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. G Blvtl:..... ._ F " e - 1 d w et
* aaA 1 I p ' pa yte(N (
F..Ra�.
n n� �I
.S+nNMia f. Al L 1 F �O R N I I A 1 - - .__ i j( __ • L.oVerne
{ .... F �n7P•�' - .} �
R' v: '6AlrorNir yyl
ye.*• . <• :1 Amos "2 X ..L { e tt ' - ' "i• .� eJ
rr+a
Vi i . ... ;i ' Vt_T ° ' -- —" � iiiiiiir VeteY,9A;y :. :. _. ». ka. _. F _...... - 3� S • I 2 1
._. > ? . -
.t Ig - "'" ' ^�1'74'" ... a Mdflf� _ 5 ' Go F nA. Am ‘..,7
',
ot.0 ..... Y1AU — L
•, .: B B B .y , `� ...._ ! F��. _ 2 ^ ' Tomepi oVAISY
0 d^'i it, u - e -
P An eI LO e a :-- ! , ..; uwewa , ,a°ae 1e A• o &`°`
,�, _ Y ebeko ■
F�Ira3i�. J tr' . � ' . :,
kr. j m Ya - - ' . et• . Nn�.I I 4 a+ - ' Bar
:.WrMtbn A `(e�4t.tYYY' ; aCtNtre
a - — 1grStinOa'Ndyae L. V _
-{s
. vp1
p BIAYRAAaA eR. �__.. R , H pdcY tl
eau! ,e, .., .F an.:, ! A � , •> JS'
� P' a
Amen
Cwgy IV ii
r g4, ° .o. ...
p'i
I:Darade: SL:::....:. ...
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