HomeMy WebLinkAboutRDA 03 RELOCATION PLAN 06-15-98AGENDA
RDA NO. 3
6-15-98
DATE:
June 15, 1998
Inter-Corn
TO'
FROM'
SUBJECT:
WILLIAM A. HUSTON, EXECUTIVE DIRECTOR
REDEVELOPMENT STAFF
APPROVAL OF RELOCATION PLAN AND ADOPTION OF REPLACEMENT
HOUSING PLAN FOR TUSTIN MEADOWS PROJECT
SUMMARY: Agency adoption of the Replacement Housing Plan and approval of the Relocation
Plan is requested for the Tustin Meadows Apartment project located at Sixth Street and E1
Camino Real.
RECOMMENDATION
It is recommended that the Redevelopment Agency:
1. Adopt the Replacement Housing Plan for the Tustin Meadows Apartment Project; and
2. Approve the Relocation Plan for the Tustin Meadows Apartment Project.
FISCAL IMPACT
No direct fiscal impacts on the Redevelopment Agency or implementation of the Replacement
Housing Plan and Relocation Plan are anticipated at this time. If the negotiations with the
developer result in a Disposition and Development Agreement (DDA), the fiscal impact of such
an agreement will be discussed if Agency approval of a DDA is requested in the future.
BACKGROUND
The Agency authorized the Executive Director to enter into exclusive negotiation with DeBeikes
Investment Company on December 23, 1998, to develop the property referred to as the Tustin
Meadows Apartments, a 56-unit apartment complex located at 120 - 250 sixth Street and
commercial property at 715 - 765 E1Camino Real. As anticipated in the EXclusive Agreement
to Negotiate, DeBeikes Investment Company has joined with Warmington Homes California to
acquire the Tustin Meadows Apartments, demOlish the existing improvements and construct
small lot, single family homes for sale to entry level home buyers. Additionally, DeBeikes
Investment Company will rehabilitate the commercial property along E1 Camino Real for the
Ford Family Trust to ensure compatibility with the proposed single family development.
One of the Redevelopment Agency and City General Plan's housing goals is to encourage home
ownership tenure. It is also Agency staff's desire to see any new development or revitalization
activities on the Ford property play a more significant role and become more fully integ-rated into
William A. Huston
June 15, 1998
Page 2
the overall "Old Town" fabric. Special attention for the project will be paid to design features
that are of the highest quality and which will serve for attracting and enhancing the market of
Old Town.
Replacement Housing Platt
Section 33413(a) of the California Redevelopment Law (Health and Safety Code, Section
33000et seq.) requires that whenever dwelling units housing person and families of low and
moderate income are destroyed or removed from the low and moderate income housing market
as part of a redevelopment project which is subject to a written agreement with a redevelopment
agency or where financial assistance will be provided, the agency .will within four years of the
destruction or removal ensure replacement of such units within territorial jurisdiction of the
agency. Section 33413.5 of the California Redevelopment Law requires a redevelopment agency.
to adopt a replacement housing plan not less than thirty (30) days prior to executing an
agreement for the disposition and development of real property which would lead to the
destruction or removal of dwelling units from the low and moderate income housing market.
The replacement housing plan must identify the impacts the a proposed redevelopment project
will have on the community's supply of low and moderate income housing and detail the
measures that the agency will take to ensure that the appropriate replacement housing is
produced within a four year time limit.
Pacific Relocation Consultants and Agency staff have prepared a Replacement Housing Plan for
the Tustin Meadows Apartment Project which is attached for the Agency's review and approval.
The Agency is banking dwelling units as a result of construction or rehabilitation of affordable
housing projects. The two projects that will create surplus replacement units include: a) Orange
Gardens, a 150-unit apartment rehabilitation project; and b) Tustin Grove, a 145-single family
home ownership new construction project. Within the two projects, a total of 164 dwelling units
comprised of 364 bedrooms will be set aside for low and moderate- income households. These '
surplus units will fully satisfy the replacement housing obligations for the Tustin Meadows
Apartment Project.
Relocation Plan
To accommodate the proposed project, it will be necessary to relocate the residential occupants
residing in the Tustin Meadows Apartments. Since funding for the proposed project is
anticipated to be from Agency tax increment funds, the Relocation Plan and subsequent
relocations assistance for the project will be in accordance with the provisions of the Relocation
Law, and Relocation and Real Property Acquisition provision, as amended effective January 1,
1998. In order to evaluate the present housing circumstances and requirements of potential
project displacees, Pacific Relocation Consultants prepared the Relocation Plan for the Tustin
Meadows Apartment Project. The Relocation Plan addresses the following:
1. A description of the Project area and specific project site;
William A. Huston
June 15, 1998
Page 3
2,
An assessment of the aggregate relocation needs of persons who may be displaced as a result
of the proposed project, including survey methods and results;
3. An assessment of the availability of comparable relocation housing within the City of Tustin
and surrounding areas; and
.
The steps and procedures that the Agency will follow to ensure a satisfactory and thorough
relocation program is implemented.
Tenant information necessary for the preparation of the Relocation Plan was obtained from
personal interviews and resource surveys conducted during March of 1998. The survey found
that 44 of the 56 units were occupied. Interviewers were successful in contacting 43 of the 44
potential displaced households. Inquiries made of the residential occupants included: occupancy
status, household size and composition, income and rental information, length and type of
occupancy, disabilities/health problems, and preferences related to relocation housing.
The Relocation Plan which is attached for the Agency's review and approval indicateS that there
will be adequate availability of comparable relocation housing to meet the needs of the project
occupants for all bedroom sizes. Implementation of the Relocation Plan will provide all eligible
displaced residential occupants payments for actual moving expenses or a fixed in-lieu payment
for moving expenses based on the room count in the occupied dwelling. In addition, the
displaced families may be eligible for rental assistance payments, which except in the Case of last
resort housing is limited to a maximum of $5,250 based upon the monthly housing need over a
forty-two (42) month period. Specific eligibility requirements and detailed compensation plans
will be explained and worked out on an individual basis for all residential occupants through the
course of personal interviews and follow-up visits. Each eligible family will be counseled as to
available options and the consequences of any choice with respect to financial assistance.
FINDING OF BENEFIT
This site is located in the Town Center Project Area. On December 5, 1994 the Tustin
Community Redevelopment Agency adopted a five-year Implementation Plan for the Town
Center and the South/Central Redevelopment Projects for fiscal years 1995-1996 through 1999-
2000. The Implementation Plan was composed of two parts, a five-year plan for Redevelopment
activities and a five-year plan for housing activities. Anticipated accomplishments and
expenditures for the five-year period included the development of 120 owner occupied dwelling
units in the Town Center Project Area.
The proposed project is consistent with the Implementation plan for the Town Center Project
Area. It will remove a blighting influence in the Project Area by demolishing an existing
apartment project that is characterized by substantial deferred maintenance and a high incidence
of crime. The proposed project will develop a. home ownership project that would allow for the
expenditure of tax increment housing set-aside funds. The proposed project would provide for
the sale of units to entry-level homebuyers, as well as to low and moderate-income buyers. The
project would contain certain affordability restrictions for the low and moderate-income units. It
William A. Huston
June 15, 1998
Page 4
is determined that the proposed project would not reduce the number of affordable housing units
in the Project Area while it would increase the number of ownership units.
Approval of the Replacement Housing Plan and Relocation Plan for the Tustin Meadows
Apartments does not commit the Agency to funding project relocation costs until the Agency
approves a DDA with the developer. If financial assistance is provided for the proposed project
through a DDA, Agency staff will prepare and present for City Council and Agency
consideration a resolution making the required legal findings.
Christine A. Shinglet[_nglet~
Assistant City Manager
/ames A. Drh'~hon,/'J '
[Senior Redevelopn'mfit Project Manager
Attachments
DRAFT
RELOCATION PLAN
FOR THE
TUSTIN MEADOWS APARTMENT PROJECT
Prepared for
TUSTIN COMMUNITY DEVELOPMENT AGENCY
300 CENTENNIAL WAY
TUSTIN, CALIFORNIA 926.80
By
PACIFIC RELOCATION CONSULTANrI'S
00 WEST BROADWAY AVENUE, SUITE 300
LONG BEACH, CALIFORNIA 90802
(800) 400-7356
April 1998
INTRODUCTION .................................................................... 1
I. PROJECT AREA DESCRIPTION ..................................................... 2
A.' THE REGIONAL LOCATION .............................................. 2
B. PROJECT SITE LOCATION AND USES .................................... 3
C. GENERAL DEMOGRAPHIC & RELATED INFORMATION ....................... 4
II. ASSESSMENT OF RELOCATION NEEDS .............................................. 5
A. METHODOLOGY ....................................................... 5
B. FIELD SURVEY DATA ................................................... 5
.
2.
3.
4.
5.
6.
7.
General ......................................................... 5
Residential Occupant Profile ............. .~ ......................... 6
Occupancy/Overcrowding .......................................... 6
Replacement Housing Needs ....................................... 6
Income ......................................................... 6
Ethnic Mix ...................................................... 7
SeniodHandicapped/Housing Assistance Households .................... 7
III. REPLACEMENT HOUSING RESOURCES ............................................. 8
A. RESULTS OF RESOURCE STUDY ........................................ 8
1. Methodology ................................. '. .................. 8
2. Replacement Housing Availability .................................... 8
B. RELATED ISSUES ...................................................... 9
1. Concurrent Residential Displacement ................................. 9
2. Temporary Housing ............................................... 9
IV. THE RELOCATION PROGRAM .....................................................
A.
B.
C.
D.
e.
G,
H.
I.
J.
K.
10
PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES .................. 10
PUBLIC INFORMATION ................................................ 11
RELOCATION ADVISORY ASSISTANCE ................................... 12
RELOCATION BENEFITS ............................................... 13
1. Residential Moving Expense Payments .............................. 13
2. Rental Assistance Payments To 90-Day Residential Tenants Who Re-Rent.. 14
3. Downpayment Assistance - Payments To Tenants Who Purchase ......... 16
4. Payments To Non-Tenured Residential Tenants ....................... 16
5. Summary ...................................................... 16
GENERAL INFORMATION ON PAYMENT OF RELOCATION BENEFITS ......... 16
LAST RESORT HOUSING BENEFITS ..................................... 17
1. Tenant-Occupants ............................................... 17
2. Alternatives to Last Resort Housing ................................. 18
RELOCATION TAX CONSEQUENCES .................................... 19
GRIEVANCE PROCEDURES ............................................ 19
EVICTION POLICY .................................................... 19
PROJECTED DATES OF DISPLACEMENT ................................. 20
ESTIMATED RELOCATION COSTS ....................................... 20
TABLE 1: City of Tustin Housing Units - 1990 Census ....................................... 4
TABLE 2: Project Monthly Rents Paid ................................................... 6
TABLE 3: Replacement Housing Needs ................................................. 6
TABLE 4: Income Levels For Residential Households ........................................ 7
TABLE 5: Displacee Household Ethnic Mix ................................................ 7
TABLE 6: Available Rental Resources .................................................... 8
TABLE 7: Fixed Moving Payment Schedule ......................................... . .....14
TABLE 8: Computation of Monthly Housing Need and Rental Assistance ....................... 15
EXHIBIT A:
EXHIBIT B:
EXHIBIT C:
EXHIBIT D:
EXHIBIT E:
Sample Interview Forms
Residential Listing Report
HUD Annual Income Limitations
Residential Informational BrochUre (English)
Residential Informational Brochure (Spanish)
The Tustin Community Redevelopment Agency (the "Agency") has entered into an
Exclusive Agreement to Negotiate with the DeBeikes Investment Company (the
"Developer").
The Developer is proposing to acquire the 56-unit apartment complex at 120-250 Sixth
Street (known as the Tustin Meadows APartments), demolish the existing improvements,
and construct small lot, single family homes for sale to entry-level home buyers. To
accommodate the proposed Project, it will be necessary to acquire the property and
relocate the residential occupants residing in the Tustin Meadows Apartments.
In order to evaluate the present housing circumstances and rehousing requirements of
potential Project displacees, the following relocation plan (the "Relocation Plan" or "Plan')
has been prepared.
Funding for the Project is anticipated to be from local sources. Therefore, the Relocation
Plan and subsequent relocation assistance for the Project will be in accordance with the
provisions of the State of California Relocation Law, Government Code 7260 et. seq., and
Title 25, Chapter 6, Relocation Assistance and Real Property Acquisition, as amended
effective January 1,1998.
Pacific Relocation Consultants, an experienced relocation firm, has been selected to
prepare this Relocation Plan and provide all subsequent required relocation assistance.
The Plan addresses the following'
1. A description of the Project area and specific Project site (SECTION I);
o
An assessment of the aggregate relocation needs of persons who may be
displaced as a result of the Project, including survey methods and results
(SECTION II);
e
An assessment of the availability of comparable replacement housing within
the City of Tustin and surrounding areas (SECTION III); &
.
The steps and procedures that the Agency will follow to ensure a satisfactory
and thorough relocation program (SECTION IV).
Page 1
THE REGIONAL LOCATION
The Tustin Meadows Apartment Project site is located in the southwest section
of the City of Tustin. TUstin is centrally located in the County of Orange,
approximately thirty (30) miles southeast of the City of Los Angeles. Interstate 5 and
State Routes 55 and 22 provide freeway access to Tustin. (See map of Regional
Project Location below.)
Figure 1' Regional Project Location
Page 2
Bo PROJECT SITE LOCATION AND USES
The proposed project is located at the sOuthwest corner of Newport Avenue and Sixth
Street, just north of Interstate 5. Newport Avenue and Main Street are major arterials
running through the City. Newport Avenue links the City of Orange to the north and the
City of Santa Ana to the south. (See map of the Project Site Location below)
Figure 2: Project Site Location
The proposed project will require the acquisition of land containing fourteen (14)apartment
buildings (with a total of fifty-six (56) apartment dwellings).
Page 3
GENERAL DEMOGRAPHIC & RELATED INFORMATION
According to the 1997 census data the population of the City of Tustin was 63,600.
The ethnic mix was seventy-three percent (73%) VVhite, six percent (6%) Black, ten
percent (10%) Asian, and twelve percent (12%) other. Of the total population, forty-
one percent (41%) were reported to be of Hispanic origin.
The housing mix was indicated to be approximately forty percent (40%)
owner-occupied; sixty percent (60%) renter-occupied.
TABLE 1:City of TUstin HOUsing Un'i~: 1990:cehsus :i ,~.: i !: i:~.~
TYPe :.:~i .:. ~,~. ~.. .:.::'~ 'TOtal':I~ .. ~ ~::
Single Family Dwellings- 5,351 28.0%
13,950 72.0%
Multiple Family Dwellings
Owner Occupied
Renter Occupied
Median Rent
Persons Per Household
7,5O4
10,828
$701
'2.66
40.0%
6O.O%
Page 4
A. METHODOLOGY
To obtain tenant information necessary for the preparation of this Plan, personal
interviews and resource surveys were conducted during March of 1998.
Interviewers were successful in contacting 43 of the 44 potential displacees (see
Section ll.B.1., Field Survey Data -General for a description of the difference
between the number of apartment dwellings and the number of potential displaced
households). One(l) residential occupant was unavailable to provide information.
At least three attempts were made to contact the residential occupants either
personally or by telephone.
Inquiries made of residential occupants included; occupancy status, household size
and composition, income and rental information, length and type of occupancy,
disabilities/health problems, and preferences related to replacement housing. All
information was anecdotal and not validated by documentary evidence that
otherwise would be required to conform to qualifying criteria, such as rent, length
of residency, and income. Samples of the Residential Interview Form can be found
as Exhibit "A" located in the back of this report.
The following Field Survey Data is based on information gained from the
households within the Project. (Exhibit "B" - Residential Listing Report for
Residential Cases provides a complete case-by-case summary of interview data).
B~
FIELD SURVEY DATA
1. General
The project as envisioned will necessitate the removal of fifty-six (56) apartment
units located in fourteen apartment buildings. At the time of the interview, twelve
(12) apartments were found to be vacant, forty-four (44) were occupied by eligible
displaced families.
The Project site is occupied bY primarily iow-income Hispanic, White and Black
residents living in ten apartment buildings. The survey identified a total of 44
residential families, including one hundred and twenty-seven (127) adults and one
hundred and three (103) children (sixty -nine (69) of which are of school age
between 5 and 17 years of age).
Page 5
2. Residential Occupant Profile
Of the 44 eligible apartment units in the Project area, all (44) were two-bedroom
apartments. Based on the responses of those tenants who were willing to provide
the information, Table 2 below indicates the minimum, average and maximum rent
paid by current Project displacees.
2 Bedroom Apt. $695 $733 $780
o
a
1
Occupancy/Overcrowding
The average occupancy in the Projectwas found to be 5.23 persons per unit,
with sixteen (16) dwellings found to be overcrowded households.
Replacement Housing Needs
By conventional occupancy standards, Table 3 summarizes the distribution
of the replacement housing needs which are anticipated to meet the needs
of the displaced households.
~ i~;~i ~. ~:,...~;~%¢;:-~!i*-..-~.~... ~.:: ~: ;::;~ ~: ' ~:i;~:~ i;::;q;:~~;~::.~¢~ !~:~::~.. :.: ' :' · i!.' ,.-~':~rr'i.";::¢=+::: .. ~.~:.?;~;;:::: ?~! ~[::; :.; :::: i~.i~i~;; ;~ ~ '%!:¢:: -~'-: o~:~; ::! ¢;-x;:
Residential Two Sdrm. Three Bdrm Four Bdrm
Type Apt. Apt. Apt.
Tenant 28 12 4
Income
Of the forty-four (44) surveyed households, forty-two (42) were willing to
divulge income information when questioned during the survey. According
to the most recent Housing and Urban Development (HUD) income
standards (See HUD Annual Income Limitations, Exhibit "C"), eighty-eight
(88%) of the surveyed households that provided income information are in
the very-iow income category and twelve percent (12%) are in the Iow
Page 6
Sm
income category. While we do not know the income of those not surveyed,
field observation of the types of units and the nature of the area, indicate that
the residents may be in the very-low or Iow income levels. Table 4 below
indicates the income levels for all surveyed occupantsl
;.TABLE'~:i lncomeLevels For Residential,HOuseholds;~;i.,. ~':' . ·
Vew Low. Low ~oderate
30 12 0
Ethnic Mix
Table 5 below shows the ethnic mix among the surveyed households.
Ethnicity Number Percentage
Hispanic 36 82%
White 5 11%
Black 2 5%
Other 1 :2
The language spoken in Project households is 50% English' and 50%
Spanish. Spanish speaking relocation agents will provide assistance to
these households. Also, written material will be provided in Spanish.
Senior/Handicapped/Housing Assistance Households
The survey identified no elderly head of households and no families that
have occupants with disabilities. However, if at the time of displacement it
is found that elderly or disabled occupants exist special consideration will be
given when relocating to comparable replacement dwellings.
Page 7
A. RESULTS OF RESOURCE STUDY
1. Methodology
1
To determine the availabilitY of comparable housing and commercial sites
prior to the displacement of residential occupants from the Project,
replacement housing resources were researched through the following
sources:
Survey of classified rental listings of daily and weekly newspapers
serving the City of Tustin and adjoining communities;
Windshield surveys of residential and commercial areas of the City;
and
Telephone and field contact with real estate
management companies in the CitY of Tustin.
and property
Replacement Housing Availability
Table 6, below, shows the number of resources identified, price ranges and
average rent of available units found during the resource survey period:
2 Bedroom Apts. 45 $695- $1,300 $850
3 Bedroom Apts. 15 $940 - $1,250 $1,050
4 Bedroom Homes 4 $1,300-$1,700 $1,400
Based on the above, it appears that there will be an adequate availability of
comparable replacement housing to meet the needs of Project occupants for
all bedroom sizes. The number of rental referrals for three and four
bedrooms apartments/houses were equal to or slightly greater than the
Page 8
Ba
projected need identified during the two week survey period. However, it is
believed that additional three and four bedroom units will be found over the
four month period of the relocation effort. In addition, several of the three
and four bedroom units have multiple families residing within. These families
have expressed an interest in occupying units of their own, which will
decrease the need for three and four bedroom apartments; thus shifting a
greater portion of the requirement for replacement housing need to two
bedroom units. In no event will a family 13e required to vacate until they have
secured an apartment adequate in bedroom size to accommodate the family.
RELATED ISSUES
Concurrent Residential Displacement
Based on the needs of this Project, competing demands for similar
residential units within the City of Tustin and the adjacent communities are
not expected and no adverse impact on meeting the replaCement needs of
the Project is anticipated. Also, there are no other known projects within the
surrounding cities which will create a competing demand for needed housing
units.
Temporary Housing
It. is not expected that any temporary housing will be necessary to meet
occupant needs in the Project, since an adequate supply of comparable
replacement dwellings exists.
Page 9
Al
PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES
The relocation program to be implemented by the Agency will conform 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 effective January 1, 1998. Pursuant to the
guidelines adopted by the State of California Housing and Community Development
Department, program objectives will be as follows:
.
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 eligible for assistance.
.
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 is required to move without a minimum
of 90 days written notice to vacate.
o
To provide current and continuously updated
replacement housing opportunities.
information
concerning
o
· To provide assistance that does not result in different or separate treatment
due to race, color, religion, national origin, sex, marital status or other
arbitrary circumstances.
o
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.
To make relocation benefit payments in accordance with State of California
guidelines,' including the provisions of the Last Resort Housing sections,
where applicable.
,
To inform all persons subject to displacement of the Agency's policies with
regard to eviction and property management.
Page 10
10o
To establish and maintain a formal grievance procedure for use by displaced
persons seeking administrative review of Agency decisions with respect to
relocation assistance.
PUBLIC INFORMATION
The Agency will ensure the following:
1. Full and timely access to all documents relevant to the relocation program.
2~
The provision of technical assistance necessary to interpret elements of the
relocation plan and other pertinent materials.
.
Copies of this Plan shall be available for review by Project displacees,, upon
request, within thirty (30) days prior to final approval by the City Council.
o
The right to submit written or oral comments and objections, including the
right to submit written comments on the Relocation Plan and to have these
comments attached to the Plan when it is forwarded to the Agency for final
approval.
o
A general notice of this Plan shall be distributed to all displacees of this
project. This plan is available for circulation for information and review by
interested citizen groups, State and County agencies, all persons affected
and by the public at large.
o
Upon receipt of public comments, the Plan will be reviewed to ensure that it
is feasible, complies with applicable environmental standards, and is
compatible with the General Plan and Housing Element.
.
Upon completion of all reviews, the Plan will be presented for adoption by the
City Council.
Page 11
Gl
RELOCATION ADVISORY ASSISTANCE
As a function of the overall relocation assistance program, technical and advisory
assistance will be provided to all residential displacees. The following specific
activities will occur:
.
Each household affected by the project will be personally interviewed to
gather information appropriate to determine needs and preferences with
regard to the replacement of existing accommodations. Unless an occupant
is unavailable or refuses contact, interviews will be performed within a
reasonable period after the initiation of negotialions, which is defined as the
date of the presentation of the first written offer to purchase. Inquiries made
of residential occupants by relocation personnel will cover the following
areas: family size, ethnic background, age and health considerations,
employment status, family income, transportation needs, and location
preferences related to replacement housing.
,
Printed "Residential Informational Brochures" (See Exhibit "D") will be
provided to all displaced persons. A Spanish Residential Informational
Brochure will be provided to those households whose primary language is
Spanish (See Exhibit"E"). Signed acknowledgments will be obtained to
verify receipt of this material.
.
Appropriate replacement housing referrals will be made to residential
displacees on a timely basis. Field surveys will be conducted in order to
identify available housing resources. Every effort will be made to find
comparable replacement housing units which are reasonably accessible to
currently utilized medical facilities, places of employment, shopping areas
and public transportation.
o
Transportation will be provided, if necessary, for any displaced occupant to
inspect replacement sites within the local area. Specific assistance may also
be provided to senior citizens in finding housing near friends, relatives,
medical facilities and convenient transportation.
o
Assistance will be offered to all displacees in connection with arrangements
for the purchase of real property, the completion of applications for
replacement housing, the filing of claim forms to request relocation benet'r[s
from the City and to obtain services from other public agencies.
.
Special assistance in the form of referrals to governmental and social
service agencies will be made, if needed. Referral agencies may include:'
Page 12
(a)
(b)
(c)
(d)
(e)
Social Security Administration
The County of Orange Housing Authority
Employment Development Department
Orange County Department of Social Services
Small Business Administration
RELOCATION BENEFITS
Relocation benefits will be provided in accordance with the 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 Guidelines.
Benefits will be paid to eligible displaced persons upon submission of required claim
forms and documentation in accordance with Agency-approved 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. The Agency will provide advance
payments to assist displacees in securing replacement housing units. Requests for
advance payments will be expeditiously processed to help avoid the loss of
desirable and appropriate replacement housing.
1. Residential Moving Expense Payments
All displaced residential occupants will be eligible to receive a payment for
moving expenses, except as noted. Moving expense Payments will be made
based upon a fixed schedule or according to the cost of professional
services.
a. Actual Cost (Professional Move)
If the displacee elects to have a licensed professional mover perform
the move, the actual cost of the moving services, based on at least
two acceptable bids, will be compensated for by the Agency, either
in the form of a direct payment to the mover or as reimbursement to
the displacee. Transportation costs are limited to a distance of fifty
(50) miles.
In addition to the actual move, costs associated with utility hook-ups
(i.e. gas, water, electricity, phone and cable, if any) are eligible for
reimbursement.
Page 13
bi
Fixed Payment In-Lieu of Actual Moving Cost
A fixed payment for moving expenses is based on the room count in
the occupied dwelling. The fixed payment includes all utility
connections as described above. The current schedule for fixed
moving payments is set forth on the following page in Table 7
One room
Two rooms
Three rooms
Unfurnished Dwelling
$500.00
$650.00
$800.00
Four rooms $950.00
Five rooms $1,150.00
Six rooms
Seven rooms
Eight rooms
each additional room
$1,350.00
$1,550.00
$1,750.00
$175.00
Furnished Dwelling
First Room $325.00
each additional room $50.00
w
Rental Assistance Payments To 90-Day Residential Tenants Who
Re-Rent
Residential tenants who have established their residency within the Project
area for a minimum of 90 days prior to the initiation of negotiations and who
choose to re-rent, may be eligible for both Rental Assistance and Moving
Expense Payments.
Except in the case of Last Resort situations as described in Section IV, (Part
F - Last Resort Housing Payments) Rental Assistance Payments will be
limited to a maximum of $5,250.00 based upon the monthly housing need
over a forty-two (42) month period. Table 8 shows how monthly need is
determined:
Page 14
1. Old Rent .$500 I Old Rent plus Utility
Allowance
I
or
2. Ability to Pay
$445
3. lesser of lines 1 or 2 $445
Subtracted From:
30% of the Gross Monthly
Household Income*
4. Actual New Rent
$550
or
Actual New Rent including Utility
Allowance
5. Comparable Rent
6. Lesser of lines 4 or 5
yield ~ .... ~
7; s MOnthly Need:
Rental ASsistancel Payment:
·
$575
Determined by Relocation
Representative and including Utility
Allowance
$550
$105 Subtract line 3 from line 6
$4,410 Multiple line 7 by 42 months
*Gross household income means the total annual income of all family members 18
years of age or older, less the following: (1) a deduction of $500.00 for each
dependent in excess of three; (2) a deduction of 10% of total income for the elderly
or disabled head of household; (3) a deduction for recurring extraordinary medical
-expenses defined for this purpose to mean medical expenses in excess of 3% of
total income, where not compensated for or covered by insurance or other sources;
and (4) a deduction of reasonable amounts paid for the care of children or sick or
incapacitated family members when determined to be necessary to employment of
the head of household or spouse~ except that the amount deducted shall not exceed
the amount of income received by the person who would not otherwise be able to
seek employment in the absence of such care.
3~
Downpayment Assistance- Payments To Tenants Who Purchase
Residential tenants, who are otherwise eligible to receive the Rental
Assistance Payment described above, may opt to apply the total sum of
Page 15
1
El
5,
their rental assistance eligibility (including Last Resort benefits) toward the
purchase of a new home.
Payments To Non-Tenured Residential Tenants
With the exception of those eligible for Last Resort Housing assistance (See
Section F), residential tenants with less than ninety (90) days of continuous
occupancy prior to the initiation of negotiations will qualify only for the
payment of moving expenses.
Summary
in all instances, specific eligibility requirements and detailed compensation
plans Will be explained and worked out on an individual basis for residential
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 INFORMATION ON PAYMENT OF RELOCATION BENEFITS
Claims and supporting documentation for relocation benefits must be filed with the
Agency within eighteen (18) months from:
The date the claimant' moves from the acquired property; or,
The date on which final payment for the acquisition of real property is made,
whichever is later.
The procedure for the preparation and filing of claims and the processing and
delivery of payments will be as follows:
1. Claimant(s) will provide all necessary documentation to substantiate
eligibility for assistance.
.
Assistance amounts will be determined and required claim forms prepared
by relocation personnel in conjunction with claimant(s).
,
Signed claims and supporting documentation will be submitted to relocation
personnel.
Page 16
,
So
o
.
The Agency Staff will review and approve claims for payment or request
additional information.
Agency warrants will be prepared and will be available at the Agency for
pick-up by Claimants, unless circumstances dictate otherwise.
Final payments will be issued after confirmation that Project area premises
have been completely vacated and actual residency at replacement unit is
verified.
Receipts of payment will be obtained and maihtained in the relocation case
file.
F, LAST RESORT HOUSING BENEFITS
Tenant-Occupants
When Rental Assistance eligibility exceeds $5,250.00, the claimant may be
eligible for a supplementary or "Last Resort Housing" Payment in order to
assure access to comparable replacement housing. For a 90-day tenant
who rents, State regulations require Last Resort Housing payments to be
disbursed in periodic installments, with the time period of installments not to
exceed one year in length. The Agency will disburse Last Resort housing
payments to the displacee as follows: $5,250 upon displacee's move to
decent, safe and sanitary housing, and the remaining balance in annual
installments
At the claimant's discretion, a lump sum payment of the entire rental
assistance entitlement amount, including the amount of any Last Resort
Payment, can be directed so as to assist in the purchase of a replacement
dwelling. Any such payment will be deposited directly into an escrow
account with provisions to allow the Agency to recover its funds should
escrow fail to close.
Residential tenants who have not resided in the dwelling unit from which they
were displaced for at least ninety (90) days prior to the initial written offer to
purchase the property, and who therefore do not qualify for a Rental
Assistance Payment, Down Payment Assistance Payment, or Replacement
Housing Payment may otherwise qualify for a Last Resort Housing Payment
under this Section if comparable, decent, safe and sanitary housing is not
available. For purposes of qualification, the Agency must determine that
Page 17
such a claimant did not occupy property solely for the purpose of obtaining
relocation assistance.
Alternatives to Last Resort Housing
Based on the survey, there is an adequate supply of housing within the
Project area to meet the needs of the displaced households.
Page 18
Gm
U~
RELOCATION TAX CONSEQUENCES
In general, relocation payments are not considered income for tax purposes.
Benefit payments are paid under Title 24 of the Code of Federal Regulations and
Chapter 16 of the California Government Code. The above statement on tax
consequences are not intended to be provision of tax advice by the Agency.
Displacees are encouraged to consult with their own tax advisors concerning the tax
consequences of relocation payments.
GRIEVANCE PROCEDURES
The Agency's Grievance pOlicy will follow 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. Briefly stated,
displacees will have the right to ask for administrative review when they believe
themselves aggrieved by a determination as to eligibility, the amount of payment,
the failure to provide comparable replacement housing referrals or the Agency's
property management practices.
Requests for review will be directed first to the Tustin Community Redevelopment
Director, or an authorized designee of the Agency. Details concerning the entire
appeals process will be provided upon request.
EVICTION POLICY
,
Under the State guidelines, eviction is permissible only as a last resort. With
the exception of persons considered to be in unlawful occupancy, eviction
does not affect eligibility for relocation assistance and benefits. Relocation
records must be documented to reflect the specific circumstances
surrounding the eviction.
Eviction shall be undertaken only 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 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.
b) Performance of a dangerous, illegal act in the unit.
Page 19
c)
d)
e)
Material breach of the rental agreement and failure to correct 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.
A requirement under State or local law or emergency
circumstances that cannot be prevented by reasonable efforts
on the part of the public entity.
Jw
PROJECTED DATES OF DISPLACEMENT
Initial interviews and explanation of relocation assistance and benefits will begin in
late March 1998. Ninety-Day Notices to Vacate for families occupying property in
the Project are projected to be issued in May 1998 upon review and adoption of the
relocation plan.
ESTIMATED RELOCATION COSTS
The. total budget estimate' for relocation related payments for this Project is Six
Hundred and Fifty Thousand Dollars ($650,000). This amount includes moving
costs and rental assistance payments for the residential tenants.
Agency funds will be used to fund the relocation requirements of this Project. If
additional funds are needed to meet relocation assistance obligations unforeseen
in the budget preparation process, the Agency will provide the additional,
necessary funds. The Agency expects to encounter Last Resort Housing
situations and has prepared its budget accordingly.
Page 20
PACIFIC RELOCATION CONSULTANTS - RESIDENTIAL INTERVIEW FORM
PROJECT:
CASE ID: ,.. -.,
AGENCY: CONSULTANT:
Claimant(s):
OCCUPANT iNFORMATION:
Address: t '
Home Phone: { },~
Work Phone: ( .)~
DWELLING:
Monthly Payment: I
Number of Bedrooms:
Total Number of Rooms:
Bedrooms Needed:
[] Furnis'hed Dwelling
MAJOR EVENTS:
Site Move-In: I I
F~st Offer: / I
Initial interview: / !
UTILrrIES PAID BY:'
Gas: F-I Tenant I-'1 Owner
Electric: [-~ Tenant D Owner
Water: [] Tenant [] Owner
Social Sec. #:
OCCUPANCY STATUS: [] Rent I-'J Lease I-J Mortgage [] Own {Clear) [] Vacant [-J No Contact
DWELLING TYPE: [] Single Family Residence [] Duplex [] Apartment [] Condo/Townhousa [] Hotel/Motel [] Mobile Home
ETHNIClTY: [] White I-J Hispanic [] Black [] Asian [] Other:
PRIMARY LANGUAGE: [] English [] Spanish [] Other:
PROPERTY/LOAN INFO UFJ..IOMEOWNER):
OCCUPANT INFORMATION:
l-I Elderly Household [] Handicapped Household
[] Housing Assistance: $ [] Willing to Relocate from Community
Special Features/improvements:
Area/Unit Preference:
MOBILE HOME: Size: ftx ft Year:
Model: Pad Rent:
Living Area:
Lot Size:
Purchase Price:
Loan Type:
Principal Left:
Annual % Rate:
Loan Term Left:
sq~ft.
sq.ft.
[] Rxed [] Variable [] Other
1
months
NOTES:
PACIFIC RELOCATION CONSULTA/TTS - RESIDENTIAL LISTING REPORT
By D[K on 04/07/98 a= 1:26pm
ProJe:=: Tustin, Tustin Meadows Apartments (TUS-3), Ail residential cases
Pa~ I
Case T%,pe Adults/ Family Bedrooms Monthly U~ili:ies Paid by:
Case iD D~elling ~?pe Children Ethnic. Income Hndcp Elderly Now/Need Furnished Paymen~ Gas/Eiectr/Water
~S-0~3-00120-001 Tenant
Apartment
/9JS-0C3-00120-002 Tenant (Vacant)
Apartment
TUS-0C3-00120-003 Tenant (Vacant)
Apartment
/~JS-003-00120-004 Tenant (Vacant)
Apartment
~935-003-00!30-001 Tenant (Vacant)
Apartment
~930-0C3-00130-002 Tenant
Apartment
TUS-0C3-00130-003 Tenant (Vacant)
Apartment
~935-0~3-00130-004 Tenant
Apartment
~935-0~-00140-001 Tenant (Vacant)
Apartment
~935-0C3-00140-002 Tenant (Vacant)
Apartment
~935-0{~-00140-003 Tenant·
Apartment
TUS-0~3-00140-004 Tenant
Apartment
/93S-CC3-00150-001 Tenant
Apartment
/"J$-~3-00150-002 Tenant
Apartment
~93S-0:3-00!50-003 Tenant
Apartment
TU$-0C3-00150-004 Tenant
Apartment
~930-0~3-00160-001 Tenant
Apartment
~J$-0C3-00160-002 Tenant
Apartment
TUSo0C3-00160-003 Tenant (Vacant}
Apartment
TU$-~5-00160-004 Tenant
Apartment
TU$-0C3-00170-001 Tenant ~Vacant)
Apartment
/9J$-0~3-00170-002 Tenant
Apartment
~J$-0~3-00170-003 Tenant
Apartment
~'JS-~C3-00170-004 Tenant
Apartment
TU$-0C~-00180-001 Tenant
Apartment
5/3 Hispanic 2699.99 Yes No 2/4 No
0/0 Not avai 0.00 No No 0/0 No
0/0 Not avai 0.00 No No 0/0 No
0/0 Not avai 0.00 No No Q./0 No
0/0 Not avai 0.00 No No 0/0 No
2/3 Hispanic 2274.99 NO No 2/2 No
0/0 Not avai 0.00 No No 0/0 No
3/5 Hispanic 2426.66 No No 2/4 No
0/0 Not avai 0.00 No No 0/0 No
0/0 Not avai 0.00 No No 0/0' No
1/1 White 770.00 No No 2/2 No
6/4 Hispanic 4463.32. No No 2/4 No
3/2 Hispanic 1928.33 No No 2/2 No
2/2 Hispanic 1083.33 No No 2/2 No
5/2 Hispanic 3119.99 No No 2/3 No
4/2 Hispanic 3011.65 No No 2/3 No
2/5 Hispanic 1800.00 No No 2/3 No
2/0 ~hite 1500.00 No No 2/2 No
0/0 Not avai 0.00 No No 0/0 No
3/2 Hispanic 1667.66 No No 2/2 No
0/0 Not avai 0.00 No No 0/0 No
2/1 Hispanic 1080.00 No No 2/2 No
1/0 Not avai 0.00 No No 2/2 No
2/0 White 1500.00 No No 2/2 No
4/3 Hispanic 2469.99 No No 2/3 No
740.00 ?e~t/Tenant/0wner
0.00 Tena~-~/Tenant/Tenant
0.00 Te-=-=/Tenant/0wner
0.00 Tena~t/Tenan~/O~a%er
0.00 T,~a~/Tenan~/Owner
720.00 Tan=--n-=/Tenant/Owner
0.00 Te-=-a~%/Tenant/Owner
730.00 Ten=':/Tenant/O~rner
0.00 Ten:-t/Tenant/0wner
0.00 Tenant/Tenant/Owner
250.00 T~-=-c/Tenant/Owner
710.00 Te~ar.t/Tenant/Owner
750.00 Ter~_n=/Tenan~/Owner
720.00 T~-=-n~/Tenant/Owner
730 00 Ten~- ~./Tenant/Owner
730.00 Te-=-:/Tenant/Owner
750 00 Te-~- :/Tenan=/0wner
750 00 Te-~-~/Tenan=/Owner
o oo //
700 O0 Te-:-:/Tenan~/0wner
o oo //
0 O0 Te-=-:/'Tenanz/O~rner
o.oo //
730.00 Te~=,'Tenan:/Ch~ner
780.00 T,nan:,/Tenan~/Chwner
PACIFIC RELOCATION CONSULTA/~TS - RESiDEI~IAL LISTING REPORT
By F~ on 04/07/98 at 1:26pm
Project: Tustin, Tustln Meadows Apartments (TUS-3), All residential cases
Page 2
Case Type Adults/ Family Bedrooms Monthly Utilities Paid by:
Case ID ~welling Type Children Ethnic. Income Hndcp Elderly Now/Need Furnished Payment Gas/E!ec~r/Wa~er
TUS-003-00180-002 Tenant
Apartment
TUS-003-00180-003 Tenant
Ap.~artment
TUS-003-00180-004 Tenant
Apartment
TUS-0C3-00190-001 Tenant
Apartment
TUS-0~3-00190-002 Tenant
Apartment
TUS-003-00190-003 Tenant
Apartment
TU$-003-00190-004 Tenant
Apartment
TUS-003-00200-001 Tenant
Apartment
TUS-003-00200-002 Tenant
Apartment
TUS-003-00200-003 Tenant
Apartment
~JS-003-00200-004 Tenant
Apartment
TUS-003-00210-001 Tenant
Apartment
TU$-003-00210-002 Tenant
Apartment
TU$-003-00210-003 Tenant
Apartment
TU$-003-00210-004 Tenant
Apartment
TUS-00]-00220-001 Tenant
Apartment
TU$-003-00220-002 Tenant
Apartment
TUS-003-00220-003 Tenant
Apartment
TU$-0~3-00220-004 Tenant
Apartment
TUS-003-00230-001 Tenant
Apartment
TUS-0C3-00230-002 Tenant
Ap. ar=ment
~3S-003-00230-003 Tenant
A_Dartment
~JS-0~3-00230-004 Tenant
Apartment
TUS-0~3-00240-001 Tenant
Apartment
TU$-003-00240-002 Tenant
Apartment
1/2 White 1386.66 No No 2/2 No
2/1 Hispanic 1106.00 No No 2/2 No
4/3 Hispanic 2708.33 No No 2/3 No
5/0 Hispanic 4500.00 No No 2/2 No
'2/4 Hispanic 1420.83 No No 2/3 No
2/2 Black 490.00 No No 2/2 No
3/3 Hispanic 2736.66 No No 2/2
No'
3/2 Hispanic 2080.00 No No 2/2 No
3/2 Hispanic 3150.00 No No 2/2 No
5/2 Hispanic 3123.32 No No 2/3 No
1/4 White 1995.33 No No 2/2 No
4/1 Hispanic 2536.66 No No 2/2 No
2/5 Hispanic 2400.66 No No 2/3 No
4/2 Hispanic 1700.00 No No 2/2 No
0.00 Tenant/Tenant/~-T..e r
705.00 Tenant/Tenant/~'%.uuer
730.00 Tenant/Tenant/Owner
750.00 Tenant/Tenant/O~=er
750.00 Tenant/Tenant/0~?.er
705.00 Tenant/Tenant/~-.-uer
730.00 Tenant/Tenant/Owner
695.00 Tenant/Tenant/C~er
725.00 Tena~nt/Tenan~/~er
720.00 Tenan~/Tenant/Ch.~er
730.00 Tenant/Tenan=/0~=er
700.00 Tenan~/Tenanu/~=er
750.00 Tenant/Tenant/O~er
730.00 Tenanu/Tenant/~-~er
(Vacant) 0/0 Not avai 0.00 No No 0/0 No 0.00 //
1/2 Black 673.00 No No 2/2 No
2/3 Hispanic 3500.00 No No 2/2 No
3/2 Hispanic 2643.32 No No 2/2 No
121.00 TenanU/Tenanu/0~=er
750.00 Tenant/Tenant/~.-uer
730.00 Tenant/Tenant/~.=er
(Vacant) 0/0 Not avai 0.00 No No 0/0 No 0.00 //
4/4 Hispanic 3700.00 No No 2/4 No
1/0 Hispanic 0.00 No No 2/2 NO
2/3 Hispanic 1473.00 No No 2/2 No
3/2 Hispanic 2045.33 No No 2/2 No
2/5 Hispanic 2500.00 No No 2/3 No
4/3 Hispanic 2900.00 No No 2/3 NO
695.00 Tenan:/Tenan:/~?.er
0.00 Tenant/Tenan:/0wner
700.00 Tenant/Tenan~/0wner
730.00 Tenant/Tenan~/O~er
767.00 Tenant / Tenan~ / v'~-~e r
750.00 Tenant/Tenanu/v~w~-er
PACIFIC RELOCATION CONSULTA/~'fS - P. ESIDE~'TIAL LISTING REPORT
By MX on 04/07/98 at 1:26pm
Project: Tustin, Tustin Meadows Apartments (TUS-3), All residential cases Page 3
Case Type Adults/ Family Bedrooms Monthly Utilities Paid by:
Case ID Dwelling Type Children Ethnic. Income Hndcp Elderly Now/Need Furnished Payment Gas/E!ec=r/Water
TU$-003-00240-003 Tenant
Apartment
TUS-003-00240-004 Tenant
Apartment
TU$-003-00250-001 Tenant
Apar:men;
TUS-003-00250-002 Tenant
Apartment
TUS-003-00250-003 Tenant
Apar~men~
TU$o003-00250-004 Tenant
Apar~men~
2/2 Hispanic 1866.66 No No 2/2 No 700.00 Tenant/Tenant/Owner
4/2 Hispanic 3233.32 No No 2/3 No 730.00 Tenant/Tenant/Owner
3/2 Hispanic 2686.66 No No 2/2 No 750.00 Tenans/Tenant/0wner
3/3 Hispanic 1333.33 No No ..2/2 No 750.00 Tenant/Tenant/Owner
5/2 Hispanic 2090.00 No No 2/3 No
730.00 Tenant/Tenant/Owner
(Vacant) 0/0 Not avai 0.00 No No 0/0 No 0.00 //
BUSINESS: 0 cases AVERAGE: 2.27/1.84 1674.55 1.57/1.93 502.02
RESIDENTIAL: 56 cases (44 tenants, 0 homeowners, 12 vacancies)
TOTAL: 56 cases, 127 adults, 103 children, 230 residential displacees, 88 bedrooms now, 108 bedrooms needed.
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
1 Pe~on 55,250 46,050 31,700 23.,050
2. Pe~on 63,150 52,650 36,250 26,300
3 Pe~on 71,050 59,200 40,750 29,600
4 Pe~on 78,950 65,800 45,300 32,900
5 Pe~on 85,250 71,050 48,900 35,550
6 Pe~on 91,600 76,350 52,550 38,150
7 Pe~on 97,900 81,600 56,150 40,800
_
8 Pe~on 104,200 86,850 59,800 43,450
Figures are per the Department of Housing and Community Development, Division of
Housing Policy Development, January 1998.
C-1
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
/.
II.
IlL
IV.
V.
VI.
VII.
VIII.
IX.
GENERAL INFORMATION
ASSISTANCE IN LOCA TING A REPLACEMENT DWELLING
MOVING BENEFITS
REPLACEMENT HOUSING PAYMENT- TENANTS AND CERTAIN OTHERS
OUALIFICA TiON FORAND FILING OF RELOCATION CLAIMS.
LAST RESORT HOUSING ASSISTANCE
RENTAL AGREEMENT
APPEAL PROCEDURES- GRIEVANCE
ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
I. GENERAL INFORMATION
The building in which you now live is in an area to be improved by the Tustin Community
RedevelopmentAgency (Agency). 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 as it will be helpful to you in determining your eligibility and the amount
of your relocation benefits. We suggest you save this informational statement for reference.
The Agency has retained the services of Pacific Relocation Consultants, a qualified professional
relocation firm, to assist you. The firm is available to explain the program and benefits. Their
address and telephone number is:
Pacific Relocation Consultants
100 West Broadway, Suite 300
Long Beach, California 90802
Telephone: (800) 400-7356
Spanish speaking representatives are available. Si necesita esta informaci6n en Espa~ol, por
favor Ilame a su representante.
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 Pacific Relocation Consultants so you will not jeopardize any benefits. This
is a general informational brochure only, and is not intended to give a detailed description of either
the law or regulations pertaining to the Agency's relocation assistance program.
D-]
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, properweatherproofingand 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. Fixed Moving Payment
A Fixed Moving Payment is based upon the number of rooms you occupy and whether or
not you own your own furniture. The payment is based upon a schedule approved by the
Agency, and ranges, for example, from $300.00 for one furnished room to $1,750.00 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.
~::~'~:~-:~;~,~:~: ,~:~,:~:~ FIXED MOVING ~HED~LE(~A~F~RN~A)~::~:~:~i~:~:~¢;~ :.~,'~
Occupant owns furniture Occupant does NOT own furniture
1 room $500.00 1 room $325.00
2 rooms $650.00 each additional room $50.00
3 rooms "
$800.00
4 rooms $950.00
5 rooms $1,150.00
6 rooms $1,350.00
7 rooms $1,550.00
8 rooms $1,750.00
each additional room $175.00
]3-2
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. Actual 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 any) which may be required, and assist you in developing a scope of services for
Agency approval.
IV.' REPLACEMENT HOUSING PAYMENT -TENANTS AND CERTAIN OTHERS
You may be eligible for a payment of up to $5,250.00 to assist you in renting or purchasing a
comparable replacement dwelling. In order to qualify, you must either be a tenant who has
occupied your present dwelling for a 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.
-OR-
Bo
Down-payment AssistanCe
If you qualify, and wish to purchase a home as a replacement dwelling, you can apply
the total amount of your rental assistance payment towards the down-payment. Your
relocation representative will cladfy procedures necessary to apply for this payment.
V. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
To qualify for a Replacement Housing Payment, you must rent or purchase and occupy a
comparable replacement unit within one year from the later of the following:
1. For a tenant, the date you move from the displacement dwelling
2. The date the Agency fulfills its obligation to make available comparable replacement
dwellings.
D-3
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.
VI. 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 Resort housing assistance to enable you to rent or purchase a replacement dwelling
on a timely basis. Last Resort housing assistance is based on the individual circumstances of the
displaced person. Your relocation representative will explain the process for determining whether
or not you qualify for Last Resort assistance.
If you are a tenant, and you choose to purchase rather than rent a comparable .replacement
dwelling, the entire amount of your rental assistance and last resort eligibility must be applied
toward the down-payment of the home you intend to purchase.
VII. 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 which 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 the causes of eviction set forth below, no person lawfully occupying property to be
purchased by the Agency will be required to move without having been provided with at least 90
days written notice from the Agency. Eviction will be undertaken only in the event of one or more
of the following infractions:
Ao
Failure to pay rent; except in those cases where the failure to pay is due to the less°r'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;
B. Performance of dangerous illegal act in the unit;
Co
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; or
Fo
The eviction is required by State or local law and cannot be prevented by reasonable efforts
on the part of the public entity.
D-4
VIII. APPEAL PROCEDURES - GRIEVANCE
Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount
of a 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.
IX. 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.
AGENCIA REUBARIZADORA DE TUSTIN
PARA EL DERARROLLO CIMUNITARIO
L
il.
IlL
IV.
V.
Vi.
VII.
VIII.
IX.
INFORMACI6N GENERAL
A YUDA PARA ENCONTRAR UNIDAD DE REEMPLAZO
BENEFICiOS DE MUDANZA
PAGO EN REEMPLAZO DE VlVlENDA ;. INQUILINOS
CALIFICAClONES PARA LLENAR RECLAMOS' DE REUBICACi~)N
PAGOS DE ULTIMO RECURSO
CONTRA TO DE RENTA
PROCEDIMIENTOS DE APELACI~)N-AGRA rio
INFORMACION ADIClONAL Y ASISTENCIA DISPONIBLE
I. INFORMACi6N GENERAL
El edificio en que usted vive est~ en una ~rea que va ser rehabilitado por Agencia Reubarizadora
de Tustin para el Desarrollo Comunitario ("Agencia"). De acuerdo a procedimiento de la agenda,
tal vez ser~ neCesario que usted se cambie de su residencia. Usted ser~ notificado(a) con tiempo
razonable hasta la fecha en que deberA cambiarse.
Por favor lea esta informaci6n, ser~ de mucha ayuda para determinar su elegibilidad y la cantidad
de beneficios en su reubicaciOn. Le recomendamosque guarde esta informaciOn como referencia.
La Agencia ha contratado los servicios de la compa~ia Pacific Relocation Consultants, una
empresa profesional muy calificada para ayudarle. La empresa est;~ a su disposiciOn para
explicarle la programa y los beneficios. La direcci6n y numero de telSfono es:
Pacific Relocation Consultants
100 West Broadway, Suite 300
Long Beach, California 90802
Tel~fono: (800) 400-7356
POR FAVOR NO SE MUDE ANTES DE TIEMPO. ESTE NO ES UN AVlSO PARA DESOCUPAR
SU VlVlENDA. Si usted desea mudarse antes de Io requerido, deberia ponerse en contacto con
la empresa Pacific Relocation Consultants para que no pierda ninguno de sus beneficios. Este es
t3nicamente un folleto de informaci0n general y no tiene'la intenci0n de proporcionar una
descdpciOn detallada ni de la ley ni de los reglamentos relacion~dos que pertenecen de la
programa de reubicaci6n de la Agencia.
F-!
II. AYUDA PARA ENCONTRAR UNIDAD DE REEMPLAZO
La Agencia, a trav~s de sus representantes, ie ayudaran a I°calizar una vivienda de reemplazo
proporcion~ndole listas de viviendas disponibles. Es importante que usted se mantenga activo
buscando.
En cuanto encuentre una vivienda de reemplazo, su representante har~ una inspecci6n de la
unidad para determinar si la unidad re,ne todos los requisitos de una vivienda que es digna,
segura e higi~nica. Una unidad que es digna, segura e higi~nica debe proveer cupo suficiente
para sus ocupantes, estar a prueba de mai temporal y sistema adecuado de calefacci6n, plomeria,
e electricidad. Su vivienda de reemplazo debe pasar una inspecci6n antes de autorizar pagos
de beneficios.
;
III. MUDANZA
Si tiene que mudarse debido a un proyecto de la Agencia, recibir~ un pago para asistirle en su
cambio fisico. Dos formas de pago est~n disponibles. Usted puede escoger uno de los tipos de
pagos de mudanza siguientes:
A. Pago Fijo de Mudanza
Un Pago Fijo est~ basado en el numero de cuartos que ocupa y si es poseido de sus
muebles o no. E! pago est~ basado en una agenda aprobada por la Agencia, y ser~ de
$300.00 por un cuarto amueblado hasta $1,750 por 8 cuartos con muebles. (Para detalle,
vea la forma abajo). Su representante le informar~ la cantidad que recibir~ al ser elegible.
Ocupante Due~o de Muebles Ocupante no es Due~o de Muebles
1 cuarto $500,00 1 cuarto $325,00
2 cuartos $650,00 Cada Cuarto Adicional $50,00
3 cuartos
$800,00
4 cuartos $950,00
5 cuartos $1.150,00
6 cuartos $1.350,00
7 cuartos $1.550,00
8 cuartos $1.750,00
Cada Cuarto Adicional $175,00
£-2
·
Si usted escoge el pago fijo de mudanza, ser;~ responsable de su cambio y la Agencia no
asumir~ ninguna responsabilidad, por perdida o dar~o relacionado con su cambio.
B.
Gastos Actuales de Mudanza (Compa~ia Profesional)
Si usted decide elegir una mudanza autoriZada y quiere que la Agencia pague la factura,
puede reclamar el costo ACTUAL del cambio de sus cosas personales hasta una distancia
de 50 millas. Su representante de reubicaci6n le informar~ del numero de presupuestos
estimativos seg~Jn se requiera, y le asistir~ en'preparar-un plan que la Agencia pueda
aprobar.
IV. PAGO EN REEMPLAZO DE VIVIENDA -INQUILINOS
Usted puede ser elegible para un pago hasta de $5,250.00 como ayuda para rentar o comprar una
propiedad comparable. Para calificar, debe de haber sido un inquilino en residencia en su
vivienda actual por Io menos de 90 dias, o un due~o-ocupante que ha vivido en la vivienda por
no menos de 90 dias y no mas de 179 dias, antes de la primera oferta de la Agencia para comprar
la propiedad.
A. Asistencia de Renta
Si usted califica y desea rentar su vivienda de reemplazo, sus beneficios se basar~n en
la diferencia sobre un periodo de cuarenta y dos (42) meses entre la renta que tiene que
pagar por una vivienda comparable, y Io menor de la renta actual o treinta porciento (30%)
de los ingresos mensuales en bruto.
Usted deber~ informar a su representante de su renta y sus ingresos mensuales antes de
establecer su elegibilidad para el pago.
-O-
B. Asistencia de Pago de Entrada
Si usted califica y desea comprar su vivienda de remplazo, puede aplicar la cantidad total
de su pago de asistencia de renta para un pago de entrada. Su representante de
reubicaci6n le explicar~ los procedimientos necesarios para aplicar por este pago.
V. CALIFICAClONES PARA LLENAR RECLAMOS DE REUBICACI6N
Para calificar por un Pago de Remplazo de Vivienda, tiene que rentar o comprar una vivienda de
reemplazo comparable durante un a~o de Io que ocurra despu6s de:
£-3
.
Para inquilino, la fecha que desocupo su vivienda,
.
Para due~o-ocupante, la fecha en que recibir~ pago final por su vivienda o, en
caso de un procedimiento de condenaci6n, la fecha del deposito de compensaci6n
justa con la corte, o
.
La fecha por Io cual la Agencia cumple con la obligaci6n de recomendar por Io
menos de tres viviendas de reemplazo comparable.
Todos los reclamos de reubicaciOn deben ser presentados dentro de dieciocho (18) meses de
la fecha en la cual usted recibe el pago final por su propiedad, o la fecha en la cual se mud6, Io
que ocurra despu6s.
;
VI. PAGOS DE ULTIMO RECURSO
Si viviendas de reemplazo comparable no son disponibles cuando se tiene que mover, o si
viviendas de reemplazo no son disponibles dentro de los limites monetarios ya citados, la Age'ncia
le dar~ asistencia de ultimo recurso para que Pueda rentar o comprar una vivienda de reemplazo
en bien tiempo. Asistencia de ultimo recurso es basado en los circunstancias individuales del
desplazado. Su representante de reubicaci6n le explicar~ el proceso para determinar si califica
por asistencia de ultimo recurso.
Si es inquilino y prefiere comprar en vez de rentar una vivienda de reemplazo comparable, la
cantidad total ser~ aplicada a la residencia de reemplazo como pago de entrada.
VII. CONTRATO DE RENTA
Como resultado de una acci6n de la Agencia para comprar la propiedad donde usted vive, usted
pasa a ser un inquilino de la Agencia. En este caso, se le pedir~ que firme un contrato de renta,
que especificar~ la renta mensual, cuando pagos se vencen, donde se pagan, y otra informaci6n
pertinente.
Excepto por las causas de desalojo dichas abajo, ninguna persona que legalmente ocupa una
propiedad de la Agencia es requerida a cambiarse si no tiene un aviso escrito por Io menos de 90
dias. Desalojo es dado solamente por una o mas de las siguientes razones:
Ao
Falla de no pagar renta, excepto en casos donde este es debido a la falta del due~o
de no mantener los predios en una condici6n habitable, o cuando los servicios
b,~sicos han sido discontinuados o interrumpidos por un largo plazo.
B. La perpetracibn de un hecho peligroso o ilegal en los predios.
C.
La falta de mantener los t~rminos del acuerdo de renta entre 30 dias de haber sido
notificado.
F.-4
Do
F.
La continuaci6n de un estorbo despu6s de haber sido notificado.
Despu6s de haber recibido una cantidad razonable de referencias a viviendas de
reemplazo.
Cuando la evicci6n es requerida por leyes estatales o locales y no puede ser
evitada por medio de esfuerzos de la entidad publica.
Viii. PROCEDIMIENTOS DE APELACI~N-AGRAVlO
Cuaiquier persona con una queja por una determinaci6n de elegibilidad en un pago de reubicaci6n
o de la cantidad de un pago, puede pedir que su reclamo sea revisado o reconsiderado de acuerdo
con el procedimiento de apelaciones establecido. Los detalles completos de apelaci6n y
procedimientos est~n disponibles solicit~ndolos a la Agencia.
IX. INFORMACI~N ADIClONAL Y ASlSTENClA DISPONIBLE
Los responsables de proveer asistencia de reubicaci6n esperan ayudarle en todas las formas
posibles para minimizar la dificil tarea de reubicar a una nueva casa. Su cooperaciOn ser~ de
mucha ayuda y gratamente apreciada. Si tiene pregunta$ durante el proceso, no dude en
comunicarse con su representante de reubicaciOn.
£-5
REPLACEMENT HOUSING PLAN
FOR THE
TUSTIN MEADOWS APARTMENT PROJECT
Prepared for
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
300 CENTENNIAL WAY
TUSTIN, CALIFORNIA 92680
By
PACIFIC RELOCATION CONSULTANTS
100 WEST BROADWAY AVENUE, Sm'rE 300
LONG BEACH, CALIFORNIA 90802
(800) 400-7356
June 1998
TABLE OF CONTENTS
I. INTRODUCTION .............. ' ......................... ' .... Page 1
II. PROJECT DESCRIPTION AND LOCATION ................. ..... Page 3
III. UNITS TO BE REPLACED ......... ' .......................... Page 5
IV. ANNUAL INCOME RESTRICTIONS ............................. Page 8
V. LOCATION OF REPLACEMENT HOUSING ...................... Page 9
VI. FINANCING THE REPLACEMENT HOUSING ................... Page 11
VII. NON-APPLICABILITY OF ARTICLE XXXIV
OF THE CALIFORNIA CONSTITUTION ........................ Page 12
VIII. TIME TABLE - DEVELOPMENT & CONSTRUCTION
OF REPLACEMENT HOUSING .............................. Page 13
IX. SUMMARY ............................................... Page 14
Section 33413(a) of the California Redevelopment Law (Health and Safety Code,
Section 33000 et seq.) requires that whenever dwelling units housing persons and
families of Iow or moderate income are destroyed or removed from the Iow and
moderate income housing market as Part of a redevelopment project, which is
subject to a written agreement with a redevelopment agency or where financial
assistance has been provided, the agency shall within four (4) years of the
destruction or removal; rehabilitate, develop, or construct, or cause to be
rehabilitated, developed, or constructed, for rental or sale to persons and families of
Iow or moderate income, an equal number of replacement dwelling units at
affordable housing cost within the redevelopment project area or within the territorial
jurisdiction of the agency. Because the dwelling units will be removed after
September 1, 1989, 75% of the replacement dwelling units shall replace dwelling
units in the same income level of very Iow income households, lower income
households and persons and families of Iow and moderate income, as the persons
displaced from those destroyed or removed units.
Section 33413.5 of the California Redevelopment Law requires a redeVelopment
agency to adopt a replacement housing plan whenever the agency executes an
agreement for acquisition of real property, or an agreement for the disposition and
development of property which would lead to the destruction or removal of dwelling
units from the Iow and moderate income housing market. The plan should identify
the impacts that a particular redevelopment project will have on the community's
supply of Iow and moderate income housing and detail the measures that the
Page 1
agency will take to ensure that the appropriate replacement housing is produced
within the four year time limit.
Demolished or converted, occupied or vacant occupiable, very Iow, Iow and
moderate income units must be replaced with units of an equal number of bedrooms
from the removed units. The units must be within the agency's jurisdiction, in
standard condition, and designed to remain affordable to very Iow, IoW and moderate
income households, respectively for the longest feasible .time, as determined by the
Agency, but for no less than the period of the land use controls established in the
redevelopment plan. The Redevelopment Plan for Tustin Community
Redevelopment Agency's (the "Agency") Town Center Redevelopment Project
Area is scheduled to expire on November 22, 2006. The replacement units must
be provided within a four year time frame, which is estimated to be October 2002.
This Replacement Housing Plan (the "Plan") has been prepared by the Agency as
a result of. redevelopment of the Tustin Meadows Apartment Project and to satisfy
the requirements for replacement housing contemplated under the California
Redevelopment Law. This Plan describes: 1) the proposed project, 2) the general
location of the very-low, Iow and moderate income dwelling units which will, or may
be, removed or destroyed as a result of the project, 3) the general location and
intentions for the development of the replacement housing, 4) the means of financing
such development, 5) the schedule for the construction of the replacement housing,
and 6) the period for which these units will remain affordable.
Page 2
AND LOCATION
I
The DeBeikes Investment Company (the "Developer")is proposing to acquire the
56-unit apartment complex at 120-250 Sixth Street, known as the Tustin Meadows
Apartment Project (the "Project), demolish the existing improvements, and
construct small lot, single family homes for sale to entry-level home buyers. To
accommodate the proposed Project, it will be necessary to acquire the property and
relocate the residential occupants residing in the Tustin Meadows Apartments.
The Agency will be providing, through Agency twenty percent (20%) set aside tax
increment funds, gap funding for the land acquisition and providing relocation
assistance and benefits to the displaced families as a result of the purchase of
property and relocation of the occupants from the Project. Figure 1 is a map of the
Regional Project Location and Figure 2 is a map of the Town Center
Redevelopment Project Area and Tustin Meadows Project Site Location. The
development of the proposed Project will necessitate the acquisition of fourteen (14)
apartment buildings and the displacement and/or demOlition of fifty-six (56)
apartment dwellings.
Page 3
Figure 1' Regional Project Location
CITY OF TUSTIN
PROJECT LOCATION
.. ii
TOWN CENTER REDEVELOPMENT PROJECT AREA EXHIBIT
Figure 2: Project Site Location
Page 4
I
..-".: ' ': '.:-~ :.:::~i:::.:.~;i:::i' ,!,~':% '~.i:'~:,~:~ ~::: ,:~ ":~:.;::.~'~:;!'::~ii~'i:~%~ ~:~.~ ~ ::i.:~!ii~: :.:,:.;:~ .::' ::::~!~:.:,~ii~:~:~,~::~':.~i~i.,~.!~ii~ ~ ':~ :~i:.C~
A door to door survey was conducted in March of 1998 to determine the number of
bedrooms for each displaced dwelling unit and the income level for each family
displaced from the Project. Results from the survey revealed that there were fifty-six
(56), two (2) bedroom apartments in the Tustin Meadows Apartment complex. Of
those apartments, only forty-four (44) apartments were occupied. In addition, twelve
(12) apartments were found to be vacant', but occupiable in the last year. Thus, all
fifty-six (56)occupied and Vacant, occupiable apartments will be considered in this
replacement housing plan analysis.
In conducting the survey, forty-two (42) households in the Project were willing to
provide information with respect to income, family composition and other information
necessary to fully comply with the requirements of a replacement housing plan.
Therefore, in an effort to address the replacement housing needs for this Project,
certain assumptions had to be made with respect to income levels for the two (2)
households that did not respond to the survey and for the vacant occupiable units.
For purposes of the Replacement Housing Plan, the Agency has taken a
conservative approach and assumed that the percentage distribution by income level
for the surveyed households are the same percentages for the two (2) households
that did not respond to the survey and for the twelve (12) occupiable apartments that
were found to be vacant.
Page 5
Therefore, based on the information obtained from those forty-two (42) households
responding to the survey and the assumptions for those two (2) households that did
not respond to the survey and the twelve (12) vacant occupiable apartments, the
Agency determined that forty (40) families were very-low income, sixteen (16)
families were Iow income, and no families were moderate income or above moderate
income. Per the law, seventy-five percent (75%) of the dwelling units for a tOtal of
eighty-four (84) bedrooms Shall be replaced with dwelling units having an equal
.number of bedrooms available at the very Iow and Iow income levels.
BedrOom Survey by Income Level
Table 1 defines the number of dwelling units and bedrooms that will have to be
replaced by 75% of the very-low and low income levels. The numbers under each
household category indicate the total households displaced (the number of dwelling
units) and the numbers in parenthesis indicate-the total number of bedrooms
displaced for each income level by bedroom size. For this Project, all dwelling units
were found to be two (2) bedroom households. Table 1 further defines the number
of bedrooms necessary to meet the requirements of the 75% replacement criteria.
i .
HOUSEHOLDS~.B~:BEDROOM SIZE & INCOME'~LEVEL~;:~
2 Bd~ Households 40 16 0 56
(~ Bedrooms) (80) (32) (0) (112)
75% Replacement: 30 12 14 56
~ Households (60) (24) (28) (112)
( ~ Bedrooms)
Page 6
As a result, there are a total of one hundred and twelve (112) bedrooms in fifty-six
(56) residential units that need to be rehabilitated, developed, or constructed
pursuant to Section 33413(a) of the Community Redevelopment Law. Based on the
75% replacement criteria by income level, of these one hundred and twelve (112)
bedrooms, it has been determined that sixty (60) replacement bedrooms should'be
affordable to very-low income households, twenty-four (24) replacement bedrooms
should be affordable to Iow income households, and the balance of twenty-eight (28)
replacement bedrooms will not have any household income restriction.
Page 7
California Health and Safety Code Section 50079.5 and 50105 provide that the
moderate, Iow and very-low income limits established by the U. S. Department of
Housing and Urban Development ("HUD") are the state limits for those income
categories. Sections 50079.5 and 50105 direct the Department of Housing and
Community Development ("HCD") to publish the income limits. HUD released new
income limits in January 1998. Accordingly,' HCD has filed with the Office of
Administrative Law amendments to Section 6932 of Title 25 of the California Code
of Regulations. The amendments contain the new HUD income limits prepared by
HCD pursuant to Health and Safety Code Section 50093.
The following figures, shown in Table 2, are approved for use in the County of
Orange to define and determine housing eligibility by income leveh
"'"~' ...... ~"' ...... "'HOUSING ........ "" ..... ~ 0 ........ ~ .............. " .........
:~-~z~::~::~;,'~: :~=:.?~ :ELIGIBILI~~ By ANNUAE INC ME LEVEU?::~?:~':-:~
Family Size Moderate Median Low Ve~ Low
1 Person 55,250 46,050 31,700 23,050
2 Person 63,150 52,650 36,250 26,300
3 Person 71,050 59,200 40,750 29,600
4 Person 78,950 65,800 45,300 32,900
5 Person 85,250 71,050 48,900 35,550
6 Person 91,600 76,350 52,550 38,150
7 Person 97,900 81,600 56,150 40,800
8 Person 104,200 86,850 59,800 43,450
Page 8
The Agency.Jaad'"is banking dwellings units as a result of construction or
rehabilitation in previous affordable housing projects. The information contained in
Table 3 highlights those replacement units that have been created as a result of new
development or rehabilitation in Tustin Redevelopment Agency's jurisdiction. The
two projects that will create surplus replacement units include: (1) Orange Garden,
a 150-unit apartment, rehabilitation project, and (2) Tustin Grove, a 145-unit single-
family, home-ownership, new construction project.
Finally, Table 4 summarizes the surplus of replacement units by income level that
will be available as an offset against the demolition of replacement units identified
in the Tustin Meadows Apartment Project.
The City and Agency's actions have resulted in the creation of replacement housing
units. Those surplus units will be allocated by the City and Agency for future
housing obligations; a portion of which will be set aside for very-low, Iow and
moderate income families.
Therefore, as defined in Table 4, the Agency elects to use a portion of the very-low
and Iow income units available. The balance of the fourteen (14) units with twenty-
eight (28) bedrooms, that need to be replaced and that are not income restricted, will
be replaced at the Agency's discretion by either: (1) by utilizing the surplus non-
restricted units created in the Tustin Grove Project, or (2) by the creation of thirty
(38) single-family homes intended to be cor~structed at the location of the Tustin
Meadows Apartment Project.
Page 9
I .
..... ............ :~;~:~:;:, owt~?; ;. e~ Low.
1 Bdrm 9/(9) 8/(8) 0 0 9/(9) 8/(8) 17/(17)
2 Bdrm ~/(107) 50/(81) 0 0 '54/(107) 50/(81) 94/(188)
3 Bdrm 2~(67) ~7/(50) 8/(24) 6/(~ 8) 30/(9~) 23/(6~) S3/(~ Sg)
~8~(183~: ~:65/(i3~)~'''~'' ............... '~ ' ''? .................. ~ "~' ............ "?;"
* Note:
For the Tustin Grove Project, seven (7) three (3) bedroom single-family homes
restricted to moderate income households will be created. In addition, one hundred
and twenty-four (124) three (3) bedroom single-family homes with no income
i'estrictions will be created.
.......... ,,,,.,~.~.~,~TUSTIN,..REDEVELOPMEN? PROJECT:AREAS :~,¢,-~ :~ :-,-:-. :.- .-
=.~' ~,~ '. ~. ' ,.PROJECT ~=~
Agency Created Replacement Housing Units 93~(207) 7'1/(157)
"roje; Required 75% Replaceme.t Hou,in, Hn,t. 30/~.0) ~2/(24)
.
Page 10
The Redevelopment Plan for the Tustin Redevelopment Project Area authorizes the
Agency to finance its activities with assistance from actual sources, including the
City of Tustin, State of California, United States Government, property tax increment
funds, interest income, Agency bonds, or other available sources.
In the acquisition and rehabilitation of the surplus affordable housing units identified
in the preceding section, the City of Tustin, in conjunction with the County of Orange,
utilized Development Revenue Bonds to finance the acquisition and rehabilitation by
the Developer of the 150 unit multifamily, Orange Garden housing development.
The construction of the 145 unit Tustin Grove Project was financed through 20%
housing set aside funds from the Agency's tax increment.
Wherever feasible, the Agency uses or will utilize State or Federal grants and loans,
including, but not limited to: HUD Community Block Grant (CDBG) funds; HOME or
HOPE grants; various mortgage subsidy or guarantee programs that may become
available, including Section 202 and programs offered by the California Housing
Financing Agency (CHFA); tax increment funds; and below market rate financing
through the sale of tax exempt mortgage revenue bonds. Specific funding for future
replacement housing units may be through the use of any combination of the above
described methods and sources.
Page
It is hereby found and determined that the replacement housing to be developed and
constructed under this replacement housing plan does not require approval of the
voters of the City of Tustin pursuant to Article XXXIV of the California Constitution.
'Neither the proposed ownership housing, nor the proposed rental housing are "low
rent housing projects" as described in Article XXXIV, .and Section 37001 (b) of the
California Health and Safety Code, because all such replacement housing will be
privately owned, and will not be exempt from real property taxes by reason of public
ownership and will not be financed with direct long term financing from a public body.
In addition, the Agency will not" develop, construct, or acquire" housing as
described in Section 1 of Article XXXIV of the State Constitution because it will be
providing a developer assistance and monitoring construction by imposition of
mandated or authorized conditions.
Page 12
The Agency' is presently working with developers to complete the rehabilitation
and/or construction of all the surplus affordable dwelling units discussed in this Plan,
of which the Agency anticipates utilizing a portion thereof, as replacement for the
very-low and Iow income apartment housing bedrooms required under this Plan. Ail
units created as replacement housing units will be completed within four (4) years
and will remain income restricted for a period as required by law.
Page 13
In summary, a total of one hundred and twelve (112) bedrooms in fifty-six (56)
dwelling units will be removed as a result of the construction of the Tustin Meadows
Apartment Project.
Based on the 75% replacement criteria by income level of these one hundred and
twelve (112) bedrooms, sixty (60) very-low income replacement bedrooms and
twenty-four (24) Iow income replacement bedrooms will be subtracted from the
Agency's surplus housing bank of very-low and Iow income units. The balance of
twenty-eight (28) replacement bedrooms that will not have any household income
restriction will be replaced with units, at the Agency's discretion, by either: (1)
utilizing the surplus non-restricted units created in the Tustin Grove Project, or (2)
by the creation of thirty (38) single-family homes intended to be constructed at the
location of the Tustin Meadows Apartment Project. Agency. The result of the above
actions will yield the required number of replacement dwelling units as mandated
under California Redevelopment Law and the Housing and Community Development
Act.
The Tustin Community RedevelopmentAgency recognizes its legal and community
responsibilities in this matter and will make a sincere, good-faith effort to accomplish
these goals. The Agency retains its option to use other approaches and strategies
not discussed herein to fulfill its replacement housing obligations in a timely manner.
Page 14