City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 1 of 5
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (the “Agency”) approve
the Relocation Plan prepared by Overland, Pacific & Cutler for residents of the
Washington/Centinela Redevelopment Project.
BACKGROUND:
As part of the Agency’s goal of eliminating blight within the Redevelopment Project
Area, the Agency identified a number of blighted and underutilized properties that
have potential for redevelopment. Among those properties identified were the
northeast and northwest corners of the intersection of Washington Boulevard and
Centinela Avenue (the “Sites”). Below is a description and map of the two corners
that comprise the Sites:
• Site A, over one acre in size, is the northwest corner located at 12403-12427
Washington Boulevard, 4064 Colonial Avenue, and 4061-4069 Centinela
Avenue.
• Site B, approximately 20,000 square feet in area, is the northeast corner
located at 12337-12343 Washington Boulevard.
Meeting Date: 1/22/08 Item Number: A1
AGENDA ITEM: Approval of a Relocation Plan for the Washington/Centinela
Redevelopment Project.
Contact Person/Dept.: Joe Susca Phone Number: (310) 253-5763
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: Overland, Pacific & Cutler, Inc. (12/05/07); Residents of the 4063 South
Centinela Avenue house (12/10/07); the Master Notification List (01/16/08)
Department Approval:
Sol Blumenfeld (01/15/08)
Executive Director Approval:
Jerry B. Fulwood (01/16/08)
Fiscal Impact Review:
Jeff Muir (by N. Kimball)(01/16/08)
City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 2 of 5
In 2006 and 2007, the Agency completed the Sites property acquisition efforts and
relocated all the businesses within them. The only remaining tenant to relocate is
the family that resides within the 4063 South Centinela Avenue house located within
Site A (the “House”).
DISCUSSION:
The five adult residents of the House are eligible for relocation assistance because
the site will be demolished in preparation for its subsequent redevelopment.
The Relocation Plan:
On September 7, 2004, the Agency hired the firm of Overland, Pacific & Cutler
(“OPC”) as their relocation consultant charged with preparing and implementing
relocation plans for redevelopment projects. In accordance with California law and
regulations, prior to proceeding with a project the Agency is required to approve a
Relocation Plan whenever that project will cause displacement of existing residential
owners or tenants. The proposed Relocation Plan identifies the impacts that the
Washington/Centinela Redevelopment Project will have upon the residents of the City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 3 of 5
House and describes the measures the Agency will take to ensure that replacement
housing will be provided to them in accordance with applicable law.
The proposed Relocation Plan is consistent with the City’s housing element and
includes the following components:
• A map of the area included within the redevelopment project.
• Anticipated dates of displacement.
• A written analysis of the aggregate relocation needs of all residents to be
displaced and a detailed explanation as to how these needs are to be met.
• An explanation of relocation housing resources.
• A detailed description of the relocation advisory services program that OPC
administers, including specific procedures for locating and referring eligible
persons to comparable replacement housing.
• A description of the relocation benefits that will be made and a method for
payment disbursement.
• A cost estimate for carrying out the Relocation Plan and identification of the
source of the necessary funds.
• A detailed method by which any last resort housing is to be calculated and
financed.
• A standard information statement to renters who will be permanently
displaced.
• Temporary relocation strategies, if necessary.
• A description of OPC’s operational procedures and their contact information.
• Details of the coordination activities undertaken thus far and what will
commence once the Relocation Plan is approved.
The Relocation Plan for the remaining tenants is attached and has been available for
review by the residents of the House as required by California State law. Staff has
received no comments to the Relocation Plan as of the date this report was prepared.
The Process:
Creation and subsequent implementation of the proposed Relocation Plan includes
the following steps:
1. Household member interviews City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 4 of 5
2. Distribution of informational brochures
3. Performance of a needs analyses
4. Searching for appropriate replacement housing
5. Preparation and delivery of Notices to Vacate
6. Timely referrals to appropriate replacement housing
7. Transportation to inspect potential replacement housing
8. Assistance with completion of rental applications
9. Claims review
10. Filing of claims for payment
11. Moving coordination
The family who resides in the house will not be displaced until adequately-sized,
decent, safe and sanitary replacement housing has been identified. The resource
survey conducted by OPC indicates that there is an ample supply of replacement
housing to accommodate their needs and that their successful relocation should be
completed within ninety days. Two of the five adults who reside within the House
have already found replacement housing and are currently in the process of
relocating into their new home.
A Relocation Plan must be adopted by the Agency before any of the three remaining
residents can be served with a 90-Day Notice to Vacate. Approval of the Relocation
Plan will advance the Agency’s goals by preparing Site A for its subsequent
redevelopment.
FISCAL ANALYSIS:
The estimated cost of finding new homes and relocating the five adults who reside in
the House is ~$52,115. With a recommended 10% contingency, the total estimated
cost is ~$57,326. This amount does not include the cost of OPC’s services
necessary to create and then implement the proposed Relocation Plan which are
anticipated to be less than $7,500. Therefore, the total relocation costs for this
project are estimated to be less than $65,000.
Sufficient funding is included for relocation services in the adopted 2007-08 RDA
budget for the Washington/Centinela Project (Account No. 55092610.610500) to
implement the proposed Relocation Plan.
ATTACHMENTS:
1. December 10, 2007: Public Notice
2. Relocation Plan for the Washington/Centinela Redevelopment Project City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 5 of 5
MOTION:
That the Culver City Redevelopment Agency:
Approve the Relocation Plan for the Washington/Centinela Redevelopment
Project.
MEETING DATE: 01/22/08
AGENDA ITEM:
Consideration to Approve a Relocation Plan for the
Washington/Centinela Redevelopment Project.
ATTACHMENTS
Pages
1 December 10, 2007: Public Notice 1
2 Relocation Plan for the Washington/Centinela
Redevelopment Project
2-27
December 10, 2007
James Davidson
4063 S. Centinela Ave.
Los Angeles, CA 90066
Dear Mr. Davidson:
The Relocation Plan (Plan), relative to the proposed Washington/Centinela Project, affecting the
property you occupy, is now available for your review and comments. Your copy of the Plan is
attached with a reference copy available at the City of Culver City offices, Third Floor, 9770 Culver
Boulevard, Culver City, CA 90232. The offices are open from 7:30 a.m. to 5:30 p.m., Monday
through Friday. The offices are closed on December 21 and on succeeding alternate Fridays.
Written comments on the Plan must be submitted no later than January 11, 2008 and should be
directed to:
Natasha Lenic
Overland, Pacific & Cutler, Inc.
100 W Broadway, Suite 500
Long Beach, CA 90802
The final Plan is expected to be presented to the City Council for its approval at the meeting on
January 22, 2008. Location: City Hall’s Mike Balkman Council Chambers, 9770 Culver Blvd.,
Culver City, CA 90232. Time: 7:00 PM
Should you have any questions, please contact me at (800)400-7356.
Sincerely,
Brian Everett
Regional Director
c: Joe Susca, Redevelopment Project Manager, Culver City Redevelopment Agency
c: Christopher Cantrell, Mary A. Davidson, Ellery Holesapple, Alex HallRELOCATION PLAN
FOR THE
CENTINELA/WASHINGTON PROJECT
OVERLAND, PACIFIC & CUTLER, INC.
100 W. BROADWAY, SUITE 500
LONG BEACH, CA 90802
PHONE: (562) 304-2000
DECEMBER 10, 2007TABLE OF CONTENTS
INTRODUCTION ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 1
A. PROJECT LOCATION...........................................1
B. ASSESSMENT OF NEEDS ... ... ... ... ... ... ... ... ... ... ... ... ... . 2
C. REPLACEMENT HOUSING RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D. CONCURRENT RESIDENTIAL DISPLACEMENT . . . . . . . . . . . . . . . . . . . . . . 3
E. TEMPORARY HOUSING.........................................3
F. PROGRAM ASSURANCES AND STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . 3
G. RELOCATION ASSISTANCE PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
H. RELOCATION BENEFIT CATEGORIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
I. PAYMENT OF RELOCATION BENEFITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J. EVICTION POLICY............................................7
K. APPEALS POLICY............................................7
L. PROJECTED DATES OF DISPLACEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
M. ESTIMATED RELOCATION COSTS ... ... ... ... ... ... ... ... ... ... 8
N. CITIZEN PARTICIPATION/PLAN REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
TABLE OF ATTACHMENTS ... ... ... ... ... ... ... ... ... ... ... ... ... ... 9Overland, Pacific & Cutler, Inc. (OPC) Page 1
INTRODUCTION
The City of Culver City Redevelopment Agency (the Agency) intends to proceed with its
plans to redevelop the strip along Washington Boulevard and Centinela Avenue (the
Project). The Project will require the acquisition of one improved land parcel consisting of
approximately 5,000 square feet and the subsequent permanent relocation of one
residential tenant 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. No displacement activities will take place prior to the required
reviews and approval of this Plan.
A. PROJECT LOCATION
The proposed Project will take place in the City of Culver City. 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 Attachment 1, Figure 1).
The specific Project site is located to the west of the 405 freeway and is generally bounded
by South Centinela Avenue to the east, Washington Place to the north, Colonial Avenue
on the west and West Washington Boulevard on the south. (See Attachment 1, Figure 2).Relocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 2
B. ASSESSMENT OF NEEDS
Survey information for the Plan was obtained from individual, on-site interview conducted
in September 2007 with a member of the affected residential household who provided
limited information since he was not a head of household. Additional household basic
information was obtained from the Tax Assessors Property Profile since the head of
household was not available at the time of several Project visits nor would he respond to
the written requests for information. A phone survey was conducted with another family
member renting a room in the house.
The affected residential household with five adult members occupies a single family
dwelling of 1,273 square feet consisting of four bedrooms and one and a half bathrooms.
The household is paying monthly rent of $1,000 and has been residing in that unit for
several years. It appears the family members renting the individual bedrooms in the house
are paying monthly rent payments of $1,200 to the head of household. They moved in the
house in December 2006. The surveyed household members stated their preference to
potentially find separate replacement housing in Culver City or West Los Angeles.
The household identified themselves as Caucasian or White with English reported as the
dominant household language. The head of household is over the age of 62 and therefore
this is a senior household with no reported physical disabilities that could affect the
relocation process. According to Department of Housing and Urban Development (HUD)
income standards for Los Angeles County, the respondent household qualifies as above
moderate or high income.
Attachment 2 summarizes individual household characteristics and replacement housing
needs. General demographic information for the City as well as prevailing HUD income
standards are presented in Attachments 3 and 4, respectively.
Relocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 3
C. REPLACEMENT HOUSING RESOURCES
A housing resource survey was conducted during the one week period in September 2007
to determine the availability of replacement housing sufficient to meet the needs of the
Project area household. Single family residences with three bedrooms and bonus rooms
or four bedrooms were considered as appropriate replacement dwellings units. Seven such
single family units were identified with rents ranging from $2,800 to $3,600. Median rent
among the surveyed units was $3,500.
D. CONCURRENT RESIDENTIAL DISPLACEMENT
The City of Culver City is not involved in any project necessitating residential displacement
that would diminish the availability of replacement housing opportunities for this one Project
household.
E. TEMPORARY HOUSING
There is no anticipated need for temporary housing. Should such a need arise, the
displacing entity will respond appropriately and in conformance with all applicable laws and
requirements.
F. PROGRAM ASSURANCES AND STANDARDS
There are adequate funds available to relocate both households. Services will be provided
to ensure that displacement does not result in different, or separate treatment of
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; theRelocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 4
California Fair Employment & Housing Act; and the Unruh Act, as well as any other
arbitrary or unlawful discrimination.
No one will be displaced without at least 90 days notice and unless comparable
replacement housing can be located and is available. 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 with 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 all persons to be displaced as a
consequence of the Project. OPC staff will maintain personal contact with all individuals
until the relocation process has been completed and may be reached by calling toll free
(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:
100 West Broadway, Suite 500
Long Beach, CA 90802
A comprehensive relocation assistance program, offering both advisory assistance and
financial benefits will be provided to the household subject to displacement. Specific
services will include:Relocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 5
A. Distribution of informational brochures to residential 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 for each 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 -Relocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 6
b. Actual Reasonable Moving Expense Payments - A displaced
household may elect to have a licensed, professional mover perform
the move; if so, the displacing 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/Down Payment Assistance
Residential tenants who have established residency at the Project site for a
minimum of 90 days prior to the Agency’s offer 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.
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. Last Resort Housing Payment
Based on the data found in the replacement housing resource survey and the
initially reported household income of the project household, it appears there
may be a lack of “comparable replacement housing”. Therefore, there may
be a need to provide Last Resort Housing Payments.
“Last Resort Housing” payments are authorized by statute if affordable
“comparable replacement housing” cannot be found for the displaced tenant
household within their financial means (i.e., housing not more than 30% of
the household’s average monthly income.) In this case, payments may be
made beyond the $5,250 statutory cap up to 42 months worth of rental
assistance. The Last Resort Housing benefit payment will not exceed anRelocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 7
amount calculated by multiplying 42 months times the difference between
the monthly rent and utilities necessary to rent a comparable replacement
dwelling (as determined by the City) and 30% of the household’s average
gross monthly income. If the calculation of the Last Resort Housing benefit
amount is less than the monetary limit of $5,250, the replacement housing
benefit will not, in any event, be less than the monetary limit of $5,250.
In order to receive any Last Resort Housing benefit as identified in this
section, the displaced person must provide adequate income documentation.
If no income documentation is provided or the income documentation is
insufficient or unreasonable, no Last Resort Housing benefit calculation will
be made and the monetary limit of $5,250 shall apply.
The supplemental increment beyond $5,250 may be paid in installments or
in a lump sum at the discretion of the City. If a household chooses to
purchase a replacement home rather than rent, the household will have the
right to request a lump sum payment of the entire balance to which they are
entitled.
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).Relocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 8
No household will be displaced until "comparable" housing is located as defined above and
in section 6008, subdivisions (c) and (d) of the Guidelines. Relocation staff will inspect any
replacement units to which referrals are made to verify that they meet all the standards of
decent, safe, and sanitary as defined in section 6008, subdivision (d) of the Guidelines.
However, no household will be denied benefits if it chooses to move to a replacement unit
which does not meet the standards of decent, safe, and sanitary housing.
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 will not affect the eligibility of a person legally entitled to
relocation benefits.
K. APPEALS POLICY
The appeals policy will follow the standards described in Section 6150 et seq. of the
Guidelines. Briefly stated, the displaced household will have the right to ask for review
when there is a complaint regarding any of its rights to relocation and relocation assistance,
such as a determination as to eligibility, the amount of payment, or the failure to provide a
comparable replacement housing referral. A copy of the Agency’s appeals policy and
procedures is attached (Attachment 8).Relocation Plan for the Centinela/Washington Project - Culver City Redevelopment Agency
Overland, Pacific & Cutler, Inc. (OPC) Page 9
L. PROJECTED DATES OF DISPLACEMENT
Household will receive a written 90 day notice-to-vacate before they are required to move.
This notice is expected to be issued in January 2008. Relocation is expected to be
completed by no later than the end of May 2008.
M. ESTIMATED RELOCATION COSTS
The Agency will use its own funds to underwrite the Project. Estimated relocation costs for
the Project are $46,500. 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 each household and be made available to the public for the
mandatory 30-day review period. Comments regarding this Plan and the Agency’s
response will be included as a Plan Addendum prior to submission for approval before the
Redevelopment Agency Board of Directors. A copy of the approved Plan will be forwarded
to the California Department of Housing and Community Development (HCD).Overland, Pacific & Cutler, Inc. (OPC) Page 10
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 (2007)
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)Map 1: Regional Project Location
Map 2: Project Site Location
ATTACHMENT 1
PROJECT SITE MAPSATTACHMENT 2
RELOCATION PLAN - WAS HINGT ON /CEN TIN ELA PROJECT
HOUSEHOLD CHARACTERISTICS AND NEEDS
No Income:
Extremely Low,
Very Low,
Low,
Moderate
Tenant
Move-
in
Date
Number
of
Adults
Number
and
Ages of
Children
Persons
with
Disability
(Number)
Elderly
Persons
(Number)
Permanent
or
Temporary
Displacement
Current
Monthly
Rent
Current
Number
of
Bedrooms
Number of
Bedrooms
Required
Household
Language
1 Above
Moderate
1992 5 0 0 1 Perm anent $1,000 4 4 EnglishATTACHMENT 3
DEMOGRAPHIC CHARACTERISTICS
2000 Census Population - City of Culver City & Tract 7028.03
Population Tract 7028.03 % City %
Total Population 3,048 100.0% 38,816 100.0%
White 1,844 60.5% 22,996 59.2%
Black or African American 81 2.7% 4,644 12.0%
American Indian and Alaska Native 83 2.7% 277 0.7%
Asian 220 7.2% 4,667 12.0%
Native Hawaiian and Other Pacific Islander 18 0.6% 80 0.2%
Some Other Race 615 20.2% 3,945 10.2%
Two or More Races 187 6.1% 2,207 5.7%
Hispanic or Latino (of Any Race) 1,540 50.5% 9,199 23.7%
Source: U.S. Census Bureau, QT-PL. Race, Hispanic or Latino, and Age: 2000
2000 Census Housing Units - City of Culver City & Tract 7028.03
Type Tract 7028.03 % City %
Total Units 1,103 100.0% 17,130 100.0%
Owner-Occupied 430 39.0% 9,034 52.7%
Renter-Occupied 639 57.9% 7,577 44.2%
Vacant Housing Units 34 3.1% 519 3.1%
Available for Sale Only (of Total Vacant
Units)
1 2.9% 112 21.6%
Available for Rent - Full Time Occupancy
(of Total Vacant Units)
11 32.4% 164 31.6%
Sold or Rented - Not Occupied 2 5.9% 58 11.2%
Otherwise Not Available (e.g. seasonal,
recreational, migratory, occasional use)
1 2.9% 42 8.1%
Other Vacant 19 55.9% 143 27.6%
Source: U.S. Census Bureau, QT-H1. General Housing Characteristics: 2000 ATTACHMENT 4
HUD ANNUAL INCOME LIM ITATION S - YE A R 2007
COUNTY OF LOS ANGELES, CAL IF O R N IA
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 2007.
Area Median: $56,500
Family
Size
Extremely
Low
Income
Very Low
Income
Low
Income
Median
Income
Moderate
Income
1 Person $15,550 $25,900 $41,450 $39,600 $47,500
2 Person $17,750 $29,600 $47,350 $45,200 $54,200
3 Person $20,000 $33,300 $53,300 $50,900 $61,000
4 Person $22,200 $37,000 $59,200 $56,500 $67,800
5 Person $24,000 $39,950 $63,950 $61,000 $73,200
6 Person $25,750 $42,950 $68,650 $65,500 $78,600
7 Person $27,550 $45,900 $73,400 $70,100 $84,100
8 Person $29,300 $48,850 $78,150 $74,600 $89,500
Figures are per the California State Department of Housing & Community Development,
Division of Housing Policy Development, promulgated April 18, 2007.ATTACHMENT 5
SAMPLE INFORM ATIONAL BROCHU RE
FO R
DISPLACED HOUSEHOLDSResidential Informational Statement Page 1 =RI-01 (6/05)
INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
I. GENERAL INFORMATION
II. ASSISTANCE IN LOCATING A REPLACEMENT DW ELLING
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. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
I. GENERAL INFORMATION
The building in which you now live is in an area to be improved by the City of Culver City Redevelopment
Agency (the Agency). As the project schedule proceeds, it will be necessary for you to move from your
dwelling. You will be notified in a timely manner as to the date by which you must move.
Please read this information as it will be helpful to you in determining your eligibility and the amount of your
relocation benefits under state law. W e suggest you save this informational statement for reference.
The Agency has retained the services of Overland, Pacific & Cutler, Inc., 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: (800) 400-7356
Spanish speaking representatives are available. Si necesita esta información en Español, por favor
llame 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, 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 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 Agency
acquires the property, you will also be required to pay rent to the Agency.Residential Informational Statement Page 2 =RI-01 (6/05)
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
The Agency, through its representatives, will assist you in locating a comparable replacement dwelling by
providing referrals to appropriate and available housing units. You are encouraged to actively seek such
housing yourself.
When a suitable replacement dwelling unit has been found, your relocation consultant will carry out an
inspection and advise you as to whether the dwelling unit meets decent, safe and sanitary housing
requirements. A decent, safe and sanitary housing unit provides adequate space for its occupants, proper
weatherproofing and sound heating, electrical and plumbing systems. Your new dwelling must pass
inspection before relocation assistance payments can be authorized.
III. MOVING BENEFITS
If you must move as a result of displacement by the Agency, you will receive a payment to assist in moving
your personal property. There are two types of moving payments. You have the option of selecting either
one of the following types of moving payments:
A. Fixed Moving Payment
A Fixed Moving Payment is based upon the number of rooms you occupy and whether or not you
own your own furniture. The payment is based upon a schedule approved by the Agency, and
ranges, for example, from $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.
FIXED MOVING SCHEDULE - CALIFORNIA (effective June 2005)
Occupant owns furniture Occupant does NOT own furniture
1 room $625.00 1 room $400.00
2 rooms $800.00 each additional room $65.00
3 rooms $1,000.00
4 rooms $1,175.00
5 rooms $1,425.00
6 rooms $1,650.00
7 rooms $1,900.00
8 rooms $2,150.00
each additional room $225.00
If you select a fixed payment, you will be responsible for arranging for your own move and the
Agency will assume no liability for any loss or damage of your personal property.
B. Actual Moving Expense (Professional Move)
If you wish to engage the services of a licensed commercial mover and have the Agency pay the
bill, you may claim the ACTUAL cost of moving your personal property up to 50 miles. Your
relocation representative will inform you of the number of competitive moving bids (if any) which
may be required, and assist you in developing a scope of services for Agency approval.Residential Informational Statement Page 3 =RI-01 (6/05)
IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS
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 at least 90 days prior to the Agency's first offer to purchase the property, or an owner who has
occupied your dwelling for between 90 and 180 days prior to the Agency's first offer to purchase the
property.
A. Rental Assistance
If you qualify, and wish to rent your replacement dwelling, you may be eligible for a rental
assistance payment, not-to-exceed $5,250, equal to the difference between the lesser of 1) the
monthly rent and estimated average monthly cost of utilities for a comparable replacement dwelling
as determined by the Agency, or 2) the actual monthly rent of your replacement dwelling and
estimated average monthly cost of utilities AND the base monthly rent during the three months
immediately prior to vacation from the displacement dwelling, multiplied times 42 months. Base
monthly rent is defined as the lesser of 1) the average monthly rent and estimated average monthly
cost of utilities at the displacement dwelling, or 2) thirty (30) percent of your gross monthly
household income, or 3) if you are receiving a welfare assistance payment, the portion of such
payment that is specifically designated for shelter and utilities. If you are paying little or no rent for
the Agency acquired dwelling, the Rental Assistance payment will be based on “economic rent”,
that is rent typically charged for a comparable unit in your area.
- 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 Agency 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 Agency 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
Agency’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 Agency purchased your property, equals the lesser of the actual cost of your
replacement dwelling; or the amount determined by the Agency as necessary to purchase
a comparable replacement dwelling. Your relocation representative will explain both
methods to you.Residential Informational Statement Page 4 =RI-01 (6/05)
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 costs incidental 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. 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 you had 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 Agency fulfills its obligation to make available comparable replacement dwellings.
All claims for relocation benefits must be filed with the Agency 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
“Last Resort Housing” payments are authorized by statute if affordable “comparable replacement housing”
cannot be found for the displaced tenant household within their financial means (i.e., housing not more than
30% of the household’s average monthly income.) In this case, payments may be made beyond the
$5,250 statutory cap up to 42 months worth of rental assistance. The Last Resort Housing benefit payment
will not exceed an amount calculated by multiplying 42 months times the difference between the monthly
rent and utilities necessary to rent a comparable replacement dwelling (as determined by the City) and 30%
of the household’s average gross monthly income. If the calculation of the Last Resort Housing benefit
amount is less than the monetary limit of $5,250, the replacement housing benefit will not, in any event,
be less than the monetary limit of $5,250.
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 Agency's action to purchase the property where you live, you may become a tenant of
the Agency for a certain time. If this occurs, you will be asked to sign a rental agreement which will specifyResidential Informational Statement Page 5 =RI-01 (6/05)
the monthly rent to be paid, when rent payments are due, where they are to be paid and other pertinent
information.
Except for the causes of eviction set forth below, no person lawfully occupying property to be purchased
by the Agency will be required to move without having been provided with at least 90 days written notice
from the Agency. Eviction will be undertaken only in the event of one or more of the following infractions:
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.
X. APPEAL PROCEDURES - GRIEVANCE
Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of a
payment, may have his/her claim reviewed or reconsidered in accordance with the Agency’s appeals
procedure. Complete details on appeal procedures are available upon request from the Agency.
XI. 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)
XII. 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.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 6-15-05)ATTACHMENT 7
PROCEDURES
FOR
RE LO CATION PAYMENTS AND ASSISTANCE
Claims and supporting documentation for relocation benefits must be filed with the Agency within
18 months from:
C The date the claimant moves from the acquired property; or,
C 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.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 Redevelopment Project Manager, or other authorized
designee of the Agency. Details concerning the entire appeals process will be provided upon
request.ATTACHMENT 9
PLAN ADDENDUM
(PUBL IC COMMENTS AND RESPONSE)