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HomeMy WebLinkAboutItem 3b: Adopt ARA Resolution 240: Approving Relocation and Replacement Housing Plan for 19 Lucille Street F STAFF REPORT Arcadia Redevelopment Agency DATE: December 7, 2010 TO: Chair and Members of the Agency Board FROM: Jason Kruckeberg, Assistant City Manager /Development Service Director By: Jerry Schwartz, Economic Development Manager) SUBJECT: ARA RESOLUTION NO. ARA — 240 APPROVING THE RELOCATION PLAN AND REPLACEMENT HOUSING PLAN FOR 19 LUCILE STREET Recommendation: Adopt SUMMARY The Arcadia Redevelopment Agency purchased the property at 19 Lucile Street in August 2010. It was purchased to combine with the adjoining property at 15 Lucile Street to facilitate an affordable housing development. One of the responsibilities of the Agency is to relocate the one family that lives at 19 Lucile Street. A step in that process is the preparation of a Relocation Plan. Similarly, because the one unit, which is occupied by a low income renter, will be demolished before a new affordable housing project is built, a Replacement Housing Plan is also required. Both plans must be approved by the Agency Board. BACKGROUND The property at 19 Lucile Street was purchased by the Agency to be part of an affordable housing site. There is currently one single family home on the property that is rented to one family. Relocation is a process that involves several steps. The ultimate goal is to find the tenant a suitable place to move that is equal to or better than the home at 19 Lucile Street. The relocation process must conform to California Redevelopment Law. If the relocation unit is more expensive than the current unit, the tenant would be eligible for a payment for up to 42 months to bridge the higher rent in the new location. It is important to remember that this tenant didn't ask to move, but is being relocated to accommodate a new affordable housing project. A Relocation Plan documents the process that is followed to relocate the tenant, and provides information on the assistance provided in locating a replacement unit, qualifying for payments to cover moving and other costs of the new unit, and complaint resolution. Since the one unit at 19 Lucile Street qualifies as low income housing, demolition of the unit and its replacement must be documented. In fact, California Redevelopment Law requires that the Agency adopt a Replacement Housing Plan before the unit is demolished. DISCUSSION Relocation Plan The Agency hired the relocation firm of Overland, Pacific & Cutler (OPC) to work on the relocation of the family at 19 Lucile Street. OPC is very experienced at handling relocation cases, and before this assignment, handled the relocation at the self storage building that allowed Rusnak Mercedes Benz to move its Parts Department into the bottom two floors. OPC made contact with the family to discuss their relocation needs and determine the rent level they could afford. Based on this interview, OPC looked in the area for available units that would meet their needs. A unit was identified on Alice Street, one block away. The unit is two bedrooms and 1,250 sq. ft. in size. This compares to the house at 19 Lucile Street, which is 723 sq. ft. The tenants were able to negotiate the same rent for this larger unit that they were paying on Lucile. Since the family includes two children who attend Arcadia High School, this new unit will have little impact on their daily school - related routine. By the time that this item is heard by the Agency, the family should be moved into their new home. The Relocation Plan is required by California Redevelopment Law, despite the one relocation case being resolved. OPC prepared the Relocation Plan with input from Agency staff. The family was given a notice that the Relocation Plan was available and about this meeting. While consideration of the Plan is not a public hearing, the Board should verify if the family wishes to speak about the Relocation Plan. Replacement Housing Plan The Replacement Housing Plan meets the requirements of California Redevelopment Law by providing: • The general location of the replacement housing unit to be developed; • Adequate means to finance the replacement housing unit; • A finding that the approval of the voters under Article XXXIV is not required prior to developing the replacement housing unit; and, • The timetable for meeting the replacement housing objective. The one unit located at 19 Lucile Street will be replaced by nine (9) total units as part of a low income housing project at 15 & 19 Lucile Street. The staff is currently working on a preliminary plan for development of the site which will be presented to the Agency Board in January. Specifically, approximately four (4) units will be located on the 19 Lucile Street property as part of the redevelopment project. The replacement project will include 18 total bedrooms, while the current unit at this location has two bedrooms. ARA Resolution No. ARA — 240 December 7, 2010 Page 2 of 3 The proposed project will be financed with a combination of tax credits, Agency land write down, and a conventional construction loan. The project is anticipated to be completed by late 2012, well within the four year timeframe required by State Law to replace a lower income unit. Both the Relocation Plan and the Replacement Housing Plan are attached as exhibits to Resolution No. ARA -240. CALIFORNIA ENVIORNMENTAL QUALITY ACT (CEQA) The Relocation Plan and Replacement Housing Plan are considered to be exempt per Section 15061(b) (3) of the California Environmental Quality Act (CEQA) because the approval of these plans will not result in a potentially significant impact on the environment. Staff will file a Notice of Exemption within five days of approval of these Plans. A future housing project will be subject to CEQA. FISCAL IMPACT The relocation and replacement housing costs will be paid from the Agency's low and moderate income housing fund as part of the overall cost to redevelop 15 & 19 Lucile Street. The relocation costs are estimated to be $10,000 and the allocation of low /mod funds to pay this cost was approved at the November 16 Council meeting. There is no specific impact on the General Fund from either the Relocation Plan or the Replacement Housing Plan. RECOMMENDATION Adopt Resolution No. ARA -240 approving the Relocation Plan and Replacement Housing Plan for 19 Lucile Street. Approved by: Donald Penman, Executive Director Attachments: Resolution No. ARA -240 Exhibit A — Relocation Plan for 19 Lucile Street Exhibit B — Replacement Housing Plan for 19 Lucile Street ARA Resolution No. ARA — 240 December 7, 2010 Page 3 of 3 RESOLUTION NO. ARA -240 A RESOLUTION OF THE GOVERNING BOARD OF THE ARCADIA REDEVELOPMENT AGENCY APPROVING AND ADOPTING A RELOCATION PLAN AND A REPLACEMENT HOUSING PLAN IN CONJUNCTION WITH THE PROPOSED AFFORDABLE HOUSING PROJECT AT 19 LUCILE STREET WHEREAS, pursuant to the provisions of the California Community Redevelopment Law (Health and Safety Code Section 33000 et seq.) ( "CRL "), the Arcadia Redevelopment Agency ( "Agency ") is engaged in activities necessary to execute and implement the Redevelopment plan ( "Redevelopment Plan ") for the Agency's Central Redevelopment Project Area ( "Project Area "); and WHEREAS, in accordance with CRL and the Redevelopment Plan, the Agency desires to develop an affordable housing project at 19 Lucile Street, which it owns, in conjunction with the adjoining property at 15 Lucile Street also owned by the Agency (together "the affordable housing site ") located in the City of Arcadia ( "City "); and WHEREAS, the completion of the Housing Project will result in the destruction and removal of one dwelling unit from the City's low and moderate income housing market; and WHEREAS, the California Relocation Assistance Act (Government Code Section 7260, et seq.) ( "Act "), requires redevelopment agencies to provide certain relocation assistance and payments to persons who are displaced as a result of a redevelopment project; and WHEREAS, CRL Sections 33411 and 33411.1 require redevelopment agencies to develop and adopt a relocation plan for persons who are displaced from housing facilities as a result of a redevelopment project ; and -1- WHEREAS, the Relocation Assistance and Real Property Acquisition Guidelines (25 California Code of Regulations, Section 6000 et seq.) ( "Guidelines ") require redevelopment agencies to develop and adopt, by resolution, a relocation plan prior to proceeding with any phase of a development which may result in the destruction or removal of dwelling units for low and moderate income households; and WHEREAS, CRL Sections 33413(a) and 33413.5, require redevelopment agencies to develop and adopt, by resolution, a replacement housing plan prior to executing any agreement which will result in the destruction or removal of dwelling units from the low and moderate income housing market; and WHEREAS, pursuant to the Act, CRL Sections 33411, 33411.1, 33413(a) and 33413.5 and the Guidelines, the Agency has prepared: (i) a relocation plan which is attached to this resolution ("Resolution") as Exhibit A and incorporated herein by reference ( "Relocation Plan "), and (ii) a replacement housing plan which is attached to this Resolution as Exhibit B and incorporated herein by reference ( "Replacement Housing Plan ") in connection with the proposed Housing Project; and WHEREAS, the Relocation Plan was made available for review by the public, potential displacees and other public agencies no less than thirty (30) days prior to a timely and properly noticed public meeting at which the Agency considered the Relocation Plan; and WHEREAS, the Replacement Housing Plan was made available for public review on November 16, 2010; and WHEREAS, the Agency has reviewed the Relocation Plan and Replacement Housing Plan and considered all comments and public testimony thereon, and determined 2 that the Relocation Plan and Replacement Housing Plan comply with the requirements of the Act, CRL and the Guidelines, as applicable, and are in the best interest of the City and the health, safety and welfare of the City's citizens; and WHEREAS, the Agency has determined that the requirements of Article XXXIV of the California Constitution, which requires an election to be held in the City in the event of the acquisition, construction, development of a low -rent housing project , does not apply to the affordable housing site because: (i) the affordable housing site involves the replacement of existing housing currently occupied by a low income household, and (ii) Agency assistance is limited to monitoring construction and compliance with conditions of such assistance to the extent of: 1. Carrying out routine governmental functions. 2. Performing conventional activities of a land seller and a lender. 3. Imposing statutorily authorized conditions accepted by the grantee of assistance; and WHEREAS, the Agency has determined that the location, purpose, and extent of the affordable housing site conforms to the City's general plan; and WHEREAS, in accordance with the California Environmental Quality Act (California Public Resources Code Section 21000, et seq.) ( "CEQA "), State CEQA Guidelines and the Agency's Local CEQA Guidelines, the Agency has determined approval of the Relocation Plan and Replacement Housing Plan is exempt from the requirements CEQA, State CEQA Guidelines and the Agency's local Guidelines, pursuant to State CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that such approval will not result in a potentially significant physical impact on the environment; and 3 WHEREAS, pursuant to the foregoing, the Agency has determined that a notice of exemption ( "Notice of Exemption ") for approval of the Relocation Plan and Replacement Housing Plan should be filed pursuant to CEQA, the State CEQA Guidelines and the Agency's Local CEQA Guidelines. NOW, THEREFORE, THE ARCADIA REDEVELOPMENT AGENCY DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Approval of Relocation Plan. The Governing Board of the Agency approves and adopts the Relocation Plan in the form attached hereto as Exhibit A. SECTION 2. Approval of Replacement Housing Plan. The Governing Board of the Agency approves and adopts the Replacement Housing Plan in the form attached hereto as Exhibit B. SECTION 3. Other Actions. The Governing Board of the Agency hereby authorizes the Executive Director of the Agency, or his designee, to implement and carry out the Relocation Plan and Replacement Housing Plan and to execute any documents and take any other actions necessary or convenient for the proper accomplishment of the purposes of the Relocation Plan and Replacement Housing Plan. SECTION 4. CEQA Compliance. The Governing Board of the Agency directs Agency staff to file a Notice of Exemption with the Los Angeles County Clerk's Office within five (5) days from the adoption of this Resolution. SECTION 5. Effective Date. This Resolution shall become effective upon its adoption. 4 SECTION 6. The Secretary of the Agency shall certify to the adoption of this Resoltuion. Passed, approved and adopted this day of , 2010. Mayor of the City of Arcadia ATTEST: City Clerk APPROVED AS TO FORM: cttp P. et Stephen P. Deitsch Agency Counsel -5- EXHIBIT A TO RESOLUTION NO. ARA -240 Relocation Plan -6- r [� O V F R L A N D PAC I F IC & CUTLER, INC. RELOCATION PLAN FOR THE LUCILLE STREET AFFORDABLE HOUSING PROJECT OVERLAND, PACIFIC & CUTLER, INC. 3750 S CHAUFELE AVE., SUITE 150 LONG BEACH, CA 90808 PHONE: (562) 304 -2000 October 2010 INTRODUCTION The Arcadia Redevelopment Agency (the Agency) has acquired a privately owned parcel at 19 Lucille Street in Arcadia (the Project) for future affordable housing development. The Project involves the acquisition of one improved land parcel consisting of approximately 6,700 square feet to be combined with an adjacent site owned by the Agency to create a 13,842 square foot parcel, and the subsequent permanent relocation of one residential household. The proposed displacement triggers relocation assistance obligations under State Relocation Law - California Government Code Section 7260 et seq. (the Law) and the State Relocation Guidelines - California Code of Regulations, Title 25, Chapter 6 et seq. (the Guidelines). Among the various obligations of the Law is the requirement to prepare a relocation plan addressing the circumstances and needs of those persons potentially displaced by the Project. The following Relocation Plan (the Plan) has been prepared by Overland, Pacific & Cutler (OPC) in accordance with the specific requirements set out in Section 6038 of the Guidelines concerning projects that involve the displacement of less than 15 households. This Plan provides the Project description, the results of a needs assessment survey conducted among residents, a housing resource study and details of the Agency's proposed relocation program. A. PROJECT LOCATION The proposed Project will take place in the City of Arcadia (the City) which is located in the northeast portion of the County of Los Angeles, approximately 15 miles northeast of downtown Los Angeles. Arcadia is immediately accessible from the 210, 605 and 10 freeways. Adjacent communities include Sierra Madre, Pasadena, San Marino, San Gabriel, Temple City, El Monte, and Monrovia. (See Attachment 1, Figure 1). The specific Project site is located near the northeast corner of South Santa Anita Avenue and Lucille Street. General boundaries are Alice Street on the north, South Santa Anita Avenue on the west, South 1 Avenue on the east and Lucille Street on the south. (See Attachment 1, Figure 2). 1 B. ASSESSMENT OF NEEDS Survey information for the Plan was obtained by personal interview with the tenant household on September 7, 2010. The affected tenants provided information that is anecdotal in nature and compared to public records and other information for the purpose of this plan. The housing mix consists of one tenant occupied two - bedroom single- family dwelling, very small in size; according to the property title report the unit measures 723 square feet, however, tenants are reporting additional storage in an outdoor area. Monthly rent for the two- bedroom, one bath, detached house is $1,400. The household reported receiving Section 8 assistance and is responsible for only a fraction of the rent. Ethnicity of the tenant household is Asian and English is reported primary household language. According to income standards for the County of Los Angeles adjusted for family size as published by the United States Department of Housing and Urban Development (HUD) in June 2010, the Project household qualifies as very low income (31 % -50% of area median). There are no senior household members (62 years or older) nor members with disabilities that could affect the relocation process. There is a total Project population of four individuals, two adults and two children. The standard for housing density adopted by the Agency allows two persons per bedroom and one person in a common living area up to three bedrooms. The Agency adheres to the state building code occupancy standard based on the square footage of the dwelling for households larger than eight members. Based on these criteria as compared to available tenant data, there appear to be no overcrowding in the Project. Replacement housing referrals to the tenant - household will reflect the need for similarly sized accommodations. Attachment 2 summarizes individual household characteristics and replacement housing needs. Prevailing HUD income standards as well as general demographic information for the City are presented in Attachments 3 and 4. C. REPLACEMENT HOUSING RESOURCES A housing resource survey was conducted to determine the availability of replacement housing within the City sufficient to meet the needs of Project residents. Single- family, 2 condominiums and townhouse units were considered as appropriate replacement dwelling units if they were within a five -mile radius from the Project site and willing to rent to tenants with Section 8 certificates. The aggregate needs include: • one two - bedroom single- family dwelling Rental housing availability survey results are summarized below in Table 1. The data indicate sufficient availability of needed housing units to successfully relocate one potentially displaced household. Two - bedroom units, whose landlords are willing to rent to Section 8 tenants, were considered for replacement. TABLE 1: Replacement Rental Housing Resources Bdrm Size /Type Found (Needed) Rent Range Median 2 /house 7 (1) $1,350- $1,775 $1,400 The median rent amount shown in the table above is among the figures used to make benefit and budget projections for the Plan. These amounts are, naturally, subject to change according to the market rates prevailing at the time of displacement. D. CONCURRENT RESIDENTIAL DISPLACEMENT The City of Arcadia is currently involved in another project necessitating residential displacement of up to seven households. The seven households will require studio and one bedroom units. The proposed Lucille Street Project will not likely compete for the available housing resources since there are several units currently on the market and it requires one replacement unit only. E. TEMPORARY HOUSING There is no anticipated need for temporary housing. F. PROGRAM ASSURANCES AND STANDARDS There are adequate funds available to relocate one Project household. Services will be provided to ensure that displacement does not result in different, or separate treatment of 3 households based on race, nationality, color, religion, national origin, sex, marital status, familial status, disability, or any other basis protected by the Federal Fair Housing Amendments Act; the Americans with Disabilities Act; Title VI of The Civil Rights Act of 1964; Title VII of The Civil Rights Act of 1964; Title VIII of The Civil Rights Act of 1968; and, the California Fair Employment & Housing Act; and the Unruh Act. No household will be displaced without at least 90 days notice and unless comparable replacement housing can be located. Comparable housing includes standards such as: decent, safe and sanitary (as defined in § 6008[d] of the Guidelines); comparable as to the number of bedrooms, living space, and type and quality of construction of the acquired unit, but not lesser in rooms or living space than necessary to accommodate the displaced household; in an area that does not have unreasonable environmental conditions; not generally less desirable than the acquired unit with respect to proximity to schools, employment, health and medical facilities, and other public and commercial facilities and services; and within the financial means of the displaced household as defined in Section 6008, subdivision (c)(5) of the Guidelines. The relocation program to be implemented by the Agency conforms to the standards and provisions set forth in Government Code section 7260 et seq., the Guidelines, California Health and Safety Code section 33410 et seq., if applicable, and all other applicable regulations and requirements. G. RELOCATION ASSISTANCE PROGRAM A relocation representative from OPC will assist the tenants to be displaced as a consequence of the Project. OPC staff will maintain personal contact with them until the relocation process has been completed. OPC maintains a toll -free phone number (800) 400 -7356, which is attended to from 8:00 a.m. to 5:00 p.m., Monday through Friday. The relocation offices are located at: 3750 Schaufele Avenue, Suite 150 Long Beach, CA 90808 4 A comprehensive relocation assistance program, offering both advisory assistance and financial benefits will be provided to the residents subject to displacement. Specific services will include: A. Distribution of informational brochures to tenants (Attachment 5); B. Timely referrals to at least three comparable replacement units and, if necessary, transportation will be provided to inspect potential replacement units; and C. Assistance with the completion, and filing of relocation claims, rental applications and appeal forms, if necessary. H. RELOCATION BENEFIT CATEGORIES Relocation benefits will be provided in accordance with the California Relocation Assistance Law; the Guidelines; and, other applicable regulations and requirements. Benefits will be paid upon submission of required claim forms and documentation in accordance with approved procedures. The Agency will provide appropriate benefits to the displaced household as required by the above- referenced laws and requirements. 1. Residential Moving Expense Payments The subject household will be eligible to receive a payment for moving expenses. Payments will be made based upon either a fixed room count schedule, or an invoice for actual reasonable moving expenses from a licensed professional mover. a. Fixed Payment - A fixed payment for moving expenses based on the number of rooms containing furniture or other personal property to be moved. The fixed moving payment will be based upon the most recent Federal Highway Administration (FHA) schedules maintained by the California Department of Transportation (See Fixed Payment Moving Schedule - Attachment 6). -OR- b. Actual Reasonable Moving Expense Payments - The displaced household may elect to have a licensed, professional mover perform the move; if so, the displacing 5 entity will pay for the actual cost of the move, up to 50 miles, and all reasonable charges for packing, unpacking, insurance, and utility connection charges at the replacement location. The payment for moving will be made directly to the mover or as reimbursement to the displaced household. 2. Rental Assistance/Downpayment Assistance Residential tenants who have established residency at the Project site for a minimum of 90 days prior to the initiation of negotiations to purchase the property and who choose to re -rent, may be eligible to receive a Rental Assistance Payment in addition to compensation for moving expenses. "Initiation of Negotiations" is defined as the first written offer by the Agency to buy the property from which the households will be displaced. In this case, the estimated date of the first written offer to purchase the property is July 8, 2010. Rental Assistance Payments will be limited to a maximum of $5,250, based upon the monthly housing need over a 42 month period, prior to consideration of Last Resort Housing needs. Eligible households may opt to apply the full amount of their rental assistance eligibility toward the purchase of a replacement dwelling. 3. Assistance to Recipients of Section 8 Housing Assistance Households currently receiving assistance through the Section 8 Housing program will be provided referrals to available rental units whose owners have indicated a willingness to participate in the Section 8 program. As long as there are available replacement units with monthly rents at or below current fair market rent rates, Section 8 recipients will not receive cash rental assistance payments. However, some assistance will be provided, as appropriate, with one time security deposits and credit check fees. Section 8 recipients are also entitled to a payment for physical moving expenses on the same basis as market- rate tenants. 4. Last Resort Housing Payments The displaced persons will be entitled to consideration for supplementary benefits in the form of Last Resort Housing assistance when the computed total of their rental or replacement housing assistance eligibility exceeds either $5,250 in the case of tenants or 6 $22,500 for owner - occupants or when a tenant or owner - occupant does not meet applicable occupancy requirements. I. PAYMENT OF RELOCATION BENEFITS Relocation benefit payments will be made expeditiously. Claims and supporting documentation for relocation benefits must be filed with the Agency within 18 months from: i) the date the claimant moves from the acquired property; or, ii) the date on which final payment for the acquisition of real property is made, whichever is later. Procedures for preparing, and filing of claims and processing and delivering of payments are attached (Attachment 7). J. EVICTION POLICY Eviction will only be undertaken as a last resort measure in cases of nonpayment of rent, serious violation of the rental agreement, a dangerous, or illegal act in the unit, or if the household refuses to act after having received reasonable referrals to comparable replacement housing. Eviction may affect the eligibility of a person otherwise entitled to relocation benefits. K. APPEALS POLICY The appeals policy will follow the standards described in Section 6150 of the Guidelines. Pursuant to this Section, displacees have the right to appeal determinations of eligibility, payment amounts and general relocation assistance services. A copy of the Agency's appeals policy and procedures is attached (Attachment 8). 7 L. PROJECTED DATES OF DISPLACEMENT Households will receive a written 90 day notice -to- vacate before they are required to move. Relocation is expected to commence in October 2010 and be completed by the end of January 2011. M. ESTIMATED RELOCATION COSTS The Agency will use its own funds to underwrite the Project. Estimated relocation costs for the Project are $10,000, including a 10% contingency assuming the household will rent another Section 8 program unit. This figure does not include any provision for relocation administrative costs or other services which may be necessary to carry out the Project. If the Project is implemented and circumstances arise that increase the Project budget, the Agency will authorize the expenditure of those additional funds necessary to meet its statutory relocation assistance obligations. N. CITIZEN PARTICIPATION /PLAN REVIEW This Plan will be provided to the affected households and be made available to the public for the 30 -day review period. Comments regarding this Plan and the Agency's response will be included as a Plan Addendum (Attachment 9) prior to submission for approval before the Agency Board of Directors. A copy of the approved Plan will be forwarded to the California Department of Housing and Community Development (HCD). 8 TABLE OF ATTACHMENTS Attachment 1: Project Site Maps Attachment 2: Household Characteristics and Needs Attachment 3: Demographic Characteristics Attachment 4: H.U.D. Annual Income Limitations - Los Angeles County (2010) Attachment 5: Sample Informational Brochure for Displaced Households Attachment 6: Fixed Payment Moving Schedule Attachment 7: Procedures for Relocation Payments and Assistance Attachment 8: Appeals Policy and Procedures Attachment 9: Plan Addendum (Public Comments and Response) 9 ATTACHMENT 1 • • m.. ... ,f dc+�s •. �tatYeviceb J.. a. VAIdwood '. :% et ' OPrVnn CantleFiarl e Stood Pr oject Location 0 13 r ilk p ° 8 aderre rnv10u r L Ju A N fE L t'S -.- ... S' 1 min.�f'rY k Fe Q' _ 00 ^r T :p'�..u- tau_-. p�j "I.OY C+rgrc'Rlra sAr.r • ,>. �F • Fna I 61M : - Mmraafa a.dwy ' .... . ._. • M. r E f 4CLMIL. ' ' llr - ' p I Ar _ . . II. 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I 4r cr 4 Project Location • • Geiba -St -- a s DoCk 7 • m 'EIIhI,'Way .... n ' .. 1JUaM �rAL rrc : W : Magna lii6la Ave - - hnl: W MaP1°::vlsla: Awe - • VI.: Lt; Sierra D,:::::: Latla :LIT :: • i. .Leda. LA . • • 10 ATTACHMENT 2 RELOCATION PLAN: LUCILLE STREET AFFORDABLE HOUSING PROJECT HOUSEHOLD CHARACTERISTICS AND NEEDS No Income: Tenant Number Number Persons Elderly Permanent Current Current Number Household Extremely Move- of and with Persons or Monthly Number of Language Low, in Adults Ages of Disability (Number) Temporary Rent of Bedrooms Very Date Children (Number) Displacement Bedrooms Required Low, Low, Moderate --------- .___ - -- -- - -_ —__. — -- 1 Very Low 09/07 �— 2 —_ 2 (3,16) 0 0 Permanent $1,400 2 2 English 11 ATTACHMENT 3 DEMOGRAPHIC CHARACTERISTICS 2000 Census Population - City of Arcadia & Tract 4308.01 Population Tract 4308.01 % City % Total Population 5,979 100.0% 53,054 100.0% White 1,893 31.7% 24,180 45.6% Black or African American 72 1.2% 601 1.1% American Indian and Alaska Native 19 0.3% 131 0.2% Asian 3,284 54.9% 24,091 45.4% Native Hawaiian and Other Pacific Islander 14 0.2% 42 0.1% Some Other Race 447 7.5% 2,209 4.2% Two or More Races 250 4.2% 1,799 3.4% Hispanic or Latino (of Any Race) 951 15.9% 5,629 10.6% Source: U.S. Census Bureau; Race, Hispanic or Latino, and Age: 2000 2000 Census Housing Units - City of Arcadia & Tract 4308.01 Type Tract 4308.01 % City ok Total Units 2,311 100.0% 19,970 100.0% Owner- Occupied 743 32.1% 11,932 59.8% Renter - Occupied 1,436 62.1% 7,217 36.1% Vacant Housing Units 132 5.8% 821 4.1% Available for Sale Only (of Total Vacant 56 42.4% 220 26.8% Units) Available for Rent - Full Time Occupancy 28 21.2% 181 22.0% (of Total Vacant Units) Sold or Rented - Not Occupied 13 9.8% 111 13.5% Otherwise Not Available (e.g. seasonal, 10 7.6% 123 15.0% recreational, migratory, occasional use) Other Vacant 25 18.9% 186 22.7% Source: U.S. Census Bureau; General Housing Characteristics: 2000 12 ATTACHMENT 4 HUD ANNUAL INCOME LIMITATIONS - YEAR 2010 COUNTY OF LOS ANGELES, CALIFORNIA The following figures are approved by the U.S. Department of Housing and Urban Development (HUD) for use in the County of Los Angeles to define, and determine housing eligibility by income level, for the year 2010. Area Median: $63,000 Family Extremely Very Low Low Median Moderate Size Low Income Income Income Income Income 1 Person 17,400 29,000 46,400 44,100 52,900 2 Person 19,900 33,150 53,000 50,400 60,500 3 Person 22,400 37,300 59,650 56,700 68,050 4 Person 24,850 41,400 66,250 63,000 75,600 5 Person 26,850 44,750 71,550 68,050 81,650 6 Person 28,850 48,050 76,850 73,100 87,700 7 Person 30,850 51,350 82,150 78,100 93,750 8 Person 32,850 54,650 87,450 83,150 99,800 Figures are per the California State Department of Housing & Community Development, Division of Housing Policy Development, promulgated June 17, 2010. 13 ATTACHMENT 5 SAMPLE INFORMATIONAL BROCHURE FOR DISPLACED HOUSEHOLDS 14 Relocation Assistance Informational Statement for Families and Individuals (CA State) Displacing Agency: Arcadia Redevelopment Agency Project Name: Lucille Street Displacing Agency Representative: o" j ' Overland, Pacific & Cutler, Inc. 3750 Schaufele Ave., Suite 150 O V E R L A N D Long Beach, CA 90808 C U T L E +NC Phone: 562.304.2029 Informational Statement Content: 1. General Information 2. Assistance In Locating A Replacement Dwelling 3. Moving Benefits 4. Replacement Housing Payment - Tenants And Certain Others 5. Section 8 Tenants 6. Replacement Housing Payment — Homeowners 7. Qualification For And Filing Of Relocation Claims 8. Last Resort Housing Assistance 9. Rental Agreement 10. Evictions 11. Appeal Procedures — Grievance 12. Tax Status of Relocation Benefits 13. Non - Discrimination and Fair Housing 14. Additional Information And Assistance Available Spanish speaking representatives are available. Si necesita esta informacion en espanol, por favor (lame a su representante. 15 • Informational Statement for Families and Individuals (CA ate 1. GENERAL INFORMATION The dwelling in which you now live is in a project area to be improved by, or financed through, the Displacing Agency using state and /or local funds. If and when the project proceeds, and it is necessary for you to move from your dwelling, you may be eligible for certain benefits. You will be notified in a timely manner as to the date by which you must move. Please read this information, as it will be helpful to you in determining your eligibility and the amount of the relocation benefits you may receive under the state law. You will need to provide adequate and timely information to determine your relocation benefits. The information is voluntary, but if you don't provide it, you may not receive the benefits or it may take longer to pay you. We suggest you save this informational statement for reference. The Displacing Agency has retained the professional firm of Overland, Pacific & Cutler, Inc. (OPC) to provide relocation assistance to you. The firm is available to explain the program and benefits. Their address and telephone number is listed on the cover. PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT A NOTICE TO VACATE YOUR DWELLING. However, if you desire to move sooner than required, you must contact your representative with Overland, Pacific & Cutler, Inc., so you will not jeopardize any benefits. This is a general informational brochure only, and is not intended to give a detailed description of either the law or regulations pertaining to the Displacing Agency's relocation assistance program. Please continue to pay your rent to your current landlord, otherwise you may be evicted and jeopardize the relocation benefits to which you may be entitled to receive. Once the Displacing Agency acquires the property, you will also be required to pay rent to the Displacing Agency. 2. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING The Displacing Agency, through its representatives, will assist you in locating a comparable replacement dwelling by providing referrals to appropriate and 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, 16 electrical and plumbing systems. Your new dwelling must pass inspection before relocation assistance payments can be authorized. 3. MOVING BENEFITS If you must move as a result of displacement by the Displacing Agency, you will receive a payment to assist in moving your personal property. The actual, reasonable and necessary expenses for moving your household belongings may be determined based on the following methods: • A Fixed Moving Payment based on the number of rooms you occupy (see below); or • A payment for your Actual Reasonable Moving and Related Expenses based on at least two written estimates and receipted bills; or • A combination of both (in some cases). For example, you may choose a Self Move, receiving a payment based on the Fixed Residential Moving Cost Schedule shown below, plus contract with a professional mover to transport your grand piano and /or other items that require special handling. In this case, there may be an adjustment in the number of rooms which qualify under the Fixed Residential Moving Cost Schedule. A. Fixed Moving Payment Fixed Moving Schedule A Fixed Moving Payment is based upon CALIFORNIA (Effective 2008) the number of rooms you occupy and Occupant Owns Furniture: whether or not you own your own 1 room $625 furniture. The payment is based upon a 2 rooms $800. schedule approved by the Displacing 3 rooms $1,000 Agency, and ranges, for example, from 4 rooms $1,175 $400.00 for one furnished room to 5 rooms $1,425 $2,150.00 for eight rooms in an 6 rooms $1,650 unfurnished dwelling. (For details see the 7 rooms $1,900 table). Your relocation representative 8 rooms $2,150 will inform you of the amount you are Each additional room $225 eligible to receive, if you choose this type Occupant does NOT Own Furniture: of payment. 1 room $400 Each additional room $65 If you select a fixed payment, you will be responsible for arranging for your own move, and the Displacing Agency will assume no liability for any loss or damage of your personal property. A fixed payment also includes utility hook -up, credit check and other related moving fees. B. Actual Moving Expense (Professional Move) If you wish to engage the services of a licensed commercial mover and have the Displacing Agency pay the bill, you may claim the ACTUAL cost of moving your personal property up to 50 miles. Your relocation representative will inform you 17 of the number of competitive moving bids (if any) which may be required, and assist you in developing a "mover" scope of services for Displacing Agency approval. 4. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS You may be eligible for a payment of up to $5,250.00 to assist you in renting or purchasing a comparable replacement dwelling. In order to qualify, you must either be a tenant who has occupied the present dwelling for at least 90 days prior to the initiation of negotiations or an owner who has occupied the present dwelling between 90 and 180 days prior to the initiation of negotiations. A. Rental Assistance. If you qualify, and wish to rent your replacement dwelling, your maximum rental assistance benefits will be based upon the difference over a forty -two (42) month period between the rent you must pay for a comparable replacement dwelling and the lesser of your current rent and estimated utilities or thirty percent (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 - 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. Where a tenant is sharing a dwelling with an owner- occupant and paying the owner- occupant rent for the privilege, the tenant shall not be entitled to more than one -half of the rental assistance otherwise payable. 5. SECTION 8 TENANTS When you do move, you may be eligible to transfer your Section 8 eligibility to a replacement site. In such cases, a comparable replacement dwelling will be determined based on your family composition at the time of displacement and the current housing program criteria. This may not be the size of the unit you currently occupy. Your relocation representative will provide counseling and other advisory services along with moving benefits. 6. REPLACEMENT HOUSING PAYMENT - HOMEOWNERS A. If you own and occupy a dwelling to be purchased by the Displacing Agency for at least 180 days prior to the initiation of negotiations, you may be eligible to 18 receive a payment of up to $22,500.00 to assist you in purchasing a comparable replacement unit. This payment is intended to cover the following items: 1. Purchase Price Differential - An amount which, when added to the amount for which the Displacing Agency purchased your property, equals the lesser of the actual cost of your replacement dwelling; or the amount determined by the Displacing Agency as necessary to purchase a comparable replacement dwelling. Your relocation representative will explain both methods to you. 2. Mortgage Interest Differential - The amount which covers the increased interest costs, if any, required to finance a replacement dwelling. Your relocation representative will explain limiting conditions. 3. Incidental Expenses - Those one time incidental costs related to purchasing a replacement unit, such as escrow fees, recording fees, and credit report fees. Recurring expenses such as prepaid taxes and insurance premiums are not compensable. B. Rental Assistance Option - If you are an owner - occupant and choose to rent rather than purchase a replacement dwelling, you may be eligible for a rental assistance payment of up to the amount that you could have received under the Purchase Price Differential, explained above. The payment will be based on the difference between an economic rent of the dwelling you occupy and the rent you must pay for a comparable replacement dwelling. If you receive a rental assistance payment, as described above, and later decide to purchase a replacement dwelling, you may apply for a payment equal to the amount you would have received if you had initially purchased a comparable replacement dwelling, less the amount you have already received as a rental assistance payment. 7. QUALIFICATION FOR, AND FILING OF, RELOCATION CLAIMS To qualify for a Replacement Housing Payment, you must rent or purchase and occupy a comparable replacement unit within one year from the following: • For a tenant, the date you move from the displacement dwelling. • For an owner - occupant, the latter of: a. The date you receive final payment for the displacement dwelling, or, in the case of condemnation, the date the full amount of estimated just compensation is deposited in court,: or b. The date you move from the displacement dwelling. All claims for relocation benefits must be filed with the Displacing Agency within eighteen (18) months from the date on which you receive final payment for your property, or the date on which you move, whichever is later. 19 8. 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 Displacing Agency will provide Last Resort Housing assistance to enable you to rent or purchase a replacement dwelling on a timely basis. Last Resort Housing assistance is based on the individual circumstances of the displaced person. Your relocation 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 and eligible incidental expenses of the home you intend to purchase. 9. RENTAL AGREEMENT As a result of the Displacing Agency's action to purchase the property where you live, you may become a tenant of the Displacing Agency. If this occurs, you will be asked to sign a rental agreement which will specify the monthly rent to be paid, when rent payments are due, where they are to be paid and other pertinent information. 10. EVICTIONS Any person, who occupies the real property and is not in unlawful occupancy, is presumed to be entitled to relocation benefits. Except for the causes of eviction set forth below, no person lawfully occupying property to be purchased by the Agency will be required to move without having been provided with at least 90 days written notice from the Agency. Eviction will be undertaken only in the event of one or more of the following reasons: • Failure to pay rent; except in those cases where the failure to pay is due to the 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 act in the unit; • Material breach of the rental agreement and failure to correct breach within the legally prescribed notice period; • Maintenance of a nuisance and failure to abate within a reasonable time following notice; • Refusal to accept one of a reasonable number of offers of replacement dwellings; or • The eviction is required by State or local law and cannot be prevented by reasonable efforts on the part of the public entity. 20 11. APPEAL PROCEDURES - GRIEVANCE Any person aggrieved by a determination as to eligibility for, or the amount of, a payment authorized by the Displacing Agency's Relocation Assistance Program may have the appeal application reviewed by the Displacing Agency in accordance with its appeals procedure. Complete details on appeal procedures are available upon request from the Displacing Agency. 12. TAX STATUS OF RELOCATION BENEFITS California Government Code Section 7269 indicates no relocation payment received shall be considered as income for the purposes of the Personal Income Tax Law, Part 10 (commencing with Section 170 01) of Division 2 of the Revenue and Taxation Code, or the Bank and Corporation Tax law, Part 11 (commencing with Section 23001) of Division 2 of the Revenue and Taxation Code. Furthermore, federal regulations (49 CFR Part 24, Section 24.209) also indicate that no payment received under this part (Part 24) shall be considered as income for the purpose of the Internal Revenue Code of 1954, which has been redesignated as the Internal Revenue Code of 1986. No federal dollars are anticipated for this project. Therefore, federal regulations may not apply and the IRS may consider relocation payments as income. The preceding statement is not tendered as legal advice in regard to tax consequences, and displacees should consult with their own tax advisor or legal counsel to determine the current status of such payments. (IRS Circular 230 disclosure: To ensure compliance with requirements imposed by the IRS, we inform you that any tax advice contained in this communication (including any attachments) was not intended or written to be used, and cannot be used, for the purpose of (i) avoiding tax- related penalties under the Internal Revenue Code or (ii) promoting marketing or recommending to another party any matters addressed herein) 13. NON- DISCRIMINATION AND FAIR HOUSING No person shall on the grounds of race, color, national origin or sex, be excluded from participation in, be denied the benefits of, or be subjected to discrimination' under the Displacing Agency's relocation assistance program pursuant to Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, and other applicable state and federal anti - discrimination and fair housing laws. You may file a complaint if you believe you have been subjected to discrimination. For details contact the Displacing Agency. 14. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE Those responsible for providing you with relocation assistance hope to assist you in every way possible to minimize the hardships involved in relocating to a new home. Your cooperation will be helpful and greatly appreciated. If you have any questions at any time during the process, please do not hesitate to contact your relocation representative at Overland, Pacific & Cutler. 21 ATTACHMENT 6 Fixed Payment Moving Schedule Occupant Owns Furniture One room $625.00 Two rooms $800.00 Three rooms $1,000.00 Four rooms $1,175.00 Five rooms $1,425.00 Six rooms $1,650.00 Seven rooms $1,900.00 Eight rooms $2,150.00 each additional room $225.00 Occupant Does NOT Own Furniture First Room $400.00 each additional room $65.00 Source: Federal Highway Administration (effective 8- 22 -08) 22 ATTACHMENT 7 PROCEDURES FOR RELOCATION PAYMENTS AND ASSISTANCE Claims and supporting documentation for relocation benefits must be filed with the Agency within 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. 2. Assistance amounts will be determined in accordance with the provisions of California Relocation Law. 3. Required claim forms will be prepared by relocation personnel in conjunction with claimant(s). Signed claims and supporting documentation will be submitted by relocation personnel to the Agency. 4. The Agency will review and approve claims for payment or request additional information. 5. The Agency will issue benefit checks which will be available at the Agency offices for pick -up by OPC, unless circumstances dictate otherwise. 6. Final payments will be issued after confirmation that the Project area premises have been completely vacated, and actual residency at the replacement unit is verified. 7. Receipts of payment will be maintained in the relocation case file. 23 ATTACHMENT 8 APPEALS POLICY AND PROCEDURES The Agency's Policy and Procedures for appeals will follow the standards described in Article 5, Section 6150, 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: 1. eligibility; 2. the amount of payment; 3. the failure to provide comparable replacement housing referrals; or 4. the Agency's property management practices. Requests for review will be directed first to the Redevelopment Agency Director or other authorized designee of the Agency. Details conceming the entire appeals process will be provided upon request. 24 ATTACHMENT 9 PLAN ADDENDUM (PUBLIC COMMENTS AND RESPONSE) 25 EXHIBIT B TO RESOLUTION NO. ARA -240 Replacement Housing Plan -7- Replacement Housing Plan for Affordable Housing Project at 19 Lucile Street Redevelopment Agency of the City of Arcadia 240 West Huntington Drive Arcadia, CA 91006 December 7, 2010 Replacement Housing Plan for an Affordable Housing Development at 19 Lucile Street 1. INTRODUCTION The Redevelopment Agency of the City of Arcadia (the "Agency ") is proposing to provide replacement housing for one (1) housing unit located at 19 Lucile Street. Section 33413.5 of the California Community Redevelopment Law (Health and Safety Code, Section 33000 et seq.) requires the Agency to adopt by resolution a replacement housing plan not Tess than 30 days prior to the execution of an agreement for acquisition of real property, or the execution of an agreement for the disposition and development of property, or the execution of an owner participation agreement, which agreement would lead to the destruction or removal of dwelling units from the low -and moderate - income housing market. For a reasonable time prior to adopting a replacement housing plan by resolution, the agency shall make available a draft of the proposed replacement housing plan for review and comment by the project area committee (if there is one), other public agencies, and the general public. This Replacement Housing Plan (the "Plan ") has been prepared to satisfy the requirements for replacement housing under the California Community Redevelopment Law and includes the following components: • The estimated number of dwelling units housing persons and families of low- or moderate - income to be removed and replaced by construction or rehabilitation; • The general location of housing to be rehabilitated, developed or constructed pursuant to Section 33413; • An adequate means of financing such rehabilitation, development, or construction; • The timetable for meeting the Replacement Housing Plan's relocation, rehabilitation, and replacement housing objectives; and • A finding that the replacement housing does not require the approval of the voters pursuant to Article XXXIV of the California Constitution, or that such approval has been obtained. II. DEFINITIONS The following definitions will govern in the context of this Plan unless otherwise stipulated herein: A. Very Low - Income Household Persons and families whose gross household income does not exceed 50 percent of the area median income adjusted for family size as more specifically defined in Section 50105 of the California Health and Safety Code. Housing Replacement Plan Page 1 17705.0003212971839.2 B. Lower - Income Household Persons and families whose gross household income does not exceed 80 percent of the area median income adjusted for family size as more specifically defined in Section 50079.5 of the California Health and Safety Code. However, for purposes of this Housing Replacement Plan, "Lower- Income Household" shall refer to persons and families whose gross household income does not exceed 60 percent of the area median income. C. Affordable Renter - Occupied Housing Cost Section 50053 of the California Health and Safety Code states that for any rental housing development, "affordable rent" including a reasonable utility allowance, shall not exceed: 1. For very low- income households, the product of 30 percent times 50 percent of the area median income adjusted for family size appropriate for the unit. 2. For Tower- income households whose gross income exceeds the maximum income for very low- income, the product of 30 percent times 60 percent of the area median income adjusted for family size appropriate for the unit. In addition, for any lower- income household that has a gross income that exceeds 60 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable rent be established at a level not to exceed 30 percent of the gross income of the household. D. Comparable Replacement Dwelling or Replacement Dwelling Unit In accordance with the provisions of Division 7, commencing with Section 7260 of the Government Code (the "Act ") and California Code of Regulations, Title 25, Chapter 6, Subchapter 1 (the "Guidelines "), adopted in order to implement, interpret and to make specific provisions of the Act, a comparable replacement dwelling is a dwelling which satisfies each of the following standards: 1. Decent, safe, and sanitary. 2. Adequate in size to accommodate the occupants. 3. In the case of a displaced person who is a renter, within the financial means of the displaced person. A comparable replacement dwelling is within the financial means of a displaced person if the monthly rental cost of the dwelling, including estimated average monthly utility costs, minus any replacement housing payment available to the person, does not exceed 30 percent of the person's average monthly income'. 4. Comparable with respect to the number of rooms, habitable space, and type and quality of construction. Comparability under this paragraph shall not require strict adherence to a detailed, feature -by- feature comparison. While a comparable replacement dwelling need not possess every 1 For those who, pursuant to the criteria set forth in Government Code section 7260(i)(3)(A) through (J), would have qualified as a "displaced person" prior to January 1, 1998, the applicable figure shall be twenty -five percent (25 %) of the person's average monthly income. Housing Replacement Plan Page 2 17705.0003212971839.2 feature of the displacement dwelling, the principal features shall be present. 5. In an area not subject to unreasonable adverse environmental conditions. 6. In a location generally not Tess desirable than the location of the displaced persons dwelling with respect to public utilities, facilities, services, and the displaced person's place of employment. 7. Available on the private market to the displaced person and available to all persons regardless of race, color, sex, martial status, religion, or national origin in a manner consistent with Title VIII of the Civil Rights Act of 1968 or any other applicable state or federal anti - discrimination law. III. REPLACEMENT HOUSING REQUIREMENTS Section 33413(a) of the Health and Safety Code requires that whenever low- or moderate - income household dwelling units are destroyed or removed from the 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 by the agency, the agency shall, within four years of the destruction or removal, rehabilitate, develop, or construct, or cause to be rehabilitated, developed, or constructed, for rental or sale to person and families of low- or moderate - income, an equal number of replacement dwelling units which have an equal or greater number of bedrooms, as those destroyed or removed units at affordable housing costs within the territorial jurisdiction of the agency. When dwelling units are destroyed or removed on or after January 1, 2002, 100 percent of the replacement dwelling units shall be available at affordable housing cost to person in the same or lower income category (low, very low or moderate), as the persons displaced from those destroyed or removed units. Section 33413(0 of the Health and Safety Code modifies these requirements as follows: Notwithstanding subdivision (a), the agency may replace destroyed or removed dwelling units with a fewer number of replacement dwelling units if the replacement dwelling units meet both of the following criteria: 1. The total number of bedrooms in the replacement dwelling units equals or exceeds the number of bedrooms in the destroyed or removed units. Destroyed or removed units have one or no bedroom is deemed for this purpose to have one bedroom. 2. The replacement units are affordable to the same income level of households as the destroyed or removed units. IV. EXISTING PROPERTY DESCRIPTION A. Project Background According to records, the existing single family residence at 19 Lucile Street was built in 1920. Housing Replacement Plan Page 3 17705.0003212971839.2 B. Project Description The project site is improved with one single family home that is 723 square feet in size. The house had two bedrooms and one bathroom. It also includes a kitchen and living area. The home is one story, made of wood and stucco, and it shows signs of deferred maintenance. The house has a pitched roof that would likely require repair or replacement if the house was to remain. PROPOSED PROJECT The proposed project is a nine unit apartment building for low income renters. The project will be located at 19 Lucile Street and 15 Lucile Street, just east of Santa Anita Avenue. Approximately four (4) of the units will be located on the property at 19 Lucile Street where the one residential unit is being replaced. The project will include a centralized laundry area for residents and designated covered parking for each unit. The project will be two stories in height over parking that is slightly below grade. V. PROJECT LOCATION The proposed project is located at 19 Lucile Street and 15 Lucile Street, Arcadia. A map of the project location is provided in Exhibit A. The proposed project site is outside of but of benefit to the Central Redevelopment Project Area which was established on December 26, 1973 with the adoption of Ordinance 1940. Construction of the project is expected to begin in the second half of 2011. It is anticipated to take approximately 12 months to complete the project. VI. REPLACEMENT HOUSING UNITS Exhibit "B" describes the income categories and number of housing units, with the corresponding number of bedrooms, that will be demolished and the replacement housing units, with corresponding number of bedrooms, which will be constructed to meet the Agency's replacement housing requirements pursuant to the Act and Guidelines as known at this time. VII. FUNDING SOURCES The Redevelopment Plan authorizes the Agency to finance its activities with assistance from various sources, including the City of Arcadia, State of California, United States Government, property tax increment funds, interest income, Agency bonds, or other available sources. The replacement housing is anticipated to be funded with tax credits, a conventional construction loan, and a writedown of the land purchase cost which came from the Agency's Low and Moderate Income Housing Fund. Housing Replacement Plan Page 4 17705.0003212971839.2 VIII. TIMELINE FOR REPLACEMENT HOUSING To the extent that the appropriate number of comparable replacement units is available on the private market to the households being displaced at the time the units may be removed from the market or destroyed, the replacement units will be available for occupancy before a date that is four years after commencement of demolition. The Agency, as the owner of the property at 19 Lucile Street anticipates the completion of the new development by the end of 2012, within the 4 year statutory time frame. IX. AFFORDABILITY ASSURANCE The Agency will mandate the recordation of a covenant against the site after completion of the replacement units that requires at least 55 years of income affordability at 19 Lucile Street. Moreover, the Agency, in accordance with Health and Safety Code Section 33418, monitors on an ongoing basis, any housing affordable to persons and families of low- or moderate - income developed or otherwise made available pursuant to agreements with the Agency. X. ARTICLE XXXIV COMPLIANCE Replacement Housing Project Exempt for Article XXXIV In accordance with Health and Safety Code Section 37001(0 a development which consists of the rehabilitation, reconstruction, improvement or addition to, or replacement of, dwelling units of a previously existing low -rent housing project, or a project previously or currently occupied by lower income household, as defined in section 50079.5 is exempt form Article XXXIV of the California Constitution. Under this Replacement Housing Plan, based on the above facts it is hereby found and determined that the replacement housing project is exempt from the requirements of Article XXXIV. XI. PROVISION FOR PUBLIC REVIEW AND COMMENT In accordance with Section 33413.5 of the Health and Safety Code, a copy of this Draft Replacement Housing Plan will be available for review and comment by other public agencies and the general public at the Redevelopment Agency of the City of Arcadia, 240 West Huntington Drive, Arcadia, CA 91006. This Plan has been available for public review since November 16. Housing Replacement Plan Page 5 17705 0003212971839.2 EXHIBIT A ,,, t:i ' L: „ Y r< ��q-yiy - . , S °� r T :-...._ .r w 4' . ss l• t _ _ r' Sr tit; - t' "�r M 2 � I _ -? � v �m-r Y 3., per: " "'t ! - . '" 1 4,.. 4 w ",,b,,,,,, "r� 'Lin . . .n I z _ t '{ r R Itt , _ ,. —I, I , . 11 4L t� R C • to -. _ , '4 t` Ej 'L une. '`a r 4 n # ? (. 4 , k : -, ,'. a i -= . 4. � . : :., a ria', i r A ' _ i t M �� y _ •. �, '-.b xr �L ! ' • � i , , � . ,t, d y d-'^ *, � 't . yd • 1 . + . , g{,e °{�'' t t f a t" ., .- n 1 a ;L. , �A t y, � a F 1 • ''4 .r '*`F ,, • ,,,, ,, i L e lee ,1"," ^ _ ! - 7 1 M i J7 \ _ � t11, I i t, : a . £ li.'s� _.,r-,... r a z• - , 6 ' ' 0 •,cam%''' -'^- 14 .., � y M ,y �*.5" � I � :-.01 �� r f om 6 k- � * , .. 3 , ' 1 ' `" ,ra. } I l � , � , , t x u _ F ai . ' -: � C + {ors r . 'd .. ; a� . " v ? 3 19 Lucile Street (Highlighted) Housing Replacement Plan Exhibit A 17705.0003212971 839.2 EXHIBIT B Number of Number of Bedrooms Bedrooms Number of Total Occupied Occupied by Site Address Existing Number by Lower- Residential of Very Low- Income Units Bedrooms Income Households ** Households ** (1 -bed /2 -bed) (1 -bed /2 -bed) 19 Lucile Street 1 2 2 Total 1 2 2 Total 2 Bedrooms to be Replaced ** The numbers depicted in these income categories are estimates only for the purposes of this plan. NUMBER OF REPLACEMENT HOUSING UNITS TO BE CONSTRUCTION Number of Number of Bedrooms Bedrooms Occupied Occupied Number of Total by by Site Address Replacement Number of Very Low- Lower - Units Bedrooms Income Income Households Households (1- bed /2- (1- bed /2- bed) bed) 19 Lucile Street & 15 9 18 0/8 0110 Lucile Street Total 9 18 8 10 Total 8 10 Replacement Bedrooms Housing Replacement Plan Exhibit A 17705.0003212971839.2