MEETING DATE: 7/24/06
AGENDA ITEM: Consideration of Approval of a Relocation Plan for Residents at the
Metro Motel (8846 National Boulevard).
ATTACHMENTS
I. Relocation Plan
1-34RELOCATION PLAN
Washington-National
Project
Prepared for:
The City of Culver City
By:
Overland, Pacific & Cutler, Inc.
100 West Broadway, Suite 500
Long Beach, California 90802
(562) 304-2000
June 19, 2006TA13LE OF CONTENTS
INTRODUCTION 1
PROJECT AREA DESCRIPTION 2
A. THE REGIONAL LOCATION 2
B. PROJECT SITE LOCATION 3
C. GENERAL DEMOGRAPHIC & HOUSING CHARACTERISTICS 4
ASSESSMENT OF RELOCATION NEEDS 5
A. SURVEY METHOD 5
B. SURVEY DATA 5|109| Housing Mix 5
2. Project Area Rents 5
3. Occupancy 5
4. Income . . 6
5. Ethnicity/Language 6
6. Senior/Handicapped Households 6
7. Preferred Relocation Areas 6
III. RELOCATION RESOURCES 7
A. METHODOLOGY 7
B. REPLACEMENT HOUSING AVAILABILITY 7
C. RELATED ISSUES 8
1. Concurrent Residential Displacement 8
2. Temporary Housing 8
IV. THE RELOCATION PROGRAM 9
A. PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES 9
B. TECHNICAL ASSISTANCE 10
C. RELOCATION BENEFITS 11
1. Residential Moving Expense Payments 12
2. Rental Assistance To 90-Day Tenants Who Choose to Rent. 13
3. Downpayrnent Assistance To 90-Day Tenants Who Choose
to Purchase 14
4. Payments To Non-Tenured Residential Tenants 14
GENERAL INFORMATION ON PAYMENT OF RELOCATION
BENEFITS 14
E. LAST RESORT HOUSING 15
F. RELOCATION TAX CONSEQUENCES 16
G. GRIEVANCE PROCEDURES 16
H. EVICTION POLICY 16
I. CITIZEN PARTICIPATION 17
J. PROJECTED DATES OF DISPLACEMENT 17
K. ESTIMATED RELOCATION COSTS 18LIST OF TABLES
TABLE 1: City of Culver City & Tract 7024 Population - 2000 Census 4
TABLE 2: City of Culver City & Tract 7024 Housing Units - 2000 Census 4
TABLE 3: Availability and Cost of Replacement Rental Housing 7
TABLE 4: Schedule of Fixed Moving Payments 12
TABLE 5: Computation of Rental Assistance Payments 13
LIST EXHIBITS
EXHIBIT A: Residential Interview Form
EXHIBIT B: HUD Income Limits - County of Los Angeles
EXHIBIT C: Residential Informational Brochure
EXHIBIT D: City's Section 8 Plan
EXHIBIT E: Public Comments and Response to Public CommentsThe City of Culver City (the City) is moving forward with the acquisition activities relating
to the Washington-National Project (the Project). The City recently acquired the Metro
Motel site and signed a short-term rental agreement with the motel owner. At this time the
City is negotiating with the developer Urban Partners LLC to demolish the existing
properties and construct a mixed use transit oriented development with associated public
parking for the Metro. The residential component of this development will create
approximately 200 units. The City has committed to provide financial, legal and
administrative assistance to assist with the property acquisition and relocation components
associated with the Project.
Within the Project boundaries there are two long-term residential occupants of the motel
subject to displacement should the Project proceed as planned. Prior to undertaking any
displacing activity, the City is required by law (California Government Code Section 7260
et seq.), the Uniform Relocation Assistance and Real Property Acquisition Policies Act of
1970, as amended (URA), and regulation (California Code of Regulations, Title 25 Chapter
6) (herein collectively referred to as the Law and Regulation) to prepare a relocation plan
(the Plan) subject to public review and City Council approval. The general purposes of a
relocation plan are to describe the circumstances of affected parties, the availability of
replacement housing, and the City's program to provide required technical and financial
assistance. It is important to be aware that the preparation and approval of a relocation
plan fulfills an administrative requirement but does not, by itself, constitute a commitment
to proceed with the Project.
This Plan was written by Overland, Pacific & Cutler, Inc. (OPC), a professional consulting
firm specializing in public authority acquisition and relocation projects and is organized in
four sections:
1. A description of the Project area and specific Project site (SECTION I);
An assessment of the relocation needs of persons subject to displacement as a
result of the Project (SECTION II);
3. An assessment of available replacement housing units within Culver City and
surrounding communities (SECTION III); and
4. The steps and procedures that the City will follow to ensure a fair and equitable
relocation program (SECTION IV).
Overland, Pacific & Cutler, Inc. Page 1Overland, Pacific & Cutler, Inc. Page 2
Figure 1: Regional Project Location
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A. THE REGIONAL LOCATION
The Metro Motel is located in the City of Culver City on the northern side of Washington
Boulevard. The City is located in the southwestern portion of the County of Los Angeles,
approximately 15 miles from downtown Los Angeles. Culver City is immediately accessible
from the 10, 405 and 90 freeways. Adjacent communities include Palms, Mar Vista,
Cheviot Hills, South Robertson, Marina del Rey, Ladera Heights, Fox Hills, and Baldwin
Hills. (See Figure 1: Regional Project Location)Relocation Plan for the Washington-National Project - Culver City, California
B. PROJECT SITE LOCATION
The Project is generally bounded by the alley parallel to Venice Boulevard on the west,
National Boulevard on the north, Washington Boulevard on the east and Exposition
Boulevard on the south. This location is within Census Tract 7024. (See Figure 2: Project
Site Location)
Overland, Pacific & Cutler, Inc.
Page 3Relocation Plan for the Washington-National Project - Culver City, California
C. GENERAL DEMOGRAPHIC & HOUSING CHARACTERISTICS
The 2000 U. S. Census determined the population of the City of Culver City to be 387816
people and the population of the Census Tract 7024 to be 4,797 (see Table 1). The
housing mix according to the Census is shown below in Table 2.
TABLE I City of Culver City & Tract 7024 Population 2000 Census
Population Tract 7024 % City %
Total Population 4,797 100.0% 38,816 100.0%
White 2,663 55.5% 22,996 59.2%
Black or African American 362 7.5% 4,644 12.0%
American Indian and Alaska Native 43 0.9% 277 0.7%
Asian 527 11.0% 4,667 12.0%
Native Hawaiian and Other Pacific Islander 19 . 0.4% 80 0.2%
Some Other Race 881 18.4% 3,945 10.2%
Two or More Races 302 6.3% 2,207 5.7%
Hispanic or Latino (of Any Race) 1,727 36.0% 9,199 23.7%
TABLE 2.: City of Culver City & Tract 7024 Housing Units - 2000 Census.
Type Tract 7024 % City %
Total Units
1,956 100.0% 17,130 100.0%
Owner-Occupied 762 38.9% 9,034 52.7%
Renter-Occupied 1,146 58.6% 7,577 44.2%
Vacant Housing Units 48 2.5% 519 3.1%
Available for Sale Only (of Total Vacant
Units)
3 6.3% 112 21.6%
Available for Rent - Full Time Occupancy
(of Total Vacant Units)
13 27.1% 164 31.6%
Sold or Rented - Not Occupied 7 14.6% 58 11.2%
Otherwise Not Available (e.g. seasonal,
recreational, migratory, occasional use)
5 10.4% 42 8.1%
Other Vacant 20 41.7% 143 27.6%
Overland, Pacific & Cutler, Inc.
Page 4ASSESSMENT OF RELOCATION NEEDS
A. SURVEY METHOD
To obtain information necessary for the preparation of this Plan, personal interviews with
the two potentially affected residents were conducted in May 2006. Both interviews were
conducted on-site in their respective motel accommodation in either English or Spanish,
as appropriate.
Inquiries made of residential occupants concerned household size and composition,
income, monthly rent obligation, length and type of occupancy, ethnicity, home language,
disabilities/health problems, and replacement housing preferences.
The descriptive data in this Plan concerning residents are based solely on anecdotal
responses. No attempt was made to verify income or other information provided. Sample
of the residential interview form used in the interview process is presented as Exhibit A
of this report.
B. SURVEY DATA
The Project area includes two tenant-occupied units of a motel because their residency on
site exceeds a year. Both residents were personally surveyed.
1. Housing Mix
The housing mix consists of two single-room-occupancy units both tenant-occupied.
Both single efficiency motel rooms were rented on a long-term basis, they have
been rented furnished and consist of a room, a small kitchen and a bathroom.
2. Project Area Rents
Both residents are charged rent on a monthly basis. The resident with a longer
tenancy pays $840 and the other pays $900. The average rent charged for a single
room is $870 per month.
3. Occupancy/Overcrowding
There is a known Project population of three individuals, two adults and one child.
Overland, Pacific & Cutler, Inc.
Page 5Relocation Plan for the Washington-National Project - Culver City, California
The commonly accepted standard for housing density allows two persons per
bedroom and one person in a common living area. Based on this criterion as
compared to available tenant data, there is no overcrowding and both residents can
be accommodated in a studio or another single room efficiency if relocated.
4. Income
Income information was provided by one resident and according to income
standards for the County of Los Angeles (Exhibit B) adjusted for family size as
published by the United States Department of Housing and Urban Development
(HUD) in 2006, that resident qualifies as above moderate income (over 120% of
area median).
5. Ethnicity/Language
One resident reports the ethnicity as White and primary language English, while the
other reports Spanish to be the primary language and ethnicity Hispanic.
6. Senior/Handicapped Households
There are no senior households (head of household 62 years or older) in the Project
and no reported disabilities.
7. Preferred Relocation Areas
Both residents expressed a preference to remain in the community in order to
maintain current access to employment, recreational resources and public
transportation.
Overland, Pacific & Cutler, Inc.
Page 6ilL RELOCATION RESOURCES
A. METHODOLOGY
A resource survey was conducted within a five mile radius of the Project to determine the
availability of replacement housing units utilizing the following sources:
- Windshield surveys conducted in Culver City and surrounding communities
- Classified rental listings from The Los Angeles Times, Culver City Observer, the
Argonaut, and For Rent publications
- Internet sources
B. REPLACEMENT HOUSING AVAILABILITY
Residential Rental Housing
Replacement housing survey data are summarized in Table 3. The survey identified
a total of 47 available studio units within a five mile radius of the Project. The
individual figures for number of units found by bedroom size are presented in the
table alongside the number of units needed (shown in parentheses) to meet re-
housing obligations.
TABLE 3: Availability and Cost of Replacement Rental Housing
Bedroom Size Studio Extended Stay Motel
# Found (# Needed) 47 (2*) 7 (21
Monthly Rent Range $675-$1,250 $1,770-$2,400
Median Rent $900 $2,150
*Total 2 units needed; either studio or motel room
The median rent amounts shown in the table are 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.
Average Project rents are currently approximately 3.5 % less than respective market
rates for surveyed replacement units, however, many studio units are available at
rates lesser than the motel room rents and will provide adequate replacement
housing while satisfying decent, safe and sanitary requirement_ Extended stay motel
rooms are available in the area at rates much higher than standard studio units and
Overland, Pacific & Cutler, Inc.
Page 7Relocation Plan for the Washington-National Project - Culver City, California
will not be considered as a comparable replacement housing unless specific
individual circumstances require such consideration. Any area motel rooms come
with certain restrictions (for instance, the duration of stay might be limited to the
maximum of 28 days) which disqualify them from the pool of available decent, safe
and sanitary dwellings.
C. RELATED ISSUES
1. Concurrent Residential Displacement
There are no public projects currently underway in the City of Culver City which might
compete with the Project for needed housing resources.
2. Temporary Housing
No need for temporary housing is anticipated.
Overland, Pacific & Cutler, Inc.
Page 8IV THE RELOCATION PROGRAM
Overland, Pacific & Cutler Inc. (OPC) has been retained by the City to assist in the
administration of the relocation program. The City staff will monitor the performance of OPC
and be responsible to approve or disapprove OPC recommendations concerning
implementation of the Plan. The relocation program consists of two principal components:
Technical Assistance and Financial Assistance.
A PROGRAM ASSURANCES, STANDARDS AND OBJECTIVES
The relocation program to be implemented by the City will conform with the standards and
provisions of the Law and Regulation.
To meet its regulatory obligations, the City and its representatives will:
1. Distribute appropriate written information concerning the City's relocation
program and fully inform eligible project occupants of the nature of and
procedures for obtaining relocation assistance and benefits;
2. Determine the needs of each residential displaces eligible for assistance;
3. Provide residential displacees with at least one and, preferably three,
referrals to comparable, replacement housing within a reasonable time prior
to displacement and maintain an updated database of available housing
resources over the duration of the project;
4. Provide assistance that does not result in different or separate treatment due
to race, color, religion, national origin, sex, marital status or other arbitrary
circumstances;
Supply information concerning federal and state _programs and other
governmental programs providing assistance to displaced persons;
6. Assist each eligible residential occupant to complete applications for benefits;
7. Make benefit determinations and payments in accordance with state law
and the City's relocation guidelines;
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Page 9Relocation Plan for the Washington-National Project - Culver City, California
Assure that no occupant is required to move without a minimum of 90 days
written notice to vacate;
9. Inform all persons subject to displacement of the City's policies with regard
to eviction and property management; and
10. Establish and maintain a formal grievance procedure for use by displaced
persons seeking administrative review of the City's decisions with respect to
relocation assistance.
B. TECHNICAL ASSISTANCE
Technical assistance services are provided in order to inform displacees about the
relocation program, help find replacement accommodations, coordinate claims processing,
maintain a communication link with the City and assist with the involvement of outside
providers of social and other support services. To follow through on the technical assistance
component of the relocation program, relocation staff will perform the following functions:
1. Interview each Project area household to determine existing circumstances,
general needs and concerns and preferences regarding the replacement of
existing accommodations;
2. Distribute and review a printed Informational Brochure written in either English
or Spanish (see Exhibit C) with each displaced household;
3. Provide residential displacees with three or more referrals to comparable
replacement dwellings prior to service of the 90 Day Notice-to-Vacate. Explain
how comparable replacement dwelling must satisfy the following criteria:
(a) The unit is decent, safe and sanitary - electrical, plumbing and heating
systems-in good repair - no major, observable hazards or defects. The
unit is_cornparable to the acquired_dwelling with respectto number of rooms, habitable living space and type and quality of construction, but
not lesser in rooms or living space as necessary to accommodate the
displaced person;
(b) The unit is located in an area not subjected to unreasonable adverse
environmental conditions from either natural or man-made sources,
and not generally less desirable with respect to public utilities,
Overland, Pacific & Cutler, Inc. Page 10Relocation Plan for the Washington-National Project - Culver City, California
transportation, public and commercial facilities, including schools and
municipal services and reasonably accessible to the displaced
person's place of employment;
(c) The unit is available both on the private market and to all persons
regardless of race, color, sex, marital status, religion or national origin;
(d) The monthly rental rate is within the financial means of the displaced
residential tenant;
4. Provide transportation, if necessary, to inspect replacement sites within the
local area. Offer special assistance to help tenants find housing near friends,
relatives, medical facilities and services, and convenient transportation;
5. Assist with arrangements for the purchase of real property, the completion of
applications for replacement housing and the preparation and submission of
claim forms to request relocation benefits;
6. Make referrals to governmental and non-governmental service providers such
as:
(a) The Social Security Administration
(b) Culver City Housing Agency
(c) Housing Rights Center
(d) Westside Fair Housing Council
C. RELOCATION BENEFITS
Relocation benefits will be provided in accordance with the provisions of the state relocation
Law and Regulation. Benefits will be paid to eligible displaced persons upon submission of
required claim forms and documentation in accordance with the City's normal administrative
--procedures. Additionally,-theCity-wagive-first-option-tcrobtainthaCity's-Section-8-certificate
to-the-qualified-Project displacees-, per Exhiblt-D-;- City's-Section 8 Plan.
Specific eligibility requirements and benefit plans will be detailed on an individual basis with
all displacees. In the course of personal interviews and follow-up visits, each displacee will
be counseled as to available options and the consequences of any choice with respect to
financial assistance.
Overland, Pacific & Cutler, Inc. Page 11Relocation Plan for the Washington-National Project - Culver City, California
The City staff will process advance payment requests in order to alleviate hardships for
tenants who do not have access to sufficient funds to pay move-in costs such as first
month's rent and/or security deposits. Requests for advance payments will be processed
expeditiously to help avoid the loss of desirable, appropriate replacement housing.
1. Residential Moving Expense Payments
All residential occupants to be relocated will be eligible to receive a payment for
moving expenses except as noted. Moving expense payments will be made based
upon the actual cost of a professional move or a fixed payment based on a room-
count schedule.
a. Actual Cost (Professional Move)
Displacees may elect to have a licensed professional mover perform the
move. The actual cost of the moving services, based on at least two
acceptable bids, will be compensated by the City in the form of a direct
payment to the moving company upon presentation of an invoice.
Transportation costs are limited to a distance of 50 miles in either case. In
addition to the actual move, costs associated with utility re-connections (i.e.,
gas, water, electricity, telephone, and cable) are eligible for reimbursement.
b. Fixed Payment (based on Room Count Schedule)
An occupant may elect to receive a fixed payment for moving expenses that
is based on the number of rooms occupied in the displacement dwelling. In
this case, the person to be relocated takes full responsibility for the move.
The fixed payment includes all utility connections as described in (a), above.
TABLE 4: Schedule of Fixed Moving Payments
Unfurnished Dwelling
Room Count 1 2 3 4 5 6 7 8 each additional
Amount $625 $800 $1,000 $1,175 $1,425 $1,650 $1,900 $2,150 $225
Furnished Dwelling
Room Count 1 each additional
Amount $400 $65
Overland, Pacific & Cutler, Inc. Page 12Relocation Plan for the Washington-National Project - Culver City, California
At a minimum, the fixed schedule payment for single occupancy efficiency units,
furnished with the tenants own personal property, is $625 including all utility
connections at the replacement location. The current schedule for fixed moving
payments is set forth in Table 4 above.
2. Rental Assistance To 90-Day Tenants Who Choose to Rent
Residential tenants who have established residency in the Project for a minimum of
90 days prior to the City's acquisition of the property and who choose to re-rent may
be eligible to receive a Rental Assistance Payment in addition to compensation for
moving expenses.
Except in the case of Last Resort situations, as described in Section IV, (see E - Last
Resort Housing Payments) and pursuant to the Law, rental assistance payments are
limited to a maximum of $5,250, based upon monthly housing need over a 42 month
period. The following table demonstrates how monthly need is determined:
TABLE 5: Computation of Rental Assistance Payments
1. Old Rent $650 1 Old Rent, plus Utility Allowance
or
2. Ability to Pay $700 30% of the Gross Household Income*
3. Lesser of lines 1 or 2 $650
Subtracted From:
4. Actual New Rent $750 Actual New Rent including Utility Allowance
or
5. Comparable Rent $775 Determined by Authority; includes Utility Allowance
6. Lesser of lines 4 or 5 $750
7_ Yields Monthly Need: $100 Subtract line 3 from line 6
Rental Assistance $4200 Multiply line 7 by 42 months
* Gross income means the total annual income of an individual less the following: (1) a deduction of $500 for
each dependent in excess of three; (2) a deduction of 10% of total income for the elderly or disabled head of
household; (3) a deduction for recurring extraordinary medical expenses defined for this purpose to mean
medical expenses in excess of 3% of total income, where not compensated for, or covered by insurance or other
sources; (4) a deduction of reasonable amounts paid for the care of children or sick or incapacitated family
members when determined to be necessary to employment of the head of household or spouse, except that the
amount deducted shall not exceed the amount of income received by the person who would not otherwise be
able to seek employment in the absence of such care.
Overland, Pacific & Cutler, Inc. Page 13Relocation Plan for the Washington-National Project - Culver City, California
3. Downpayment Assistance To 90-Day Tenants Who Choose to Purchase
Residential tenants who are otherwise eligible to receive a Rental Assistance
Payment as described above may choose to utilize up to the full amount of their
rental assistance eligibility amount (including Last Resort benefits) to purchase a
home.
In cases involving eligibility for a Last Resort Housing supplement, the City will
arrange to deposit in an open escrow account, the total amount of assistance for
which a tenant qualifies, provided that the entire amount is used for the
downpayment and eligible incidental costs associated with the purchase of a
replacement home. Provision shall be made in the accompanying escrow
instructions for the return of the City funds, in the event escrow should fail to close
within a reasonable period of time.
4. Payments To Non-Tenured Residential Tenants
With the exception of those eligible for Last Resort Housing assistance (see Section
IV, Part E - Last Resort Housing), residential tenants with less than 90 days of
continuous occupancy prior to the City's acquisition of the property where the tenant
resides, will only be eligible to receive a moving expense payment in accordance
with Section 1b above.
D. GENERAL INFORMATION ON PAYMENT OF RELOCATION BENEFITS
Claims and supporting documentation for relocation benefits must be filed with the City
within 18 months from:
The date the claimant moves from the acquired property; or,
The date en which final paymentfor-the acquisitionoffeatproperty-ismade,
whichaveis-tater. 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;
-1n-•
Overland, Pacific & Cutler, Inc. Page 14Relocation Plan for the Washington-National Project - Culver City, California
2. Assistance amounts will be determined in accordance with the provisions of
the Law and Regulation;
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 City staff;
4. The City staff will review and approve claims for payment, or request
additional information;
5. The City will issue benefit checks, which will be available at the City office for
pick-up by claimants, unless circumstances dictate otherwise;
6. Final payments will be issued after confirmation that the Project 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.
E. LAST RESORT HOUSING
A displaced tenant household will be entitled to consideration for supplementary benefits
in the form of Last Resort Housing assistance when the computed replacement housing
assistance eligibility exceeds either $5 1 250 or when a low-income tenant fails to meet the
90-day occupancy requirement. Calculation of Last Resort rental assistance benefits for
tenants who fail to meet 90-day occupancy requirements will be based solely on household
income. Non 90-day qualifiers must meet the basic eligibility requirements applied to all
other displacees.
The City, at its discretion, may opt to pay Last Resort rental assistance payments on a
_periodic basis, Recipients of Last Resort rental assistance who intend to purchase rather
_than_re-ent replacement_housing_have the_right_to request_a_Lump sum_payment of_all benefits for the purpose of making a downpayment and paying standard, non-recurring
closing costs. Households receiving periodic payments may elect, at any time, to request
a lump sum payment of all remaining benefits to assist with the purchase of a decent, safe
and sanitary dwelling. All standard claim processing procedures will be applied to Last
Resort payments including the lump sum disbursement of approved benefits.
Overland, Pacific & Cutler, Inc. Page 15Relocation Plan for the Washington-National Project - Culver City, California
F. RELOCATION TAX CONSEQUENCES
In general, relocation payments are not considered income for the purpose of the Internal
Revenue Code of 1968, or the Personal Income Tax Law, Part 10 of the Revenue and
Taxation Code. The above statement on tax consequences is not intended to be provision
of tax advice by the City. Displacees are responsible for consulting with their own tax
advisors concerning the tax consequences of relocation payments.
G. GRIEVANCE PROCEDURES
The City's Grievance Policy will follow the standards described in Article 5, Section 6150 et
seq., Title 25, Chapter 6, State of California, Department of Housing and Community
Development Program guidelines and Section 1100 of the Culver City Redevelopment
Agency's Rules and Regulations for Implementation of the California Relocation Assistance
Law.
Briefly stated, displacees will have the right to ask for administrative review when they
believe themselves aggrieved by a determination as to eligibility, the amount of payment,
the failure to provide comparable replacement housing referrals or the City's property
management practices. Requests for review will be directed first to the Relocation Appeals
Board of the City of Culver City, or other authorized designee of the City. Details concerning
the entire appeals process will be provided upon request.
H. EVICTION POLICY
1. Under the State of California guidelines, eviction by the City is permissible only as
a last alternative with the exception of persons considered to be in unlawful
occupancy. A displaced person's eviction does not affect eligibility for relocation
assistance and benefits. Relocation records must be documented to reflect the
specific circumstances surrounding the eviction.
n_m ay_be unriertaken_anty_for_one_ar_more of_the following _reasons'
a) Failure to pay rent, except in those cases where the failure to pay is due to
the lessor's failure to keep the premises in habitable condition, is the result of
harassment or retaliatory action or is the result of discontinuation or
substantial interruption of services;
b) Performance of a dangerous, illegal act in the unit;
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Page 16Relocation Plan for the Washington-National Project - Culver City, California
c) Material breach of the rental agreement and failure to correct breach within
30 days of notice;
d) Maintenance of a nuisance and failure to abate within a reasonable time
following notice;
e) Refusal to accept one of a reasonable number of offers of replacement
dwellings;
f) A requirement under state or local law or emergency circumstances that
cannot be prevented by reasonable efforts on the part of a public entity.
CITIZEN PARTICIPATION
As the process for considering the Project moves forward, the City will observe the following
protocol:
1. Provide affected tenants with full and timely access to documents relevant to
the relocation program;
2. Provide technical assistance necessary to interpret elements of the
Relocation Plan and other pertinent materials;
3. Issuance of a general notice in English and/or Spanish, as needed,
concerning the availability of the Plan for public review, as required, 30 days
prior to its proposed adoption. Distribution of the Plan, upon request, to all
affected and interested parties;
4. The inclusion of written or oral comments concerning the Plan and City's
response as an attachment to the Plan- when it is forwarded to the City
Council_foradoption J. PROJECTED DATES OF DISPLACEMENT
The City contemplates that the relocation process will begin in summer 2006 and be
completed no later than January 2007.
Overland, Pacific & Cutler, Inc. Page 17Relocation Plan for the Washington-National Project - Culver City, California
K. ESTIMATED RELOCATION COSTS
The total budget estimate for relocation-related payments for this Project, including a 10
percent contingency is as follows:
Relocation: $23,020
Contingency @ 10%: $2,300
TOTAL: $25,320
The estimated relocation budget does not include any payments related to property
acquisition, or improvements pertaining to realty. In addition, the budget does not consider
the cost of any services necessary to implement the Plan and complete the relocation
element of the Project.
The staff of the City of Culver City has reviewed this Relocation Plan as well as the
estimated budget necessary for relocation and has advised that sufficient financial
resources are available to carry out this Relocation Plan. See Exhibit E.
Overland, Pacific & Cutler, Inc.
Page 18EXHIBIT A: Re
s lci ential
Interview PoilnCASE #
FUNDING SOURCE:
OVERLAND, PACIFIC & CUTLER, INC. - RESIDENTIAL INTERVIEW FORM
Interview Date:
Site Move-In:
Initiation of Negotiations:
interviewer:
Head of Household
ETHNICITY:
0 White 0 Asian
o Hispanic/Latino
0 African American
0 Other
o AFDC/TANF, Pension/SS, SSI
0 Other Public Assistance
(ask for Entitlement Letter)
0 Elderly Household
0 Handicapped Household:
Describe:
Address: #
Site Telephone # Work/Cell #
Fax # Email
PRIMARY LANGUAGE:
o English 0 Spanish
o Other:
Social Security Number
Need Barrier-Free: Yes 0 No 0
0 Need access to public trans?
Describe mode:
Occupancy Status: 0 Own o Rent
Dwelling Type Approx. Sci_Ft. Did all occupants move in
at the same time?
o Yes 0 No
If not, when?
Occupant #1
0 Need to live near medical facilities?
Describe location:
Approximate Age of Unit: yrs.
# Bedrooms # Bathrooms # Rooms 0 Laundry Fac.
° Garage 0 Carport 0 Pets: If
Condition of unit : 0 Excellent
Owners: 0 Mortgage 0 Own
Monthly Payment: Principal
Loan Balance(s) as of
so, describe
0 Good 0 Fair I: Poor
Clear
$ $
°Special needs /service used:
Describe:
Occupant #2
Occupant #3
: $ Occupant #4
Own Car? Yes o No c
Monthly Utilities:
Gas: 0 Tenant 0 Owner
What
Loan Type: °Fixed °Variable
Loan Type: 0Fixed 0Variable
Original Date(s) of Current Loan(s)
Rem. Loan Term Months
Annual % Rate
Occupant #5
Annual % Rate
Occupant #6 :
Rem. Loan Term Months
Occupant #7
What
Renters: 0 Total Monthly Rent:$
0 Written Agreement Date
Landlord
Preferred Relocation A rea:
Home business? Electricity: 0 Tenant o Owner
Water: 0 Tenant 0 Owner
Other
0 M/M 0 Lease 0 Vacant/No Contact
Mobile Home: Size: ft x ft
Appliances Owned by Tenant:
oStove °Refrigerator 0W/D
0 Other
Year: Model: Pad Rent: $
Description:
If Sect.8, Total Tenant Rent. $
Caseworker: Telephone
°Security Deposit? $ 0 Unit Furnished 0 Unit Unfurnished
Do you rent out any rooms in the
If so, names:
dwelling? 0Yes 0 No
If so, is berson or persons considered part of household? c Yes 0 No
HOUSEHOLD MEMBERS . SEX AGE 1 INCOME ' RELATIONSHIP/EMPLOYER/SCHOOL
M F|109| M F
M F
4 M F
M F
C F
7 M F
Notes:
I certify that all the information on this survey is true and correct.
Respondent: Date. Effective 8/03EXHIBIT mits Los Angeles Co-unThe following figures are approved by the U. S. Department of Housing and Urban
Development (H.U.D.) for use in the County of Los Angeles to define and determine
housing eligibility by income level.
Area Median: $56,200
Family Size Extremely
Low
Very Low Lower Median Moderate
1 Person 14,550 24,250 38,800 39,300 47,200
2 Person 16,650 27,700 44,350 45,000 53,900
3 Person 18,700 31,200 49,900 50,600 60,700
4 Person 20,800 34,650 55,450 56,200 67,400
5 Person 22,450 37,400 59,900 60,700 72,800
6 Person 24,150 40,200 64,300 65,200 78,200
7 Person 25,800 42,950 68,750 69,700 83,600
8 Person 27,450 45,750 73,200 74,200 89,000
Figures are per the Department of Housing and Community Development (California),
Division of Housing Policy Development, March 8, 2006.EXHIBIT Residential Inf 131'111 ational BrochureINFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
I. GENERAL INFORMATION
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
III MOVING BENEFITS
IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS
V. SECTION 8 TENANTS
VI REPLACEMENT HOUSING PAYMENT - HOMEOWNERS
VII. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
VIII LAST RESORT HOUSING ASSISTANCE
IX. RENTAL AGREEMENT
X. APPEAL PROCEDURES - GRIEVANCE
XI. TAX STATUS OF RELOCATION BENEFITS
XII. LEGAL PRESENCE REQUIREMENT
XIII. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
GENERAL INFORMATION
The building in which you now live is in an area to be improved by the City of Culver City (City). As the project
schedule proceeds, it will be necessary for you to move from your dwelling. You will be notified in a timely manner
as to the date by which you must move.
Please read this information as it will be helpful to you in determining your eligibility and the amount of your
relocation benefits under the federal and/or state law. We suggest you save this informational statement for
reference.
The City has retained the services of Overland, Pacific & Cutler (OPC), a qualified professional relocation firm, to
assist you. The firm is available to explain the program and benefits. Their address and telephone number is:
Overland, Pacific & Cutler, Inc.
100 W. Broadway, Suite 500
Long Beach, CA 90802
Telephone: (562) 304-2000
Spanish speaking representatives are available. Si necesita esta informaciOn en Espanol, por favor !lame a su
representante.
PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT A NOTICE TO VACATE YOUR DWELLING.
However, if you desire to move sooner than required, you must contact your representative with Overland, Pacific
& Cutler 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 City'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 City acquires the property, you
will also be required to pay rent to the City.
.‘___Residential Informational Statement Page 1„)• ••:•••• •
.::FIXEEVIVIOVING.:SCHEDU:Li!c4 ifp:RN IA effective June 2005)
Occupant owns furniture
1 room $625.00
2 rooms $800.00
3 rooms $1,000.00
4 rooms $1,175.00
5 rooms $1,425.00
6 rooms $1,650.00
7 rooms $1,900.00
8 rooms $2,150.00
each additional room $225.00
Occupant does NOT own furniture
1 room $400.00
each additional room $65.00
1111111n
IL ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
The City, through its representatives, will assist you in locating a comparable replacement dwelling by providing
referrals to appropriate and available housing units. You are encouraged to actively seek such housing yourself.
When a suitable replacement dwelling unit has been found, your relocation consultant will carry out an inspection
and advise you as to whether the dwelling unit meets decent, safe and sanitary housing requirements. A decent,
safe and sanitary housing unit provides adequate space for its occupants, proper weatherproofing and sound
heating, electrical and plumbing systems. Your new dwelling must pass inspection before relocation assistance
payments can be authorized.
MOVING BENEFITS
If you must move as a result of displacement by the City, you will receive a payment to assist in moving your
personal property. There are two types of moving payments. You have the option of selecting either one of the
following types of moving payments:
A. Fixed Moving Payment
A Fixed Moving Payment is based upon the number of rooms you occupy and whether or not you own
your own furniture. The payment is based upon a schedule approved by the City, and ranges, for example,
from $400 for one furnished room to $2,150 for eight rooms in an unfurnished dwelling. (For details see
the table below). Your relocation representative will inform you of the amount you are eligible to receive if
you choose this type of payment.
1- yo-ti-s-elect-a fix ed-pa ym-ent, you-will be responsible-forarranging-foyo-ur-own mave-and
assume no liability for any loss or damage of your personal property.
B. Actual Moving Expense (Professional Move)
If you wish to engage the services of a licensed commercial mover and have the City pay the bill, you may
claim the ACTUAL cost of moving your personal property up to 50 miles. Your relocation representative
will inform you of the number of competitive moving bids (if any) which may be required, and assist you in
developing a scope of services for City approval.
Residential Informational Statement Page 2IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS
Residential Informational Statement
Page 3
You may be eligible for a payment of up to $5,250 to assist you in renting or purchasing a comparable
replacement dwelling. In order to qualify, you must either be a tenant who has occupied your present dwelling for a
least 90 days prior to the City's first offer to purchase the property or an owner who has occupied your dwelling for
between 90 and 180 days prior to the City's first offer to purchase the property.
A. Rental Assistance. If you qualify, and wish to rent your replacement dwelling, your rental assistance
benefits will be based upon the difference over a 42 month period between the rent you must pay for a
comparable replacement dwelling and the lesser of your current rent or thirty percent (30%) of your gross
monthly household income. You will be required to provide your relocation representative with monthly
rent and household income verification prior to the determination of your eligibility for this payment.
- OR -
B. Down-payment Assistance. If you qualify, and wish to purchase a home as a replacement dwelling,
you can apply up to the total amount of your rental assistance payment towards the down-payment and
non-recurring incidental expenses. Your relocation representative will clarify procedures necessary to
apply for this payment.
V. SECTION 8 TENANTS
When you do move, you may be eligible to transfer your Section 8 eligibility to a replacement site. As outlined
above, you will be provided counseling and other advisory services along with moving benefits. In addition, the City
will pay the cost of any security deposit required to rent a Section 8 approved replacement dwelling unit, and will
also cover any required credit checks fees.
VI. REPLACEMENT HOUSING PAYMENT HOMEOWNERS
A. if you owned and occupied a dwelling purchased by the City for at least 180 days prior to the first offer to
purchase, you may be eligible to receive a payment of up to $22,500 to assist you in purchasing a
comparable replacement unit. If you owned and occupied the displacement dwelling for at least 90 days
but not more than 180 days immediately prior to the date of the City's offer to purchase, you may be
eligible for a payment of up to $5,250. This payment is intended to cover the following items:
1. Purchase Price Differential - An amount which, when added to the amount for which the City
purchased your property, equals the lesser of the actual cost of your replacement dwelling or the
amount determined by the City 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 - i hose one time costs incidntal 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 $5,250. The payment
will be based on the difference between the fair market 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 youhad initially purchased a comparable replacement dwelling, less the amount you have already received as
a rental assistance payment.
VII. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
To qualify for a Replacement Housing Payment, you must rent or purchase and occupy a comparable replacement
unit within one year from the later of the following:
1. For a tenant, the date you move from the displacement dwelling
2. For an owner-occupant, the date you receive final payment for the displacement dwelling, or, in
the case of condemnation, the date the full amount of estimated just compensation is deposited in
court, or
3. The date the City fulfills its obligation to make available comparable replacement dwellings.
All claims for relocation benefits must be filed with the City within 18 months from the date on which you receive
final payment for your property, or the date on which you move, whichever is later.
VIII. 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 City will provide Last Resort housing assistance to
enable you to rent or purchase a replacement dwelling on a timely basis. Last Resort housing assistance is based
on the individual circumstances of the displaced person. Your relocation representative will explain the process for
determining whether or not you qualify for Last Resort assistance.
If you are a tenant, and you choose to purchase rather than rent a comparable replacement dwelling, the entire
amount of your rental assistance and last resort eligibility must be applied toward the down-payment of the home
you intend to purchase.
IX. RENTAL AGREEMENT
As a result of the City's action to purchase the property where you live, you may become a tenant of the City. If this
occurs, you will be asked to sign a rental agreement which will specify the monthly rent to be paid, when rent
payments are due, where they are to be paid and other pertinent information.
Except for the causes of eviction set forth below, no person lawfully occupying property to be purchased by the
City will be required to move without having been provided with at least 90 days written notice from the City.
Eviction will be undertaken only in the event of one or more of the following infractions:
A. Failure to pay rent; except in those cases where the failure to pay is due to the lessor's failure to keep the
premises in habitable condition, is the result of harassment or retaliatory action or is the result of
discontinuation or substantial interruption of services;
B. Performance of dangerous illegal act in the unit;
C. Material breach of the rental agreement and failure to correct breach within 30 days of notice;
D. Maintenance of a nuisance and failure to abate within a reasonable time following notice;
E. Refusal to accept one of a reasonable number of offers of replacement dwellings; or
F. The eviction is required by state or local law and cannot be prevented by reasonable efforts on the part of
the public entity.
Residential Informational Statement
Page 4X. APPEAL PROCEDURES - GRIEVANCE
Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of a payment,
may have his/her claim reviewed or reconsidered in accordance with the City's appeals procedure. Complete
details on appeal procedures are available upon request from the City.
XI. TAX STATUS OF RELOCATION BENEFITS
Relocation benefit payments are not considered as income for the purpose of the Internal Revenue Cade of 1986
or the Personal Income Tax Law, Part 10 (commencing with Section 17001) of Division 2 of the Revenue and
Taxation Code, or the Bank and Corporation Tax Law, Part 11 (commencing with Section 23001) of Division 2 of
the Revenue and Taxation Code.
XII. LAWFUL PRESENCE REQUIREMENT
Pursuant to the Public Law 105-117 of 11-21-97, in order to be eligible to receive relocation benefits in federally-
funded relocation projects, all members of the household to be displaced must provide information regarding their
lawful presence in the United States. In federal projects, any member of the household who is not lawfully present
in the United States or declines to provide this information, may be denied relocation benefits. Relocation benefits
will be prorated to reflect the number of household members with certified lawful presence in the US.
XIII. 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.
Residential Informational Statement Page 5A complete Section 8 Plan is available at the City of Culver City Housing Division.
Please contact them at (310) 253-5780 to schedule a review time.EX] II BET E: Public Comments and Response