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HomeMy WebLinkAbout010708 Loan Agmts Townsend-Raitt, LLC an Auth Reloc Plan 701 and 709 TownsendREQUEST FOR COUNCIL/ AGENCY ACTION MEETING DATE: JANUARY 7, 2008 TITLE: LOAN AGREEMENTS WITH TOWNSEND & RAITT, LLC AND AUTHORIZATION OF RELOCATION PLAN, 701 and 709 S. TOWNSEND L CITY AGE EXECUTIVE DIRECTOR CLERK OF COUNCIL USE ONLY: /7ju17on,' Fllt.t2rp� CONTINUED TO FILE NUMBER COMMUNITY REDEVELOPMENT AND HOUSING COMMISSION ACTION At its Regular Meeting of November 20, 2007, the Community Redevelopment and Housing Commission voted against recommending the actions for City Council and Community Redevelopment Agency consideration listed below by a vote of 2:3 (Pedroza, Rodriguez, Vasquez: No; Turner: absent), respectively. The questions and concerns raised by the Community Redevelopment and Housing Commission members included the following: Need for Recommendation at Meeting; Alternative Funding Sources; Timing of Acquisition; Identification of Location; Neighborhoods with Similar Need; Availability of Social Services; Temporary Relocation; and Remaining Tax Increment Funds. Staff had recommended approval because the proposed activity would continue to expand the City's historic efforts and commitment to stabilize neighborhoods and provide quality affordable housing opportunities. The amount of per unit subsidy is consistent with prior approved projects. This was an opportunity to begin stabilization of this neighborhood utilizing funding which is designated for the expansion and preservation of affordable housing. RECOMMENDED ACTION Deny. If the City Council wishes to approve this project, the following actions are necessary. 4 -3 5' / : Loan Agreements with Townsend & Raitt, LLC and Authorization of Relocation Plan 701 and 709 Townsend January 7, 2008 Page 2 CITY COUNCIL ACTION 1. Direct the City Attorney to prepare a loan agreement with Townsend & Raitt, LLC for the acquisition and rehabilitation of residential property located at 701 S. Townsend Street in an amount not to exceed $545,712 and authorize the Deputy City Manager for Development Services or designee to execute all required documents. 2. Direct the City Attorney to prepare a loan agreement with Townsend & Raitt, LLC for the acquisition and rehabilitation of residential property located at 709 S. Townsend Street in an amount not to exceed $682,140 and authorize the Deputy City Manager for Development Services or designee to execute all required documents. 3. Adopt a resolution approving the Relocation Plan for residential properties located at 701 and 709 S. Townsend Street. COMMUNITY REDEVELOPMENT AGENCY ACTION 1. Direct the Agency General Counsel to prepare a loan agreement with Townsend & Raitt, LLC for the acquisition and rehabilitation of residential property located at 701 S. Townsend Street in an amount not to exceed $1,200,326 and authorize the Executive Director or designee to execute all required documents. 2. Direct the Agency General Counsel to prepare a loan agreement with Townsend & Raitt, LLC for the acquisition and rehabilitation of residential property located at 709 S. Townsend Street in an amount not to exceed $1,063,898 and authorize the Executive Director or designee to execute all required documents. n T QrTTQ Q TMT The City of Santa Ana has recently formed an interagency task force comprised of the Police Department, Public Works, Planning and Building and the Community Development Agency for the purpose of addressing the multiple quality of life issues that exist in the Townsend - Raitt area. This area is bounded by Raitt Street on the east, McFadden Avenue on the south, an alley on the west, and Monta Vista Street on the north. In a survey conducted by the task force, two of the major issues identified by tenants as impacting the quality of their lives are the dilapidated housing and the high cost of rents. Census updates indicate that in 4 -4 Loan Agreements with Townsend & Raitt, LLC and Authorization of Relocation Plan 701 and 709 Townsend January 7, 2008 Page 3 2006 the median household income in this area was $33,304, while it was $54,000 for the City as a whole and $78,300 for Orange County. Townsend & Raitt, LLC is comprised of Orange Housing Development Corporation, a non - profit 501(c) (3) (OHDC), and C & C Development Co., LLC. They are currently in escrow to purchase and rehabilitate two 10 unit. These units are located at 701 and 709 S. Townsend Street (Exhibit 1). Both OHDC and C & C Development have many years of successful experience owning and operating apartment buildings in other areas facing similar challenges. In Santa Ana they own and operate twenty buildings in the Cornerstone Village project area and recently acquired seventeen buildings in the Wilshire - Minnie area. Part of their success stems from their practice of hands -on management with an emphasis on fair and consistent enforcement of lease agreement conditions. All twenty units will be restricted to occupancy by fifty percent (very low - income) of the Area Median Income (AMI) . Rents for one - bedroom units will be $781. Current residents whose incomes exceed eighty percent of the AMI will be allowed to remain. Rents for these households will be increased to either thirty percent of their monthly household income or market rent for the neighborhood, whichever is lower. The total cost to acquire and rehabilitate the five buildings is $4,254,156. In addition to the City and Agency loans, funding sources include below market rate community investment loans in a total amount of $762,080 from Washington Mutual Bank. Exhibit 2 includes a summary of the sources and uses. Other funding sources were evaluated by CSG Advisors, the Agency's financial advisor, to determine if the City and Agency resources could be further leveraged. These sources included tax - exempt mortgage revenue bonds and Low - Income Housing Tax Credits (LIHTC). The difference between the interest rates available through tax exempt bonds and the Washington Mutual loan offered through its Community Lending Division was negligible due to the nominal amount of supportable first trust deed and the high cost of issuance of tax exempt bonds. In regard to the LIHTCs, there would be an exit tax liability of approximately $1 million to the tax credit partners. This liability occurs because the financial benefit received by the tax credit partners exceeds the initial investment. As a result of the very low - income rents, it is not 4 -5 Loan Agreements with Townsend & Raitt, LLC and Authorization of Relocation Plan 701 and 709 Townsend January 7, 2008 Page 4 possible for the project to generate the income necessary to meet this additional obligation. When a Redevelopment Agency enters into an agreement for the acquisition or disposition and development of property, which agreement would lead to the displacement of people from their homes, the legislative body must adopt, by resolution, a relocation plan. The draft Relocation Plans for 701 S. Townsend Street and 709 S. (Exhibit 3) have been prepared in conformance with applicable provisions of California Relocation Assistance Law and Relocation Guidelines as well as United States Department of Housing and Urban Development (HUD) guidelines. These plans are required due to the potential for temporary relocation of households. The plan for 701 and 709 S. Townsend does not foresee a need for any permanent relocation of households, and estimates the cost of temporary relocation at $22,500. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act and the National Environmental Policy Act, the proposed project is exempt from further review. Categorical Exemption No. ER 2007 -201 will be filed for this project. FISCAL IMPACT Funds for the acquisition and rehabilitation loans are available in the HOME Program in the amount of $1,227,852 (account no. 130 - 148 -6951) and Tax Increment Housing Set -Aside Fund in the amount of $2,264,224 (account no. 507 - 936 - 6951). /�� Shelly Landry -Bayle 5 ti Housing Manager Community Development Agency SGH /SLB /mlr APPROVED AS TO FUNDS AND ACCOUNTS: Pl.-Francisco Gutierrez( Executive Director Finance & Management Services Agency H: \ACTION ITEMS \COUNCIL \2008CC \1- 7 -08JT 701709CC -CRA LoanAgreeTownsendRaittAuthorofRelocPlans .doc HM � L/ I I I MONTA VISTA AVENUE ° ui W W Ir F (n m W Z W C.) O Z W co 0 Lu W W 4: F y ST Li MC FADDEN AVENUE CUSBON ST. i i � -� -�- i i �,TI n f © 701 Townsend Street © 709 Townsend Street m Exhibit 1 4 -7 SOURCES AND USES BUDGET Funding Sources 701 S. Townsend 709 S. Townsend Total Washington Mutual Conventional Loan 381,040 381,040 762,080 Community Redevelopment Agency (Housing Setaside) 1,200,326 1,063,898 2,264,224 City of Santa Ana (HOME Funds) 545,712 682,140 1,227,852 2,127,078 4,254,156 2,127,078 Funding Uses 701 S. Townsend 709 S. Townsend Total Acquisition 1,285,000 1,285,000 2,570,000 Residential Construction and Related Costs 842,078 842,078 1,684,156 2,127,078 2,127,0781 4,254,156 EXHIBIT 2 • 701-709S. Townsend Street Project DRAFT RELOCATION PLAN Prepared for: Orange Housing Development Corporation & C &C Development Co., LLC 1110 E. Chapman Avenue, Suite 200 Orange, CA 92866 (714) 288 -7600 Overland, Pacific & Cutler, Inc. 10 Hughes, Suite A207 Irvine, California 92618 949 - 951 -5263 October 30, 2007 EXHIBIT 3 EM TABLE OF CONTENTS INTRODUCTION PROJECT DESCRIPTION A. REGIONAL LOCATION B. PROJECT SITE LOCATION & DESCRIPTION C. GENERAL DEMOGRAPHIC & HOUSING CIiARACTERISTICS II. ASSESSMENT OF RELOCATION NEEDS A. SURVEY METHOD B. RESULTS III. THE TEMPORARY RELOCATION PROGRAM A. ADVISORY ASSISTANCE B. TEMPORARY RELOCATION BENEFITS C. PERMANENT RELOCATION BENEFITS D. POS'r- REHABILITATION E. PROGRAM ASSURANCES AND STANDARDS IV. ADMINISTRATIVE PROVISIONS A. NOTICES E. EVICTION POLICY C. CITIZEN PARTICIPATION D. IMMIGRATION STATUS E PROJECTED DATE OF DISPLACEMENT F. ESTIMATED RELOCATION COSTS LIST OF TABLES TABLE 1: 2000 Census Population — City of Santa Ana & Impacted Tract TABLE 2: 2000 Census Housing units — City of Santa Ana & Impacted Tract LIST OF EXHIBITS EXHIBIT A: Residential Interview Form EXHIBIT B: General Information Notice/Notice of Non - Displacement EXHIBIT C: Public comments and Response 4 -10 8 8 8 9 9 10 10 INTRODUCTION The Orange Housing Development Corporation and C &C Development Co., LLC (the "Developer ") has authorized the preparation of a Relocation Plan to be undertaken in connection with the commencement of their proposed rehabilitation project, the 701 -709 S. Townsend Street Project (the "Project ") in Santa Ana, CA, The Project requires the acquisition of two parcels on which there are two 10 -unit buildings totaling 20 apartment units. The Developer plans to fully rehabilitate the units, including new kitchens, bathrooms, flooring, finished carpentry, appliances, electrical and HV /AC. The units will then be converted to affordable housing units comprised of 20 one - bedroom units. These units will be offered to new tenants who are 50% or below area median income. In addition, any existing tenants who are 80% or below area median income will be "grandfathered" and considered eligible to remain within the Project. Those current households, who are considered "over- crowded" (needing more than two bedrooms based on a 2 +2 occupancy standard), will also be grandfathered and will qualify to remain within the Project in one of the rehabilitated units. New tenants will be held to a 2 +2 occupancy standard (two people per bedroom and two people in an additional room such as a living room or den). As of this date, the Project will cause the permanent displacement of no residential households. Two households have chosen to move by their own initiative, although they did receive a General Information Notice /Notice of Non - Displacement, which advised them they would not be eligible for permanent relocation benefits, if they moved of their own choice. The needs and characteristics of the displacee population and the Developer program to provide assistance to each affected person are general subjects of this Relocation Plan (Plan). The Developer anticipates funding for the Project will be provided by tax increment and HOME funds. This Plan conforms to the requirements of the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA), as amended, the implementing regulations of Handbook 1378 of the Department of Housing and Urban Development (HUD), the California Relocation Assistance Law, Government Code Section 7260, et seq. (Law), the Relocation Assistance and Real Property Acquisition Guidelines adopted by the Department of Housing and Community Development and Title 25, California Code of Regulations Section 6000, et seq. (Guidelines). This Plan is organized into four sections; 1. Project description (SECTION I); 2. Assessment of the project occupants and their needs (SECTION II) 3. Description of the Developer's temporary relocation program (SECTION III); 4. Description of the Developer's outreach efforts, project timeline and budget (SECTION IV). 4 -11 I. PROJECT DESCRIPTION A. REGIONAL LOCATION The Project is located in the City of Santa Ana within Orange County. Santa Ana is located in the middle section of Orange County, approximately 35 miles southeast of downtown Los Angeles and is immediately accessible from Highways 22 and 55 and Interstate 5. Adjacent communities include Garden Grove, Orange, Tustin, Irvine and Fountain Valley. (See Figure 1: Regional Project Location) :naPark° BSI! clfis -r La Palrna Ave Ok{* a Palma W Lincoln P`r" press �;; W Sell Rd W Ball Rd L_ � on - tf C r aChap�a i I Ga ye r de Groveo zz u i iit.n I Village I ,.1), ; :i.. I _ ° Westminster W 17th S[ E ., Santa l3olsa Ave 7017095 I__ Edinger Ave Edinger Ave W ' o Warner. Ave m Fountain o alley A�Inn Ir om Ellis IAve ;m m 1 =t a B Figure 1: Regional Project Location 0 m I� 55 Q (D Costa I 2 4 -12 Park Irvineo sa o '.1 Dave Robins Park San Rerno Park a B. PROJECT SITE LOCATION AND DESCRIPTION The Project site is on Townsend Street generally bordered by W. McFadden Avenue to the south, S. Center Street to the west, W. Willits Street to the north and S. Raitt Street to the east. (See Figure 2: Project Site Location) The Project site includes two properties consisting of approximately 24,394 sq. ft. and comprised of two 10 -unit apartment buildings with 20 one - bedroom units. As of the date of this Plan, all units were occupied. W Willits :S_ ��Jl_ _ Mark -5E -- J701 09 L -- – -- Townsend St Santa Ana A 42704 Ve — s� W . Mon a -!Gsta AVe -_ is arSC@ oak_ -5t Jerome Park W Cubbon St [Copyrfah t ®JlcrosoftCo . andior-its -suppliers.All -ri hts- reserved: Figure 2: Project Site Location 3 4 -13 C. GENERAL DEMOGRAPHIC AND ROUSING CHARACTERISTICS According to the 2000 U.S, Census, the population of the City of Santa Ana is 337,977 and the population of the impacted Census Tract 748,06 /Block 1006 is 1,641 (see Table 1). Corresponding Census data concerning the housing mix is shown in Table 2. TABLE 1: 2000 Census Population — City of Santa An & Impacted Tract Population Tract 748.06 1006 % Developer 0 Total Population 1,641 100.0% 337,977 100.0% White 430 26.2% 144,425 42,7% Black or African American 21 1.30A 5,749 1.7% American Indian or Alaska Native 14 0,97% 4,013 1.2 % Asian 16 1.0% 29,778 8,8% Native Hawaiian or Other Pacific Islander 0 0,0% 1,160 03% Some Other Race 1,075 65.5% 137,360 40.6% Two or More Races 85 5,2% 15,492 4.6% Hispanic or Latino (of Any Race) 1,591 1 97.0% 257,097 76.1% Source: U.S. Census Bureau, QT -PL. Race, Hispanic or Latino, and Age: 2000 TABLE 2: 2000 Census Housing Units — Ci of Santa Ana & Im acted Tract Type Tract 748.06 1006 % Developer % Total Occupied Units 264 100% 73,002 97.9% Owner-Occupied 2 0,8% 36,005 49.3% Renter-Occupied 262 99.2% 36,997 50.7 % Vacant Housing Units 0 0.0% 1,586 2.1% Available for Sale Only (of Total Vacant Units 0 0.0% 292 18.4% Available for Rent — Pull Time Occupancy (of Total Vacant Units 0 0,0% 700 44.1% Sold or Rented —Not Occupied 0 0.0 % 109 6.9% Otherwise Not Available (e.g. seasonal, recreational, migratory, occasional use 0 0.0% 102 6,4% Other Vacant 0 0.0% 383 24.1% source: U,S. Census Bureau, QT -1=11. Ueneral Housing Characteristics: 2000 4 4 -14 IIo ASSESSMENT OF .RELOCATION NEEDS A. SURVEY METHOD To obtain information necessary for the preparation of this Plan, personal interviews with the residents were conducted by Developer staff in October 2007, The Developer was successful in obtaining survey responses from 18 of the 20 occupied households in the Project, (Two households did not complete the interview process or comply with the certification process and gave their notices to vacate to the current property owner,) Inquiries made of the residential occupants concerned household size and composition, income, monthly rent, length of occupancy, ethnicity, home language, physical disabilities, and replacement housing preferences. A sample of the residential interview form used in the interview process is presented as Exhibit A of this report. B. RESULTS Based on the data collected during the interview and certification process, and as of the date of this Plan, again, there are no households who will be permanently displaced. All Project Households qualified at below 80% area median income (AMT). The two households, who voluntarily gave their notice to vacate, had received a General Information Notice/Notice of Nan - Displacement advising them that they were not being asked to permanently vacate nor were they eligible for permanent relocation benefits. The notice also informed them that if they permanently vacated by their own choice, they would not be eligible for any relocation assistance. Samples of the General Information Notice /Notice of Non - Displacement, both English and Spanish versions, are presented in Exhibit B of this report. 4 -15 III. THE TEMPORARY RELOCATION PROGRAM The Developer's Temporary Relocation Program is designed to minimize hardship, be responsive to unique project circumstances, emphasize maintaining personal contact with all affected individuals, consistently apply all regulatory criteria to formulate eligibility and benefit determinations and conform to all applicable requirements. The relocation program consists of two principal constituents: advisory assistance and financial assistance (Relocation Benefits). A. ADVISORY ASSISTANCE Individuals who will need to move from existing homes temporarily will receive advisory assistance. Advisory assistance services are intended to inform displacees about the rehabilitation process and the relocation program as well as facilitate any claims processing: To follow through on the advisory assistance component of the relocation program and assure that the Developer meets its obligations under the law, Developer staff will perform the following functions: Distribute appropriate written information concerning the Developer's relocation program; 2. Inform eligible project occupants of the nature of, and procedures for, obtaining available relocation assistance and benefits. 3. Inform all persons subject to temporary displacement of the Developer's policies with regard to eviction and property management, B. TEMPORARY RELOCATION BENEFITS All residential occupants to be temporarily relocated will be eligible to receive a fixed payment for moving and related expenses. Each household (one - bedroom units) will receive two fixed payments of $625 each for both the move into a temporary unit on -site as well as the move back into a rehabilitated unit, The tenants will only be responsible for the utilities in the unit in which they are residing during any phase of the project. Utility or phone transfer fees are included in the fixed moving payment. There is no anticipated need for rental assistance payments, because the tenants will be housed on the Project site during the temporary move phase. They will pay the same rental rates for their temporary units as they are paying in their current units. 4 -16 C. PERMANENT RELOCATION BENEFITS If a temporary relocation lasts more than one year, the tenants will be offered permanent relocation assistance as a displaced person under the Uniforms Act. This assistance would be in addition to any assistance already received in conjunction with the temporary relocation and will not be reduced by the amount of any temporary relocation assistance previously provided. Although all the tenant households currently income- qualify to remain in one of the Project units, if at the time the rehabilitation is completed, and if a household's income has increased and caused them to be over - income, they would no longer be eligible to remain in a Project unit. Permanent relocates may be eligible for permanent relocation benefits. These benefits include: advisory services, referrals to comparable replacement dwellings, financial assistance to purchase or rent a replacement dwelling and financial assistance to physically move their personal property and belongings. D. POST - REHABILITATION For a temporarily displaced tenant, once the rehabilitation has been completed on their current unit, they may return to their present unit or another suitable unit in the same building /complex at a 50 % AMI rental rate. Based on the tenants' current rental rates, this will be a reduction in their rents, E. PROGRAM ASSURANCES AND STANDARDS Adequate funds are available to relocate the temporarily displaced households. Relocation assistance services will be provided to ensure that displacement does not result in different or separate treatment of households based on race, nationality, color, religion, national origin, sex, marital status, familial status, disability or any other basis protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, the California Fair Employment & Housing Act, and the Unruh Act, as well as any other arbitrary or unlawful discrimination. 4 -17 IV. ADMINISTRATIVE PROVISIONS A. NOTICES Each notice, which the Developer is required to provide to a Project occupant, shall be personally delivered or sent certified or registered first -class mail, return receipt requested and documented in the case file, Each notice will be written in plain, understandable language. Each notice will indicate the name and telephone number of a person who may be contacted for answers to questions and other needed help. There are two principal notices: 1) the General Information Notice/Notice of Non-Displacement Notice 2) the Vacate Notice The General Information Notice/Notice of Non - Displacement is intended to provide the tenants with a general written description of the Developer's relocation program and basic information regarding conditions of eligibility. This notice advises the tenants of their qualification to remain in a Project unit and states that they will not be permanently displaced, The Vacate Notice will be issued within a reasonable period of time prior to the tenants' temporary displacement. Tenants will receive a 60 -day notice to vacate during the temporary move phase. B. EVICTION POLICY The Developer recognizes that eviction is permissible only as a last resort and that relocation records must be documented to reflect the specific circumstances surrounding any eviction. Eviction will cause the forfeiture of a displacee's right to relocation assistance or benefits. Relocation records will be documented to reflect the specific circumstances surrounding any eviction action. 2. Eviction may be undertaken for one, or more of the following reasons: (a) Failure to pay rent, except in those cases where the failure to pay is due to the owner's failure to keep the premises in habitable condition; is the result of harassment or retaliatory action; or, is the result of discontinuation, or a substantial interruption of services; (b) Performance of a dangerous, and /or illegal act in the unit; (c) A material breach of the rental agreement, and failure upon notification to correct said breach within 30 days of Notice; i • (d) Maintenance of a nuisance, and failure to abate such nuisance upon notification within a reasonable time following Notice; (e) Refusal to accept one of a reasonable number of offers of replacement dwellings; and /or, (f) A requirement under State, or local law or emergency circumstances that cannot be prevented by reasonable efforts on the part of the Developer. C. CITIZEN PARTICIPATION As the process for considering the Project moves forward, the Developer will observe the following protocol; 1. Provide affected tenants with full and timely access to documents relevant to the relocation program; 2. Encourage meaningful participation in reviewing the Relocation Plan and monitoring the relocation assistance program; including the project area occupants; 3. Provide technical assistance necessary to interpret elements of the Relocation Plan and other pertinent materials; 4. Issuance of a general notice concerning the availability of the Plan for public review, as required, 30 days prior to its proposed adoption; and 5. The inclusion of written or oral comments concerning the Plan as an attachment (Exhibit C) when it is forwarded to the Santa Ana City Council for adoption. D. IMMIGRATION STATUS Federal legislation (PL105 -117) prohibits the payment of relocation assistance benefits under the Uniform Act to any alien not lawfully present in the United States unless such ineligibility would result in an exceptional and extremely unusual hardship to the alien's spouse, parent, or child any of whom is a citizen or an alien admitted for permanent residence. Exceptional and extremely unusual hardship is defined as significant and demonstrable adverse impact on the health or safety, continued existence of the family unit, and any other impact determined by the Developer to negatively affect the alien's spouse, parent or child. The Developer may elect to authorize the payment of relocation assistance benefits to any alien not lawfully present in the United States from non - federally authorized reimbursable finds. 9 4 -19 E. GRIEVANCE PROCEDURES A person who is dissatisfied with a determination as to eligibility for benefits, a payment amount, the failure to provide comparable temporary housing, or the Developer's property management practices may fife a Relocation Assistance Appeal Form or any other written form of appeal with the Developer, The Developer's appeal policies will follow the standards described in Article 5, Section 6150 et seq., Title 25, Chapter 6, State of California, Department of Housing and Cominunity Development Program guidelines. F. PROJECTED DATE OF DISPLACEMENT The Developer anticipates that date specific Notices to Temporarily Vacate will not be issued prior to March 2008. G. ESTIMATED RELOCATION COSTS The total budget estimate for relocation - related payments for this Project is $22.500. The Estimated relocation budget does not include any payments related to property acquisition. If the Project is to be implemented, and circumstances arise that should change either the number of residential occupants, or the nature of their activity, the Developer will authorize any additional compensable funds that may need to be appropriated, The Developer pledges to appropriate, on a timely basis, the funds necessary to ensure the successful completion of the Project. 10 4-20 EXHIBIT A RESIDENTIAL, INTERVIEW FORM 4 -21 RESIDENTIAL INTERVIEW FORM CASE Ill: PROJECT; AGENCY: CONSULTANT: OCCUPANT INFORMATION: DWELLING: MAJOR EVENTS: Claimmri(s): Monthly PaymcnC $ Site Movo-hn First Offer; Number of➢edromns: Address: i Iuitinl Lrtcniew; / / Total Number of Rooms: UTILITIES PAID BY; Homo Phone: (_� Bedrooms Needed: Gas: ❑Tenant 11 Owner Work Phone: (_} ❑ Furnished Dwelling Electric; ❑ Tenant ❑ Owner Social Sec. U: Water. ❑ Truant ❑ Owner OCCUPANCY STATUS: ❑ Rent ❑ Lease ❑ Mortgage ❑ Own (Clear) ❑ Vacant Cl No Contact DWELLING TYPE: - - ❑ Single Fmnily Residence ❑ Duplex 17 Apannrem ❑ Condo/Townhouse ❑ Hotel/Motel Mobile Home ETHNICITY: © White ❑ Hispanic El Block ❑ Asian ❑ Othe:: PRIMARYLANGUAGE: ❑ English ❑ Spanish ❑ Other: OCCUPANT INFORMATION: NOTFS /COMMENTS (use back as necessary): ❑ Elderly Household (62 or older) ❑ Disabled /Handicapped Household (describe nrodificationshroeds in notes) ❑ Housing Assistance - Monthly tenant portion of rent: S, Rent rooms in dwelling? (describe In notes) ❑ Willing to Relocate from Community (describe in notes) Special Feanuos /Improvements: Area[UnitPreference: NAME (FIRST, LAST) SEX AGE MONIIILY INCOME Notes (rclNion, mnployment, school, uauspo tnHOn, nnndicap, etc.) g _. M F 1• M F S S 4 M F — — S 5 M1' 6 _ M � $ MF S __ 8 j MP 1S 4 -22 bwlc GENERAL INFORMATION NOTICE/ NOTICE OF NON - DISPLACEMENT 4-23 GUIDEPORM GENERAL INFORMATION NOTICE RESIDENTIAL TENANT NOT DISPLACED October 13, 2007 Dear Resident The Property Owner is interested in rehabilitating the property you currently occupy at 701 or 709 S. Townsend, Santa Ana, CA for aproposed project which may receive funding assistance from the U.S. Department of Housing and Urban Development (IT D). The purpose of this notice is to inform you that you will not be displaced in connection with the proposed project. If the project application is approved and federal financial assistance provided, you may be required to move temporarily so that the rehabilitation can be completed. If you must move temporarily, suitable housing will be made available to you and you will be reimbursed for all reasonable out of pocicet expenses, including moving costs and any increase in housing costs. You will need to continue to pay your rent and comply with all Other lease terms and conditions. Upon completion of the rehabilitation, you will be able to lease and occupy your present apartment or another suitable, decent, safe and sanitary apartment in the same building /complex under reasonable terms and conditions. If federal financial assistance is provided for the proposed project, you will be protected by a federal law known as the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA), One of the URA. protections for persons temporarily relocated is that such relocations shall not extend beyond one year. If the temporary relocation lasts more than one year, you will be contacted and offered all permanent relocation assistance as a displaced person under the URA. This assistance would be in addition to any assistance you may receive in connection with temporary relocation and will not be reduced by the annount of any temporary relocation assistance previously provided. You will also have the right to appeal the agency's determination, if you feel that your application for assistance was not properly considered. In the event you are over the income levels for the proposed project, you may be eligible for permanent relocation benefits including but not limited to: advisory services, referrals to comparable replacement dwellings and financial assistance to purchase or rent a replacement dwelling. Accordingly, it is of paramount Importance that we receive your cooperation it, our survey and assessment of your needs in the completion of the attached income certification. 4 -24 We urge you not to move at this time, If you choose to move, you will not be provided relocation assistance. Please remember: • This is not a notice to vacate the premises. • This is not a notice of relocation cligibility. You will be contacted soon so that we can provide you with more information about the proposed project. If the project is approved, we will make every effort to acconvnodate your needs. In the meantime, if you have any questions about our plans, please contact: Advanced Property Services, LLC — Barry A. Cottle, PO Box 311, Tustin, CA 92781 (714) 731 -7313 Enclosure Sincerely, Barry A. Cottle 4-25 Aviso de Informacl6n General No Desplazo de Inquilinos Residenciales 1 de noviembre de 2007 Estimado Residente: El dueno de la propledad esta Interesado en rehabilitar la propiedad que Listed ocupa en la direccl6n 7010 709 S. Townsend, Santa Ana, CA por Lin proyecto propuesto que posibiemente recibir6 asistencia de fondos del U.S Department of Housing and Urban Development (HUD) El propusito de este aviso es para informarle que Listed no, ser6 desplazado en conexi6n con este proyecto propuesto, Si la aplicaci6n por este proyecto es aprobado y aslstencia de fondos federales proporcionados, es posible que Listed ser6 requerido a mover temporalmente hasta que is rehabilitacl6n se cumple. Si tiene que mover temporalmente, una vivienda adecuada ser6 disponible y Listed ser6 rembolsado por todos los gastos razonables, incluyendo los gastos de mudanza y cualquier aumento de costos de vivienda. Usted necesita continuar pagando su renta y cumplir con todos los otros terminos y condiciones de su contracto de alquilar, Cuando la rehabilitacl6n se cumple, Listed podr6 alquilar y ocupar el mismo apartamento u otro apartamento adecuado que es detente, seguro y sanitarlo en el mismo edificlo / complejo bajo de t €rminos y condiciones razonables. Si aslstencia de fondos federales es proporcionado para el proyecto propuesto, Listed ser6 protegido por una ley federal conoclda como la Ayuda Uniforme de Reurbanizacl6n y Acto de Pol(ticas de Adqulsici6n de 6lenes Races (URA). Una de las protecclones de la URA pars personas desplazadas temporalmente es que tal desplazo no puede extender mas que Lin ano. Si el desplazo temporal se extiende mas que Lin alto, Listed ser6 contactado y dado una oferta de aslstencia de reubicaci6n permanente tal como una persona desplazada bajo de la URA. Esta asistencia ser6 en adici6n a la asistencia que recibir6 en conexi6n con el desplazo temporal y no ser6 reducido por la cantidad de asistencia que Listed recibe anteriormente. Usted tambl6n tendr6 el derecho de apelar la determinaci6n de la agencia, si Listed siente como su aplicaci611 para asistencia no fue considerado propiamente. En caso que sus ingresos sobrepasan los niveles del proyecto propuesto, usted puede ser elegible para beneficios de reubicaci6n permanente que incluyen pero no son limitados a: Los servicios de consejo, referenclas a viviendas comparables de reemplazo y asistencia fin6nclale para comprar o alquilar una vlvlenda de reemplazo. Por to tanto, es de la m6s alts lmportancia que reclbamos su cooperaci6n en nuestra inspecci6n y evaluacl6n de sus necesidades en completar la certificacl6n de ingresos inclulda con esta Carta. Le pedimos que no se mueva de su vivienda. Si elige moverse, no recibira asistencia de reubicaci6n. FOR FAVOR RECUERDE: • Este NO es un aviso de desalojo • Este NO as un aviso de elegibilidad par@ beneficios de reubicacl6n 4-26 Usted ser6 contactado pronto Para que podemos proporcionarle mss Informacidn acerca del proyecto propuesto. Si el proyecto es aprobado, haremos cada esfuerzo para acomodar sus necesidades. Por mlentras, si tienes cualquier pregunta acerca de nuestros planes, por favor contacte: Advanced Property Services, LLC- Barry A. Cottle, PO Box 311, Tustin, CA 92781 (714) 731 -7313 Sinceramente, Barry A. Cottle ADJUNTO 4-27 EXHIBIT C PUBLIC COMMENTS AND RESPONSE 4 -28