HomeMy WebLinkAboutR29-Economic Development Agency
ECONOMIC DEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO
ORIGINAL
FROM: Maggie Pacheco
Interim Executive Director
SUBJECT: Relocation Plan - 745 West 5'. Street, San
Bernardino (Central City North
Redevelopment Project Area)
DATE:
January 12, 2006
.___~__.___________b..___________________________________________________________________________________
SvnoDsis of Previous Commission/CounciVCommittee Action(s):
On January 10, 2006, Redevelopment Committee Members Estrada and McGinnis unanimously voted to recommend that
the Community Development Commission consider this action for approval and Committee Member Longville
abstained.
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Recommended Motion(s):
(Communitv DeveloDment Commission)
Resolution of the Community Development Commission of the City of San Bernardino 'fproving the
Relocation Plan for the Residents residing in the Agency Property located at 745 West 5 Street, San
Bernardino, California (Central City North Redevelopment Project Area)
------------------._--.-------------------------------------------------------------------------------------------------------------
Contact Person(s):
Maggie Pacheco
Central City North Redevelopment
Project Area
Phone:
(909) 663-1044
Project Area(s):
Ward(s):
1"
Supporting Data Attached: 0 Staff Report 0 Resolution(s) 0 Agreement(s)/Contract(s) 0 Map(s) 0 Letters
o Relocation Plan
FUNDING REQUIREMENTS: Amount: $ 305,600
Source:
LowlMod Housing Funds
2005-2006 Budget
/\ /\ () Budget Authority:
SIGNATU~ r.w ~ ---- '"
Maggie Pacheco, Interim Executive Director
--L
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Commission/Council Notes:
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P:\Agendas\Conun Dev Commission\CDC 2006\01-23-06 Relocation Plan-745 West 5th Street SR,doc
COMMISSION MEETING AGENDA
Meeting Date: 01/23/2006
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ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
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RELOCATION PLAN - 745 WEST 5TH STREET, SAN BERNARDINO
(CENTRAL CITY NORTH REDEVELOPMENT PROJECT AREA)
BACKGROUND:
On August 15,2005, the Community Development Commission ("Commission") authorized acquisition
of two (2) parcels of land (APN: 0134-093-05 and 0134-093-06) located at 745 West 51h Street, San
Bernardino ("Property"). The Property consists of a seventeen (17) unit apartment complex and small
garage. There is one (1) two-bedroom unit and sixteen (16) one-bedroom units. At the time that the
Agency purchased the Property, all seventeen (17) units were occupied. As the Property will be used for
future redevelopment in accordance with the approved November 7, 2005 Downtown Mixed Use Plan,
the tenants will need to be relocated and the apartment complex demolished. California Redevelopment
. Law ("CRL") requires that prior to displacement of any resident as a result of redevelopment activities
that a Relocation Plan be prepared in order to assess the relocation and housing needs of displaced
residents. Further, the CRL states that the Agency will provide relocation assistance and certain benefits
to any displaced resident.
On October 3, 2005, the Commission adopted Resolution CDC/2005-33 approving a Professional
Services Agreement between Shober Consulting, Inc. ("Shober") and the Agency for the preparation of a
Relocation Plan and Relocation Services. Since Commission approval, Shober has worked diligently
interviewing the tenants, assessing their relocation needs in order to prepare the draft Relocation Plan.
CURRENT ISSUE:
On December 16,2005, Shober completed the attached draft Relocation Plan for review and comments.
The Relocation Plan was prepared and relocation assistance will be provided in accordance with the
standards and provisions of the State of California Relocation Law, Government Code Section 7260, et.
seq., and Title 25, chapter 6, Relocation Assistance and Real Property Acquisition, as amended January 1,
1998. Per Section 6038 of Chapter 6, a 30-day public review period prior to approval of the Relocation
Plan by the Commission is required.
The tenants were informed that the draft Relocation Plan was available for tl@r review at the-offices of
the Agency. Further, on December 19, 2005 the draft Relocation Plan was presented to the Central City
North Project Area Committee for their review and comment. The deadline for comments to the draft
Relocation Plan was January 16,2006 and no comments were received.
The purpose of the Relocation Plan is to assess relocation needs, available housing resources, and provide
relocation advisory assistance to the tenants. By interviewing the tenants, it was found that five (5) of the
households are below the extremely low-income level per the state income levels for the County of San
Bernardino (see Exhibit "A" of the Relocation Plan). Eight (8) of the households are extremely low to
very low income. Three (3) of the households are between very low and lower income. One (1)
household is above the moderate income level.
P:\Agcndas\Conm Dev Commission\COC 2006\0 ).23.06 Relocation Plan- 745 West 5th StrCCl SR.doc
COMMISSION MEETING AGENDA
Meeting Date: 01/23/2006
Agenda Item Number:
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Economic Development Agency Staff Report
Relocation Plan- 7 45 West 5th Street
Page 2
Currently, there is one (1) two-bedroom unit and sixteen (16) one-bedroom units. However, in assessing
housing needs for the relocation, three (3) two-bedroom units are needed and only fourteen (14) one-
bedroom units will be needed. This is due to the fact that there is presently an overcrowding condition in
two (2) of the one-bedroom units.
Shober has surveyed the housing availability in the City of San Bernardino and has determined that there
is sufficient one and two-bedroom units for the relocated tenants to move into. The survey results show
that the comparable one-bedroom replacement is available in the $600-$700 range for all tenants who
need one-bedroom units. There are seventy (70) identified one-bedroom units for the fourteen (14)
households needing one-bedroom units. For the tenants who will need a two-bedroom unit, the survey
shows an ample supply of two-bedroom units in the $700-$800 range. There are thirty (30) available
vacancies for the three (3) households that will require two-bedroom replacement units.
The Consultant will monitor each household's requirement and preferences and will try to accommodate
the tenants' needs when providing a replacement unit. Any selected replacement unit will be inspected to
ensure it meets the "decent, safe, and sanitary" dwelling requirements.
Also, the demolition and removal of these seventeen (17) units will result in a loss of units from the low-
and moderate-income housing market; thus, the Agency needs to prepare a Replacement Housing Plan,
identifying how the 17 units will be replaced prior to approval of any demolition taking place as per
Section 33413.5 of the CRL.
ENVIRONMENTAL IMP ACT:
None.
FISCAL IMPACT:
The estimated total relocation costs are $305,600 and will be funded from the low and moderate income
housing fund (estimate includes moving cost of $20,000 and rental assistance cost of $285,600).
RECOMMENDATION:
That the Community Development Commission adopt the attached Resolution.
P:\Agendas\Conm Dev Commission\CDC 2006\01-23-06 Relocation PIan.74S West 5th Street SR.doc
COMMISSION MEETING AGENDA
Meeting Date: 01123/2006
Agenda Item Number:
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RESOLUTION NO.
2
RESOLUTION OF THE COMMUNITY DEVELOPMENT
COMMISSION OF THE CITY OF SAN BERNARDINO APPROVING
THE RELOCATION PLAN FOR THE RESIDENTS RESIDING IN THE
AGENCY PROPERTY LOCATED AT 745 WEST 5TH STREET, SAN
BERNARDINO, CALIFORNIA (CENTRAL CITY NORTH
REDEVELOPMENT PROJECT AREA)
3
4
5
6
7
WHEREAS, on August 15, 2005, the Community Development Commission
("Commission") authorized the Redevelopment Agency of the City of San Bernardino
("Agency") to acquire two (2) parcels (APNs: 0134-093-05 and 06) located at 745 West 5th
8
9
Street ("Agency Property") within the Central City North Redevelopment Project Area
10
("Project Area"); and
11
WHEREAS, the Agency Property contains a seventeen (17) unit fully occupied
12
residential apartment complex of which the residents will need to be permanently relocated to
13
allow for future development within the Project Area; and
14
WHEREAS, the California Redevelopment Law ("CRL") requires that prior to
15
displacement of any resident, a Relocation Plan be prepared in order to assess the relocation and
16
housing needs of each resident and to quantify relocation benefits in accordance with State Law;
17
and
18
WHEREAS, on October 3, 2005, the Commission approved a Professional Services
19
Agreement between the Agency and Shober Consulting, Inc. ("Consultant") for relocation
20
services and relocation plan preparation in accordance with the CRL and Uniform Relocation
21
and Real Property Acquisition Policies and the State of California Housing and Community
22
Development Guidelines (California Code of Regulations, Title 25); and
23
WHEREAS, on December 16, 2005, the Consultant delivered the Relocation Plan to the
Agency for the thirty (30) day public review and comment period; and
24
25
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WHEREAS, on December 17, 2005, the Consultant informed the tenants at the Agency
2 Property that the Relocation Plan was available at the offices of the Agency for their review and
3 comment; and
4 WHEREAS, on December 19, 2005, the Relocation Plan was presented to the Central
5 City North Redevelopment Project Area Committee for their review and comment; and
6 WHEREAS, the Agency has not received any public comments during the review
7 period.
8 NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION OF
9 THE CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND
10 ORDER, AS FOLLOWS:
11
Section 1.
The Commission hereby approves the Relocation Plan attached hereto and
12 incorporated herein by reference and authorizes the Interim Executive Director to proceed with the
13 relocation of the residents residing in the Agency Property pursuant to the Relocation Plan and authorize
14 the expenditure from the Low/Moderate Housing Funds in the approximate amount of$305,600.
15 Section 2.
16 /II
17 /II
18 /II
19 1/1
11/
20
/II
21
/II
22
/II
23
1/1
24
1/1
25
/II
The Resolution shall become effective immediately upon its adoption.
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RESOLUTION OF THE COMMUNITY DEVELOPMENT
COMMISSION OF THE CITY OF SAN BERNARDINO APPROVING
2 THE RELOCATION PLAN FOR THE RESIDENTS RESIDING IN THE
AGENCY PROPERTY LOCATED AT 745 WEST 5TH STREET, SAN
3 BERNARDINO, CALIFORNIA (CENTRAL CITY NORTH
REDEVELOPMENT PROJECT AREA)
4
5 I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the
6 Community Development Commission of the City of San Bernardino at a
7 meeting thereof, held on the _day of
, 2006, by the following vote to wit:
Nays
Abstain
Absent
16
17
18 The foregoing resolution is hereby approved this
Secretary
day of
,2006.
19
20
Judith Valles, Chairperson
Community Development Commission
of the City of San Bernardino
21
22
Approved as to form and Legal Content:
23
Ag~~
24 By:
25
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RELOCATION PLAN
745 WEST 5TH STREET
REDEVELOPMENT PROJECT
PREPARED FOR
THE REDEVELOPMENT AGENCY OF
THE CITY OF SAN BERNARDINO
201 North E Street, Suite 301
San Bernardino, California 92401
BY
SHOBER CONSULTING, INC.
DECEMBER 2005
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Relocation Plan for 745 W. 5th Street Redevelopment Project
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TABLE OF CONTENTS.
INTRODUCTION
3
SECTION I: PROJECT AREA DESCRIPTION
A. Regional Location
B. Site Location
C. General Demographic Information and Housing Profile
5
5
6
7
SECTION II: ASSESSMENT OF RELOCATION NEEDS
A. Methodology
B. Survey Results
1. Occupancy
2. Household Income
3. Replacement Housing Needs
4. Ethnic Mix
5. Senior and Disabled Tenants
6. Locational Preferences/Needs
8
8
8
8
8
9
10
10
10
SECTION III: HOUSING RESOURCES
A. Residential Resources Available
B. Summary
11
11
12
SECTION IV: THE RELOCATION PROGRAM
A. Program Assurances, Standards and Objectives
B. Relocation Advisory Assistance
C. Concurrent Residential Displacement
D. Citizen participation
E. Relocation Benefits
L Projected Dates of Displacement
G. Estimated Relocation Costs
12
13
14
15
15
16
16
16
SECTION V: SUMMARY
17
EXHIBITS
EXHIBIT A Housing Authority FY2005 Income Limits
EXHIBIT B Relocation Benefits Brochure
18
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Relocation Plan for 745 W, 5'h Street Redevelopment Project
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INTRODUCTION
The Redevelopment Agency of the City of San Bernardino ("the Agency") has been
assembling property in the downtown San Bernardino area roughly bordered on the
west by H Street, south of Spruce Street, north of Fourth Street, and Westof F Street.
The concept plan proposes a mixed use development strategy, combining
commercial/retail units on the ground floor with residential units on the upper floors for
the properties on 4th and 5th streets. For properties elsewhere in the project area,
attached single-family residential development parcels is anticipated. The Agency has
been exploring various development concepts, but has not entered into a specific
Disposition and Development Agreement (DDA) as of mid-December 2005.
Once negotiations have commenced to acquire this property which will lead to
displacement of Low/Moderate income residents, the Agency must prepare a
Relocation Plan ("the Plan") addressing the potential concerns of those residential
tenants that will be displaced. This Plan was prepared to be considered for approval by
the Agency. There is a mandatory 30-day review period during which interested parties,
the tenants and other stakeholders, may comment on the Plan.
The Plan addresses the impact of displacement on the seventeen (17) residential
tenants who live at 745 West 5th Street in San Bernardino. The property has already
been purchased by the Agency from the private property owner with escrow closing on
October 30,2005. All tenants were interviewed in a timely manner to gather information
needed for this Plan. Additional verifications will be processed prior to any disbursement
of relocation funds. This Relocation Plan will be funded with redevelopment funds.
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Relocation Plan for 745 W. 5th Street Redevelopment Project
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This Relocation Plan is presented in four sections:
Section I: Consists of project area descriptions, the general demographic information
on the seventeen (17) affected households, and the City of San Bernardino's ('the City")
housing profile.
Section II: Consists of survey methodology and an assessment of the aggregate
relocation needs of the seventeen (17) residential units to be affected as a result of the
development, with explanation of how these needs are to be met, plus a Relocation
Cost Estimate.
Section III: Consists of an assessment of the availability of comparable replacement
housing sites within the City of San Bernardino and surrounding areas for the seventeen
(17) affected households.
Section IV: Consists of the policies and procedures the Agency will follow to ensure a
fair and equitable relocation program, consistent with the Federal Uniform Relocation
Act (URA) and the California Health and Safety Code.
Shober Consulting, an experienced professional relocation consulting firm, prepared
this Plan in accordance with the applicable provisions of the Uniform Relocation Act,
and the United States Department of Housing and Urban Development (HUD)
Handbook 1378.
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SECTION I:
PROJECT AREA DESCRIPTION
A. THE REGIONAL LOCATION
The project site is located in central San Bernardino alongside the 1-215 Freeway,
roughly two miles north of Interstate 10. San Bernardino is just east of Rialto and
Colton, just to the west of Redlands, and approximately ten miles north of Riverside.
Regional map
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B. PROJECT SITE LOCATION
The project site for this development is located at 745 West 51h Street, San
Bernardino, California, 92410. The project area is three short blocks east of the Fifth
Street exit ramp of Interstate 215. The general area is a mixed use neighborhood,
which is progressively becoming more commercial and less residential. Scattered
residential hotels are adjacent to the emerging commercial properties. Significant
traffic congestion occurs in the neighborhood, which has relatively high crime
statistics. The site is within walking distance of the Carousel Mall, the Greyhound
Bus Depot, and several grocery and liquor stores.
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c. GENERAL DEMOGRAPHIC INFORMATION & HOUSING PROFILE
San Bernardino is a community with an estimated population of 185,401 according
to the 2000 census data.
San Bernardino has approximately 63,535 housing units in total, with 52.4% being
owner-occupied units, while 47.6% is rental housing stock. This translates into
29,536 owner-occupied units and 26,794 rental units citywide. There is a vacancy
rate of 11.3% based on U.S. Census data from the year 2000.
Racial and Ethnic Characteristics
The City of San Bernardino's racial and ethnic mix is varied. For general illustrative
purposes, however, the City's breakdown for these factors is as follows:
II White
8.93
. Hispanic/Other"
o Asian
o Black
.50.99
" Other denotes American Indian or Alaskan Native, Pacific Islander, more than one race, etc"
Source: U.S. Census Bureau Data Set: Summary File 1 (SF1).
The table below displays the population mix as reported by the 2000 Census.
POPUL I, "IC~J ,~, , ,c ;,,',
White 53,630
Hispanic/Other" 94,523
Black 29,654
Asian 7,594
TOTAL POPULATION 185,401
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SECTION II:
ASSESSMENT OF RELOCATION NEEDS
A. METHODOLOGY
The initiation of negotiations for the project is determined to be October 11, 2005. The
relocation guidelines require notification of potential displacees to be interviewed within
thirty (30) days of the initiation of negotiations, and initial contact with the tenants
started the third week of October 2005.
Shober Consulting, Inc. staff conducted initial interviews with all seventeen (17) of the
tenants. The interviews took place the first three weeks of November 2005. The
interviews were conducted on site, unit by unit, with the respective head-of-household
and any extended family members. All interviews were conducted in either Spanish or
English by bilingual relocation consultants. Relocation staff met with tenants on four (4)
different occasions. .
The purpose of the interviews was to obtain tenant information for the preparation of this
Plan. Inquiries made of residential occupants included occupancy status, household
size and composition, income and rental information, length and type of occupancy, any
disabilities and/or health problems, and preferences related to replacement housing.
Survey questions and housing profile information helps determine affordability issues.
Ascertaining household income is necessary in order to assess potential relocation
assistance benefits, and Section 8 voucher eligibility. Knowledge of employment
location and current proximity to needed service providers will enable relocation
counselors to assist displacees in identifying appropriate permanent housing.
B. SURVEY RESULTS
1. OCCUPANCY OF RESIDENTIAL UNITS
The interview procedures were conducted with all seventeen (17) of the occupied
residential units. This initial information was gathered without the documentation that
will be necessary when actual relocation implementation occurs. Additional and
subsequent interviews have provided relocation staff with the necessary data to
ascertain family demographics. The information allows the Agency to plan the
relocation in a realistic time frame within an affordable budget for the displacees.
2. HOUSEHOLD INCOME
Household income will be verified before claims are paid by the Agency. Five (5) of
the seventeen (17) households are below the extremely low-income level per the
State Income Levels for 2005 (Exhibit A). Eight (8) of the households are extremely
low- to very low-income. Three (3) of the households are between very low- and
lower-income. Five (5) of the seventeen (17) tenancies participate presently in one
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Relocation Plan for 745 W. 5th Street Redevelopment Project
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or more government subsidized income programs, Le., Social Security, General
Relief, etc. One (1) household is above the moderate-income level.
The following table shows the income ranges:
INCOr\lE LE'vE,-~ 1~\Avl[jU\' Lh 'LD~;
Below $1,000/month 1
$1,001-1,100/month 0
$1 ,101-1 ,200/month 2
$1 ,201-1 ,300/month 3
$1,301-1,400/month 1
$1,401-1,500/month 1
$1 ,501-1 ,600/month 0
$1,601-1,700/month 1
$1,701-1,800/month 0
$1 ,801-1 ,900/month 1
$1,901-2,OOO/month 3
$2,001-2,100/month 2
$2,101-2,200/month 2
TOTAL HOUSEHOLDS 17
3. REPLACEMENT HOUSING NEEDS and/or ASSESSMENT NEEDS
Each family must be relocated into dwellings that meet their family size and do not
allow overcrowded conditions. Presently, there is overcrowding1n two (2) oflhe
seventeen (17) dwelling units for which we have current information.
Units at Present Future Relocation
Units Needed
One-Bedroom 16 14
Two-Bedroom 1 3
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4. ETHNIC MIX
Bilingual relocation consultants have conducted interviews and provided information
in both English and Spanish languages. In this particular project sixteen (16) of the
households speak fluent English and one (1) speaks only Spanish. The total number
in the table below adds up to sixteen (16) because one (1) tenant declined to provide
ethnicity information.
PROJECT AREA ETHNIC MIX
Ethnicity Number of Units
WHITE 8
HISPANIC 7
BLACK 1
5. SENIOR AND DISABLED TENANTS
In two (2) of the seventeen (17) occupied units, two (2) have tenants 62 years of age
or older and five (5) have tenants with mental or physical handicaps.
6. LOCATIONAL PREFERENCES/NEEDS
Each tenant will make his or her own decisions on replacement sites. Each
individual household will select a replacement site based on a combination of
factors:
. Geographic and locational preferences
. Financial assessibility of rental units
. Proximity to needed facilities (such as, hospitals, schools, shopping areas,
and employment opportunities)
. Proximity to other family members
. Proximity to AgenctE.rogram opportunities
Most tenants have a stated preference to remain in the San Bernardino area. No
tenants have expressed interest in relocating out of state.
Relocation staff will monitor each household's requirements and preferences and will
try to accommodate the tenant's wishes when providing any needed relocation sites.
Any selected replacement site will be inspected to ensure that the replacement site
meets the "decent, safe, and sanitary" dwelling requirements.
- 10-
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Relocation Plan for 745 W. 5th Street Redevelopment Project
Prepared by Shober Consulting, Inc.
SECTION III:
HOUSING RESOURCES
A. RESIDENTIAL RESOURCES AVAILABLE
One of the primary purposes of this Plan is to demonstrate the availability of
comparable and decent, safe, and sanitary housing prior to the displacement of
residential occupants. Naturally the market will change in terms of specific units that will
be on the housing market by the time the Plan is approved. The rental surveys were
from November 25,2005 through December 10,2005. Our survey shows that there will
be more than adequate choices for tenants in selecting replacement sites. Relocation
staff will work with each tenancy to find suitable and appropriate sized units prior to the
time of displacement activities.
To determine the availability of comparable housing prior to the displacement of
residential occupants from 745 West 5th Street replacement housing resources were
researched through the following sources:
1. An on-going survey of classified rental listings of daily and weekly
newspapers which serve San Bernardino and the surrounding areas;
2. Drive-by "windshield surveys" of residential units in San Bernardino
neighborhoods;
3. Contact with real estate and property management companies serving San
Bernardino and surrounding communities;
4. The use of the Internet and rental listings on websites.
We have used replacement housing sites only in the City of San Bernardino. The tables
below show that there is a wide variety of one- and two-bedroom housing units in San
Bernardino representing at least four (4) times the number of potentially displaced
tenants:
Rental Rates Number of Units
Available
$500 - 600 7
.
$601 - 700 36
$701 - 800 13
$801 - 900 10
$901 - 1,000 4
- 11 -
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Relocation Plan for 745 W. 5th Street Redevelopment Project
Prepared by Shober Consulting, Inc.
~ , , f -) _ '3 F () ~ " I r" T , I /\ ~ t\: ,-, ~ . .
Rental Rates Number of Units
Available
$600 - 700 3
$701 - 800 9
$801 - 900 5
$901 - 1,000 6
$1,001 -1,100 3
$1,101 -1,200 4
Many of the available replacement sites are more expensive than the units presently
occupied. The relocation guidelines assume such a shortfall, and the rental assistance
payment will compensate the tenants for any rental increases, up to 42 months of
subsidy. Specific eligibility requirements are enumerated in other sections of this
document, and Relocation Eligibility Brochures will be provided to all tenants at the
appropriate time.
For purposes of this Plan, the survey results show that comparable one-bedroom
replacement sites are available in the $600 - $700 range for all tenants who need one-
bedroom units. There are seventy (70) identified one-bedroom units for the fourteen
(14) households needing one-bedroom units. For the tenants who will need two-
bedroom sites, the survey shows an ample supply of two-bedroom units in the $700 -
$800 range. There are thirty (30) available vacancies for the three (3) households that
will require two-bedroom replacement sites.
B. SUMMARY
Replacement housing resources show that there are ample places for each displaced
tenant to relocate based on size and affordability. Affordability guidelines must be
maintained to ensure guideline requirements and the Agency will use its best efforts to
assist each tenant.
SECTION IV:
THE RELOCATION PROGRAM
The relocation program and assistance will be provided in accordance with the
standards and provisions of the State of California Relocation Law, Government Code
Section 7260, et. seq., and Title 25, chapter 6, Relocation Assistance and Real Property
Acquisition, as amended January 01, 1998, and the Uniform Relocation Assistance and
- 12 -
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Relocation Plan for 745 W. 5th Street Redevelopment Project
Prepared by Shober Consulting, Inc.
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. The state relocation guidelines will be used for this project since no federal
funds are being used.
A. PROGRAM ASSURANCES, STANDARDS AND OB~ECTIVES
The relocation program to be undertaken on behalf of the Agency will conform to the
standards and provisions of the State of California Relocation Law, Government Code
7260, et seq., and the 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).
With these two sets of rules as guideposts, the program objectives will be as follows:
1. To fully inform eligible project occupants of the nature of, and procedures for
obtaining relocation assistance and benefits.
2. To determine the needs of each residential displacee household eligible for
assistance.
3. To 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 displaced is required to move without a minimum of
90 days written notice to vacate.
4. To provide current and continuously updated information concerning comparable
replacement housing opportunities.
5. To provide assistance that does not result in different, or separate treatment due
to race, color, religion, national origin, sex, sexual orientation, marital status, or
other arbitrary circumstances.
6. To supply information concerning federal and state housing programs and other
governmental programs providing assistance to displaced persons.
7. To assist each eligible person to complete applications for benefits.
8. To make relocation benefit payments in accordance with State and HUD
guidelines, including provisions of the Last Resort Housing sections, where
applicable.
9. To inform all persons subject to displacement of the Agency's property
management policies including eviction.
-13-
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Relocation Plan for 745 W. 5th Street Redevelopment Project
Prepared by Shober Consulting, Inc.
B. RELOCATION ADVISORY ASSISTANCE
As a function of the overall relocation assistance program technical and advisory
assistance will be provided by the Agency, through their relocation representative to all
displacees. Relocation personnel will be capable of conducting business in either
English or Spanish. In this particular project there is only one tenant who speaks
Spanish as the first language.
The following specific activities will occur or have already occurred in connection with
preparation of this Relocation Plan and will occur in its implementation approach:
1. Each household affected by the project has been 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. Printed "Residential Information Brochures" have been provided to all displaced
persons. A Spanish residential Information Brochure will be provided to those
households whose primary language is Spanish. Signed acknowledgements will
be obtained to verify receipt of this material. Interviews and all follow-ups will be
conducted in Spanish or English according to the needs of the resident
household.
3. Displacees will be effectively screened by the Agency and relocation personnel
to determine possible eligibility for assistance under the Section 8 program even
though the program is experiencing a "freeze" for new applicants.
4. Field surveys have been conducted in order to identify available housing
resources and, at least one - and preferably three - appropriate replacement
housing referrals will be made on a timely basis, to residential displacees. Every
effort will be made to find replacement housing units which are reasonably
accessible to currently utilized medical facilities, places of employment, schools,
shopping areas, and public transportation.
5. As soon as feasible, the Relocation Consultant shall explain the relocation
payments and other assistance for which the person may be eligible, including
related eligibility requirements and the procedures for obtaining such assistance.
The Relocation Consultant shall describe replacement housing recommendations
and referrals upon which eligibility for assistance has been determined.
6. Assistance will be provided to complete rental application forms if needed.
- 14-
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Relocation Plan for 745 W. 5th Street Redevelopment Project Prepared by Shober Consulting,lnc.
7. Transportation will be provided, if necessary, for any displaced occupant to
inspect replacement sites within the local area.
8. Assistance will be offered to all displacees in connection with arrangements for
the purchase of real property - if an option - and the completion of applications
for replacement housing; the filing of claim forms to request relocation benefits
from the Agency, and to obtain services from other public agencies.
9. Special assistance in the form of referrals to governmental and social service
agencies will be made, if needed.
10.AII assistance provided to displacee households will be in the primary language
spoken by these households.
C. CONCURRENT RESIDENTIAL DISPLACEMENT
The Agency does not have additional competing projects within five miles of the project
site for similar residential units within the City during the potential period of
displacement. If this changes, the Agency pledges that any other project must meet the
same replacement options for those affected by that project. There is another potential
project in the downtown area of San Bernardino that could displace up to sixteen (16)
households. The project has not yet begun and the timing should not interfere with the
current displacement. There are ample vacancies in the downtown area should the
second project accelerate in time.
D. CITIZEN PARTICIPATION
The Agency has encouraged public knowledge and citizen participation in the ongoing
history of this project. All tenants in the project area have been contacted numerous
times. The Agency has met numerous times with the previous owner and the tenants of
the project site. The Agency has spoken about this project in their open sessions of
Agency meetings. The project area Committee has discussed this project and will
review the Relocation Plan for comments and additional feedback.
As tb.e..project goes forward, the Agency will welcome and facilitate open discussion and
citizen participation.
The Agency will observe its obligations under Section 6012 of the California
Administrative Code, Title 25, Chapter 6, to give timely notice to all tenants and to make
copies of this Plan available to the public upon request. The Agency has made plans to
allow public review for a minimum of thirty (30) days before final adoption of the
Relocation Plan.
-15-
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Relocation Plan for 745 W. 51h Street Redevelopment Project
Prepared by Shober Consulting, Inc.
E. RELOCATION BENEFITS
Relocation benefits will be provided in accordance with the provisions of the California
Relocation Assistance Law, and the federal Uniform Relocation Act. Benefits will be
paid to eligible displaced persons upon submission of required claim forms and
documentation in accordance with City of San Bernardino guidelines and procedures.
Specific eligibility requirements and benefit plans will be detailed on an individual basis
with all 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 financial assistance.
General relocation benefits for residential tenants are summarized in the attached
Relocation Benefits Brochure, Exhibit B.
Section 104(d) applicability: If, at some time, it is determined that this project has
federal funding and also qualifies under the specific provisos that enact the Section
104(d) relocation benefits, the Agency pledges to provide these generally wider
benefits. However, at this time, no federal dollars will be used for this project.
F. PRO.JECTED DATES OF DISPLACEMENT
The Relocation Plan was submitted to the Agency for review beginning on December
16, 2005. Because the Agency has already purchased the property in question, the
development team is working diligently to move forward with the Project. After the
standard thirty-day review period for comments, the Agency will move for timely
approval by the Community Development Commission. After approval, the tenants will
be given not-less-than 90 days notice to vacate the premises. All tenants will be
assisted with relocation services by Shober Consulting staff. Tenants do not need to
wait for a Notice to Vacate in order to qualify for benefits. Several tenants have
expressed their desire to move as quickly as possible and the Agency is making
advance payment checks available to those tenants that request them to assist with
new rental amounts and security deposits.
G. ESTIMATED RELOCATION COSTS
The Agency will be using redevelopment tax increment funds for this project. The
Agency retains its right to change, augment, or modify the sources of funding for this
project. The Agency pledges that all normal and required relocation expenses will be
paid to the displacees in a prompt and timely manner. Relocation costs will include a
Fixed Moving Payment (FMP) and a Rental Assistance Payment (RAP) or
Downpayment Assistance Payment (DAP) for each of the seventeen (17) tenancies.
- 16 -
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Relocation Plan for 745 W. 5th Street Redevelopment Project
Prepared by Shober Consulting, Inc.
For purposes of a Cost Estimate, we anticipate relocation costs to approximate the
following:
1. Seventeen (17) Fixed Moving Payment Estimates:
(Either professional or self-moves)
$20,000.00
2. Seventeen (17) Rental Assistance Payment Estimates:
and/or Down Payment Assistance
and/or Last Rent Housing Payments
$285,600.00
3. Estimated Cost Totals
$305,600.00
The Rental Assistance Payment estimates assume an average shortfall of between
$300 and $400 per unit when comparing affordability (defined as 30% of gross
household income per month) with replacement unit rental rates. Each case will vary
and no payments will be made until income is verified. This shortfall is subsidized by
42 months when using state guidelines.
SECTION V.
SUMMARY
The Relocation Plan clearly shows several facts: there are adequate places for these
tenants in appropriately sized replacement units throughout San Bernardino. We have
found at least four (4) times the number of units needed in the surrounding community.
The Plan also shows that the present dwellings have below market rental rates. which
will create larger than average Rental Assistance Payments.
On the positive side, the tenants have income levels that will allow them to find
affordable units in the San Bernardino area, when assisted by the rental subsidies.
The Agency pledges the time, money, and effort to ensure a successful relocation
program. The Agency takes seriously its responsibilities to assist each tenant to
relocate with a minimum of inconvenience. anxiety, and disruption. The Housing
Resource Study shows an ample number of replacement sites that will be utilized to
assure an affordable transition.
-17-
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Relocation Plan for 745 W. 5th Street Redevelopment Project
Prepared by Shober Consulting, Inc.
EXHIBITS
-18-
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Exhibit "A"
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2005 State Income Limits
SAN BERNARDINO COUNTY
Area median: $55,650
Number of Persons in Household
Income 1 2 3 4 5 6 7 8
Category
Extremely 11,700 13,350 15,050 15,700 18,050 19,400 20,700 22,050
Low
Very Low 19,500 22,250 25,050 27,850 30,050 32,300 34,500 36,750
Income
Lower 31,200 35,650 35,650 44,550 48,100 51,700 55,250 58,800
Income
Median 38,950 44,500 44,500 55,650 60,100 64,550 69,000 73,450'
Income
Moderate 46,750 53,450 53,450 66,800 72,150 77 ,500 82,850 88,200
Income
Source: State of Cali fomi a, Department of Housing and Community Development, Division of Housing
Policy Development
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Exhibit "B"
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SHOBER CONSULTING, INC.
INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
Shober Consulting, Inc.
520 S. Sepulveda Blvd.
Suite 204
Los Angeles, CA 90049
Phone: 310-476-5433
Fax: 310-476-5583
, . "''''''~'':~'''''''~'~r'!w7TT
"_."""~"';::r,;-
INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
Redevelopment Agency pf the City of San Bernardino
PleaSE: do n{~t rnove p;~~nlature!,
~.hi5 is not a notice to i.fdcdte your {hN~: 'lllt~
I. GENERAL INFORMATION
II. . AsSISTANCE IN LOCATING A REPLACEMENT DWELLING
III. MOVING BENEFITS
IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTI-IERS
V. SECTION 8 AsSISTANCE
VI. QuALIFICATION FOR AND FILING OF RELOCATION QAIMS
VII. LAsT RESORT HOUSING AsSISTANCE
VIII. RENTAL AGREEMENT
IX. APPEAL PROCEDURES - GRIEVANCE
X. TAX STATUS OF RELOCATION BENEFITS
XI. ADDITIONAL INFORMATION AND AsSISTANCE AVAILABLE
I. GENERAL INFORMATION
The building in which you now live is in a portion of the Redevelopment Agency of the City of San
Bernardino ("the Agency") Project Area to be rehabilitated. As the project schedule proceeds, it will
be necessary for you to move from your dwelling. You will be notified in a timely manner as to the
date by which you must move.
Please read this information carefully as it will be helpful to you in determining your eligibility and
the amount of your relocation benefits under the federal and! or state law. We suggest you save this
informational statement for reference.
The Agency has retained the services of Shober Consulting, Ine. ("Shober"), a qualified professional
relocation firm, to assist you. Shober can be reached at their corporate office at:
Shober Omsulting, me.
520 S. Sepulveda Blvd.
Suite 204
Los Angeles, CA 90049
Phone: 310-476-5433
Fax: 310-476-5583
Spanish speaking representatives are available. Si necesita esta informacion en Espanol, por favor
llame a su representante.
2
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All information obtained by your relocation consultant
will be kept confidential.
Please do not move prematurely. This is not a notice to vacate your dwelling. However, if you desire
to move sooner than required, you must contact your representative with Shober Qmsulting, lnc. so
you will not jeopardize any benefits. This is a general information brochure only, and is not intended
to ~ive a detailed description of either the law or regulations pertaining to the Agency's relocation
aSSIStance program.
II. AsSISTANCE IN LOCATING A REPLACEMENT DWELLING
The Agency, through its representatives, will assist you in locating a comparable replacement
dwelling by providing referrals to appropriate and available housing units. You are encouraged to
actively seek such housing yourself.
When a suitable replacement dwelling unit has been found, your relocation consultant will carry out
an inspection and advise you as to whether the dwelling unit meets decent, safe, and sanitary
housing requirements. A decent, safe, and sanitary housing unit provides adequate space for its
occupants, proper weatherproofing, and sound heating, electrical, and plumbing systems. Your new
dwelling must pass inspection before relocation assistance payments can be authorized.
III. MOVING BENEFITS
If you must move as a result of displacement by the Agency, you will receive a payment to assist in
moving your personal property. There are two types of moving payments. You have the option of
selecting either one of the following types of moving payments:
A FIXEDMOVINGPAYMENT
A fixed moving payment is based upon the number of rooms you occupy and whether or not
you oWn your furniture. The payment is based upon a schedule approved by the Agency and
ranges, for example, from $400.00 for one furnished room to $2,150.00 for eight rooms in an
unfurnished dwelling (for details see the table below). Your relocation representative will inform
you of the amount you are eligible to receive if you choose this type of payment.
3
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FIXED MOVING SrnEDULE (CALIFORNIA)
Occupant owns furniture Occupant does not own furniture
1 room $625.00 1 room $400.00
2 rooms $800.00 Each additional room $65.00
3 rooms $1,000.00
4 rooms $1,175.00
5 rooms $1,425.00
6 rooms $1,650.00
7 rooms $1,900.00
8 rooms $2,150.00
Each additional room $225.00
If you select a fixed payment, you will be responsible for arranging for your own move and the
Agency will assume no liability for any loss or damage of your personal property.
B. AcrUAL MOVING EXPENSE (PROFESSIONAL MOVE)
If you wish to engage the services of a licensed commercial mover and have the Agency pay the bill,
you may claim the ACTUAL cost of moving your personal property up to 50 miles. Your relocation
representative will inform you of the number of competitive moving bids (if an~ which may be
required and assist you in developing a scope of services for the Agency's approval.
IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN Of HERS
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
your present dwelling for at least 90 days prior to the Agency's first offer to purchase the property
or an owner who has occupied your dwelling for between 90 and 180 days prior to the Agency's first
offer to purchase the property.
A RENTAL AsSISTANCE
If you qualify and wish to rent your replacement dwelling your rental assistance benefits will be
based upon the difference over a forty-two (42) month period between the rent you must pay
for a comparable replacement dwelling and the lesser of your current rent or thirty percent
(30%) of your gross monthly household income. You will be required to provide your relocation
representative with monthly rent and household income verification prior to the determination
of your eligibility for this payment. Note: Initial advance payments can be made, if requested, to
provide displaces with sufficient means to cover move-in expenses.
- OR-
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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 representative will clarify procedures necessary to apply for
this payment.
V. SECTION 8 AsSISTANCE
Any displaced household that wishes to obtain a Section 8 housing certificate will be assisted by the
Agency for that purpose. Section 8 housing assistance assures families affordable rent for the time
they remain in the program Monthly rent on the Section 8 program is typically limited to 30% of
gross household income. Families must meet certain income requirements to qualify.
In thosecircurnstances where eligibility for Section 8 assistance is reduced because of residency
status problems, the Agency will provide supplemental cash assistance. This assistance, called GAP-
RAP, will last for 42 months and will be used to maintain tenant rent contributions at the same 30%
level as for other program panicipants.
VI. QUALIFICATION FOR AND FILING OF RELOCATION QAIMS
To qualify for a replacement housing payment, you must rent or purchase and occupy a comparable
replacement unit within one year from the later of the following:
A. For a tenant: the date you move from the displacement dwelling
B. For an owner-occupant: 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-
c The date the Agency fulfills its obligation to make available comparable replacement
dwellings.
All claims for relocation benefits must be filed with the 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.
VII. LAST RESORT HOUSING AsSISTANCE
If comparable replacement dwellings are not available when you are required to move or if
replacement housing is not available within the monetary limits described above the Agency will
provide "last reson'" housing assistance to enable you to rent or purchase a replacement dwelling on
a timely basis. Last reson housing assistance is based on the individual circumstances of the
displaced person. Your relocation representative will explain the process for determining whether or
not you qualify for last resort assistance.
If you are a tenant and you !:hoose 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 of the home you intend to purchase.
5
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VIII. RENTAL AGREEMENT
As a result of the Agency's action to purchase the property where you live you may become a tenant
of the Agency. If this occurs you will be asked to sign a rental agreement that will specify the
monthly rent to be paid, when rent payments are due, where they are to be paid, and other pertinent
information.
Except for 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 ninety
(90) days written notice from the Agency. Eviction will be undertaken only in the event of one or
more of the following infractions:
A Failure to pay rent; except in those cases where a failure to pay is due to the lessor's 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 acts in the unit; material breach of the rental agreement and failure to
breach within 30 days of notice; 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
B. Performance of dangerous illegal acts in the unit;
C. Material breach of the rental agreement and failure to correct breach within 30 days of
notIce;
D. Maintenance of a nuisance and failure to abate within a reasonable time following notice;
E. Refusal to accept one of a reasonable number of offers of replacement dwellings;
F. The eviction is required by State or local law and cannot be prevented by reasonable efforts
on the part of the public entity.
IX. APPEAL PROCEDURES - GRIEVANCE
Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of
payment, may have his/her claim reviewed or reconsidered in accordance with the Agency's appeals
procedure. Complete details on appeal procedures are available upon request from the Agency.
X. TAX STATUS OF RELOCATION BENEFITS
Relocation benefit programs are not considered to be income for the purposes of the Internal
Revenue Code of 1986 or the Personal Income TaiLaw, Part 10 (coItiinencing with Section 17001)
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.
XI. 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 representative.
6
RESOLUTION AGENDA ITEM TRACKING FORM
Cj)J J1J{J(g -Lj
** FOR OFFICE USE ONLY - NOT A PUBLIC DOCUMENT **
Moo'""ore (D... A1')' VH ,rk
Vote: Ayes {J Nays
Change to motion to amend original documents D
~d4
Item #
~/\
Resolution #
Abstain
Companion Resolutions
Absent
NulllVoid After:
days/
Resolution # On Attachments: D
Note on Resolution of attachment stored separately: D
PUBLISH D
POST D
RECORD W/COUNTY D
By:
Date Sent to Mayor: -----1' JlY / () k
Date of Mayor's Signature: 1 ,'-yt;: 0&
Date ofClerk/CDC Signature: \1' y~' oh
Reso. Log Updated: D
Seal Impressed: D
Reso. # on Staff Report D
Date Memo/Letter Sent for Signature:
I" Reminder Letter Sent:
Date Returned:
2nd Reminder Letter Sent:
Not Returned: D
~-
Request for Council Action & Staff Report Attached:
Updated Prior Resolutions (Other Than Below):
Updated CITY Personnel Folders (6413, 6429, 6433, 10584, 10585, 12634):
Updated CDC Personnel Folders (5557):
Updated Traffic Folders (3985,8234,655,92-389):
N~By_
No -7' By__
No_ B~
No~y_
No By_
Yes
Yes
Yes
Yes
Yes
Copies Distributed to:
Animal Control D
City Administrator D
City Attorney D
Code Compliance D
Development Services D
Others:
/
EDA ~ Information Services D
Facilities D Parks & Recreation D
Finance D Police Department D
Fire Department D Public Services D
Human Resources D Water Department D
Notes:
/
/
. \/
Ready to FIle: _
Date [/ J ub
Revised 12/18/03