HomeMy WebLinkAbout122004 Loan Agmts-Orange Hsg Develop CorpREQUEST FOR
COUNCIL/AGENCY
ACTION
MEETING DATE:
DECEMBER 20, 2004
I, 1 IA_:
LOAN AGREEMENTS WITH
HOUSING DEVELOPMENT
AND AUTHORIZATION OF
PLAN
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�docahon ]s,
CLERK OF COUNCIL USE ONLY:
02-0156714"1
L� As Recommended G,'(): I
ORANGE ❑ As Amended pohdo a�JS �Lttn
CORPORATION ❑ Ordinance on tst Reading
RELOCATION ❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For
pl 1
DIRECTOR CITY MANAGER E
RECOMMENDED ACTION
CITY COUNCIL ACTION
CONTINUED TO
a14:8 kill] &I Q=I :1
1. Direct the City Attorney to prepare loan agreements with Orange
Housing Development Corporation for the acquisition and
rehabilitation of four multi - family properties located at 1029,
1101, 1122 and 1126 South Minnie Street in an amount not to exceed
$2,900,000 and authorize the Executive Director of the Community
Development Agency to execute all required documents.
2. Adopt a resolution approving the Relocation Plan for residential
properties located at 1029, 1101, 1122 and 1126 South Minnie Street.
COMMUNITY REDEVELOPMENT AGENCY ACTION
1. Direct the Agency General Counsel to prepare loan agreements with
Orange Housing Development Corporation for the acquisition and
rehabilitation of four multi - family properties located at 1029,
1101, 1122 and 1126 South Minnie Street in an amount not to exceed
$4,500,000 and authorize the Executive Director to execute all
documents as necessary.
2. Authorize payments as identified in the Relocation Plan.
11 •
Loan Agreements with Orange
Housing Development Corporation and
Authorization of Relocation Plan
December 20, 2004
Page 2
COMMUNITY REDEVELOPMENT AND HOUSING COMMISSION RECOMMENDATION
1. Recommended that the City Council:
a) Direct the City Attorney to prepare loan agreements with Orange
Housing Development Corporation for the acquisition and
rehabilitation of four multi - family properties located at 1029,
1101, 1122 and 1126 South Minnie Street in an amount not to
exceed $2,900,000 and authorize the Executive Director of the
Community Development Agency to execute all required documents.
b) Adopt a resolution approving the Relocation Plan for
residential properties located at 1029, 1101, 1122 and 1126
South Minnie Street.
2. Recommended that the Community Redevelopment Agency:
a) Direct the Agency General Counsel to prepare loan agreements
with Orange Housing Development Corporation for the acquisition
and rehabilitation of four multi - family properties located at
1029, 1101, 1122 and 1126 South Minnie Street in an amount not
to exceed $4,500,000 and authorize the Executive Director to
execute all documents as necessary.
b) Authorize payments as identified in the Relocation Plan.
By a vote of 5:0 (Rodriguez absent) at its Regular Meeting of December 7,
2004.
Orange Housing Development Corporation (OHDC) is a California nonprofit
corporation that is dedicated to the development of quality affordable
housing. To date, OHDC has acquired and rehabilitated 16 buildings in
the Cornerstone Village revitalization area. OHDC has entered into
conditional purchase agreements to acquire an additional four, multi-
family properties located at 1029, 1101, 1122 and 1126 South Minnie
Street (Exhibit 1) . They have requested $2.9 million in HOME Program
funds from the City of Santa Ana and $4.5 million in Tax Increment
+� 12
Loan Agreements with Orange
Housing Development Corporation and
Authorization of Relocation Plan
December 20, 2004
Page 3
Housing Set -Aside funds to acquire and rehabilitate these buildings. The
City and Agency will be providing all funding. The Agency's first trust
deed will have an interest rate of six percent. The Agency and City will
also have a residual receipts second trust deed with an interest rate of
zero percent. All units will be affordable to very low- income
households.
The rehabilitation of the buildings will consist of repair and /or
replacement of kitchen and bathroom fixtures and flooring, and
reconfiguration of the buildings to create larger units to help alleviate
some of the overcrowding in the area. The reconfiguration will change
each of the buildings from ten, one - bedroom units into four, one- bedroom
units; two, two- bedroom units; and two, three - bedroom units.
Based on California Redevelopment Law, when a Redevelopment Agency enters
into an agreement for the acquisition or disposition and development of
property which agreement would lead to displacement of people from their
homes, the legislative body must adopt, by resolution, a relocation plan.
The OHDC Minnie Project Relocation Plan (Exhibit 2) has been prepared in
conformance with applicable provisions of California Relocation
Assistance Law and Relocation Guidelines as well as United States
Department of Housing and Urban Development (HUD) regulations. This plan
is required due to the temporary displacement of 38 households as a
result of the project. There are currently two vacancies in the proposed
project, and OHDC has six vacancies in their other units on Minnie
Street. Therefore, there will be no permanent relocation of any
households. All households will be accommodated within the project. The
estimated cost for temporary relocation, including a contingency, is
$87,500.
13
Loan Agreements with Orange
Housing Development Corporation and
Authorization of Relocation Plan
December 20, 2004
Page 4
FISCAL IMPACT
Funds for the acquisition and rehabilitation loans are available in the
HOME Program account in the amount of $2,900,000 (account no. 130 -148-
6951) and Tax Increment Housing Set -Aside Fund accounts in the amount of
$4,500,000 (account nos. 502- 936 -6951, 503 - 936 -6951, 504 - 936 -6951 and
505 - 936- 6951).
ke & e
Patricia C. Whitaker
Executive Director
Community Development Agency
PCW /TG /mlr
APPROVED AS TO FUNDS AND ACCOUNTS:
&
C oma yr.
NExecuti Director
Finance & Management Services Agency V
H:Actions \2004CC \JT CC -CRA LoanAgreeOHDCAUthReloc Plan 12 -20 -04
4
GRANT STREET •I
922 926 930 I 805
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to ,CURRENT
921 925 929 I 815 PROJECT
816 18 I BOUNDARY
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18 •
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PION &LEARNING 8 10 I 40 SUBJECT PROPERTIES
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McFADDEN AVENUE
EXHIBIT 1
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McFADDEN AVENUE
EXHIBIT 1
N
RELOCATION PLAN
FOR THE
ORANGE HOUSING DEVELOPMENT CORPORATION
MINNIE STREET PROJECT
PREPARED FOR
THE CITY OF SANTA ANA
BY
OVERLAND, PACIFIC & CUTLER, INC.
NOVEMBER 2004
EXHIBIT 2
Y
TABLE OF CONTENTS
INTRODUCTION .............................. ............................... 1
I. PROJECT LOCATION AND DESCRIPTION .. ............................... 2
A. LOCATION ....................... ............................... 2
B. PROJECT DESCRIPTION .......... ............................... 3
II. ASSESSMENT OF RELOCATION NEEDS ... ............................... 5
A. METHODOLOGY .................. ............................... 5
B. SURVEY RESULTS ................ ............................... 5
1. Occupancy ................. ............................... 5
2. Household Income ........... ............................... 5
3. Demographic Summary ....... ............................... 6
4. Profile of Potentially Displaced Residents ........................ 6
III. HOUSING RESOURCES ................. ............................... 8
IV. THE
RELOCATION PROGRAM ............ ...............................
9
A.
PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES ............
9
B.
RELOCATION ADVISORY ASSISTANCE ............................
10
C.
RELOCATION BENEFITS (FINANCIAL ASSISTANCE) .................
11
1. Temporary Displacees ....... ...............................
11
2. Summary ................. ...............................
12
D.
RELOCATION TAX CONSEQUENCES ..............................
13
E.
GRIEVANCE PROCEDURES ....... ...............................
13
F.
EVICTION POLICY ............... ...............................
13
G.
PROJECTED DATES OF DISPLACEMENT ...........................
14
H.
CITIZEN PARTICIPATION ......... ...............................
14
I.
ESTIMATED RELOCATION COSTS . ...............................
15
17 "�
LIST OF TABLES'
Table 1:
Distribution of Households by Family Size ... ............................... 5
Table 2:
Income Levels ......................... ............................... 6
Table 3:
2000 Census Population - City of Santa Ana & Tract 745.01 ................... 6
Table 4:
Rental Unit Availability and Cost by Bedroom Size ........................... 8
LIST OF EXHIBITS
Exhibit A: HUD Income Limits - Orange County
Exhibit B: Notice of Non - Displacement
Exhibit C: Plan Addendum (Public Comments & Response to Public Comments)
18
INTRODUCTION'
The following relocation plan (the Plan) has been prepared for submission to the City of
Santa Ana (the City) in conformance with the applicable provisions of the California
Relocation Assistance Law (California Government Code Section 7260 et seq.), the
Relocation Guidelines (California Code of Regulations Title 25, Chapter 6) and Handbook
1378 of the United States Department of Housing and Urban Development (HUD). The
subject of the Plan is the Minnie Street Project (the Project) being undertaken by the
Orange Housing Development Corporation (the Developer). The Project involves the
rehabilitation of 40 multi - family housing units in a densely occupied and highly impacted
residential area of central Santa Ana.
The statutory basis for this plan arises from the anticipated need to permanently displace
the households whose family size or income precludes their continued occupancy in the
Project following the completion of rehabilitation as well as to identify temporary
requirements for those households that will continue occupancy in the Project following
completion of the rehabilitation. The Plan is presented in 4 Sections:
Section I: Project description and general demographic data
Section II: Profile of tenants who may be displaced
Section III: Description of available housing resources
Section IV: Description of the relocation assistance program
The Plan has been prepared by Overland, Pacific & Cutler, Inc. (OPC). The corporate
headquarters of OPC are located at 100 West Broadway, Suite 500 in Long Beach,
California with the office serving Orange County located at 24422 Avenida de la Carlota,
Suite 275 in Laguna Hills. The general telephone number is (800) 901 -5263.
Prepared by 07117101111, PaCi /i1 N Git117, Iae. Page l
19
I. PROJECT LOCATION AND DESCRIPTION
A. LOCATION
The Project is located on Minnie Street in central Santa Ana, generally between Wakeham
Avenue to the north, McFadden Avenue to the south, Standard Avenue to the west and
railroad right -of -way to the east. The four buildings associated with the Project are located
in the southerly portion of Minnie Street closest to McFadden Avenue and include the
following street addresses: 1029, 1101, 1122 and 1126. (see Figures 1 and 2).
,.,IV _GleeMnle
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Figure 1: Regional Project Location
Prepared by Overland, Pacific £r Cutler, hic. Pngr 2
20
Relocation Plan for the OHDC Minnie Street Project
Figure 2: Project Site Location
B. PROJECT DESCRIPTION
Previous phases of the Project, completed in May 2002 and November 2003 involved the
rehabilitation of 110 one - bedroom apartment units in 11 buildings and rehabilitation and
reconfiguration of existing layouts in five additional buildings consisting of 10 one - bedroom
units each. Interior rehabilitation activities included major kitchen and bathroom
improvements as well as replacement of floor coverings, doors and windows. Exterior
improvements included the addition, repair or replacement of roofs, staircases, balconies,
landscaping, water heaters, decking, trash enclosures, parking lots and building facades.
Current Project involves four buildings. The construction scope includes interior and
exterior improvements similar to those of previous phases as well as the intended
reconfiguration of existing layouts. The rehabilitation and construction cycle will last 3 to 4
months per building and proceed one building at a time commencing at 1122 Minnie Street.
The Project construction is expected to begin immediately following the City approval in
December 2004.
Prepared If If, Oi)VI Inrid, 1111C if & CatIlY, IIIC. Page 3
6
21
RelocaIioa Plan for the OHDC Mirmie Street Projecl
The Developer's reconfiguration plan will alter the present five one - bedroom design per
floor in the existing two -story buildings to create two floors, each consisting of a four unit
mix of two one - bedroom apartments, one two- bedroom apartmentand one three - bedroom
apartment. The number of rentable units in the Project will total 32 after the reconfiguration.
The Developer is prepared to rehouse most of the households, whose units will be lost
because of the creation of larger apartments, within the vacant units of current or previously
rehabilitated Project. As of October 2004 the combined number of vacant units is eight.
That provides adequate housing for all lost units on -site and there is no need for any
households to be displaced off -site.
Prepared by Overland, Pacific & Cutler, IrrC.
7 22
4
II. ASSESSMENT OF RELOCATION NEED$
A. METHODOLOGY
The identification of oversized and /or over - income households was undertaken by the bi-
lingual relocation representatives of OPC. Personal interviews were conducted with 36 of
38 residents, followed up by efforts to compare gathered information to the data provided
by the Developer's property management staff. Data for this Plan are accurate as of
October 26, 2004. The two remaining households could not be reached despite several
attempts and the Developer's information was used for preparation of this plan. Two units
were confirmed vacant at the time of the interviews.
B. SURVEY RESULTS
The resident population among the four buildings associated with the Project totals 176
individuals. Among this group, there are 96 adults and 80 children. The four buildings
included in this Plan now contain 40 rentable one - bedroom apartments.
1. Occupancy
The breakdown of households by family size is as follows:
Table 1: Distribution of Households by Family Size (38 households)
# in Household
2
3
4
5
6
7
8
9
# of Households
3
5
8
15
3
3
0
1
There is an average of 4.6 occupants per unit in the Project.
2. Household Income
Income data were obtained from 38 households. The figures below include income
provided by the property management staff for the two no respondent households.
Efforts are on -going to obtain required income documentation from all households.
I , ,r b„ r � , , ' _,. r,,,u"„ , 01, i i,,._
Relocation Plan for the OFiOC Mirmie Street Project
Table 2: Income Levels (38 households)
Extremely Low
Very Low
Lower
Moderate
20
17
1
0
3. Demographic Summary
Of the 176 currently known residents, there are 96 adults and 80 children. The
ethnic distribution in the Project is 100% Hispanic with Spanish reported as their
primary household language. This generally resembles the rankings and pattern in
the Census Tract Area but deviates from the overall Census figures for the City.
Table 3: 2000 Census Population - City of Santa Ana & Tract 745.01
Population
Tract 745.01
%
City
%
White
2,817
34.2%
144,425
42.7%
Black or African American
47
0.6%
5,749
1.7%
American Indian and Alaska Native
89
1.1%
4,013
1.2%
Asian
851
10.3%
29,778
8.8%
Native Hawaiian and Other Pacific
Islander
13
0.2%
1,160
0.3%
Some Other Race
3,896
47.3%
137,360
40.6%
Two or More Races
520
6.3%
15,492
4.6%
Hispanic or Latino (of Any Race)
7,115
86.4%
257,097
76.1%
Source: 2000 U.S. Census
4. Profile of Potentially Displaced Residents
Funding source requirements limit occupancy in the Project to those households
which earn less than 80% of the median income standard adjusted for family size
as established bythe United States Department of Urban Development(HUD) (See
Prepared by Ox- erland, Pacific £r CGrtler, Inc. I'm,r 6
24
RelocaI in), Plnn /in the OHDC Minnie Street Project
Exhibit A). Based upon the most currently available tenant income data, there are
no households whose income exceeds the permitted limit.
The maximum household size limit for current occupants of one - bedroom units
within the Project is eight persons based on the space requirements of the state
building code. Within the Project there is one household which exceeds the eight
person limit. When the Developer alters the unit mix in the existing four buildings,
this one household will be re- accommodated within the Project. The households that
are asked to move to larger apartment units will receive assistance as described in
Section IV, Part C, 1.b.
Prepared by Ovolmrd, Pacific P +G,Her, hrc. Page 7
25 7
III. HOUSING RESOURCES
Rehabilitation work in the Project will result in no permanent relocations assuming the
Developer's reconfiguration plan is followed and given the utilization of vacant units. Any
temporary relocation needs that arise will be met by utilizing available on -site units within
the Project and offering financial assistance to tenants moving off -site for the duration of
the rehabilitation. No permanent replacement housing needs are anticipated.
A survey was conducted during the month of October2004 to determine the availability of
rental housing resources within a 5 mile radius of the Project. The results, summarized
below, indicate the number of found units by bedroom size, the cost range in each category
and median market rent for each category. The one - bed room and two- bedroom units found
were all apartments. The three - bedroom units included apartments and single - family rental
units. Housing availability is not expected to be a factor in the relocation process, given the
balance between needs and available resources.
Table 4: Rental Unit Availability and Cost by Bedroom Size
7 bdr
2 bdr
3 bdr
# Found
38
59
16
Rent Range
$750 - $1,350
$950 - $1,695
$1,270 - $1,950
Market Median Rent
$950
$1,250
$1,695
Concurrent Displacement
The Santa Ana Community College Expansion Project undertaken by the Rancho Santiago
Community College District is expected to result in a permanent displacement of
approximately 55 households. Its location is about three miles north -west from the Minnie
Street Project. Given its location and the minimal expected permanent off -site replacement
housing requirements of the Minnie Street Project, it should be easy to satisfy both projects
by existing market opportunities.
Prepared by Overland, Pari/ir N Grtler, inc.
J h
Page F
IV. THE RELOCATION PROGRAM!,
The relocation program and assistance offered by the City will conform to provisions of the
California Relocation Law, Government Code Section 7260, et. seq., the California
Relocation Guidelines, California Code of Regulations Title 25, Chapter 6, as amended
January 1, 1998, the federal Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378 of the
Department of Housing and Urban Development (HUD), as appropriate.
A. PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES
1. Fully inform eligible project occupants of the nature of, and procedures for
obtaining relocation assistance and benefits.
2. Determine the needs of each residential displacee household eligible for
assistance.
3. Provide an adequate number of referrals to comparable, decent, safe and
sanitary housing units within a reasonable time prior to displacement and
assure that no residential occupant is required to move without a minimum
of 90 days written notice to vacate.
4. Provide assistance that does not result in different, orseparatetreatmentdue
to race, color, religion, national origin, sex, sexual orientation, marital status
or, other arbitrary circumstances.
5. Supply information concerning federal, and state housing programs and other
governmental programs providing assistance to displaced persons.
6. Assist each eligible person to complete applications for benefits.
7. Make relocation benefit payments in accordance with State and HUD
guidelines.
27
Relocation Plnn tier the OHDC Minnie Street Project
8. Inform all persons of the Developer's property management policies including
criteria for pursuing tenant evictions.
B. RELOCATION ADVISORY ASSISTANCE
As a function of the overall relocation assistance program, technical and advisory
assistance will be provided to all residents by City staff, the Developer and contracted
relocation representatives. The following services and tasks will be undertaken:
1. Each displaced household will be personally interviewed to gather
information appropriate to determine needs and preferences with regard to
the replacement of existing accommodations. Inquiries made of residential
occupants by relocation personnel will cover the following areas: family size,
ethnic background, immigration status, age and health considerations,
current employment status, family income, transportation needs, and
preferences relative to replacement housing.
2. Non - displaced residents will be provided a formal Notice of Non -
Displacement (see Exhibit B). Permanent displacees will be referred to the
City personnel to determine possible eligibility for assistance under the
Section 8 Program.
3. As soon as feasible, the relocation representative shall explain the relocation
payments and other assistance for which households and individuals may be
eligible, including related eligibility requirements and the procedures for
obtaining such assistance.
4. Assistance will be provided to complete rental application forms and
coordinate move -in arrangements. Temporary displacees will be kept
informed of project timing and receive appropriate notice to prepare for
required moves. Claims for compensable expenses associated with the
temporary displacement process will be processed expeditiously.
5. Special assistance in the form of referrals to governmental and social service
agencies will be made, as appropriate.
Prepared by Overland, Pacific & Grtler, inc.
28
Pap, 10
''�
Relocohon Mai, fo, thr O/rDC Minnie Sheet
6. Bilingual (Spanish - English) assistance will be provided, as needed.
C. RELOCATION BENEFITS (FINANCIAL ASSISTANCE)
Relocation benefits will be offered to all households temporarily displaced in accordance
with the California Relocation Law, Government Code Section 7260, et. seq., the California
Relocation Guidelines, California Code of Regulations Title 25, Chapter 6, as amended
January 1, 1998, the federal Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 (URA) and the implementing regulations of Handbook 1378 of the
Department of Housing and Urban Development (HUD), as appropriate. Benefits will be
paid to eligible displaced persons upon submission of required documentation in
accordance with approved procedures.
Eligibility requirements and benefit plans will be discussed with all temporary displacees.
In the course of personal interviews and follow -up visits, each displacee will be counseled
as to available options and the consequences of any choice with respect to housing
choices and potential financial assistance.
The City staff will process advance payment requests in order to alleviate hardships for
tenants who do not have access to sufficient funds to pay move -in costs such as first
month's rent and /or security deposits. Requests for advance payments will be processed
expeditiously to help avoid the loss of desirable, appropriate replacement housing.
The relocation process includes: household interviews; needs analyses; appropriate
replacement housing referrals; preparation and service of appropriate notices; file
documentation, eligibility determinations, processing of claims; moving coordination; and
other general services intended to assist displacees.
1. Temporary Displacees
a. Financial Assistance
Temporary displacees will be entitled to compensation for all reasonable out -
of- pocket expenses incurred in connection with the temporary relocation
including, but not limited to, the cost of moving to and from the temporarily
Prepared by Overland, Pacific & Cutler, hrc. Page 11
Z9
Relocation Plan for the OFIDC Minnie Street Project
occupied unit, furniture storage, any temporary increase in monthly rent and
utility connection charges.
b. Households Relocated to Larger Apartments within the Project
Any household required to move to a larger apartment unit within the Project
to maintain compliance with state occupancy standards will receive
compensation for reasonable out -of- pocket expenses related to the physical
move and the re- connection of utilities, phone and cable service, etc. and a
one -year rental assistance subsidy, as appropriate.
The one -year subsidy amount will be the difference between the lesser of
30% of gross household monthly income or 105% of old rent subtracted from
new rent. Any subsidy that results from application of the formula will be
applied as a credit against the rent that would otherwise be charged for the
new unit. The credit will be discontinued should the household choose to
move from the Project prior to the expiration of the one -year subsidy period.
2. Summary
All Project area residents will be personally informed in writing of their status as a
temporary displacee. Each affected household will receive printed information
concerning the benefits and assistance to which they may be entitled.
Temporary displacees will be provided compensation for reasonable and necessary
out -of- pocket expenses. All temporary displacement needs will be accommodated
within the Project. Households moved to largersized units to satisfy state occupancy
standards will receive compensation for physical moving expenses and a one -year
subsidy applicable to the increase in monthly rent.
The City will make timely payments to all eligible claimants. This may include, where
necessary to avoid hardship, advance payments to help secure appropriate
temporary replacement housing units.
Prepared hq 0verlaad, Pacific & Cutler, Inc. Page 12
0
ReloCalion Plan for the OHDC Minnie Street Project
D. RELOCATION TAX CONSEQUENCES
In general, relocation payments are not considered income for the purpose of the Internal
Revenue Code of 1968, or the Personal Income Tax Law, Part 10 of the Revenue and
Taxation Code. Displaced persons are encouraged, however, to consult with personal tax
advisors concerning the tax consequences or social service providers to obtain information
concerning the tax consequences associated with relocation payments.
E. GRIEVANCE PROCEDURES
The City's Grievance Policy follows the standards described in Article 5, Section 6150 et
seq., Title 25, Chapter 6, State of California, Department of Housing and Community
Development Program guidelines. All displaced persons have the right to ask for
administrative review concerning determinations of eligibility; relocation payment amount;
the failure bythe Cityto provide comparable replacement housing referrals; or, the property
management practices of the Developer.
F. EVICTION POLICY
1. Eviction may affect eligibility for relocation assistance and benefits.
Relocation records will be documented to reflect the specific circumstances
surrounding any eviction action.
2. Eviction may be undertaken for one, or more of the following reasons:
(a) Failure to pay rent, except in those cases where the failure to pay is
due to the owner's failure to keep the premises in habitable condition;
is the result of harassment or retaliatory action; or, is the result of
discontinuation, or a substantial interruption of services;
(b) Performance of a dangerous, and /or illegal act in the unit;
Prelrared III/ Orrerlaud, PncifiC & Grtleq ioC. Page 13
I�i1 7
Relocation Plan Yor the OHDC Minnie Street
(c) A material breach of the rental agreement, and failure upon
notification to correct said breach within 30 days of Notice;
(d) Maintenance of a nuisance, and failure to abate such nuisance upon
notification within a reasonable time following Notice;
(e) Refusal to accept one of a reasonable number of offers of
replacement dwellings; and /or,
(f) A requirement under State, or local law or emergency circumstances
that cannot be prevented by reasonable efforts on the part of the City.
G. PROJECTED DATES OF DISPLACEMENT
It is anticipated that 90 -day Notices -to- Vacate will be issued to the temporary displaceesof
the first building to be rehabilitated no later than January 2005.
H. CITIZEN PARTICIPATION
The City will fully meet its obligations under the Relocation Guidelines with respect to the
following activities:
1. Full and timely access to documents relevant to the relocation program;
2. Provision of technical assistance necessary to interpret elements of the
Relocation Plan and other pertinent materials;
3. Distribution of a general notice concerning the availability of this Plan for
public review, as required, 30 days prior to its proposed adoption. Notice
recipients will include affected Project Area residents and all other interested
parties;
Prepared hq Overland, Pacific & Cutler, [tic. Page 74
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Reluratimi Plan fl r the OHDC Minnie Sbeet Project
4. The opportunity to submit written or oral comments concerning the Plan and
to have these comments attached to the Plan when it is forwarded to the City
Board for adoption;
5. Final review of Plan to ensure its feasibility, compliance with applicable
environmental standards and compatibility with the City's General Plan and
relocation guidelines.
I. ESTIMATED RELOCATION COSTS
The Project will be funded with a combination of local, state and federal funds. The
estimate of relocation benefits is based on anecdotal tenant data and current market rental
rates.
Estimated relocation costs for the Project, including a 10% contingency are: $87,500.
The estimated relocation budget does not include consideration of relocation administrative
services nor any related consulting services which may be necessary for the
implementation of the Plan and Project.
Prepared by OVertand, Pacific & CuNer, Iue. Page 15
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EXHIBITS'
EXHIBIT A: HUD INCOME LIMITS - ORANGE COUNTY
e� 5
The following figures are approved by the U. S. Department of Housing and Urban
Development (H.U.D.) for use in the County of Orange to define and determine housing
eligibility by income level.
Figures are per the Department of Housing and Community Development, Division of
Housing Policy Development, January 28, 2004.
HUD Income Limits - Orange County (2004)
Family Size
Extremely: Low
Very Low
Lower
Moderate'
' 7 Person-
15,900
26,450
40,250
63,500
2 Person.
18,150
30,250
46,000
72,550
3 Person
20,400
34,000
51,750
81,650
4 Person
22,700
37,800
57,500
90,700
" 5 Person..'
24,500
40,800
62,100
97,950
6 Person
26,300
43,850
66,700
105,200
7 .Person-
28,100
46,850
71,300
112,450
8 Person
29,950
49,900
75,900
119,700
3
EXHIBIT B: NOTICE OF NON - DISPLACEMENT'
37 1 6s
2004
Dear
The Orange Housing Development Corp., (OI -IDC) has submitted an application for financial assistance with the City of Santa
Ana to rehabilitate the building which you occupy.
This notice is to inform you that, if the assistance is provided and the building is rehabilitated, you will not be required to move
permanently. Therefore, we urge you not to move anywhere at this time. (If you elect to move for reasons of your choice, you
will not be provided relocation assistance.)
You will be able to lease and occupy your present apartment (or another suitable, decent, safe and sanitary apartment in the same
building /complex), owned by OHDC, upon completion of the rehabilitation. Of course, you must comply with standard lease
terms and conditions.
After the rehabilitation, your initial rent, including the estimated average monthly utility costs, will not exceed the greater of (a)
your currentrent, or (b) 30 percent of your average monthly gross household income. Households moved to larger sized units to
satisfy state occupancy standards will be charged rents at a level based upon the relocation plan prepared by Overland, Pacific
& Cutler, Inc. If you must move temporarily so that the rehabilitation can be completed, suitable housing will be made available
to you for the temporary period, and you will be reimbursed for all reasonable extra expenses, including all moving costs and any
temporary increase in housing costs.
As a result of the necessity for temporary relocations, OCHD is required to prepare a Relocation Plan to assess the relocation
needs of those being temporarily displaced as well as to identify the relocation program that will be followed to assist in the
relocation of occupants. Therefore, OCT-ID has retained Overland, Pacific & Cutler, Inc. (OPC) to prepare an assessment of your
relocation needs. In order to prepare this relocation plan, OPC staff will need to conduct personal interviews with you in order
to prepare this Plan. OPC is planning to conduct personal interviews beginning the week of October 25th.
Again, we urge you not to move. If the project is approved, you can be sure that we will make every effort to accommodate your
needs. Because Federal assistance is involved, you would be protected by the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970, as amended.
This letter is important and should be retained. You will be contacted soon, In the meantime, if you have any questions or want
to schedule an appointment for the personal interview, please contact Georgia Marquis of Overland, Pacific & Cutler, Inc.,
100 West Broadway, Suite 500, Long Beach, CA 90802 -4432, telephone (562) 304 -2000.
Sincerely,
[NAME]
[TITLE]
[AGENCY]
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EXHIBIT C: PLAN ADDENDUM (PUBLIC COMMENTS &
RESPONSE TO PUBLIC COMMENTS)
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40