apt.
1
8
Tenant
Santa
Ave., A
Ana
6
2248 S. Cypress
Residential
Apt.
1
4
Tenant
Santa
Ave., B
Ana
7
2248 S. Cypress
Residential
Apt.
1
Unknown*
Tenant
Santa
Ave., C
Ana
8
2248 S. Cypress
Residential
Apt.
1
4
Tenant
Santa
Ave., D
Ana
9
2245 S. Cypress
Residential
SFR
3
7
Owner
Santa
Ave.
Ana
to
2245 S. Cypress
Residential
Room
Room
1
Tenant
Santa
Ave.
to rent
Ana
11
209 E. Warner, A
Residential
Duplex
1
5
Tenant
Santa
Ana
12
2o9 E. Warner, B
Residential
Duplex
1
Unknown*
-Unknown*
Santa
Ana
13
215 E. Warner
Residential
SFR
z
Unknown*
Tenant
Santa
Ana
14
219 E. Warner
Residential
SFR
z
3
Owner
Santa
Ana
15
219 E. Warner,
Residential
SFR
1
1
Tenant
Santa
back unit
Ana
16
2246 S. Orange
Residential
SFR
z
6
Owner
Santa
Ave.
Ana
17
2245 S. Orange
Residential
SFR
z
11
Owner
Santa
Ave.
Ana
18
3o9 E. Warner
Residential
SFR
z
4
Owner
Santa
Ave.
Ana
19
315 E. Warner
Residential
SFR
z
4
Owner
Santa
Ave.
Ana
zo
2246 S. Maple
Residential
SFR
3
3
Owner
Santa
Street
Ana
21
2245 S. Maple
Residential
SFR
3
z
Owner
Santa
Street
Ana
zz
2247 S. Rouselle
Residential
SFR
z
4
Owner
Santa
Street
Ana
23
2246 S. Oak
Residential
SFR
z
Unknown*
Unknown*
Santa
Street
Ana
24
2245 S. Oak
Residential
SFR
z
1
Owner
Santa
Street
Ana
0
75B-16
*Unable to interview occupants
**Room renters
I. Housing Mix
As shown in Table 3 above, the Project area includes 29 households occupying 13 single family
residences, t eight -unit apartment building, t residential duplex apartment building and t
residential fourplex building, some with multiple households in one dwelling and or converted
into multiple units. 14 of the affected households are tenant -occupied, tt are owner -occupied and
4 unknown. Occupancy information will assist in determining the relocation needs and scope of
assistance provided. No mobile homes will be affected by the Project.
z. Occupancy Standards
The standard for housing density adopted by the City allows two persons per bedroom and one
person in a common living area. The City adheres to the state building code occupancy standard
based on the square footage of dwellings for households largerthan eight members. Referrals to
replacement housing provided to occupants may reflect the need for larger accommodations to
comply with the state and City of Santa Ana code requirements.
Generally, these standards allow for up to three persons to occupy a one -bedroom unit, five
persons in a two-bedroom unit, and seven persons in a three-bedroom unit. Any households with
more than eight members would require a four-bedroom replacement unit based on the
respective size of that unit, per the state building code.
3. Income
Information as to the household's income is gathered from residential interviews to determine
individual relocation needs and the scope of financial relocation assistance that may be provided.
Low-income households may experience challenges qualifying for the purchase or rent of
replacement housing. Advance replacement housing payments may be needed to assist
displacees in qualifying for loans or leases. Low-income households that choose to rent may be
eligible for additional assistance.
Based on information obtained from the residential interviews, at least six households may be
identified as low-income households. According to the low-income standards for the Housing
Authority of the County of Orange (Exhibit C), adjusted for family size as published by the State
7
75B-17
Property
.- of
Occupancy
No.
Address
Type
Use.
Bedrooms
Occupants
Type
City
25
124 E. Warner
Residential
4-plex
3
Unknown*
Unknown*
Santa
Ave. (front)
I Ana
26
124 E. Warner
Residential
4-plex
3
Unknown*
Unknown*
Santa
Ave. back
Ana
27
128 E. Warner
Residential
4-plex
3
5
Tenant
Santa
Ave. (front)
Ana
28
128 E. Warner
Residential
4-plex
t
4
Tenant
Santa
Ave.(back
Ana
29
402 E. Warner
Residential
SFR
I
z
t
Owner
Santa
Ave.
Ana
*Unable to interview occupants
**Room renters
I. Housing Mix
As shown in Table 3 above, the Project area includes 29 households occupying 13 single family
residences, t eight -unit apartment building, t residential duplex apartment building and t
residential fourplex building, some with multiple households in one dwelling and or converted
into multiple units. 14 of the affected households are tenant -occupied, tt are owner -occupied and
4 unknown. Occupancy information will assist in determining the relocation needs and scope of
assistance provided. No mobile homes will be affected by the Project.
z. Occupancy Standards
The standard for housing density adopted by the City allows two persons per bedroom and one
person in a common living area. The City adheres to the state building code occupancy standard
based on the square footage of dwellings for households largerthan eight members. Referrals to
replacement housing provided to occupants may reflect the need for larger accommodations to
comply with the state and City of Santa Ana code requirements.
Generally, these standards allow for up to three persons to occupy a one -bedroom unit, five
persons in a two-bedroom unit, and seven persons in a three-bedroom unit. Any households with
more than eight members would require a four-bedroom replacement unit based on the
respective size of that unit, per the state building code.
3. Income
Information as to the household's income is gathered from residential interviews to determine
individual relocation needs and the scope of financial relocation assistance that may be provided.
Low-income households may experience challenges qualifying for the purchase or rent of
replacement housing. Advance replacement housing payments may be needed to assist
displacees in qualifying for loans or leases. Low-income households that choose to rent may be
eligible for additional assistance.
Based on information obtained from the residential interviews, at least six households may be
identified as low-income households. According to the low-income standards for the Housing
Authority of the County of Orange (Exhibit C), adjusted for family size as published by the State
7
75B-17
of California, Department of Housing and Community Development (HCD), the 2017 low income
limits are defined as follows:
Family Size
1
2
3
4
5
6
7
8
Low Income
Limits 2017
$58,450
$66,800
$75,150
$83,450
$90,150
$96,850
$103,500
$110,200
Source: Department of Housing and Community Development (HCD) website, accessed February 19, 2018.
4. Ethnicity/Language
Per the 2012-2016 U.S. Census American Community Survey Five -Year Estimate, 82.1%2 of the
population in the City of Santa Ana speaks a language besides English at home. Based on
information obtained from the residential interviews of the 29 displaced households, Spanish is
the primary language spoken at home. Language services are available to assist the requirements
of all affected occupants.
5. Households with Seniors
Per the 2012-2016 U.S. Census 5 -Year Housing Unit Estimate, 5.1% of the total households consist
of occupants 65 years of age or over. Specific care is taken to identify and address the needs of
senior occupants who may require special accommodations. Based on information obtained from
residential interviews, 3 households have occupants that are over the age of 65.
6. Households with Disabilities
Per the 2012-2016 U.S. Census 5 -Year Housing Unit Estimates, 8.9%3 of the civilian non -
institutionalized population consist of persons with a disability. Disabilities may include a variety
of physical mobility impairments, including psychological and other physical health issues. Care is
taken to meet the special needs of each household, particularly as these needs involve physical
access to accommodations. Early identification of individual health issues would enable
relocation staff to more effectively manage the relocation process. In all cases involving physical
or mental impairments, additional services will be provided to ensure close individual case
monitoring. Based on information obtained from the residential interviews, at least one
household has occupants that have disabilities.
7. Preferred Relocation Areas
The residential interviews identify specific replacement site needs and preferences and assist in
planning replacement housing accordingly. In residential interviews, many residents tend to
express a preference to remain in the community in order to maintain current school enrollment,
access to employment, medical facilities, recreational resources, and public transportation. Based
on information obtained from the residential interviews, the affected households have indicated
a preference to remain in the local Santa Ana, Orange, and Garden Grove areas.
2 United States Census Bureau web site, accessed February 20,2o18, http:llfactfinder.census.gov/.
3 United States Census Bureau web site, accessed February 20, 2018, httR//factfinder.censuag vl.
t3
75B-18
C. Field Survey Data — Non -Residential
The Project has identified 1 non-residential occupant that would be displaced. Survey information
was obtained from this one business owner.
The one business impacted by the Project would be considered a small business. The affected
business would require cost-effective medium to small replacement sites, with proximity to
existing customer bases. A detailed interview with the business owner is instrumental in
identifying suitable replacement sites.
Generally, interviews with the business tenants are crucial in addressing various complex
relocation issues early in the process, including issues such as identification of trade fixtures and
equipment, tenant improvements, personal property/real property issues, and the relocation
requirements of various businesses that may become long lead items, such as obtaining special
permits or zoning requirements. Such items should be carefully reviewed and planned in
coordination with project time frames.
The non-residential displacement may be identified as potential candidate for extensive advisory
services and relocation assistance.
• Arco Gas Station —Gas stations with convenient stores and mechanic services included (i.e.
smog check) are historically difficult to relocate, due to the nature of the services provided.
Additionally, they usually require busy intersections, pedestrian traffic, visibility, access,
and parking.
Moving smaller businesses can have a more detrimental effect than moving larger businesses,
presumably with larger capital reserves. For this reason, it would be essential to provide timely,
viable referrals to replacement sites, with assistance in relocation planning, while simultaneously
executing the move carefully and efficiently. Information obtained during the relocation
interview process will assist in determining the financial capacity of a business to accomplish a
move, and if an advance relocation assistance payment is necessary.
Even if a business is relocated as planned, its employees may still encounter challenges with
commuting or transportation to the replacement location. Some employees rely on public
transportation to commute to and from work and may need to adjust their personal schedules
and routines depending upon bus routes and/or schedules to reach the new location. Upon
implementation of the Relocation Assistance Program, relocation timing issues and replacement
site concerns will be discussed and addressed, as appropriate. The list of affected businesses
provided in Table 4 below reflects data gathered from field observations and business interview.
Table 4: Affected Non -Residential Uses
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75B-19
Ill. Relocation Resources
The California Relocation Assistance Law provides that no eligible residential persons shall be
required to move from their dwelling unless comparable replacement dwellings are available to
such persons. The purpose of this section is to identify whether sufficient comparable
replacement housing resources exist for all potential residential displacees. Additionally, while
available replacement locations are not required for non-residential occupants to move, a survey
of available replacement commercial sites have been searched to determine what sites may be
available to the non-residential occupants and to determine what impacts, if any, may occur due
to a lack of available replacement sites. The City is committed to making every effort to
satisfactorily relocate all displaced occupants.
A. Methodology
To determine the availability of residential and commercial sites prior to the displacement of
occupants from the Project area, resources were researched through the following sources:
• Internet sources (MLS listings, Loop Net);
• Canvassing the Project area for properties available for lease and or for sale;
• Telephone and field contact with commercial brokerages serving the area;
• Classified rental listings from local publications, and;
• Contacts with real estate/property management companies serving the community.
B. Replacement Housing/Commercial Site Availability
1. Residential For -Sale and Rental Housing
A housing resource survey was conducted to determine the availability of replacement housing
within the City of Santa Ana sufficient to meet the needs of displaced rental tenants and
homeowners.
The replacement housing survey considered available two-, three-, and four-bedroom
conventional housing for rent and for sale. This data is summarized in Tables 5 and 6, below. The
conventional housing survey, Table 5, identified 43 currently available, one-, two-, three-, and
four-bedroom conventional housing units for rent. The survey of available single-family
residences for sale, Table 6, identified 32 currently available two- and three-bedroom housing
units for sale. The individual figures for number of units found by bedroom size are presented in
the tables, as well as location and price range.
Table 5: Availability and Cost of Replacement Rental Housing (Conventional)
1111111cr IT
RLMDer
Bedrooms..erty
Type Available
. -
City
Price Range Lease
One
One
Apartment/Condo/Du lex
14
Santa Ana
$1,275 - $1,675
Two
Apartment/Condo/SFR
17
Santa Ana
$1,600 - $2,500
Three
Apartment/SFR
7
Santa Ana
$2,150 - $3,300
Four
Townhouse/SFR
5
Santa Ana
$2,750 - $3,200
Source: Multiple Listing Service and Zillow, accessed February 2018.
10
75B-20
The rent ranges identified in the table above are among the figures used to make benefit and
budget projections for this Plan. The variances in the rent range are a result of age, condition,
size, and locational factors. Rates are subject to change according to the market rates prevailing
at the time of displacement. Exhibit D provides a detailed list of available housing for rent and for
sale.
Availability and Cost of
Multiple Listing Service, accessed February 2018.
z. Commercial Space Availability
The availability of retail space in the City of Santa Ana was researched through commercial real
estate listing resources. Tables 7 and 8 below summarize the availability of various types of
commercial properties for lease and sale in the City of Santa Ana and surrounding areas. Exhibit
E provides a detailed list of available commercial space.
Table
of Available Commercial Space for Lease
Commercial o Santa Ana, Orange, Anaheim, N/A
Tustin
Land 15 Santa Ana, Orange, Anaheim, $0.18 - $0.62 SF/Mo
Tustin
Source: LoopNet, accessed February 2018
Table 8: Summary of Available Commercial Space for Sale
Commercial o Santa Ana, Orange, Anaheim, N/A
Tustin
Land 15 Santa Ana, Orange, Anaheim, $275,000 - $9,500,000
Tustin
Source: Multiple Listing Services, accessed February 2018; LoopNet, accessed February 2018
3. Loss of Goodwill
Goodwill consists of the benefits that accrue to a business as a result of its location; reputation
for dependability, skill, or quality; and any other circumstances resulting in probable retention of
old, or acquisition of new, patronage. Claims for loss of goodwill are not compensable under the
statutory provisions related to relocation assistance.
11
75B-21
Where claims are anticipated, state law (California Code of Civil Procedure §1263.510) requires
business owners to prove all of the following: 1) The loss is caused by the acquisition of the
property; 2) The loss cannot reasonably be prevented by relocation of the business, or by taking
steps and adopting procedures that a reasonably prudent person would take to preserve the
goodwill; and, 3)The compensation for the loss has not been included as a relocation payment,
or duplicated in compensation otherwise awarded to the owner.
4. Summary
Considering the availability of replacement housing, adequate replacement resources exist in the
Project area for affected residential tenants and owner -occupants.
Although adequate replacement resources exist, based on surveyed results of rental and
purchase opportunities, and anticipated values of existing dwellings, occupants are anticipated
to have increases in monthly rents and/or higher purchase costs. These possible increases, if any,
would be met through the City's Relocation Assistance Program.
The data for non-residential resources indicates adequate business sites that are currently
available for sale and lease to the commercial occupant. While there are adequate replacement
sites for the non-residential occupant, some business uses may require conformance with local
conditional use permits and/or zoning requirements.
C. Related Issues
1. Concurrent Residential Displacement
The Project would not compete with or adversely affect the availability of comparable
replacement resources. There are no other known current public projects under way in the City
of Santa Ana or adjacent communities that currently would compete with the Project for housing
resources. The City intends to monitor the activity of local agencies. No residential displacee
would be required to move without adequate notice and access to available, affordable, decent,
safe, and sanitary housing.
2. Temporary Relocation
The Project is not anticipated to cause temporary displacements. Affected occupants will be
permanently displaced.
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75B-22
IV. The Relocation Program
The City of Santa Ana's (City) Relocation Program is designed to minimize hardship, be responsive
to unique project circumstances, maintain personal contact with all affected individuals,
consistently applying all regulatory criteria to formulate eligibility and benefit determinations,
and conform to all applicable requirements.
The City has retained Overland, Pacific & Cutler, Inc. (OPC) to administer the Relocation Program.
OPC has worked on more than 2,500 public agency acquisition and relocation projects over the
past 30 years. Additionally, OPC has an extensive resume of public works projects undertaken in
other Orange County communities. Experienced City staff would monitor the performance of
OPC and be responsible to approve or disapprove OPC's recommendations concerning eligibility
and benefit determinations and interpretations of the City's policy.
The Relocation Program consists of two principal constituents: Advisory Assistance and Financial
Assistance.
A. Program Assurances, Standards and Objectives
The City would provide the displaced residential and business occupants with the assistance,
rights, and benefits required under state relocation law and the City's policies and procedures.
The relocation program would provide advisory and financial assistance. Every effort would be
made to facilitate relocation arrangements and minimize hardship for displacees.
The program objectives would be as follows:
t. To fully inform eligible Project displacees of the nature of, and procedures for, obtaining
relocation assistance and benefits;
i. To determine the needs of each displacee eligible for assistance;
3. To provide continuously updated referrals to potential replacement sites within a
reasonable time prior to displacement and assure that no occupant is required to move
without a minimum of go days written notice to vacate;
4. To provide assistance that does not result in different or separate treatment due to race,
color, religion, national origin, sex, marital status or other arbitrary circumstances;
5. To supply information concerning federal and state programs and other governmental
programs providing assistance to displaced persons;
6. To assist each eligible occupant to complete applications for benefits;
7. To make relocation benefit payments in accordance with the appropriate guidelines;
8. To inform all persons subject to displacement of City policies with regard to eviction and
property management; and
q. To establish and maintain a formal grievance procedure for use by displaced persons
seeking administrative review of City decisions with respect to relocation assistance.
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75B-23
B. Relocation Advisory Assistance
OPC staff is available to assist the permanently displaced households and businesses with
questions or concerns about relocation and/or assistance in relocating. Relocation staff is located
at i Jenner, Suite zoo, Irvine, CA 92618, with office hours from 8:0o a.m. to 5:00 p.m., and can be
contacted at (949) 951-5263. A comprehensive relocation program, with technical and advisory
assistance, would be provided to assist all persons being displaced as a consequence of the
Project. Personal contact would be maintained with all individuals until the relocation process has
been completed.
As discussed previously, OPC has been retained by the City to assist in the administration of its
relocation program. OPC will work closely with City staff. City staff would provide final approvals,
or otherwise, of all OPC recommendations. Every reasonable effortwould be made to ensure that
the relocation of residents and businesses occurs with a minimum of delay and hardship.
The following services will be provided:
1. The remaining interviews with residents located in the Project area will be completed to
gather information appropriate to the determination of needs and preferences regarding
replacement of existing facilities;
2. A printed Informational Brochure (Exhibits F and G) will be provided in English or the
displacee's language if subsequently be deemed necessary. Signed acknowledgements
will be obtained to verify receipt of this material;
3. A database will be maintained of available residential units for sale and commercial space
and distribute replacement site referrals for the duration of the Project;
4. Assistance will be offered to displacees in connection with arrangements for the purchase
of real property, if applicable, obtaining required business permits or licenses, the filing of
claim forms to request relocation benefits from the City and to obtain services from other
public agencies;
5. Special assistance in the form of referrals to governmental and non-governmental
agencies will be made, if requested;
6. Eligible displacees will be assisted with the preparation and submission of relocation
assistance claims;
Benefit determinations and payments will be made in accordance with applicable law and
City policy;
8. Assure that displacees are not required to move without a minimum of 90 days written
notice to vacate;
9. All person subject to displacement will be informed of City policies with regard to eviction
and property management;
10. A formal grievance procedure will be established and maintained for use by displaced
persons seeking administrative review of City decisions with respect to relocation
assistance; and
14
75B-24
ti. Assistance will be provided that does not result in different or separate treatment due to
race, color, religion, national origin, sex, marital status or other arbitrary circumstances.
C. Relocation Benefits— Residential
Specific eligibility requirements and benefit plans would be detailed on an individual basis with
displacees. In the course of personal interviews and follow-up visits, households would be
counseled as to available options with respect to financial assistance.
Relocation benefits will be provided in accordance with the provisions of the state relocation law
and regulations. Benefits would be paid to eligible displaced persons upon submission of required
claim forms and documentation in accordance with the City's normal administrative procedures.
i. Residential Moving Expense Payments
All residential occupants that would be relocated would be eligible to receive a payment for
moving expenses. Moving expense payments would be made based on the actual cost of a
professional move or a fixed payment based on a room -count schedule.
a. Actual Cost (Professional Move)
The displacee may elect to retain the services of a licensed professional mover, in which case the
City would pay for the actual cost of the moving services based on the lower of at least two
acceptable bids (the City may, at its discretion, solicit competitive bids to determine the lowest
reasonable move cost). Afterthe move is complete, the displacee may pay the mover directly and
seek reimbursement from the City, or request a direct payment from the City to the mover.
In addition to the cost of the actual move, one-time expenses associated with utility
reconnections (e.g., gas, water, electricity, telephone, cable) would be eligible for
reimbursement. Transportation costs would be limited to a distance of 50 miles, unless otherwise
authorized by the City.
b. Fixed Payment (based on Room Count Schedule)
An occupant may elect to receive a fixed payment for moving expenses that is based on the
number of rooms occupied in the displacement dwelling. In this case, the person to be relocated
takes full responsibility for the move. The fixed payment includes all utility connections as
described in Section to above.
At a minimum, the fixed schedule payment for single occupancy efficiency units, furnished with
the tenant's own personal property, is $725, which includes all utility connections at the
replacement location. The current schedule for fixed moving payments is provided below in
Table 9.
15
75B-25
Table 9: Schedule of Fixed Moving Payments
Furnished
Room Count
1 2 3 4 5 6 7 8 Each
Additional
Amount
$725 $930 $1,165 $1,375 $1,665 $1,925 $2,215 $2,505 $265
Unfurnished
Room Count
1 Each
Additional
Amount
1 $475 $90
Source: Federal Highway Administration (effective August 24, 2015).
z. Rental Assistance to Tenants/Owner-Occupants Who Choose to Rent
To be eligible to receive the rental assistance benefits, the displaced tenant household has
to rent or purchase and occupy a decent, safe, and sanitary replacement dwelling within one year
from the date they move from the displacement dwelling.
Based upon the available data regarding Project displacees, the displaced household may
qualify for, and may be eligible to apply for, relocation benefits under State provisions. Except in
the case of Last Resort Housing situations, the potential payment to the household will be
payable over a 42 -month period and limited to a maximum of $5,250 as stated under State
guidelines. The relocation program is explained in detail in the informational brochure to be
provided to each permanently displaced household.
Rental/down payment assistance payment amounts are equal to 42 times the difference between
the base monthly rent and the lesser of:
The monthly rent and estimated average monthly cost of utilities for a comparable
replacement dwelling; or
2. 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:
1. The average monthly cost for rent and utilities at the displacement dwelling for a
reasonable period prior to displacement. Average monthly cost of utilities will be
determined by actual statements/receipts over a 12 -month period or a statement of
average usage from the utility company, if provided. The most recent local utility schedule
will be used to determine estimated utilities' costs, if actual costs are not provided. For
owner -occupants or households, which paid little or no rent, fair market rent will be used
as a substitute for actual rent; or
2. Thirty percent (30%) of the displaced person's average monthly gross household income
if the amount is classified as "low income" by US Department of Housing and Urban
Development's (HUD) Annual Survey of Income Limits for the Public Housing and
Section 8 Programs. HUD's Survey is shown as Exhibit C. If a displacee refuses to provide
appropriate evidence of income or is a dependent, the base monthly rent shall be
16
75B-26
determined to be the average monthly cost for rent and utilities at the displacement
dwelling; or
3. The total of the amount designated for shelter and utilities if receiving a welfare assistance
payment from a program that designated the amounts for shelter and utilities.
Table 10 below illustrates the computation of a rental/down payment assistance payment
amount.
Table 10; Computation of Rental Assistance Payments
1.
Old Rent
$1,000
Old Rent, plus Utility Allowance
Or
z.
AbilltytoPay
$950
30% of the Gross Householdlncome*
3.
Lesser of Lines 1 or z
$950
Base Monthly Rental
Subtracted From:
4.
Actual New Rent
$1,050
Actual New Rent including Utility Allowance
Or
5.
Comparable Rent
$1,050
Determined by the City; includes Utility Allowance
6.
Lesser of Lines 4 or 5
$1,050
7.
Yields Monthly Need:
$100
Subtract Line 3 from Line 6
Rental Assistance
$4,200
Multiply Line 7 by 42 Months
* Gross income means the total amount of annual income of a household less the following: (1) a deduction for each
dependent in excess of three; (2) a deduction of to% of total income for the elderly or disabled head of household;
(3) a deduction for recurring extraordinary medical expenses defined for this purpose to mean medical expenses in
excess of 3% of total income, where not compensated for, or covered by insurance or other sources; (4) a deduction
of reasonable amounts paid for the care of children or sick or incapacitate family members when determined to be
necessary to employment of head of household or spouse, except that the amount shall not exceed the amount of
Income received by the person who would not otherwise be able to seek employment in the absence of such care.
3. Down payment Assistance to Tenants Who Choose to Purchase
The displaced household may opt to apply the entire benefit amount for which they are
eligible toward the purchase of a replacement unit.
A displaced household, who chooses to utilize up to the full amount of their rental
assistance eligibility (including any Last Resort benefits) to purchase a home, will have the funds
deposited in an open escrow account, provided that the entire amount is used for the
downpayment and eligible, incidental costs associated with the purchase of a decent, safe, and
sanitary replacement home. A provision shall be made in the escrow arrangements for the
prompt return of the City funds, in the event escrow should fail to close within a reasonable
period of time.
Final determination about the type of relocation benefits and assistance for which the
household is eligible will be determined upon verification of the household's occupants and
income.
17
75B-27
California State Relocation laws and guidelines provide a basic entitlement of up to $22,500 to
compensate the owner for 1)purchase price differential; 2) mortgage interest differential (if
applicable); and, 3) incidental expenses.
a. Price Difference Differential
The Purchase Price Differential is based on three factors:
Acquisition Price: The price paid by the City of Santa Ana for the Project dwelling;
Actual Purchase Price: The actual price paid for a replacement dwelling, and;
Comparable Rep-acement Cost: The cost of a decent, safe, and sanitary dwelling
comparable to the dwelling acquired by the City of Santa Ana.
The purchase price differential amount is determined by comparing the price of the acquired
dwelling (including any proceeds obtained through condemnation) to the lesser of the actual cost
paid for a replacement home versus the price of the comparable dwelling used to compute
eligibility in the Notice of Eligibility (NOE) issued to the displaced owner.
b. Mortgage Interest Differential
The purpose of the Mortgage Interest Differential Payment is to compensate homeowners for
increased costs between the acquired dwelling and the replacement dwelling. The payment for
increased mortgage interest cost shall be the amount that would reduce the mortgage balance
on a new mortgage to an amount that could be amortized with the same monthly payment for
principal and interest as that for the mortgage(s) on the displacement dwelling. In addition,
payments shall include other debt service costs, if not paid as part of incidental costs. To be
eligible for this payment, the mortgage on the dwelling being acquired must have been in place,
as a valid lien, for at least 18o days prior to the City's initial written offer to purchase.
C. Incidental Expenses - Closing Costs
One-time, non-recurring closing costs associated with the purchase of a comparable, replacement
dwelling are compensable. Examples of such compensable expenses include costs for: a property
survey, preparation of a legal description and deed; recording fees; title insurance; revenue
stamps and transfer taxes; loan application fees; loan origination fees; appraisal fees; a credit
report; certification for structural soundness; and, termite inspection, when required. Prepaid
recurring expenses for mortgage interest, property taxes and insurance are not compensable.
The total Residential Housing Payment (RHP) is the sum of the Purchase Price Differential,
Mortgage Interest Differential, and compensable Incidental Expenses.
D. Last Resort Housing
Based on data derived from the surveys and analyses of the occupants on the Project site and
costs of replacement housing resources, it is anticipated that "comparable replacement housing"
will not be available as required for some tenants. Specifically, for renters, when the computed
replacement housing assistance eligibility exceeds $5,250 or replacement dwelling monthly rental
costs (including utilities and other reasonable recurring expenses) exceeds 30% of the person's
average monthly income.
IF
75B-28
Therefore, if the Project proceeds, the City will authorize sufficient funds to provide housing of
last resort. Due to the demonstrated number of available replacement housing resources, as
shown earlier, the need to develop a replacement housing plan to produce sufficient number of
comparable replacement dwellings will not be necessary. Rather, funds will be used to make
payments in excess of the monetary limits specified in the statute ($5,25o); hence, satisfying the
requirement that "comparable replacement housing" is available.
The City will pay Last Resort Housing payments in two installments. Recipients of Last Resort
rental assistance, who intend to purchase rather than re -rent replacement housing, will have the
right to request a lump sum payment of all benefits in the form of down payment assistance.
Tenant households receiving periodic payments will have the option to request a lump sum
payment of remaining benefits to assist with the purchase of a decent, safe and sanitary dwelling.
E. Determinations of Comparable Housing
Relocation staff would evaluate the cost of comparable replacement housing in the preparation
of each individual NOE issued to residential displacees. For residential tenants and owner -
occupants, the cost of comparable replacement housing would be determined primarily on a
comparative basis of three, if possible, presently available, comparable dwellings. A Replacement
Housing Valuation (RHV) Form would be prepared and placed in the file of each affected
household.
F. Relocation Benefits - Commercial Tenants, and Non-profit
Organizations
Eligible businesses would have two options with respect to claims for relocation assistance
benefits:
t. Compensation for actual reasonable and necessary moving and related expenses, or
z. Afixed payment not to exceed $20,000
i. Payment for Actual Reasonable and Necessary Moving and Related Expenses
Any lawful business that qualifies as a displaced person is entitled to payment for such actual
moving expenses, as the City determines to be reasonable and necessary, including expenses for:
1. Transportation of personal property from the present location to the replacement
location (transportation costs for a distance beyond 50 miles are not eligible unless the
City determines that relocation beyond 50 miles is justified);
z. Packing, crating, uncrating, and unpacking personal property;
3. Disconnecting, dismantling, removing, reassembling, and installing relocated and
substitute machinery, equipment and other personal property. This will include
connection to utilities available nearby and modifications necessary to adapt such
property to the replacement structure, or to the utilities, or to adapt the utilities to the
personal property;
tg
75B-29
4. Storage of personal property for a period not to exceed iz months, unless the City
determines that a longer period is necessary;
5. Insurance of personal property while in storage or transit and the replacement value of
property lost, stolen, or damaged (not through the fault or negligence of the displaced
person) in the process of moving, where insurance is not readily available.
6. Any license, permit, or certification required by the displaced business, to the extent that
the cost is necessary for reestablishment at the replacement location. (These costs may
be pro -rated based on the remaining useful life of any existing license, permit, or
certification);
7. Reasonable and pre -authorized professional services the Displacing Agency determines to
be necessary for: 1) planning the move of personal property; z) moving the personal
property; or, 3) installing the relocated personal property at the replacement location;
8. The purchase and installation of substitute personal property limited to the lesser of: 1) an
amount equal to the reasonable expenses that would have been required to relocate the
property, as determined by the City, subject to certain limitations, or, z) the replacement
cost, less any proceeds from its sale or trade in;
9. The modification of machinery, equipment, or other personal property necessary to adapt
these to the replacement location or to utilities available at the replacement location;
lo. Re -lettering signs and replacing stationary on hand at the time of displacement that are
made obsolete as a result of the move;
it. Actual direct losses of tangible personal property resulting from moving or discontinuing
a business or non-profit organization, not -to -exceed the lesser of: i) the fair market value
of the property for continued use at its location prior to displacement less any proceeds
from the sale of the property; or, z) an amount equal to the reasonable expenses that
would have been required to relocate the property, as determined by the City, subject to
certain limitations;
tz. Actual and reasonable expenses incurred in searching for a replacement business or non-
profit organization location, not to exceed $i,000, and including compensation for
transportation expenses; time spent searching for a reasonable location, meals, and
lodging; real estate broker or agent fees; time spent in obtaining permits and attending
zoning hearings; and time spent negotiating the purchase of a replacement site;
13. Low Value/High Bulk: when the personal property to be moved is of low value and high
bulk, and the cost of moving the property would be disproportionate to its value in the
judgment of the City, the allowable moving cost payment shall not exceed the lesser of:
1) the amount which would be received if the property were sold at the site or 2) the
replacement cost of a comparable quantity delivered to the new business location.
Examples of personal property covered by this provision include, but are not limited to,
stockpiled sand, gravel, minerals, metals and other similar items of personal property as
determined by the City;
zo
75B-30
14. A Reestablishment allowance of up to $1o,000, available to farms, non-profit
organizations, and small businesses with no more than Soo employees. Reestablishment
allowance payments are made in addition to compensation provided for actual,
reasonable, and necessary moving expenses. Reestablishment allowance expense
categories include but are not limited to:
a. Repairs or improvements to the replacement property as required by federal, state or
local law, code, or ordinance;
b. Modifications to the replacement property to accommodate the business operation
or make replacement structures suitable for conducting business;
c. Provision of utilities from right-of-way to improvements on the replacement site
d. Construction and installation costs for exterior signing to advertise the business;
e. Redecoration or replacement of soiled or worn surfaces at the replacement site, such
as paint paneling or carpeting;
f. Advertisement of replacement location;
g. Estimated increased costs of operation during the first two years at the replacement
site for such items as:
I. Lease or rental charges
ii. Personal or real property taxes
iii. Insurance premiums, and
iv. Utility charges, excluding impact fees
h. Other items essential to the reestablishment of the business.
z. Self -Moves
If the displaced business elects to take full responsibility for the move of the business, the City
would make a paymentforthe business's moving expenses in an amount not to exceed the lower
of the two acceptable bids or estimates submitted to the City. At the City's discretion, a payment
for a low cost or uncomplicated move may be based on a single bid or estimate.
3. A Fixed Payment in Lieu of a Payment for Actual Reasonable Moving and
Related Expenses
The option to claim a fixed payment enables for-profit and non-profit businesses to receive
relocation assistance compensation without providing documentation of bids and actual
expenses. The payment amount available to any individual business is based on an average of
annual net earnings over a two-year period. For businesses that have not been in operation for
two years, income figures can be annualized. The method for establishing income is through tax
returns and/or certified financial statements. The payment to an eligible business may not be less
than $t,000, or more than $20,000.
zi
75B-31
To qualify for this payment, it must be determined that, a displaced business:
• Owns or rents personal property, which must be moved in connection with such
displacement and for which an expense would be incurred in such move;
• Is not operated at the displacement site solely for the purpose of renting the dwelling or
the site to others;
• Cannot be a part of a commercial enterprise having at least three other establishments
which are not being acquired by the City, and which is under the same ownership and
engaged in the same or similar business activities;
• Must not be able to relocate without substantial loss of patronage; and
• Contributed materially, as defined by the City, to the income of the displaced person
during the two taxable years prior to the displacement.
When a fixed payment would precede settlement of a claim for compensation for loss of goodwill
under the Eminent Domain Law, the City, before tendering payment, shall state in writing what
portion of the payment, if any, is considered to be compensation for loss of goodwill and shall
explain in writing that any payment made pursuant to Code of Civil Procedure, §1263.510 et seq.
(the Eminent Domain Law, Chapter 9, Article 6 —"Compensation for Loss of Goodwill') would be
reduced in the same amount. The portion considered to be compensation for loss of goodwill
shall not exceed the difference between the fixed payment made and an amount which
reasonably approximates the payments for which the displaced person otherwise would be
eligible to receive as outlined in Section IV.F.1, above.
G. General Information Regarding the Payment of Relocation Benefits
Claims and supporting documentation for relocation benefits must be filed with the City no later
than 18 months after:
• For tenants, the date of displacement; or
• For owners, the date of displacement or the date on which final payment for the
acquisition of real property is made, whichever is later.
The procedure for the preparation and filing of claims and the processing and delivery of
payments would be as follows:
t. Claimant(s) would provide all necessary documentation to substantiate eligibility for
assistance;
z. Relocation staff would review all necessary documentation including, but not limited to,
scopes -of -services, contractor bids, invoices, lease documents and escrow material before
reaching a determination as to which expenses are eligible for compensation;
3. Required claim forms would be prepared by relocation staff and presented to the claimant
for review. Signed claims and supporting documentation would be returned to relocation
staff and submitted to the City;
4. The City will review and approve claims for payment, or request additional information;
5. The City will issue benefit checks to claimants in the most secure, expeditious manner
possible;
zz
75B-32
6. Final payments to residential displacees would be issued after confirmation that the
Project premises have been completely vacated, and actual residency at the replacement
unit is verified;
7. Receipts of payment and all claim material will be maintained in the relocation case file.
H. Relocation Tax Consequences
In general, relocation payments are not considered income for the purpose of Division z of the
Internal Revenue Code Of 1954, which has been redesignated as the Internal Revenue Code of 1986
(Title 26, U. S. Code), or for the purpose of determining the eligibility or the extent of eligibility of
any person for assistance under the Social Security Act (42 U. S. Code 301 et seq.) or the Personal
Income Tax Law, Part 10 (commencing with Section 17001) of the Revenue and Taxation Code, or the
Bank and Corporation Tax Law, Part II (commencing with Section 23001) of Division z of the Revenue
and Taxation Code. The above statement on tax consequences is not intended as tax advice by the
City or OPC. Displacees are responsible for consulting with their own tax advisors concerning the tax
consequences of relocation payments.
23
75B-33
V. Administrative Provisions
A. Holdover Tenancies
The City's acquisition schedule may allow some business and residential tenants to remain in
occupancy of the City's acquired properties for periods as long as six months prior to
displacement. It is anticipated that by adding time to the relocation process, businesses would
have greater opportunities to successfully reestablish operations at a new location. Residential
tenants would benefit by having greater flexibility to plan a move around school schedules, as an
example, or other personal considerations.
Holdover tenants would be required to enter into a Rental Agreement with the City and make
monthly payments. The City would assume responsibility for all property management functions.
Holdover tenants would be required to conform to state and local law and the requirements of
the City's Rental Agreement, or face eviction in conformance with the City's eviction policy as set
forth in Section V.E.
B. Notices
Each notice that the City is required to provide to a property owner or occupant shall be
personally delivered or sent via certified or registered first-class mail, return receipt requested
and documented in each case file. Each notice would be written in plain, understandable
language. Persons who are unable to read and understand any notice would be provided with
appropriate translation and counseling. Each notice would indicate the name and telephone
number of a person who may be contacted for answers to questions or other help.
There are three principal notices:
1. General Information Notice (GIN),
2. Notice of Relocation Eligibility (NOE), and
3• 90 -Day Informational or Vacate Notice
The GIN is intended to provide potential displacees with a general written description of the City's
relocation program and basic information concerning benefits, conditions of eligibility, noticing
requirements and appeal rights. The GIN would be issued at the time the properties are being
appraised.
NOES would be distributed to each commercial and residential displacee. The NOE that would be
issued to business operators acknowledges the recipient's eligibility for assistance and right to
make claims for relocation assistance benefits.
The NOE to residential displacees, both tenants and owner -occupants, contains a determination
of eligibility for relocation assistance and a computation of maximum entitlement based on
information provided by the affected household and the analyses of comparable replacement
properties undertaken by relocation staff. NOES would be issued promptly following the Initiation
of Negotiations (ION) with property owners.
No lawful occupant would be required to move without having received at least go days' advance
written notice of the earliest date by which the move would be necessary. The 90 -day vacate
24
75B-34
notice would either state a specific date as the earliest date by which the occupant may be
required to move, or state that the occupant would receive a further notice indicating, at least 6o
days in advance for residential tenants and 3o days in advance for owner -occupants and non-
residential occupants, the specific date of the required move. The 90 -day vacate notice would not
be issued to any residential displacees before a comparable replacement dwelling has been made
available.
In addition to the three principal relocation notices previously identified, relocation staff would
issue timely written notification in the form of a Reminder Notice, which discusses the possible
loss of rights and sets the expiration date for the loss of benefits to those persons who:
t. Are eligible for monetary benefits,
z. Have moved from the acquired property, and
3. Have not filed a claim for benefits.
Reminder Notices would be issued periodically throughout the qualification period. An attempt
shall be made to make written contact with all non-responsive displacees no later than within the
last six months prior to the expiration date to file a claim for benefits.
C. Privacy of Records
All information obtained from displacees is considered confidential and would not be shared
without the consent of the displacee or the City or as a requirement of a specific Public Records
Request in accordance with state law. Relocation staff would comply with federal regulations
concerning the safeguarding of relocation files and their contents.
D. Grievance Procedures
A person who is dissatisfied with a determination as to eligibility for benefits, a payment amount,
the failure to provide comparable replacement housing referrals, or the City's property
management practices must file an appeal form or any other written form of appeal with the
City's Right -of -Way Project Manager or his/her designee (Hearing Officer).
The Hearing Officer shall set a hearing date of no later than 3o days from receipt of the appeal.
The person making the appeal shall have:
t. The right to present oral and/or written evidence in support of the appeal,
2. The right to seek legal counsel (hired at the appellant's sole expense), and
3. The right to seek judicial review once having exhausted all administrative appeal remedies.
The Hearing Officer shall render a decision, in writing, within 3o days following the last day of the
hearing. A copy of the decision would be mailed, via certified or registered mail, to the appellant
and his/her authorized representative and copies would be filed in the relocation case file. The
decision of the Hearing Officer shall be final, and the appellant shall be advised of the right to
seek judicial review of the Hearing Officer's decision.
25
75B-35
E. Eviction Policy
Eviction for cause must conform to applicable state and local law. Any person, who occupies the
real property and is in lawful occupancy on the date of the ION, is presumed to be entitled to
relocation payments and other assistance, unless the City determines that:
1. The person received an eviction notice prior to the ION and as a result of that notice is
later evicted, or
2. The person is evicted after the ION for serious or repeated violation of material term(s) of
the lease or occupancy agreement, and
3. In either case, the eviction was not undertaken for the purpose of evading the obligation
to make available the payments or other assistance to which a person may otherwise be
entitled.
F. Citizen Participation
The City conducted several public hearings for the Project on the following dates:
• May 22, 2012 - O
Meeting to provide
and gather feedbacks
• June 12, 2012 - Pres
South Main Business P
• July 10, 2012 - Open Hoi
to obtain comm
feedbacks
• October 18, 2012
Meeting to discuss CE
process
• February 13, 2013 - M
Cherry Aerospace
• May 13, 2013 — Enviror
Transportation Committee Meeting
• February 3, 2015 - Public Meeting to present the Draft EIR and gather comments
• February 7, 2015 - Public Meeting to present the Draft EIR and gather comments
• April 8, 2015 - Meeting with various coalitions (Santa Ana Active Streets, Equity for All, and
others) to go over project information and right-of-way process
• April 29, 2015 - Q&A Session at special meeting called by the Delhi Neighborhood
Association
• May 21, 2015 - Provided updated information and right of way process to the Delhi
Neighborhood Association at their regular scheduled neighborhood meeting
i7
75B-36
• June 18, 2015 - Provided updated information and right of way process to the Delhi
Neighborhood Association at their regular scheduled neighborhood meeting
• July 23, 2015 - Provided updated information Delhi Neighborhood Association and other
interested parties.
• September 1, 2015 - City Council adopted The Environmental Impact Report.
• June 8,2017 — Provided updated information to Delhi Neighborhood Association and other
interested parties.
• October 24, 2017 — Provide updated information to Delhi Neighborhood Association and
other interested parties.
As the process for implementing the Project advances, the City will observe the following
protocol:
1. Provide affected tenants with full and timely access to documents relevant to the
relocation program;
2. Encourage meaningful participation in reviewing the relocation plan and monitoring the
relocation assistance program; including the occupants in the Project area, neighborhood
groups and community organizations forming a relocation committee;
3. Provide technical assistance necessary to interpret elements of this Plan and other
pertinent materials;
4. Issue a general notice concerning the availability of the Plan for public review, as required,
3o days prior to its proposed adoption;
G. Projected Dates of Displacement
The City has approved acquisition and relocation activities, which began in September 2017 and
would be completed no later than the fall of 2018, with construction scheduled to begin in spring
of 2019, and the Project is anticipated to be completed by Winter of 2019.
H. Estimated Relocation Costs
The total budget estimated for relocation -related payments for this Project, including a 10%
contingency, is as follows:
Relocation: $ 1,734,834 (escalated)
Contingency at 20%: t 3.46,966
Total: $ 2,0811800
The estimated relocation budget does not include any payments related to property acquisition,
improvements pertaining to realty, or loss of business goodwill. In addition, the budget does not
consider the cost of any services necessary to implement the Plan and complete the relocation
element of the Project.
If the Project is to be implemented, and circumstances arise that change the number of residential
and business occupants or the nature of their activity, the City would authorize any additional,
compensable funds that may need to be appropriated. The City pledges to appropriate, on a
27
75B-37
timely basis, the funds necessary to ensure the successful completion of the Project, including
funds necessary for Last Resort Housing (LRH) as indicated in Section IV.D, of this Plan to meet
its obligation under the relocation regulations.
28
75B-38
Exhibit A:
Residential Interview Form
75B-39
Residential Relocation Interviews
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75B-39
DWELLING
HOUSEHOLD
Wiling Address:
❑ residence daft f
Pram-ry ooa+pan's.p rKt,cWain innctes)
C4,5t 2m
❑ Can wreone reaMunderstrid Engfrh? If not, la=iage:
Canon copyAla m:
FaceZfn t .. ❑ Amkcan lydan'Ala>kan ❑ Asan
❑ EladVAMcar Ameican ❑ Ham lariPaac Isander
❑ F%,pulicllatilo ❑ Pdrte ❑ Olhe ❑ Wed
C)" 5~ aF:
DwENmq Type Tist4):
Eed'oanG
;6m6ity5mrage:
typu eq Ft
SiMxnbto: ❑Landphxe ❑TVsertce ❑tnterd
0.mm
Basemen
eaTtncma
❑lkm?based butiroac:s?(dwmbn rrles)
tionparrily rims
wrg=_ SRaces
❑ Fent moms in dweDing? (dasebe in rotes)
Rnng nom
cmezm
taRcn sNc
❑ On bed in=e a Wbric a earcx?(des3e inOccupents)
De05L--
Taw Rooms:
Tot" pnpicatand
aontmit mine to
mmv:
Fagg spaces
0Dsaded0omWx?(dc-scdbenndd,;atmmane:dsin0xwants)
ttAroer clans
Replacement site soeeial needs (mark and desmbe in Notes)
❑EnRloymlentaxem ❑Shtppfng
❑Pubic banspod ❑Religious
❑ kremcal wriities'semms ❑ SodatPub5c sermes
❑ SdW nerds ❑ Re'atvnEdidc
❑Wdewe ❑ Other spedai reeds
0. CwT CceftN r1wa rosav llm atGuap ❑Evapj-%anp riNme
Headrg: ❑FVj ❑RZ4= Mmolvi7-r iiep KF 13Wx r7rencvrp
Nelimg Condtim ❑ Good ❑ Fa ❑ PDa
NeigataMod Ccndton: ❑ Gool ❑ Fair ❑ Poot
Amaeus:
❑ AD occlrants to move to the wins dueling? (d net, eglah in rates)
TENANT
Fepla-anal dtelfry prefaranx: ❑ Red ❑ EW
Reit terns: ❑ Mmtn-M" ❑ Lease. rrcrEhs tat
Can re xate from: ❑ NelrboftW ❑ City ❑ County ❑ State
❑ Rerd reduced in ezctan}for sn;Ace ❑ Und furdstadby tenard
Prefered rekc.-tim ales:
kfmDdyari2ctrent5 swirity dep=$
HOMEOWNER
Lardudinaage nema#L
Lct time (sq h):
Datepuctased
I Ag_dms
❑ Y.W ten mmil aTww; avi llakle? ❑ Rerd receipts ava&aNe?
❑ 0M dear, m mmg7oa11s 1 ❑ Nopfve egity
I mef stories
13Rewi•8•g Sec6at8 or other hming assste?
isl Loan lnfomution 2nd Loan Wormation
Cmemd:er namaxh:
Lender. Lader.
mint tauntpati a rent 5
Loan Type gist 5): Loan Type(fst5):
An^ueI@m7y'a.Ddc5ree)pamstoa0onraedc 5
Cuneri%Rate: Cunari%Rate:
Arnual nm4i emh,rs5dtlMicel eVenses $
Pdecpal Balm: b Prv4 I Balance: E
Arraa'. nm4emb. hanioapped assistance erpereces: 5
O.—W Date. Crgna Date
Utilities paid by tenant
❑Gas: E
Pets:
RernalmN non : Ramanng maths:
kbnwy P&I parent MmHyP81pafr&rt
❑Beeim E
❑ water. S
❑Sewer S
13 Trash: $
❑NAVE
Energy solace: Gas Becb 0? 0dner
Ck'A Slava: ❑ ❑ Cl
W-Ier Heafar. ❑ ❑ ❑
Space Heat ❑ ❑ ❑
/arCa*Afc ,4 ❑ ❑ ❑
MOBILE HOME
Pal space: ❑ Rent ❑ Gan Ocack ❑ Red ❑ Om
Pairnt$ k"akAlodal:
Ccadt rength (N: Year.
Coadrvfdh(h): Decal 9:
75B-40
�IMERVIEW tIOTES (explain all special dwelfnglhousehold circumstances, including those noted on page 2)
1. ROM= SPY , CURI, FMV CR1a, F'WHP., PS .EMng,A=I"Ie,Cr'UNT;C7alapi.FS3, PacT.hLIN, Wng OClerrl=w,fVCn1=-
Iln m : W3yeVSW2i3, SMIW SeLRij;y'19D.-ielM, C W d SL); cvXftr a.Y, woi 7ANRAFDC, FaliY54.jULUCCA 3line'_S V,WRL,
I= -r ADiiC*nM, LW-ffpiA'MS CMV, AFP3Y, EITA CaGh fta ,RSt AElu:dm, Me
5. Legal Sttato: LT1tmy' CftmErw :m 1:, umu OCRs, N 0 T LJA 4WC ir*:o pcve _
4. Dw Hng: 5F:Z tt. ¢'A 3 -Ra[ C-:ex,ApwtT*N Cm -mTh:me, Y.wwx Q LWE HG , li/, Chis,
5. Lau FhSdW 2%AkV=e MnyMe,[t-Mt Cny, nC4 tMOC, A40=C HELOC, rH^ eY.o:ga1%CQk,
I certify that an occupants have been identified above and that all information
provided for this survey is true and complete to. the hest of my knowledge.
ClaimarSMle: Date SiTo me:
75B-41
Exhibit B:
Business Interview Form
75B-42
Business, Relocation Interview
CufnEsrslf2 GSF m:
STBdCe3NF. marreaO3�:
i
Om"ied
CLLy.6i➢P N'<n'F1i
Np nteCl
Business Glatmant Information
u;31cu'rx-1 raPa leant mnss);
vemm'vdm^anF1 r..'4eSpij.
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❑ y¢Fsyrwr
❑ C3PHSiF
❑Gy.��M
❑ Nx3g[k
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UMryFe(mll):
OFC:Sia(ItiJ:
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413il�'SMfeiftidi#Rtj
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J]90=inFA ¢1�]fENC ilu Sa¢matin:
BUSImsE Contact Information
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uomam:
P.1C
m rca+:
7Cas ta seam sl niSaVNoi!rniaS dims .mds ¢fmFrta rf3i'uidFR'gni Enahhi It Mt 1n3n22:
Business Professionals involved (Aft..eyllll Aaoountan Broker Nove PWnner COntraeta
P1Fhui0eL1 TdNiionllS N¢WNionL1
V1P2
Gk""LK
_i¢%SYfiI$F
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3a rawnM6�a0.1'aaSFYSfY.
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—u3
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cc ares rcax
0.11nY s'M1i1lT9]±:
Business Besviption and Features
POInet 1.ti160:
iy JI'.4 fPpJl°-f 3:
USra:1142R u'tl'JIYECPpF1taC
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In23sbn1XTa n13 avirs33 (Yi.7- ayK.C=
75B-42
3a rawnM6�a0.1'aaSFYSfY.
]i5'.'OdteR49?mP9L'L
NIRS N)F.Z 11e1 �1}!RiF!OS}:
WpnmMl 4Te nlSf.
_5r�y file t a¢k mLe m nav C>;Prs
JP3,�'!a L:m[RKcmCICK VI4eih�nF[
]FTVL A]li MihFf3fy met
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0.11nY s'M1i1lT9]±:
%LG4R.F F�Pm1FY>
POInet 1.ti160:
iy JI'.4 fPpJl°-f 3:
75B-42
Property Site Features I
Si<rpuarWulk(pmrAs): zcrinpbssigmad.n:
oaupmcywt=3
Taiojv ng3q.IL' PZ&A pmeS
❑ M= -rt anmremal
TONW4541L =:ng Wises:
❑l.eu<e: G*m: npi:rs:
AnaBreardn" DJabq=G .
❑ m n e:
LEGE bSq.lt: CkacJlbLEjrS
❑ Omoear
it'a.4!Wso5rgp sq -t: ei]h^•aj=Is:
wRtNy p+'rm%'nt
Yale sqR:
lass-ap/mizoIe
Business EquipmenVImprowments _
nleTcry 4�tazitvkr
Pbene cyedm
CamDu!erayanro
E:*CVMl(Anpsr
Type�trrd:
NLr-l-.• o1 PC5:
a pft: s (MI:
Server loam (a ofra.G h'C, Paw, et4r
Descoe ptmting:
Aga.
V$m In2S -
ex: egurmsmip-6-�erxy,x^.7. r:sel:..�k.<+.cyo'W,tk
ala specilC1E(.
Fa ane=
cm lm
n0_ -ma Se:YC6)=xe QL.ar
mdiwta quantity of each type of equipment on ada:
Sligoa rw FIBeZ: SInbS
ACuav_* tvDlchMir. mrfar.
H'od: WWmAreeiea ecam
Afit. atr.=1Ta➢bccm
DpIde mg P=
uST.,
RXkng�--Nirg:
sy5:an fimbm
Akfrx—
Walarliflm
Ha
C: er s'gr?ont unptia:�en6tn actin=ry�Fgd�vr¢
tease] egdpoemons•�
Drdeteegip ardoreaugmerl==-.IteMac
Permits I.Required Speoial"asts
Iit rE*&ed spsdd permfs and ricer*es with number (F=id=_ mpy):
Operate order Cmitim:1 Use Pr. X.(prerde apy)
Un CUP be mq iredat o roti (ora5n7
Assi;7nae reqursd in abtaning any Permftkoefo�?:
Dex:oe myw'aitam u,'eaa dsdroge'erdscns:
Isth=rdom ma.slds used or stored (ecGdng hmCmg and dsposaT
Bei fa mmide spedarsts for a me:
C 19F.1= O.3.ara• P cLCI .W Inns(
75B-43
;-z
Preferred'replaeement site atsnbutes
Re,cm5m ana: PmFeny access M daaq:
ZcnG.3-.yTe d use: Trak acwss:
Leasef punhase: FreeMysIa,.!eria's pspmiy.
2uHmg vzarzywt Wbictranapadaccess:
Sin3le'mw<:stvy kakirg: Pedestdm acvss
CNonnce'hei3ht Fading spaces
Laby.udsae: Shipp igImovOng!ype:
Spedal utTry needs: DamograFhic nsads:
In:eaet service roads: TnfSc count reeds:
Rmcisa'arinammmi cbc Yn3uyneeds:
Specific concerns and anticipated move challenges
List of any idenfified replacement sides
Addreaa Bldg eme Lot size Leaseamount Status Brokerinfo
1
2
3
AOOITIONAL INTERVIEW NOTES (explain allspecial circumstances, including those noted above)
1.URA tusmese type: 13113111x8. Farm, Nor.-Profit
z WC tCnIn633 type: Agr[MItma. tnauatdal oFM. Rahn Sakro Retail service. specialFlnpcsa(debucodex)
3. PI316a31CIM! SpaCb[W- Adomey.AccomdriL Bmkar. MC)" P=n3. Cardfactcc
A. mbmte iew aSL CAICTI. fitw, sata&te. otlwr
1 certify that ail information in this survey is true and complete to the best ormy knowledge.
The information contained herein shall be treated confidential to the extent permitted by law.
COimant Noma: Date: SignatLm-
G S?ECi_012 a.eran4 Pa.^•:.c A Ml +, a!`.. lcy'tml
75B-44
Exhibit C:
HCD Income Limits - Orange County
r
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OFHOUSIIIGPOLICY DEVELOPMENT
DIVISI9 OFHOUSING ro9A °
Sacco mCA 83833 r
(916)203.2011GMAXIM) 227453
June 9,2017
MEMORANDUM FOR: Intt�erres d Parties
FROM: Jghnder Seeg r, Assistant Deputy Director
ivi ion of Housing Policy Development
SUBJECT: State Income Limits for 2017
Attached are briefing materials and State Income Limits for 2017 that are now in effect
and replace State 2016 Income Limits. Income limits reflect updated median income
and household income levels for extremely low-, very lour-, low-, and moderate -income
households for California's 58 counties. The States Official 2017 Income Limits can be
downloaded on the Department of Housing and Community Development's
(Department) website at httoltw .hod.m.eowamnts-funQirm(ncome-limitslstate-and-tedeml-
income-fimRs.shtmi.
State Income Limits apply to designated Programs and are used to determine applicant
eligibility (based on level of household income) and calculate affordable housing cost for
applicable housing assistance programs. Note that use of State Income Limits is subject
to a particular pprogram's definition of income, family, family size, effective dates, and
other factors. In addition, definitions applicable to income categories, criteria, and
geographic areas sometimes differ depending on funding source and program resulting
in some programs using other income limits.
The Briefing Materials (next page) explain Californias 2017 Income Limits and were
updated based on: (1) changes to income limits the U.S. Department of Housing and
Urban Development (HUD) released on April 14, 2017 for its Public Housing and Section
8 Housing Choice Voucher Program and, (2) adjustments the Department made based
on State statutory provisions and its 2013 Hold Harmless (HH) Policy.
Since 2013, the Department's HH Policy has held State Income Limits harmless from
any decreases in household income category and median income levels that HUD, since
2010, began applying to its Section 8Income Limits after eliminating its longstanding HH
Policy. HUD determined its HH Policy was no longer necessary due to federal law
changes in 2008 (Public Law 110-98) prohibiting rent decreases in federal or private
activity bond funded projects. For questions concerning State Income Limits, please
contact Department staff at (916) 263-2911.
75B-45
2017 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
79AT-TW-+T
Department of Housing and Community Development (HCD), pursuant to Health & Safety
Code Section 50093(c), must file updates to its State Income Limits with the Office of
Administrative Law. HCD annually updates these income limits based on Federal Department
of Housing and Urban Development (HUD) revisions to its Public Housing and Section 8
Housing Choice Voucher Program that HUD released on April 14, 2017.
HUD annually updates its Section 8 Income Limits to reflect changes in area and family
median income levels and income levels for different size households and income categories
for extremely low, very low, and low-income households. HCD, pursuant to statutory
provisions, makes the following additional revisions: (1) If necessary, increase a count's area
median income to equal California's non -metropolitan median income, (2) adjusts area median
income and household income category levels to not result in any decrease for any year after
2009 pursuant to HCD's February 2013 HH Policy. HCD's HH Policy was implemented to
replace HUD's HH Policy, discontinued in 2009, to not decrease income category and area
median income levels below a prior years highest level and, (3) determines income limits for
California's moderate -income category.
Following are brief summaries of ddferent technical methodologies used by HUD and HCD in
updating income limits for dfferent household income categories.
HUD Methodolo
HUD uses 40th percentile rents in 50th percentile fair market rent (FMR) areas, to calculate
high housing cost areas. The purpose is to prevent fluctuations in "Low -Income Housing Tax
Credit Difficult Development Area" determinations that result solely from high housing cost
income limit fluctuations as areas go in and out of the 50th percentile FMR program.
Extremely Low-income
The Extremely Low -Income limits is calculated as 60 percent of the very low-income limits and
compared to the most recent update to the Federal Poverty Guidelines_ if the,poverty
guidelines are higher, those values are chosen. The value is capped at the Very Low -Income
level_
Very Low-income
The maximum Very Low -Income limit typically reflects 50 percent of median family income
(MFI). HUD's MFI figure generally equals two times HUD's 4 -person very low-income limit,
except when HUD applies adjustments. HUD may adjust income limits for an area or county to
account for conditions that warrant special considerations, referred to as exceptions.
Low -Income
In general, maximum income for low-income households reflects 80 percent of
the MFI level. Most low-income limits represent the higher level of: (1) 80 percent of
MFI or, (2) 80 percent of State non -metropolitan median family income. However, due
to adjustments that HUD sometimes makes, strictly calculating low-income limits as
Page 2 of 5
75B-46
2017 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
80 percent of MFI could produce unintended anomalies inconsistent vrith statutory intent_
HUD's briefing, materials specify that, with some exceptions, the low-income limit reflect 160
percent of the very low-income limit. HUD may apply exceptions to areas with unusually high
or low housing -costs -to -income relationships. An example of the result from HUD applying an
exception.to an area could be an increase to the low-income limit without an increase to the
very low-income limit. In sum, an 60 percent limit cannot be assumed to equal 80 percent of
the AMI or 4 -person median income limit nor 160 percent of the very low-income limit due to
adjustments HUD may make.
Median Family Income/Area Median Income
HUD references and estimates the MFI in calculating its income limits. California law and
income limits reference Area Median Income (AMI) that, pursuant to Health & Safety Code
50093(c), means the median family income of a geographic area estimated by HUD for its
Section 8 Program.
HUD's calculations of Section 8 Income Limits begin with the production of MFI estimates.
FY 2017 MFI estimates use 5 -year survey data (American Community Survey (ACS) 2010-
2014 augmented by 2014, 1 -year ACS. HUD then adjusts the survey data to account for
anticipated income growth by applying the Consumer Price Index (CPI) inflation forecast (from
federal FY mid -2014 through mid -2017) that the United States Congressional Budget Office
published in January 2017. HUD's determination of MFI is used to calculate very low-income
limits that are then used as the basis to calculate income limits for other income categories.
Adjustment Increases
HUD may apply exceptions to areas with unusually high or low family income, uneven housing-
cost-to4ncome relationships or historical exceptions_ Very low-income limits are used as the
base to calculate extremely low and lovr-income limits. The following reflects HUD's
explanations of adjustment increases contained in HUD's FY 2017 Income Limits Briefing
Material:
HUD applies an increase, 'd the four -person very low-income Emit would otherwise be less than
the amount at which 35 percent of it equals 85 percent of the annualized tvo-bedroom Section
8 FMR (or 401' percentile rent in 5W, percentile FMR areas). The purpose is to increase the
income limit for areas where rental -housing costs are unusually high in relation to the median
income_
HUD applies an increase to the four -person income limit to equal the State non -metropolitan
median family income level_ In addition, HUD restricts adjustments so income limits do not
increase more than five percent of the previous years very low-income figure OR twice the
increase in the national MFI, whichever is greater_ This adjustment does not apply to the
extremely low-income limits.
Income Limit Calculations forflousehold Sizes Other Than 4 -Persons
Income limits for all income categories are adjusted for household size so that larger
households have higher income limits than smaller households. For all income categories,
income limits for household sizes other than 4 -persons are calculated
Pane 3of5
75B-47
2017 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
using the 4 -person income limit as the base_ HUD's adjustments use the following
percentages, with results rounded to the nearest $50 increment
Number of Persons in Household: 1 2 3 4 5 6 7 8
Adjustments: 70% 80% 90% Base 108% 116% 124% 132%
Income Limit Calculations for Household Sizes Greater Than 8 -Persons
For households of more than eight persons, refer to the formula at the end of the table for 2017
Income Limits. Due to the adjustments HUD can make to income limits in a given county, table
data should be the only method used to determine program eligibility_ Arithmetic calculations
are applicable only when a household has more than eight members.
Reference: FY 2017 HUD Income Limits Transmittal Notice PDR -2017-02 issued
April 14, 2017 and HUD Income Limits Briefing Material dated March 21, 2017, both of
which can be found at hffi3s://www.huduser-aov/DortaYdatasetsril.html-
HCD Methodolo
State law (Health & Safety Code Section 50093, et seq.) prescribes the methodology HCD
uses to update its Official State Income Limits. HCD utilizes HUD's Section 8 Housing Choice
Voucher Program Income Limits. HCD's methodology involves: (1) increasing counties'
smaller median incomes established by HUD to equal Calffomia's non -metropolitan median
income determined by HUD, (2) applying HCD's HH Policy, in effect since 2013, to not
allow decreases in area median income levels and household income category levels, and
(3) determining income limit levels applicable to California's moderate -income households
defined by State law as household income not exceeding 120 percent of county area median
income.
Area Median income and Income Category Levels
HCD, pursuant to federal and State law and its HH Policy, adjusts median income levels
detemfined by HUD for a metropolitan county (county included in a metropolitan statistical
area) and for a non -metropolitan county (county not included in a metropolitan statistical area).
HUD, pursuant to Federal law (Section 567 of the 1987 Housing and Community Development
Act) and policy, requires adjusting any county's smaller median income to equal HUD's higher
determined State non -metropolitan median income (559,900). Next, HCD, for all counties,
applies its HH policy to ensure area median income and income limits for all household income
categories do not fall below any level achieved in the prior year.
Moderate -Income Levels
HCD is responsible for establishing California's moderate -income limit levels. After calculating
the 4 -person area median income (AMI) level as previously described, HCD sets the maximum
moderate -income limit to equal 120 percent of the county's AMI.
Applicability of California's Official State Income Limits
Applicability of these State Income limits is subject to particular programs as program
definitions of such factors as inconfe, family, and household size, etc. vary. Some programs,
Page 4 of 5
75B-48
2017 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
such as Multifamily Tax Subsidy Projects (MTSPs), use different income limits. For MTSPs,
separate income limits apply per provisions of the Housing and Economic Recovery Act
(HERA) of 2008 (Public Law 110-289). Income limits for MTSPs are used to determine
qualification levels as well as set maximum rental rates for projects funded with tax credits
authorized under Section 42 of the Internal Revenue Code (Code). In addition, MTSP income
limits apply to projects financed vAth tax-exempt housing bonds issued to provide qualified
residential rental development under Section 142 of the Code. These income limits are
available at httpl/www_huduser_orgMatasets/mtsp.htmt.
Page 5 of 5
75B-49
County
Income
Category
i Number of Persons in Household
1 1 2 1 3 1 4 1 5 1 6 1 7 8
Last Page instructs how to use income limits to determine applicant efigibirly and caludate affordable housing cost and rent
Alameda County
4 -Person
Area Medan Income:
$97,400
Extremely Low
21950
25050
28200
31300
33650
36350
38850
1 41350
Very Low Income 36550 41750 46950 52150 56350 60500 64700
68850
Low Income 56300 64350 72400 80400 86B50 93300 99700
106150
Median Income 68200 77900 87650 97400 105200 113000 120600
128550
Moderate Income 81650 93500 105200 116900 126250 135600 144950
154300
Alpine County
4-Percon
Area Medan Income:
$94,900
Extremely Low
18150
20750
23350
25900
28780
32960
37140
41320
Very Low Income 30250 34600 38900 43200 46700 50150 53600 1
57050
Low Income 46100 5265059250 65800 71100 76350 81600
86900
Medan Income 66450 75900 85400 94900 102500 110100 117700
125250
Moderate Income 79750 91100 —ft— 113900 123000 132100 141250
150350
Amador County
4 -Person
Area Medan Income:
$72,300
Extremely Low
15200
17400
20420
24600
28780
32960
37140
41320
Very Low Income 25350 28950 32550 36150 39050 41950 44850
47750
Low Income 1 40500 46300 52100 57850 62500 67150 71750
76400
Median Income 50600 57850 65050 72300 78100 83850 89650
95450
Moderate Income 60700 69400 78100 86750 93700 100650 107550
114500
Butte County
4 -Person
Area Medan Income:
$62,600
Extremely Low
13200
16240 1
20420
U 24600
28780
32960
37140 1
41320
Very Low Income 21950 25050 28200 3130033650 36350 38850
41350
Low Income 35100 40200 45100 50100 54150 58150 62150
66150
Median Income 43800 50100 56350 62600 67600 72600 77600
82650
Moderate Income 52550 60100 67600 75100 82200 87100 93100
99150
Calaveras County
4 -Peron
Area Medan Income:
$70,200
Extremely Low
14750
16850
20420
24600
28780
32960
37140
41320
VeryLow Income 24600 28100 31600 35100 37950 40750 43550
169650
46350
Low Income 39350 44950 50550 56150 60650 65150
74150
Median Income 49150 56150 63200 70200 75800 1 81450 87050
92650
Moderate Income 58950 67400 75850 84250 9F000 97750 104450
111200
Colusa County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
2400
28780
32960
37140
39550
Very Lmv Income 21000 24000 27000 2995032350 34750 37150
39550
Low Income 33550 38350 43150 47900 52750 55600 59400
63250
Median Income ji 41950 47900 1 53900 1 59900 1 64700 1 69500 74300
79050
Moderate Income 1 50350 57500 1 64700 1 71900 1 77650 1 83400 89150
94900
Contra Costa County
4 -Person
Area Medan Income:
$97,400
Extremely Low
21950
1 25050
1 28200 1
31300
1 33850 1
36350 1
38850
1 41350
Very Low Income 36550 41750 46950 52150 56350 60500 64700
68850
Lovr Income56300 64350 72400 80400 86850 93300 99700
106150
Median Income 68200 77900 87650 97400 105200 113000 120800
128550
Moderate Income 1 81850 1 93500 1 1052001 1169001 1262501 135600 144950
15430D
Del Norte County
4 -Persson
Area Medan Income:
$59,900
Extremely Low
12600 1
16240 1
20420 1
24600 1
28780
1 32960 1
37140 1
39550
VeryLow Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 517525O 59400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 1 50350 57500 64700 1 71900 77650 83400 89150
94900
75B-50
Comity
Income
Category
i Number of Persons in Household
1 2 1 3 1 4 1 5 1 6 1 7 8
Lon page Instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
El Dorado County
4 -Person
Area Median Income:
$76,100
Extremely Low
16000
18300
20600
24600
28780
32960
37140
1 41320
Very Low Income 26550 30450 34250 38050 41100 44150 47200
50250
Low Income 42650 48750 54850 60900 65800 70650 75550
80400
Medan Income 53250. 60900 68500 76100 82200 88300 94350
100450
Moderate Income 63900 73050 82150 91300 98600 105900 113200
120500
Fresno County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960 1
37140 1
39550
Very Low me 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 '1752221059400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Glenn County
4 -Peron
Area Median Income:
$59,900
Extremely law
12600
15240
20420
24600 1
28780
.32960 1
37140
39550
Very Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 51750 55600 59400
63250
Median Income 41950 1 47900 1 53900 1 59900 1 64700 1 69500 74300
79050
Moderate Income 50350 1 57500 1 64700 1 71900 1 77650 1 83400 89150
94900
Humboldt County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
1 16240
20420
24600 1
28780
32960 1
37140 1
39550
Very Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 51750 55600 59400
63250
Median Income 41950 47900 1 53900 1 5990064700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Imperial County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
1 37140 1
39550
Very Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 51750 55600 59400
63250
Medianlncome 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Inyo County
4 -Person
Area Medan Income:
$72,000
Extremely Low
15150
17300
20420
24600
28780
32960
1 37140 1
41320
Very Low Income 25200 28800 32400 $6000 38900 41800 44650
47550
Low Income 40350 46100 51850 57600 62250 66850 71450
.76050
Medan Income 50400 57600 64800 72000 77750 83500 89300
95050
Moderate Income 60500 69100 77750 8640D 93300 100200 107150
114050
Kern County
4 -Pelson
Area Medan Income:
$59,900
Extremely Low
12600
16240
2D420
24600
28780
32960
1 37140 1
39550
VeryLowlncome 21000 24000 27000 29950 32350 34750 37150
39550
Lay Inane 33550 38350 43150 47900 51750 55600 59400
63250
Medan Income 41950 47900 53900 69900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Kings County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
1 37140 1
39550
Very Lav Income 21000 24000 27000 29950 32350 34750 37150
39550
Lar Income 33550 38350 43150 47900 51750 55600 59400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
949DD
75B-51
County
IncomeNumber
Category
of Persons in Household
1 2 1 3 1 4 1 5 1 6 1 7 1 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Lake County
4 -Person
Area Medan Income:
$59,900
Extremel Low
12600
16240
20420
24600
28780
32960
37140
39550
Very Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 1 47900 51750 55600 59400
63250
Medanlncome 41950 47900 53900 69900 64700 69500 74300 1
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Lassen County
4 -Person
Area Medan Income:Low
$69,400
Extremely Law
1 14600 1
16650
20420
24600 1
28780
32960
1 37140
1 41320
Very Low Income 24300 27800 31250 34700 37500 40300 43050
45850
Ncoma 38850 44400 49950 55500 59950 64400 68850
73300
Medanlncome 48600 55500 62450 69400 74950 80500 86050
91600
Moderate Income 58300 66650 74950 83300 89950 96650 103300
109950
Los Angeles CountyExtremely
4 -Person
Area Medan Income:
$64,800
Low
18950
21650
24350
27050
29250
32960
37140
41320
Very LOwlncome 31550 36050 40550 45050 48700 1 52300 55900
59500
Low Income' 50500 57700 64900 72100 77900 83650 89450
95200
Median Income 45350 51850 58300 64800 70000 75150 80350
85550
Moderate Income 54450 62200 70000 77750 83950 1 90200 96400
102650
'Lawmwme exceeding median income is due to HUD adjustments to the feritt.w Income income limit to account for hi h homing
casts.
Madera County
4-PentonVery
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
2460D
28780
32960
37140
39550
Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 51750 55600 59400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Marin County
4 -Person
Area Medan Income:
$115,300
Extremely Low
27650
31600
35550
39500
42700
45850
49000
52150
Very Low Income 46100 52650 59250 65800 71100 76350 81600
86900
Low Income 73750 84300 94850 105350 113800 122250 130650
139100
Median Income 80700 92250 103750 115300 124500 133750 142950
152200
Moderate Income 96850 110700 124500 138350 149400 160500 171550
182600
Mariposa County
4 -Person
Area Medan Income:
$65,500
Extremely Low
13800
16240
20420
24600
28780
32960
37140
41320
V Low Income 22950sm
50 35400 38000 40650
43250
Low Income 3670000 56600 60800 65000
69200
Median Income 4585000 70750 76000 81200
86450
Moderate Income 5500000 84900 91200 97450
103750
Mendocino County
4 -Person
Medan Income:
Extremely Low
12800
16240
20420
24600
28780
32960
37140
40200
Very Low Income 21350 24400 27450 30450 32900 35350 37800jLOZArea
39550
Low Income 34100 39000 43850 48700 52600 56500 60400$59,900
63250
Median Income 41950 47900 53900 69900 64700 69500 74300Moderate
79050
Income 50350 57500 64700 71900 77650 83400 89150
94900
Merced County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
37140
39550
Very low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 51750 55600 59400
63250
Medan Income 41950 47900 53900 69900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
75B-52
Coumy
Income
Category
i Number of Persons in Household
1 2 1 3 1 4 1 5 1 6 1 7 8
last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
ModocCotolry
4 -Person
Area Medan Incorrre:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
37140
39550
Very Low Income 21000 24000 27000 29950 32350 1 34750 37150
39550
Low Income 33550 38350 -1 43150 47900 51750 55600 59400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Mono County
4 -Person
Area Medan Income:
$81,20D
Extremely Low
17050
19500
21950
24600
28780
32960
37140
41320
Very Low Income 28450 32500 36550 40600 43850 47100 50350
53600
Low Income 44750 5115057550 63900 69050 74150 79250
84350
Median Income 56850 64950 73100 61200 87700 1 94200 300700
107200
Moderate Income 68200 77950 1 87700 1 07,150 1052501 113050 120850
128650
Monterey County
4-Penwn
Area Medan Income:
$68,700
Extremely Low
17100
19550
22000
24600
28780
32960
37140
41320
Very Low Income 28500 32600 36650 40700 44000 47250 50500
53750
Low Income 45600 52100 58600 65140 70350 75550 80750
85950
Me48100 54950 61850 68700 74200 79700 85200
90700
Moderate Income 57700 1 65950 1 74200 1 82450 1 89050 1 95650 102250
108850
Napa County
4 -Perm
Area Medan Income:
$91,000
Extremely Low
19600
22400
25200
27950
30200
32960
37140
41320
Very Low lncome32600 37250 41900 46550 50300 54000 57750
61450
Low Income 52150 59600 1 67050 1 74500 80500 86450 92400
98350
Median Income 1 63700 7280081900 91000 98300 105550 112850
120100
Moderate Income 76450 87350 98300 109200 127950 126650 135400
144150
Nevada Can
4 -Person
Area Medan Income:
$73,500
Extremely Low
16100
18400
20700
24600
28780
32960
37140
41320
Very Low Income26850 30700 34550 38350 41450 44500 47600
50650
Low Income 42950 49050 55200 61300 66250 1 71150 76050
80950
Medianlncome 1 51450. 58800 1 66150 1 73500 79400 85250 91150
97000
Moderate Income 1 61750 70550 1 79400 1 88200 95250 102300 109350
116400
Orange County
4 -Persson
Area Medan Income:
$88,000
Extremely Low
21950
25050
28200
3130D
33850
36350
38850
41350
Very Low Income 36550 41750 46950 52150 56350 60500 64700
68850
Low Income 58450 66800 1 75150 1 83450 90150 96850 103500
110200
Median Income 61600 70400 T 79200 88000 95050102100 109100
116150
Moderate Income 73900 84500 95050 105600 114050 122500 130950
139400
Placer County
4 -Person
Area Medan Income:
$76,100
Extremely Low
16000
18300 1
20600
24600
28780
32960
37140
41320
Very Low Income 26650 30450 34250 38050 41100 44150 47200
50250
Low Income 42650 48750 54850 60900 65800 70650 75550
80400
Median Income 53250 60900 1 68500 1 76100 1 82200 1 88300 94350
300450
Moderate Income 63900 1 73050 1 82150 1 91300 1 98600 1 105900 113200
120500
Plumas County
4 -Person
Area Medan Income:
$62,600
Extremely Low
13200
16240
20420
24600 1
28780
32960
1 37140 1
41320
Very Low Income 21950 25050 28200 31300 33850 36350 38850
41350
Low Income 35100 40100 45100 50100 54150 58150 62150
66150
Mean Income 43800 50100 56350 62600 67600 72600 77600
di
82650
Moderate Income 52550 60100 67600 75100 1 81100 87100 93100
99150
75B-53
County
Income
Category
Number of Persons in Household
1 1 2 1 3 1 4 1 5 1 6 1 7 1 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Riverside CountyExtrEel
4 -Person
Area Median Income:
$65,000
Low
14100
16240
20420
24600
28780
32960
37140
41320
VeryLowlncome 23450 26800 3015D 33500 36200 38900 41550
44250
Low Income 37550 42900 4825053600 57900 62200 66500
70800
Median Income 45500 52000 58500 65000 70200 75400 -----
85800
Moderate Income 54600 62400 70200 78000 84250 90500 96700
102950
Sacramento County
4 -Person
Area Medan Income:
$76,100
Extremely Low
15000
18300
20600
24600
28780
1 32960
37140
41320
Very Low Income 26650 30450 34250 38050 41100 44150 47200
50250
Low Income 42650 48750 54550 60900 65800 70650 75550
80900
Median Income 53250 60900 68500 76100 82200 88300 94350
100450
Moderate Income 63900 73050 82150 91300 98600 105900 113200
120500
San Benito County
4 -Person
Area Medan Income:Low
$81,100
Extremely Law
1 17600 1
20100 1
22600
25100
28780
3296D
37140 1
41320
Very Low Income 29300 33450 37650 41800 45150 48500 51850
55200
Income 46850 53550 60250 66900 72300 77650 83000
88350
Medianlncome 56750 64900 1 73000 81100 87600 94100 100550
107050
Moderate Income 68100 77850 1 87550 97300 105100 112850 120650
128450
San Bernardino County
4 -Person
Area Medan Income:
$65,000
Extremely Low
14100
16240
20420
24600
28780
32960
37140
41320
Very Low Income23450 26800 30150 33500 36200 38900 41550
44250
Low Income 37550 42900 48250 1 53600 57900 62200 66500
70800
Median Income 45500 52000 58500 1 65000 70200 75400 80600
85800
Moderate Income 54600 62400 70200 1 78000 84250 1 90500 96700
1 102950
San Diego County
4-Percon
Area Medan Income:
Extremely Low
19100
21800
24550
27250
29450
32960
37140
41320
Very Low Income 31850 36400 40950 45450 49100 52750 56400
60000
Low Income 50950 58200 65500 72750 78600 84400 90250
0$79,300
Median Income 55500 63450 71350 79300 85650 92000 98350
04700Moderate
jE
Income 66500 76100 85650 95150 102750 110350 118000
25600
jSanFrancisco County
-Pemon
edan Income:
115,300
Extremely Lotv
27650
31600
35550
39500
42700
45850
49000
52150
VeryLowlncome 46100 52650 59250 65800 71100 76350 81600
86900
Low Income 73750 84300 94850 105350 113800 122250 130650
139100
Medan Income 80700 92250 103750 116300 124500 133750 142950
152200
Moderate Income 96850 310700 124500 138350 149400 160510 171550
182600
San Joaquin County
4 -Person
Area Median Income:
$66,300
Extremely Low
13950
16240
20420
24600
28780
32960
3714040350
41320
Very Low Income 23250 26550 29850 33150 35850 38500 41150
43800
Low Income 37150 42450 47750 53050 57300 61550 65800
70050
Median Income 46400 53050 59650 66300 71600 76900 82200
87500
Moderate Income 55700 63650 71600 79550 85900 92300 98650
105000
San Luis Obispo County
4 -Person
Area Median Income:
$63,200
Extremely Low
17150
19600
22050
24600
28780
32960
37140
41320
Very Low lncome28600 32700 36800 40850 44150 47400 50700
53950
Low Income 45750 52300 58850 65350 70600 75850 81050
86300
Median Income 58250 66550 74900 1 83200 89850 96500 103150
109800
Moderate Income 69900 79900 89850 99850 107850 115850 3238001
131800
75B-54
County
Income
Category
Number of Persons in Household
1 2 1 3 1 4 1 5 1 8 1 7 8
Last page instructs howto use income limits to determine applicant eligibility and calculate affordable housing cost and rent
San Mateo County
4 -Perron
Area Median Income:
$115,300
Extremely Low
27650
31600
35550
39500
42700
45850
49000 1
521511
1
VeryLowlncome 146100 52650 59250 65600 71100 76350 81600
86900
Low Income 73750 84300 94850 105350 113800 122250 130650
139100
Median Income 1 80700 92250 103750 115300 124500 133750 142950
152200
Moderate Income 96850 110700 124500 138350 149400 160500 1715501
182600
Santa Barbara County
4 -Person
Area Medan Income:
$77,100
Extremely Low
18900
21600
24300
27000
29200
1 32960
1 37140 1
41320
Very Low Income 31500 36000 40500 45000 48600 52200 55800
59400
Low Income 50450 57650 64850 72050 77850 1 83600 89350
95150
Median Income 1 53950 61700 69400 77100 83250 1 89450 95600
101750
Moderate Income 1 64750 74000 83250 92500 99900 1 107300 114700
122100
Santa Clam County
4 -Person
Area Medan Income:
$113,300
Extremely Law
1 25100
1 28650
1 32250 1
35800 1
38700
.41550
44400
47300
Very Low Income 141800 47800 53750 59700 64500 69300 74050
78850
Low Income 59400 67900 76400 84900 91650 98450 105250
112050
Median Income 1 79300 1 90550 1 1019501 1133001 1223501 131450 140500
149550
Moderate Income 1 95150 1 1087501 1223501 1359501 1468501 157700 168600
179450
Santa Cruz County
4 -Person
Area Medan Income:
$87,000
Extremely Low
21200 1
24200 1
27250
1 30250,1
32700 1
35100
37550 1
41320
Very Low Income 35300 40350 45400 50400 54450 58500 62500
66550
Low Income 56500 64550 72600 80650 87150 93600 100050
106500
Median Income 60900 1 69600 78300 67000 1 93950 1 100900 107900
114850
Moderate Income 73100 1 83500 1 93950 1 1044DOI 1127501 121100 129450
137800
Shasta County
4 -Person
Area Medan Income:
$61,800
Extremely Low
13000
16240
20420
24600
28780
3296037140
37140 1
40800
VeryLowlncome 21650 24750 27850 30900 33400 35850 38350
40800
Low Inane 34550 39600 44550 49450 53450 57400 61350
65300
Medan income 43250 49450 55600 61800 .66750 71700 76650
81600
Moderate Income 51900 59300 66750 74150 80100 86000 91950 1
97900
Siena County
44 lson
Area Medan Income:
$71,800
Extremely Low
14800
16900
20420
24600
28780
32960
37140 1
41320
Very Low Income L§52'2031650 35150 38000 40800 43600
46400
Low Income 39400 45000 50650 56250 60750 65250 69750
74250
Median Income 50250 57450 64600 71800 77550 83300 89050
94800
Moderate Income 1 60300 68900 77550 86150 93050 99950 106850
113700
SiskiyouCountyExtremelYLow
4 -Penton
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
37140
39550
Very Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Intone 33550 38350 4315047900 51750 55600 59400
63250
Medan Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 1 71900 77650 83400 89150
94900
Solana County
4•Pel on
Area Medan Income:
$82,600
Extremely Low
17400
19850
22350
24800
28780
32960
37140
41320
Very Low Income 28950 33050 37200 41300 44650 47950 51250
54550
Low Income 45500 52000 58500 65000 70200 75400 80600
85800
Median Income 57800 66100 74350 82600 89200 95800 102400
109050
Moderate Income 69350 79300 1 89200 1 99100 1 1070501 114950 122900
130800
75B-55
County
Income
Category
Number of Persons in Household
1 1 2 1 3 1 4 1 5 1 6 1 7 1 8
w
Last page instructs hoto use income limits to determine applicant eligibilityand calculate affordable housing cost and rent
Sonoma County
4 -Pelson
Area Medan Income:
$83,900
Extremelv Low
18550
21200
23850
26450
28780
32960
37140
41320
Very Low Income 30850 35250 39650 44050 47600 51100 54650
58150
Low Income 49350 56400 63450 70500 76150 81800 87450
93100
Medan Income 58750 67100 75500 83900 90600 97300 104050
110750
Moderate Income 70500 80550 90650 100700 108750 116800 124850
132900
Stanislaus County
4 -Person
Area Medan Income:
$62,000
Extremely Low 1
13050
1 16240 1
20420 1
24600
28780
32960
37140 1
39550
VeryLowlncome 21700 24800 27900 31000 33500 36000 38450
40950
Low Income 34750 39700 44650 49600 53600 57550 61550
65500
Medan Income 43400 49600 55800 62000 66950 71900 76900
81850
Moderate Income 52100 59500 66950 74400 80350 86300 92250
98200
Sutter County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
37140
39550
VeryLowlncome 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 52750 55600 59400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 1 50350 57500 64700 71900 77650 83400 89150
94900
Tehama County
4 -Person
Area Medan Income:
- $59,900
Extremely Low
12600
16240
20420
24600
28780
32960
37140 1
39550
Very Low income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 4315047900 51750 55600 59400
63250
Medan Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Trinity County
4 -Person
Area Median Income:
$59,960
Extremely Low
12600
16240
20420
24600
28780
32960
37140 1
39550
Very Low Income 21000 24000 27000 1 29950 32350 34750 37150
39550
Low Income 33550 38350 43150T 47900 51750 55600 59400
63250
Medan Income 41950 47900 53900T 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Tulare County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960
$7140
39550
Very Low Income 21000 24000 27000 1 29950 32350 34750 1 37150
39550
43150 47900 51750 55600 59400
Low Income 335M57500
63250
Medan Income 41953900 69900 64700 69500 74300
79050
Moderate Income 50364700 71900 77650 83400 89150
94900
Tuolumne County
4-Percon
Area Medan Income:
$66,700
Extremely Low
13950
16240
20420
24600
28780
32960
37140
40890
Very Low Income 23250 26600 29900 33200 35900 38550 41200
43850
Low Income 37200 42500 47800 53100 57350 61600 65850
70100
Median Income 46700 53350 60050 66700 72050 77350 82700
88050
Moderate Income 56050 64050 72050 1 80050 86450 92850 99250
105650
Ventura County
4 -Person
Area Medan Income:
$89,300
Extremely Low
21000
24000
27000
29950
32350
34750
37150
41320
Very Low Income 35000 40000 45000 49950 53950 57950 61950
65950
Low Income 55950 63950 71950 79900 8630D 92700 99100
1
105500
Median Income 62500 71450 80350 1 89,300 96450 103600 110750
117900
Moderate Income 75000 85700 96450 1 107150 115700 124300 132850
141450
75B-56
County,
Income
Category
i Number of Persons in Household
1 2 1 3 1 4 1 5 1 6 1 7 8
Last page hrstructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Yolo County
4 -Person
Area Medeut Income:
576,900
Extremely Low
16150
18450
20750
24600
28780
32960
37140
41320
Very Low Income 26950 30800 34650 38450 41550 44650 47700
50800
Low Income 43050 49200 55350 61500 66450 71350 76300
81200
Median Income 53650 61500 69200 76900 83050 89200 95350
101500
Moderate Income 64600 73850 83050 92300 99700 107050 114450
121850
Yuba County
4 -Person
Area Medan Income:
$59,900
Extremely Low
12600
16240
20420
24600
28780
32960 1
37140
39550
Very Low Income 21000 24000 27000 29950 32350 34750 37150
39550
Low Income 33550 38350 43150 47900 51750 55600 59400
63250
Median Income 41950 47900 53900 59900 64700 69500 74300
79050
Moderate Income 50350 57500 64700 71900 77650 83400 89150
94900
Instructions:
Egg ibTdy Determination:
Use household sae income category figures in this chart Determ*Me efgibadrybased on actual numberof persons in
household and total of gross income fora0 persons.
Determination of Income Limit for Households Larger than Eight Persons:
Per person (PP) adustrnent above 0: (1) multiply 4 -person income limit by eight percent (8%). (2) multiply result by number of
persons in excess of eight. (3) add the amount to the 8 -person income lunit, and (4) round to the nearest S50.
Yuba County
EXAMPLE
4persms 6%pPAdj +8
persod
=9 persons
Extremely Low
24.600
1969
39550
41.500
Very Lwi Income
29.950
2390
39,550
41,950
Lower Income
47.900
3832
63.230
67.100
Moderate Income
71.900
577521
04.001
10D.650
Calculation of Housing Cost and Rent:
Refer to Heath & Safety Code Sections 500525 and 50053. Use benchmark household size and multiply
against applicable percentages defined in H&SC using Area Median Intone identified in this chart
Determination of Household S"ae:
eperson+ 8%A4x2j=IOpersorn
38.550
3936 43.500
39.550
4792 44.350
63.250
7664 70.900
94.900
11504 106.400
For projects vath no federal assistance. household size is set at number of bedrooms in unit plus one.
For projects vrith federal assistance, household size may be set by multiplying t.5 against the number of bedrooms in unit
HUD Income Limits release: 4117!2017
HUD FY 2017 California median incomes:
State median income: $73,300
Metropolitan county median income: 573,600
Non -metropolitan county median income: $59,9DD
NoDA. Authority cited Section 50093. Health and Safety Code. Reference: Sections 500795, MD93. 50105 and 50105, Health and Safety
Cade
75B-57
Exhibit D:
Homes for Sale and Rent Listings
SM for Sale in Santa Ana
Address
Bedrooms
Purchase Price
Median Price.
1025 W. Myrtle Street
2
5425,000
S480,0DD
2217 W. Elder Avenue 2 $480,000
2145 W. Civic Center Drive 2 $689,900
1511 N. Fairmont Street 2 $458,000
2023 Barclay Court 2 - $589,900
14111 Clarissa Lane 2 5699,000
2116 Birch Street 2 $469,000
2011 Kilson Drive 2 5465,000
327 Normandy Place 2 5499,990
525 E. Adams Street 2 $489,900
1619 Haven lane 2 5450,000
1301 S. Van Ness Avenue 2 $469,000
3717 S. Sea Of 2 5605,000
1703 Lorena Lane
3
$549.000
S599,DDD
2028 S. Olive Street 3 $485,900
1905 W. Hall Avenue 3. 5530,000
2426 Larchmont Avenue 3' $737,900
1032 Hickory Street 3 5515,000
701 Catalina Avenue 31 5659,000
1346 Rosewood Avenue 3, $549,000
1001 Faldawn Street 3 S550,000
2513 W. Adrin Way 3' 5524,900
1315 E. Greenview Drive 3 $695,000
1662 Kenneth Drive 3 S849,000
2014 Al. Bush Street '3 $699,900
2222 N. Ross Street 3 S719,900
2725 Huckleberry Road 3, 5630.000
1322 S. Doreen Way 9 5533,000
3618 W. Kent Avenue 3 $619,000
309 E. 17th Street 3 S599,000
1733 Raymar Street 3 5749,900
2141 N. Forest Avenue 3 $560,000
75B-58
Apartment/Condo/SFR3 for Rent in Santa Ana '
Address
city
Bedrooms
Rent
Median Price
623 N. Bristol Street
Santa Ana
1:
$1,675
$1;500,
122 W_ Brook Street, #D Santa Ana 1, $1,350
1402 N. Baker Street Santa Ana 1 $1550
750 Park Center Drive Santa Ana •1. $1,650
530 E. 14th Street, #8 Santa Ana '1; $1,295
1042 Cabrillo Park Drive Santa Ana 1 $1,499
421 E. Stith Street, # 410 Santa Ana 1, $1,325
1610 N. Broadway Santa Ana 1 $1,325
819 W. Washin,Ron Avenue .Santa Ana 1: $1,275
831 N. Minter5treet Santa Ana 1' S1,500
1507 N. Durant Street Santa Ana 1 51,5011
1218 W. Brook Street Santa Ana 11 S1,350
2829 S. Fairview Street Santa Ana 1• $1,50D
1078 Cabrillo Park Drive, #AB Santa Ana 1: 51,550
318 S. Broadway
Santa Ana
2
$1,775
-
$1,875
1345 Cabrillow Park Drive, # R11 Santa Ana - 2 $1,90D
701 W_ 1st Street, # D 102 Santa Ana 2 $1,600
2708 W. Keller Avenue, # 2 Santa'Ana 2 $1,895
1802 N. Spurgeon Street Santa Ana 2 $2,400
2040 E_ Wellington Avenue Santa Ana 2 $2,495
412 Baker Street Santa Ana 2 S1,65D
1815 N. Wesnvood Avenue. #A Santa Ana 2 $2,395
1008 E. Washington Avenue, #A Santa Ana 2 $1,600
3,405 S. Main Street, Unit L SantaAna 2 $2,500
3103 S. Bristol Streetr, Apt 274 Santa Ana 2 $1,875
2521 W. SunflovlerAvenue Santa Ana -2 51,950
219 S. Ross Street Santa Ana 2 $1,750
313 E. Pine Street, # 15 Santa Ana 2 51,850
1507 Durant Street Santa Ana 2 $1,600
703 W_ 1st Street Santa Ana .2 $1,600
36455 Bear Street Santa Ana 2' $2,225
406 E. Grant Street
Santa Ana
''.
52,911
,
_ _ • $2;400:
2510 W. Ungan Lane Santa Ana :3 52,400
111 E. Stanford Street, #A Santa Ana .3' 52,300
1318 S_ Poplar Street Santa Ana 13. $2,395
12671 Singing Wood Drive Santa Ana ;31 $3,30D
406 E. GrantStreet Santa Ana ,3; $2,150
805 W. Stevens Avenue Santa Ana 3 $2550
2414 S. Shelton Street
Santa Ana
4
$3,000
$3,150
1260 N. Harbor Blvd_ Santa Ana 4 $3,150
519 E. 5th Street Santa Ana 4 $2,750
1256 N. Harbor Blvd. Santa Ana 4 53,200
1413 Keegan Way Santa Ana 4 $3,150
75B-59
Exhibit E:
Commercial For Sale and Rent Listings
Commercial Land for Sale inSanta Ana and
Su unding Cities
Address
.Purchase price
Orange
5275,000
Orange
$650,000
Santa Ana
$1,000,000
Orange
$1,600,000
Santa Ana
$3,200,000
Santa Ana
$4,000,000
Anaheim
$4,999,000
Anaheim
$9,50,000
Orange
Not dsdosed
Anaheim
Notdisdosed
Tustin
Notdisdosed
Tustin
Notdisdosed
Tustin
Not disclosed
Tustin
Not disclosed
Tustin
Not disclosed
75B-60
Commercial Landfor Lease in•Santa Ana and
Sutiounding Cities
city
Rental Rate(PSF).
Santa Ana
$0.18
Tustin
50.23
Tustin
$0.23
Tustin
50.23
Tustin
50.23
Tustin
$0.23
Anaheim
5024
Santa Ana
5025-50.35
Orange
$0.28
Anaheim
50.62
Santa Ana
Not disclosed
Santa Ana
Not disclosed
Anaheim
Not disclosed
Anaheim
Not disclosed
Anaheim
Not disclosed
75B-61
Exhibit F:
Business Informational Brochure
Relocation Assistance
Informational Statement!
For Business, Farm & Nonprofit,
(CA State)
Displacing Agency:
City of Santa Ana
Project Name:
Warner Avenue Improvement Project - Phase 1 between Main
Street to Oak Street
Displadna Agency Representative:
Overland, Padfic & Cutler, LLC
I Jenner, Suite 200
Irvine, CA 92618
Phone; (949) 951-5263
r5oanisM1 sceaIaW agents ere available. A neo.vt. e.b fnfj madonen 93iW--4 oorfavor.Ilame a w auentK]
0198<F2m20milmi4 Pa�c8CWer,LLC O 12) P�td10
75B-62
Statement for
Introduction
The property on which you now conduct your business is in an area to be improved by, or financed
through, the Displacing Agency. If and when the project proceeds, and it is necessary for you to move
from the property, you may be eligible for certain benefits. You will be notified in a timely manner as to
the date by which you must move. Please read this information, as it will be helpful to you in determining
your eligibility'and the amount of the relocation benefits you may receive under the law. You will need
to provide adequate and timely information to, determine your relocation benefits. The information is
voluntary, but if you ddnt provide it, you may not receive the benefits or it may take longer to pay you.
We suggest you save this informational statement for reference.
The Displacing Agency has retained the professional firm of Overland, Pacific & Cutler, LLC (OPQ
to provide relocation assistance to you. The firm is available to explain the program and benefits. Than
address and telephone number is listed on the cover.
PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT A NOTICE TO VACATE THE PROPERTY.
However, if you desire to move sooner than required, you must contact your agent at Overland, Pacific
& Cutler, LLC, so you will not jeopardize any benefits. This is a general informational brochure only, and
is not intended to give a detailed description of either the law or regulations pertaining to the Displacing
Agency's relocation assistance program.
Please continue to pay your rent to your current landlord, otherwise you may be evicted and
jeopardize the relocation benefits to which you may be entitled to receive. Once the
Displacing Agency acquires the property, you will also be required to pay rent to the
Displacing Agency.
Summary of Available Relocation Assistance:
A. Advisory assistance to explain the relocation process, the related eligibility requirements, the
procedures for obtaining reimbursement for moving expenses and referrals to suitable replacement
locations.
B. Payment for your moving expenses. You may receive one of the following options:
Option 1: A Payment for Actual Reasonable Moving and Related Expenses; or
Option L• A Fixed Payment In Lieu of a Payment for Actual Moving and Related Expenses
C. Other help to reestablish your business and minimize the Impact of the move including help in
preparing claim forms to request relocation payments.
If you disagree vrdh the Displacing Agency's decision as to your tight to a relocation payment, or the
amount of the payment you may appeal that decision.
C 158]-2R12Ow.lian PadTmBCTL-r, LLC Com- 12) Page 2d 10
75B-63
GENERAL RELOCATION QUESTIONS
1. How will I know I am eligible for relocation assistance?
Ordinarily, eligibility begins on the date the owner of the property receives the Displacing Agency s initial
written offer to purchase the property. Therefore, you should not move before that date or receiving a
notice of eligibility. If you do, you may not be eligible for relocation assistance.
2. How will the Displacing Agency know how much help I need?
You will be contacted at an early date and personally interviewed by an agent of the Displacing Agency.
The interviewer will want to get Information about your current operation, as well as identify movable
personal property and non-movable improvements, determine your needs and preferences for a
replacement location, estimate the time required to vacate the premises and your need for advance
payments. During the interview, you may vent to discuss other Issues relative to your move. It is to
your advantage to provide as much information as pomble so that the Displacing Agency; through its
relocation agent, can assist you in moving with a minimum of hardship. The information you give will be
kept in confidence.
3. How Soon Will I Have to Move?
Every reasonable effort will be made to provide you with sufficient time to find a suitable replacement
location and reestablish your business. If possible, a mutually agreeable date for the move will be worked
out Unless there is an urgent need for the property (e.g., your occupancy would present a health or
safety emergency), you will not be required to move without at least 90 days advance written notice. It
is impoitan% however, that you keep in close contact with the Displacing Agency so that you are aware
of the time schedule for carrying out the project and the approximate date by which you will have to
move.
4. I Own the Property. Will I Be Paid for It Before I Have to Move?
If you reach a voluntary agreement to sell your property ththe Displacing Agency, you will not be required
to move before you receive the agreed purchase price. If the property is acquired through an eminent
domain proceeding, you cannot be required to move before the estimated fair market value of the
property has been deposited with the court (You should be able to withdraw this amount immediately,
less any amounts necessary to pay off any mortgage or other liens on the property and to resolve any
special ownership problems. Withdrawal of your share of the money will not affect your right to seek
additional compensation for your property).
5. Will I Have to Pay Rent to the Displacing Agency Before I Move?
You may be required to pay a fair rent to the Displacing Agency for the period between the acquisition
of your property and the date that you move. Your rent and the terms of your tenancy will be generally
the same as in the prior arrangement
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6. How Will I Find a Replacement Location?
Your-re1ocation agent will provide you with current and continuing information on available replacement
locations that meet your needs. You will also be provided with the names of local real estate agents and
brokers who an assist you in finding the type of replacement location you require. However, you are
urged to take an active role in identifying, and relocating to, a location of your choice., No one knows
your needs better than you do. You will want a facility that provides sufficient space for your planned
activities. You will also want to ensure that there are no zoning or other requirements viliich will unduly
restrict your planned operations. Your relocation agent will explain which kind of moving costs are eligible
for reimbursement and which are not eligible. That will enable you to carry out your move in the most
advantageous manner.
7. What Other Assistance.Will Be Available to Help Me?
in addition to help in finding a suitable replacement location, your relocation agent will help you secure
the services of outside specialists, as necessary, to plan the move, as well as provide assistance during
the actual move and in the reinstallation of machinery and/or other personal property. The range of
services depends on the needs of the business being displaced. You should ask the Displacing Agency's
relocation agent to tell you about the specific services that will be available to you.
8. I Have a Replacement Location and Want to Move. WhatShould I Do?
Before you make any arrangements to more, notify the Displacing Agency's relocation agent, in carting,
of your intention to move. This should be done at least 30 days before the date you begin your move.
The Displacing Agency will discuss the move with you and advise you of the relocation payment(s) for
which you may be eligible, the requirements to be met, and how to obtain a payment
9. I Plan to Discontinue My Business Rather than Move. What Should I Do?
If you have decided to discontinue your business rather than reestablish it, you may still be eligible to
receive a payment Contact the Displacing Agency's relocation agent and discuss your decision to
discontinue your business. You will be informed of the payment, if any, for which you may be eligible,
the requirements to be met, and how to obtain your payment.
10. What 1(inds of Payments for Moving Expenses Will I Receive?
Every business is eligible for a relocation payment to cover the reasonable cost of moving. Assuming you
meet certain eligibility criteia, you may choose one of the following options:
Option 1: A Payment for Actual Reasonable Moving and Related Expenses; or
Option 2: A Fixed Payment In Lieu of Moving and Related Expenses
These payment options are described below:
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Option 1: Payment for Actual Reasonable Moving and Related Expenses
If you choose a Payment for Actual Reasonable Moving And Related Expens s, you may claim the cost of:
1. Transportation of personal property from your present location to the replacement location. (Generally,
bansportation costs are limited to a distance of So miles. If you plan to move beyond 5o miles, discus,
your planned move with the Displacing Agency.)
2. Padding, sating, unaalmg, and unpacking personal property.
3. Disconnecting, dismantling, removing, reassembling, and reinstalling relocated machinery, equipment, and
other personal property, and certain substitute personal property. This includes connection to utilities
available within the building. It also includes modifications to the personal property, including those
mandated by Federal, State or local law, code or ordinance, necessary to adapt it to the replacement
structure, the replacement site, or the utilities at the replacementsite, and modifications necessary to adapt
the utilities at the replacement site to the personal property.
4. Storage of the personal property determined to be necessary by the Displacing Agency, not to exceed 12
months, unless the Displacing Agency determines that a longer period is warranted.
S. Insurance for the replacement value of the personal property in connection with the move and necessary
storage.
6. The replacement value of property lost, stolen or damaged in the process of moving (not through fault or
negligence of the displaced person, his or her agent or employee), where insurance covering such las,
theft or damage is not reasonably available.
7. Any license, permit, fees or certification required of your business at the replacement location However,
$e payment may be based on the remaining useful life of the existing license, perm}, fees or certification.
B. Reasonable and oreauthortz professional service„ the Displacing Agency determines to be necessary for
(i) planning the move of the personal property, (fn) moving the personal property, and (iii) installing thio
relocated personal property at the replacement location.
9. Re -let signs and replacing stationary on hand at the time of displacement that is made obsolete as a
result of the move.
10. Actual direct loss of personal property incurred as a result of moving or discontinuing your business. The
payment will consist of the lesser of:
(i) The fair market value in place of the item, as is for continued use at the displacement site, less the
proceeds from its sale. (To be eligible for payment, you must make a good faith effort to sell the
personal property, unless the Displacing Agency determines that such effort is not necessary.
When payment for property loss is claimed for goods held for sale, the fair market value will be
based on the cost of the goods to the business, not the potential selling price.); or
(fi) The estimated cost of moving the item as is, but watt no allowance for storage; or for recamecti g
a piece of equipment if the equipment is in storage or not being used at the acquired site. (If you
elect to discontinue your busing, the estimated cost will be traced on a moving distance of 50
miles.)
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11. Purchase of substitute personal property. If an item of personal property which is used as part of your
business is not moved but is promptly replaced with a substitute item that performs a comparable function
at the replacement she; you will be entitled to payment for the lesser of:
(1) The cost of the substitute item, including installation costs at the replacement site, minus any
proceeds from the ;ale or badein of the replaced item; or
(G) The estimated cost of moving and reinstalling the replaced item but with no allowance for storage.
At the Displacing Agencys discretion, the estimated cost for a loco cost or uncomplicated move
may be based on a single bid or estimate.
12. The reasonable cost incurred In attempting to sell an item that is not relocated.
13. Searching for a replacement location. Your business is entitled to reimbursement for actual expenses, rat
to exceed $1,000 as the Displacing Agency determines to be reasonable, vrhich are incurred in searching
for a replacement location including:
• Transportation expenses
• Time spent searching for a replacement location, based on a reasonable salary or earnings
• Reasonable fees paid to real estate agents or brokers to find a replacement location (not fees related
to the Mase of a site)
• Meals and lodging away from home
The Displacing Agency representative will explain all efigble mdving costs, as well as, those vArich are not eligible.
You must be able to account for all costs that you incur, so keep all your receipts. The Displacing Agency will
inform you of the documentation needed to support your claim.
You may minimize the amount of documentation needed to support your claim, if you elect to "self -move Your
property. Payment for a self -nave is based on the amount of an acceptable low bid or estimate obtained by the
Displacing Agency. If you self -move, you may nave your personal property using your own employees and
equipment or a commercial mover. if you and the Displacing Agency cannot agree on an acceptable amount to
cover the cost of the self -move, you will [rave to submit full documentation in support of your claim.
You may elect to pay your moving cost yourself and be reimbursed by the Displacing Agency or, if you prefer, you
may have the Displacing Agency pay the mover directly, in either case, let the Displacing Agency know before you
move. Select your mover with care. The Displacing Agency representative can help you select a reliable and
reputable mover.
When a payment for "actual direct loss of personal property" or "substitute personal property" is made for an item,
the estimated cost of moving the hem may be based on the lowest acceptable bid or estimate obtained by the
Displacing Agency. If of sold or traded -in, the item must remain at the old location and ownership of the item
must be transferred to the Displacing Agency before you may receive the payment
In addition to the reimbursable expenses described above, a small business, farm or orrprofh organization may
be eligible to receive a payment of up to $10,000 for expenses actually incurred in relocating and reestablishing
such operation at a replacement she. 11gible expenses must be reasonable and necessary, as determined by the
Displacing Agency. They may include but are of limited to the following:
1. Repairs or improvements to the replacement real property as required by federal, state or local law, code
or ordinance.
2. Modification, to the replacement property to accommodate the business operation or make replacement
stuctnes suitable for conducting the business.
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3, Conduction and Installation cosi, for exterior signage to advertise the business.
4. Provision of utilities from right-of-way to improvements on the replacement site.
5. Redecoration or replacement of soiled or worn surfaces at the replacement site, such as paint, paneling or
carpeting.
6. Licenses, few, and permits where not paid as part of moving expenses.
7. Feasibility survey-,., sort testing and marketing studies.
8. Advertising of replacement location.
9. Professional services in connection with the purchase or Lease of a replacement site.
10. Estimated increased cost of operation during the first 2 years at the replacement site, for such item as:
Lease or rental charges
Personal or real property taxes
Insurance premium.^,
utility Chayes (excluding impact fees)
11. Impact fees or one-time ass�essnant; for anticipated heavy utility usage.
12. Other items that the [Displacing Agency considers essential to the reestablishment of the business.
The fdloving is a non-exdusive listing of reestablishment expenditures not considered to be reasonable, necessary
or otherAse eligible:
• Purchase of capital assets, such as, office furniture, filing cabinets, machinery or trade fixtures.
• Purchase of manufacturing materials, production supplies, product inventory, or other items used in the
normal course of the business operation.
• Interior or exterior refurbishment at the replacement site, except as otherwise provided for under the
business reestablishment payment
• Interest cost associated v ith any relocation expense or &.a purchase of replacement property.
• Paymantto a part-time business in the home which does not contribute materially to the household income.
Option 2: Fixed payment In Lieu of a payment for Actual Reasonable Moving and Related
Expenses
A displaced business, non-profit organization or form may be eligible to choose a fixed payment in fieu of the
payments for actual moving and related expenses and actual reasonable reesablishment expenses. The payment
may not be less than $1,000.0D or more than $20,000.00. For a business or farcy the payment is based on the
average annual net earnings before Federal, State and local income taxes during the 2 taxable year. immediately
Prix to the taxable year in which it was displaced. For a non-profit organization, the payment is based on the
average of 2 years annual groes revenues lass administrative expense--.
In order to qualify for flit payment, the Displacing Agency must determine that:
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1. Is not operated solely for rental purposes.
2. Cannot be relocated without a substantial loss of Its existing patronage, based on a consideration of all
pertinent circumstances indud'mg such factor as the type of business conducted, the nature of clientele,
the relative importance to the dsplaced business of its present and proposed location, and the availability
of a suitable relocation site.
3. Is not pat of a commercial enterprise having no more than three (3) other establishments which are not
being acquired for a project and which is engaged in the same or stmilar business activities.
4. Had average annual aro^ receipt, of at least $5,000.00 during the two taxable year. prior to displacement,
or the businees had average annual net earrings of a least 1,000.00 during the two taxable year. prior to
displacement, or the business contributed at least 331/3 percent of the total cross income of the cwne(s)
during each of the two taxable years prior to displacement
A dimlaced nonprofit organization:
Cannot be relocated without a substantial loss of its existing patronage (the term "existing patronage' as
used in connection with a nonprofit organization includes the membership, pe sons, community, or
clientele served or affected by the activities of the nonprofit organization), and,
2. Is not apart of an enterprise having more than twee (3) other establishments not being acquired which
is engaged in the same or similar activity.
A displaced farm operation:
1. Must meet the definition of a farm operation prior to its acquisition.
Thea average annual net earnings of a business or farm operation are one-half of it net earnings before Federal,
State, or local income taxes during the two (2) taxable years immediately prim to the taxable year in which it was
displaced. If not in business for a full two years prior to displacement, the net eaminas shall be based on the actual
period of opet ation at the acquired site projected to an annual rate. Average nef earrings may be based on a
different period of time when the Displacing Agency determines it to be more equitable. Net earnings include any
compensation paid to the owners of the business, a spouse or dependents. The displaced person shall furnish the
Displacing Agency proof of net earnings through income tax returns, certified fenandal statements, or other
reasonable evidence which the Displacing Agency detenr ines is satisfactory.
For a qualified non-profit organization, gross earnings may indu& membership fees, class fees, cash donations,
tithes and receipts from sales or other fortes of fund collection that enables the non-profit organization to operate.
Administrative expenses are those for adminishative support such as rent, utilities, salaries, advertising and other
like items as well as fund racing expenses. Operating expenses for carrying out the purposes of the non-profit
organization are not included in administrative expenses. The monetary receipts and expense amount may be
verified with certified financial statements or financial documents required by public agencies.
YOU
your
and the documentation
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11. I Own an Outdoor Advertising Display. What Relocation Payment Will I Receive?
As the owner of an outdoor advertising display, you are eligible for a Relocation Payment For Actual
Reasonable Moving and Related Expenses. You are not eligible to receive a Payment In Lieu Of a
Payment For Actual Reasonable Moving and Related Expenses.
If you choose not to relocate or replace the sign, the payment for "direct loss of personal property" would
be the lesser of. (1) the depredated reproduction cost of the sign, as estimated by the Displacing Agency,
less the proceeds fiom its sale, or (2) the estimated cost of moving the sign without temporary storage.
The Displacing Agency will inform you as to the exact costs that may be reimbursed.
12. How do I File a Claim for a Relocation Payment?
You must file a claim for a relocation payment. The Displacing Agency will provide you with the required
claim forms, assist you In completing them, and explain the type of documentation that you must submit
in order to receive your relocation payments. If you must pay any relocation expenses before you move
(e.g., because you must provide a security deposit if you lease your new location), discuss your financial
needs with the Displacing Agency. You may be able to obtain an advance payment An advance payment
may be placed in "escrow" to ensure that the move rill be completed on a timely basis.
If you are a tenant, you must file your claim within 18 months after the date you move. If you own the
property, you must file within 18 months after the date you move, or the date you receive the final
acquisition payment, whichever is later. However, it is to your advantage t file as soon as possible after
you move. The sooner you submit your claim, the sooner it can be processed and paid. If you are unable
to file your claim within 18 months, the Displacing Agency may extend this period.
You will be paid promptly afteryou file an acceptable claim. If there is any question regarding your light
to a relocation payment or the amount of the payment, you will be. notified, in writing, of the problem
and the action you may take to resolve the matter.
13. Non -Discrimination
No person shall on the grounds of race, color, national origin or sex, be excluded from participation in,
be denied the benefits of, or be subjected to discrimination under the Displacing Agency's relocation
assistance program pursuant to Title VI of the Civil Rights Act of 19K Title VIII of the Civil Rights Act
of 1968, and other applicable state and federal anti -discrimination laws. You may file a complaint if you
believe you have been subjected to discrimination. For details contact the Displacing Agency.
14. Appeals
Any person aggrieved by a determination as to eligibility for, or the amount of, a payment authorized by
the Displacing Agency's Relocation Assistance Program may have Hie appeal application reviewed by the
Displacing Agency in accordance with its appeals procedure. Complete details on appeal procedures are
available upon request from the Displacing Agency.
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15. Tax Status of Relocation Benefits
California Government Code Section 7269 indicates no relocation payment received shall be considered
as income for the purposes of the Personal Income Tax Law, Part 10 (commencing with Section 170 01)
of Division 2 of the Revenue. and Taxation Code, or the Bank and Corporation Tax law, Part 11
(commencing with Section 23001) of Division 2 of the Revenue and Taxation rode. Furtheimore, federal
regulations (49 CFR Part 24, Section 24.209) also indicate that no payment received under this part (Part
24) shall be considered as income for the purpose of the Internal Revenue Code'of 1954, which has been
redesignated as the Internal Revenue Code of 1956. No federal' dollars are anticipated for this project
Therefore, federal regulations may not apply and the IRS may consider relocation payments as income
The preceding statement is not tendered as legal advice in regard to tax consequences, and displacees
should consult with their own tax advisor or legal "counsel to determine the current status of such
payments.
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16. Additional Information
If you have further questions after reading this brochure, contact Overland, Pacific & Cutler, LLC and
discuss your concerns with your relocation agent. You may wish to review the California Relocation
Assistance Act regulations which describe the relocation process in more detail.
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Exhibit G:
Residential Informational Brochure
—Relocation Assistance
Informational Statements
for Families and Individuals
(CA state)
Displacing Agency_
City of Santa Ana
Project Name:
Warner Avenue Improvement Project - Phase 1 between Main
Street to Oak Street
Displacing Agency Representative:
Overland, Pacific & Cutler, LLC
Benner, Suite 200
Irvine, CA 92618
Phone: (949) 951-5263
Informational Statement Content:
1. General Information
2. Assistance In Locating A Replacement Dwelling
3. Moving Benefits
4. Replacement Housing Payment - Tenants And Certain Others
5. Section 8 Tenants
6. Replacement Housing Payment— Homeowners
7. Qualification For And Fling Of Relocation Claims
8. Last Resort Housing Assistance
9. Rental Agreement
10. Evictions
11. Appeal Procedures — Grievance
12. Tax Status of Relocation Benefits
13. Non -Discrimination and Fair Housing
14. Additional Information And Assistance Available
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i informational Statement for Families and Individuals;
(CA State)
1. GENERAL INFORMATION
The dwelling in which you now live is in a project area to be improved by, or financed through, the
Displacing Agency using state and/or local funds. If and when the project proceeds, and it is necessary
for you to move from your dwelling, you may be eligible for certain benefits. You vdil be notified in a
timely manner as to the date by which you must move. Please read this information, as it will be
helpful to you in determining your eligibility and the amount of the relocation benefits you may receive
under the state law. You will need to provide adequate and timely information to determine your
relocation benefits. The information is voluntary, but if you don't provide it, you may not receive the
benefits or it may take longer to pay you. We suggest you save this informational statement for
reference.
The Displacing Agency has retained the professional firm of Overland, Pacific & Cutler, LLC (OPC)
to provide relocation assistance to you. The firm is available to explain the program and benefits. Their
address and telephone number is fisted on the cover.
PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT A NOTICE TO VACATE YOUR
DWELLING. However, if you desire to move sooner than required, you must contact your agent at
Overland, Pacific & Cutler, LLC., so you will not jeopardize any benefits. This is a general informational
brochure only, and is not intended to give a detailed description of either the law or regulations
pertaining to the Displacing Agency's relocation assistance program.
Please continue to pay your rent to your current landlord, otherwise you may be evicted
and jeopardize the relocation benefits to which you may be entitled to receive. Once the
Displacing Agency acquires the property, you will also be required to pay rent to the
Displacing Agency.
2. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
The Displacing Agency, through its representatives, will assist you in locating a comparable
replacement dwelling by providing referrals to appropriate and mailable housing units. You are
encouraged to actively seek such housing yourself.
When a suitable replacement dwelling unit has been found, your relocation agent will any out an
inspection and advise you as to whether the dwelling unit meets decent, safe and sanitary housing
requirements. A decent, safe and sanitary housing unit provides adequate space for its occupants,
proper weatherproofing and sound heating, electrical and plumbing systems. Your new dwelling must
pass inspection before relocation assistance payments can be authorized.
3. MOVING BENEFITS
If you must move as a result of displacement by the Displacing Agency, you will receive a payment to
assist in moving your personal property. The actual, reasonable and necessary expenses for moving
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your household belongings may be determined based on the following methods:
• A Fused Moving Payment based on the number of rooms you occupy (see below); or
• A payment for your Actual Reasonable Moving and Related Expenses based on at least two
written estimates and receipted bills; or
• A combination of both (in some cases).
For example, you may choose a Self -Move, receiving a payment based on the Fixed Residential Moving
Cost Schedule shown below, plus contract with a professional mover to transport your grand piano and
/or other items that require special handling. In this case, there may be an adjustment in the number
of rooms which qualify under the Fixed Residential Moving Cost Schedule.
A. Fused Moving Payment (Self -Move)
A Fixed Moving Payment is based upon the number of
rooms you occupy and whether or not you own your
own furniture. The payment is based upon a schedule
approved by the Displacing Agency, and ranges, for
example, from $475.00 for one furnished room to
$2,505.00 for eight rooms in an unfurnished dwelling.
(For details see the table). Your relocation agent will
inform you of the amount you are eligible to receive, if
you choose this type of payment.
If you select a fixed payment, you will be responsible
for arranging for your own move, and the Displacing
Agency will assume no liability for any loss or damage
of your personal property. A fixed payment also
includes utility hook-ups and other related moving fees.
Fnced Moving Schedule
CALIFORNIA Effective 2015
Occupant Owns Furniture:
1 room $725
2 rooms $930
3 rooms $1,165
4 rooms $1,375
5 rooms $1,665
6 rooms $1,925
7 rooms $2,215
0 rooms $2,505
Each additional room V65
Occupant does NOT Own
Furniture:
1 room $475
Each additional room 90
B. Actual Moving Expense (Professional Move)
If you wish to engage the services of a licensed commercial mover and have the Displacing
Agency pay the bill, you may claim the ACTUAL cost of moving your personal property up to 50
miles. Your relocation agent will inform you of the number of competitive moving bids (if any)
which may be required, and assist you in developing a "mover" scope of services for Displacing
Agency approval.
4. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS
You may be eligible for a payment of up to $5,250.00 to assist you in renting or purchasing a
comparable replacement dwelling. In order to qualify, you must either be a tenant who has occupied
the present dwelling for at least 90 days prior to the initiation of negotiations or an owner who has
occupied the present dwelling between 90 and 100 days prior to the initiation of negotiations.
A. Rental Assistance. If you qualify, and wish to rent your replacement dwelling, your maximum
rental assistance benefits will be based upon the difference over a forty-two (42) month period
between the rent you must pay for a comparable replacement dwelling and the lesser of your
current rent and estimated utilities or thirty percent (30916) of your gross monthly household
income. You will be required to provide your relocation agent with monthly rent and household
income verification prior to the determination of your eligibility for this payment.
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B. Down -payment Assistance. If you qualify, and wish to purchase a home as a replacement
dwelling, you can apply up to the total amount of your rental assistance payment towards the
down -payment and non-recurring incidental expenses. Your relocation agent will clarify procedures
necessary to apply for this payment.
Where a tenant is sharing a dwelling with an owner -occupant and paying the ovmer-occupant rent for
the privilege, the tenant shall not be entitled to more than one-half of the rental assistance otherwise
payable.
5. SECTION 8 TENANTS
When you do move, you may be eligible to transfer your Section 8 eligibility to a replacement site. In
such cases, a comparable replacement dwelling will be determined based on your family composition at
the time of displacement and the current housing program criteria. This may not be the size of the
unit you currently occupy. Your relocation agent will provide counseling and other advisory services
along with moving benefits.
6. REPLACEMENT HOUSING PAYMENT- HOMEOWNERS
A. If you own and occupy a dwelling to be purchased by the Displacing Agency for at least 180 days
prior to the initiation of negotiations, you may be eligible to receive a payment of up to $22,500.00
to assist you in purchasing a comparable replacement unit. This payment is intended to cover the
following items:
1. Purchase Price Differential - An amount which, when added to the amount for which
the Displacing Agency purchased your property, equals the lesser of the actual cost of
your replacement dwelling; or the amount determined by the Displacing Agency as
necessary to purchase a comparable replacement dwelling. Your relocation agent will
explain both methods to you.
2. Mortgage Interest Differential - The amount which covers the increased interest
costs, if any, required to finance a replacement dwelling. Your relocation agent vdil
explain limiting conditions.
3. Incidental Expenses - Those one time incidental costs related to purchasing a
replacement unit, such as escrow fees, recording fees, and credit report fees. Recurring
expenses such as prepaid taxes and insurance premiums are not compensable.
B. Rental Assistance Option - If you are an ovmer-occupant and choose to rent rather than
purchase a replacement dwelling, you may be eligible for a rental assistance payment of up to
the amount that you could have received under the Purchase Price Differential, explained
above. The payment will be based on the difference between an economic rent of the dwelling
you occupy and the rent you must pay for a comparable replacement dwelling.
If you receive a rental assistance payment, as described above, and later decide to purchase a
replacement dwelling, you may apply for a payment equal to the amount you would have
received if you had initially purchased a comparable replacement dwelling, less the amount you
have already received as a rental assistance payment.
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7. QUALIFICATION FOR, AND FILING OF, RELOCATION CLAIMS
To qualify for a Replacement Housing Payment, you must rent or purchase and occupy a comparable
replacement unit within one year from the following:
• For a tenant, the date you move from the displacement dwelling.
• For an owner -occupant, the latter of:
a. The date you receive final payment for the displacement dwelling, or, in the case of
condemnation, the date the full amount of estimated just compensation is deposited in
court,: or
b. The date you move from the displacement dwelling.
All claims for relocation benefits must be filed with the Displacing Agency within eighteen (18)
months from the date on which you receive final payment for your property, or the date on which you
move, whichever is later.
8. LAST RESORT HOUSING ASSISTANCE
If comparable replacement dwellings are not available when you are required to move, or H
replacement housing is not available within the monetary Omits described above, the Displacing Agency
will provide Last Resort Housing assistance to enable you to rent or purchase a replacement dwelling
on a timely basis. Last Resort Housing assistance is based on the individual circumstances of the
displaced person. Your relocation agent will explain the process for determining whether or not you
qualify for Last Resort assistance.
If you are a tenant, and you choose to purchase rather than rent a comparable replacement dwelling,
the entire amount of your rental assistance and Last Resort eligibility must be applied toward the
down -payment and eligible incidental expenses of the home you intend to purchase.
9. RENTAL AGREEMENT
As a result of the Displacing Agency's action to purchase the property where you live, you may become
a tenant of the Displacing Agency. If this occurs, you will be asked to sign a rental agreement which
vdll specify the monthly rent to be paid, when rent payments are due, where they are to be paid and
other pertinent information.
iLilla'tfA! f�]IF.
Any person, who occupies the real property and is not in unlawful occupancy, is presumed to be
entitled to relocation benefits. Except for the causes of eviction set forth below, no person lawfully
occupying property to be purchased by the Agency will be required to move without having been
provided with at least 90 days written notice from the Agency. Eviction will be undertaken only in the
event of one or more of the following reasons:
• Failure to pay rent; except in those cases where the failure to pay is due to the lessors failure to
keep the premises in habitable condition, is the result of harassment or retaliatory action or is the
result of discontinuation or substantial interruption of services;
• Performance of dangerous illegal act in the unit;
• Material breach of the rental agreement and failure to cored breach within the legally prescribed
notice period;
s1 C--2216 C:S::3 ad. F'6X 6 CL5E7. LLC TrLi1 q_sc'e
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• Maintenance of a nuisance and failure to abate within a reasonable time following notice;
• Refusal to accept one of a reasonable number of offers of replacement dwellings; or
• The eviction is required by State or local law and cannot be prevented by reasonable efforts on the
part of the public entity.
11. APPEAL PROCEDURES - GRIEVANCE
Any person aggrieved by a determination as to eligibility for, or the amount of, a payment authorized
by the Displacing Agency's Relocation Assistance Program may have the appeal application reviewed
by the Displacing Agency in accordance with Its appeals procedure. Complete details on appeal
procedures are available upon request from the Displacing Agency.
12. TAX STATUS OF RELOCATION BENEFITS
California Government Code Section 7269 indicates no relocation payment received shall be considered
as income for the purposes of the Personal Income Tax 1-mv, Part 10 (commencing with Section 170
01) of Division 2 of the Revenue and Taxation Code, or the Bank and Corporation Tax law, Part 11
(commencing with Section 23001) of Division 2 of the Revenue and Taxation Code. Furthermore,
federal regulations (49 CFR Part 24, Section 24.209) also indicate that no payment received under this
part (Part 24) shall be considered as income for the purpose of the Intemal Revenue Code of 1954,
which has been redesignated as the Intemal Revenue Code of 1986. No federal dollars are anticipated
for this project. Therefore, federal regulations may not apply and the IRS may consider relocation
payments as income. The preceding statement is not tendered as legal advice in regard to tax
consequences, and displacees should consult with their oven tax advisor or legal counsel to determine
the current status of such payments.
(IRS Cmular 130 dsdosure. To ensure compfrance nath requirements imposed by the IRS, ve inform you that
any tar advice contained in this communication fnduding any attachments) was not intended or written to be
used and cannot be used, for the purpose of i) aroting tax -related peva/des under the Intemal Revenue Cade
or(g)promotng marbAng orrecommend`ng to another party any matters addr&csed herein)
ICA ilolict0 ill0i 11117-1I rltUIIll1-111*11.110111,1)6 C
No person shall on the grounds of race, color, national origin or sex, be excluded from participation in,
be denied the benefits of, or be subjected to discrimination under the Displacing Agency's relocation
assistance program pursuant to Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act
of 1968, and other applicable state and federal anti -discrimination and fair housing laws. You may file a
complaint if you believe you have been subjected to discrimination. For details contact the Displacing
Agency.
14. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
Those responsible for providing you with relocation assistance hope to assist you in every way possible
to minimize the hardships involved in relocating to a new home. Your cooperation will be helpful and
greatly appreciated. If you have any questions at any time during the process, please do not hesitate
to contact your relocation agent at Overland, Pacific & Cutler.
Com, IM -2096 P,etland, Pacific S Cur r. LLC (Fab -13) Page 6 c 6
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Exhibit H:
Public Comments and Response
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jmf 412118
RESOLUTION NO. 2018 -XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA APPROVING THE RELOCATION PLAN
FOR PHASE 1 IMPROVEMENTS OF THE WARNER
AVENUE IMPROVEMENTS PROJECT BETWEEN MAIN
STREET AND OAK STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Warner Avenue is a major east -west transportation facility, which is
designated as a major arterial highway in the City of Santa Ana's Circulation Element
of the General Plan. Improving the 1 -mile Warner Avenue segment from Main Street
to Wright Street has been a long-term priority project that is being constructed in
several phases.
B. Effective July 1, 2016, the City Council approved a cooperative
agreement between the City and the Orange County Transportation Authority for the
widening of Wanner Avenue between Main Street and Oak Street.
C. The M2 CTFP Master Funding Agreement (No. C-1-2783), as amended,
committed OCTA to contribute funding for various phases of the Warner Avenue
widening project.
D. The Public Works Agency is acquiring property for development of
Phase 1, bounded by Main Street and Oak Street, and expects to complete the right-
of-way acquisition process by fall 2018. Construction is anticipated to begin in spring
2019.
E. Pursuant to California Government Code section 7260, et seq., a public
entity is required to adopt a relocation plan, by resolution, whenever it enters into an
agreement for acquisition of real property or an agreement for the disposition and
development of property that would lead to displacement of people from their homes.
F. Section 6002 and 6038 of the California Code of Regulations, Title 25,
Chapter 6, et seq., requires the adoption of a Relocation Plan due to the displacement
of residential and business occupants.
G. A relocation plan has been prepared in conformance with applicable
provisions of the California Government Code section 7260, et seq., and the
Relocation Guidelines, California Code of Regulations, Title 25, Chapter 6, and has
-been made available for public review since March 5, 2018. Each potential displaced
Resolu8on No. 2018 -XXX
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jmf 4/2/18
occupant was given written notification regarding the Plan's availability and an
opportunity to submit questions or comments.
H. The primary purpose of the Relocation Plan is to outline the
requirements for moving and re-establishing the displaced residential and business
occupants, and to demonstrate the level of advisory and financial assistance that will
be provided.
I. Based on occupant interviews, needs analyses, and searches for
appropriate replacement sites, the Agency estimates relocation costs to be
approximately $2,081,800.
Section 2. The City Council hereby approves the Relocation Plan for the
acquisition activities for Phase 1 of the Warner Avenue widening plan between Main
Street and Oak Street. A copy of the Plan will be available in the City's Public Works
Agency.
Section 3. In accordance with the Califomia Environmental Quality Act, the
proposed project has been determined to be adequately evaluated in the previously
prepared Final Environmental Impact Report (SCH No. 2012101004) approved by the
City Council on September 1, 2015.
Section 4. This Resolution shall take effect immediately upon its adoption by
the City Council, and the Clerk of the Council shall attest to and certify the vote
adopting this Resolution.
ADOPTED this _ day of 12018.
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By: Gtk
J hn M. Funk
ssistant City Attorney
Miguel A. Pulido
Mayor
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Resolution No. 2018 -XXX
Page 2 of 3
Imf 4/2/18
AYES: Councilmembers:
NOES: Councilmembers:
ABSTAIN: Councilmembers:
NOT PRESENT: Councilmembers;
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the
attached Resolution No. 2018 -XXX to be the original resolution adopted by the City
Council of the City of Santa Ana on 2018.
Date:
Clerk of the Council
City of Santa Ana
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Resotubon No. 2018-)=
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