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HomeMy Public PortalAboutResolution No. 78-86 (fully executed)RESOLUTION NO. 78-86 A RESOLUTION OF THE CARSON REDEVELOPMENT AGENCY ADOPTING A RELOCATION PLAN FOR CARSON REDEVELOPMENT PROJECT NO. 2, PHASE II . THE CARSON REDEVELOPMENT AGENCY DOES HEREBY RESOLVE AS FOLLOWS: Section 1. The Relocation Plan for Carson Redevelopment Project No. 2, Phase II, attached hereto and incorporated herein as Exhibit A, is hereby adopted. PASSED, APPROVED AND ADOPTED this 7th day of August , 1978. on, i We ; f i Sf OAK of ller<ettwng As | ne \/ ATTEST: j the Va Liege / WW ¢ ~*~ ( ¥\ f, a A Secretary RELOCATION PLAN CARSON REDEVELOPMENT PROJECT NO. 2 PHASE II The Relocation Plan for Phase II of Carson Redevelopment Project No. 2 has been prepared in accordance with adopted Agency Regulations relative to relocation of Site occupants. It is a supplement both to the relocation plan which was prepared at the initiation of the Project, and to the relocation housing analysis prepared during Phase I of project activities. This Plan deals with all displacements authorized by the Agency's Phase II budget (Blocks 16, 21 and 22 in the Southern Neighborhood, 223rd Street, Jay Street and Beck Street in the Northern Neighborhood and the Moine Tank Farm Area). Data relative to housing availability presented herein is taken from resource surveys conducted both at the initiation of Phase II activities in 1977 and in May, 1978. Project Area The Maps accompanying this document outline the areas of Agency activity defined as Phase II. Displacement Dates Phase II displacement occurs during the 197/7-/9 Fiscal Years. Analysis of Relocation Needs Tables 1A and 1B, following, detail the aggregate relocation needs of Phase II displacees. Attached as an appendix are tables which detail the relocation needs of persons in each action area, separately. As will be noted from Tables 1A and 1B, approximately 111 households comprise the Phase II relocation workload. Of these, 10 are single person households, 13 are two-person families, 13 are three-person families, 21 are four-person families, 29 are five-person families, 10 are six-person families, and 15 households have seven members or more. Incomes are in the lower and moderate-income range, with the preponderance occuring at annual levels above $10,000. Housing needs of the households surveyed varied from one-bedroom to five-bedroom units. Only 14 families require dwellings of four bedrooms or more. More than half of the displacees are owner-occupants, expected to search for, and find, replacement sales housing. Relocation needs of displacees, in terms of ability-to-pay, have been analyzed on a very conservative basis. That is, it has been assumed that renters are able to pay only 25% of income for rent, and homeowners are able to carry mortgages in an amount which results in a monthly payment for principal, interest, taxes and insurance calculated at 1% of the mortgage amount equal to 25% of monthly income, allowing only for a $5,000 equity in the Project Area property. Thus, if a homeowner, for example, earns $800 per month, it has been assumed that maximum mortgage repayment, plus interest, taxes and insurance, cannot exceed $200. On the basis of the 1% principal, the household would be able to carry a mortgage of $20,000. After allowing for a $5,000 equity in the Project Area dwelling, an "affordable" sales unit would be in the $25,000 range. EXHIBIT A 1 TABLE 1A CUMULATIVE RELOCATION NEEDS, PHASE II FAMILY SIZE AND INCOME No. Persons Income 1 2 3 4 5 6 ]+. Totals Oj} 7 T 0 OO; T OO; T 0; T Oj} T 0 T To $5000 i 4 4 : : © $5000-7500 1 2 ] 1 1; 1 A 3 1 11 $7500-10000 I c | 1 2 2 | 3 2 | 1 7 9 $10000-15000 2 3 | 3 | 2 5 Ay 5 2 | 3 4 21 12 $15000 + 7 11 2 5 | 1 | 25 3 Not. Revealed 2 1 1 ] 4 1 Totals 9 l 8 5 9 {8 }15 | 6 {19 | 10 } 6 / 8 69 A2 O = Qwners T = Tenants TABLE 1B SIZE AND PRICE OF DWELLING NEEDED, 1) SHOWING EFFECTS OF RELOCATION PAYMENTS No. Persons Rent/Purchase Price il 2 3 A 5 4~=6B 7+ Totals ¢ O; TT} O} T}] O} TJ] OF T} CO} T{O} TE OF T 0 T 90-180/to $30000 8 4 1 1 6 180-240/31000-35000 2,1 )147 It 11 240-295/ 35000-41000 3}; 3}2);2]3 42 9 295-400/41900-51000 | 5 8 | 6 | 8 | 2 4 1 21 | 13 490+/51000+ / 1 )13 | 5 25 2 Totals 14 6120 |14 }24 {13 | 7 | 6 1 1 65 41 1) Relocation payments are assumed to be at the maximum $4,000 for tenants and $15,000 for homeowners. In addition, purchase prices for homeowners assume a $5,000 equity in the acquired dwelling. Only 106 families are reported, as only 106 of the total 111 households reported income data. Table 1B, and the second table of each sub-area analysis, details the size and price of housing needed by displacees on the basis of the assumptions outlined above. Relocation Resources Comprehensive relocation housing resource surveys were conducted in February, 1977 and May, 1978. In each case, the survey results include standard dwellings found to be available over a one-week period. Tables 2A, B, and C, and 3A, B, and C, following, detail the results of these one-week surveys, respectively. It will be noted that housing availability has contracted measurably during the year's period, and that housing costs have increased significantly. This actual trend confirms projections made in an earlier housing study appended hereto as Appendix B. TABLE 2A ; RENTAL UNITS FOUND AVAILABLE (Houses, Including Duplexes & Townhouses) (February, 1977) | No. Bedrooms | Rent 0 1 2 3 a o Totals To $100 $101-$130 $131-$150 1 $151-$170 1 $171-$190 1 $191-$210 | 1 $211-$230 1 $231-$250 3 1 $251-$270 $271-$300 1 1 2 $301-$330 $331 & UP 2 2 Totals 3 6 4 13 B i p fe te te fe TABLE 28 RENTAL UNITS FOUND AVAILABLE (Apartments ) (February, 1977) No. Bedrooms Rent 1 2 3 Totals To $100 1 1 $101-$130 4 4 $131-$150 8 8 $151-$170 14 2 16 $171-$190 11 9 20 $191-$210 1 8 9 $211-$230 4 1 5 $231-$250 $251-$270 1 1 $271-$330 1 1 $331-UP Totals 39 23 3 65 TABLE 2C SALES UNITS FOUND AVAILABLE (February, 1977) No. Bedrooms Price 1 2 3 Totals To $22000 1 1 $22001-26000 1 5 6 $26001-30900 7 4 11 $30001-34000 1 11 3 16 $34001-38000 15 14 29 $38001-42000 12 14 $42001-46000 1 25 2 $46001-50900 1 8 10 $50001 & UP 1 5 11 Totals 2 A2 71 124 TABLE 3A RENTAL UNITS (HOUSES) FOUND AVAILABLE, 5/21-5/27/78 No. Bedrooms Price 1 2 3 4 5 Totals To $180 0 180-240 1 3 1 240-295 3 3 295-400 10 7 17 400+ ] 4 | 5 Totals 0 15 ill 0 0 26 TABLE 3B RENTAL UNITS (APARTMENTS) FOUND AVAILABLE, 5/21-5/27/78 No. Bedrooms Price 1 2 3 4 5 Totals To $180 2 4 180-240 2 A 6 249-295 | 1 10 1] 295-400 4 400+ Totals 5 20 0 0 0 25 TABLE 3C SALES UNITS FOUND AVAILABLE 5/21-5/27/78 No. Bedrooms | Listing Price i 2 3 4 9 Totals To $30,000 ee ee | _ 7 0 30-35 ,000 0 35-41 ,000 0 41-51,000 | 2 2 51-60,000 9 Z 1 17 60-65,000 15 4 19 Totals 0 il 22 5 0 38 Analysis The following presents housing needs and resources in a statistical manner so as to facilitate reader interpretation of the relocation situation in Carson in 1977-78: Housing Needs Housing Available Six Month week, 1977 week, 1978 Projection No. Needed No. No. No. One Bedroom Rentals: To $180 0 29 2 12 $180-240 2 13 2 12 $240-295 3 0 1 6 $295-400 0 0 0 0 $400+ 1 0 0 0 Two Bedroom Rentals: To $189 4 2 2 10 $180-240 1 19 5 25 $240-295 2 8 13 50 $295-400 6 1 14 50 $400+ 1 0 1 6 Three Bedroom Rentals: To $180 1 0 0 9) $180-240 7 1 0 0 $240-295 3 3 0 0 $295-400 3 3 7 14 $400+ 0 0 A 20 Four Bedroom Rentals: To $180 0 0 0 0 $180-240 1 0 0 0 $240-295 1 0 0 0 $295-400 4 0 0 0 $400+ 0 0 0 0 Five Bedroom Rentals: To $180 ] 0 0 0 $180-2490 0 0 9) 0 $240-295 0 0 0 0 $295-400 0 0 0 0 $400+ 0 0 0 0 One/Two Bedroom Sales: To $30,000 3 14 0 9 30-35 ,900 3 12 0 1 35-41 ,000 3 15 0 2 41-51,0900 13 2 2 19 51,000+ 7 1 9 36 Housing Needs Housing Available Six Month week, 1977 week, 1978 Projection No. Needed No. No. No. Three Bedroom Sales: To $30,900 0 4 0 0 30-35 ,000 1 3 0 0 35-41 5000 2 14 0 0 41-51 ,000 3 A5 0 2 51-60,000 13 5 / 30 60-65,000 0 n/a 15 60 Four Bedroom Sales: To $30,000 0 0 0 0 30-35 ,000 0 1 0 0 35-41 ,000 2 2 0 0 41-51,000 0 1 0 0 51-60,090 5 4. 1 5 60-65,000 0 n/a 4 20 The correlations shown above indicate the following: 1. Supply of one and two-bedroom rentals is both sufficient and of necessary price to accommodate all 20 displacees requiring such units. 2. Three-bedroom rentals on the private market are priced higher than 12 displacees can afford, according to available income information. It will be necessary that the City actively pursue the Section 8 Housing Assistance Payments Program in order to rehouse these families. 3. Four and five-bedroom rentals are not available in any measurable quantity on the private market. Approximately seven families will have severe difficulty in locating standard rental units of this size. The Section 8 Program may be of assistance for four-bedroom units, but is unlikely to be responsive either to all of the displacees needing such units or to the one family known to require a four or five-bedroom unit. A last resort housing program (see below) is required for the one family in this category remaining to be rehoused. 4, Sales housing availability is most difficult to analyze, as we have assumed only a $5,000 equity per displacee in the case of homeowners. History has Shown that most homeowners actually have equities in excess of this amount, and further, are able to qualify for loans on replacement housing in excess of the amounts which we have assumed for purposes of analysis. It can be expected that the lowest income of the owner-occupants, should more substantial equities not be the case, will have difficulty securing standard replacement units on the private market. Approximately 18 such cases appear from the statistics presented above. Given the track record of homeowner displacees in the Carson project to date, it can be projected that very few, if any, of these homeowners actually will be unable to afford replacement housing. The actual equity position of the displaced households, together with their debt-paying abilities, has to date enabled all homeowners to actually secure comparable if not upgraded replacement sales housing. Should it occur, however, that the lower-income homeowners whose needs are not met by the marketplace, as indicated in the preceding / text table, are unable to secure adequate replacement housing, it is recommended that the Agency increase the amount of the otherwise-authorized Replacement Housing Payment in order to enable them to do so. It is estimated that such extraordinary relocation payments, if any, would not exceed $5,000 in any one case. Relocation Advisory Services Notwithstanding the above, Agency staff will provide, or cause to be provided, at a minimum, the following relocation advisory services to displacees: Fully and completely inform each displacee as to his/her relocation entitlements, both in writing and by personal interview. Determine the nature and extent of need for relocation assistance, housing, social service and employment referrals. Assure tnat no displacee will be required to move before comparable and Standard replacement housing is available to him/her at prices he/she can afford. Provide continuing referrals to available, comparable and affordable housing, including as referral services such elements as transportation to view available units, assistance with application and other required forms for rental and sales housing, and the like, as needed. Assistance to each displacee in completing all forms necessary to secure relocation payments and to provide the documentation required by the Agency to support such payment disbursements. Provide inspections of referred and other (self-referred) dwellings to assure their standard condition as per applicable code. Provide such services as may be necessary to insure that the relocation process is non-discriminatory in nature. Provide displacees with pertinent information relative to local, state or federal housing programs applicable to their needs. Provide, in writing and in personal interview, each displacee with information relative to the Agency's eviction and property management policies and requirements. Provide all such services on a bilingual basis as needed to serve the communication needs of the displacee. Relocation Payments The Agency will provide to all displacees all relocation payments authorized by law. Such payments will be disbursed upon receipt by the Agency of approvable written relocation claims supported by such evidence as necessary to document claimant's eligibility, payment amount and reasonableness of payment amount. Staff assistance will be provided to each displacee in meeting these requirements. Cost Estimate and Source of Funds Funds for relocation payments are included in Redevelopment Agency budgets for Phase II. Additional funds needed to satisfy housing needs of very large, low-income tenant families may be allocated by the Agency from contingency or other budget items, at its discretion. It is not anticipated that funding constraints will in any way Impinge upon the successful rehousing of families whose incomes do not permit them to compete within the private marketplace. Last Resort Housing On May 1, 1975, the Carson Redevelopment Agency approved a Relocation Plan for the Roberts Trailer Park, Parcel 23-3, which contained the following provisions regarding "Last Resort Housing,": "In order to alleviate the critical shortage of available replacement housing Sites for the occupants of Roberts Trailer Park, the Agency will undertake the following actions, which are taken to constitute a plan for last resort housing: 1. The Agency will purchase for fair market value each owner-occupied coach within the park. 2. The Agency will, as a direct consequence, treat each occupant as a displaced homeowner, eligible as any other displaced homeowner for a Replacement Housing Payment of up to $15,000. 3. Should any owner-occupant of the park not meet the 180-day occupancy requirement for the Replacement Housing Payment for Homeowners, the Agency will, in accordance with recent amendments to State Law permitting same, establish such shorter eligibility period as is necessary to render the occupant eligible, which in the judgement of the Agency is reasonable and necessary to the successful relocation of the occupant; provided, however, that the occupant otherwise meets the eligibility requirements for the payment (i.e., an occupant who rents both the coach and the pad will not achieve displaced homeowner status). 4. By this method, all owners of coaches within the park will be enabled to purchase, without financial hardship, coaches which are available for Sale, in place, within parks in the South Bay area. Coach tenants, on the other hand, will be assisted as any other tenant in relocating to comparable replacement housing, including priority certification for, and staff assistance in the search for, Section 8 federally-assisted rental housing, together, if applicable, with relocation payments otnerwise available to such tenants." While the trailer park was originally a Phase I displacement, long delays in acquisition of the park resulted in actual displacement occurring in the summer of 1978. Simultaneously with consideration of this Plan, the Carson Redevelopment Agency is considering a Relocation Plan for the Diaz Family, Parcel 22-1, which contains the following provisions regarding "Last Resort Housing": "In order to alleviate the critical shortage of available replacement housing for the displacee, the Agency will undertake one of the following actions, which are taken to constitute a plan for last resort housing. These options are listed in the order of preference in terms of implementation. A. Housing Rehabilitation 1. The Agency will attempt to locate a dwelling which may require rehabilitation work in order to provide the required number of bedrooms as well as bring the house up to the decent, safe and Sanitary standards as outlined in the adopted Relocation Regulations. 2. If such a dwelling is located, the Agency will pay the costs of rehabilitation in exchange for the property owner's consent to enrol] the property in the Section 8 Program (at the appropriate fair market rent or less) so that the Diaz family will only pay that amount of rent affordable as determined by their income. The Los Angeles City and Los Angeles County Housing Authorities nave agreed to assist the Agency in implementing this option. B. Rental Assistance Payment As an alternative, if a dwelling large enough for the family's needs is located but the rent charged is in excess of the Section 8 Program's fair market rents, the Rental Assistance Payment to the displacee will be increased in order to alleviate the increased financial burden to the displacee. The payment would be increased for a 48-month period, consistent with the time period for the Rental Assistance Payment in other cases. C. New Housing As an alternative, the Agency will acquire (by fee title or lease) housing eligible for the Section 8 Program, if available, in order to provide relocation housing for the displacee at an affordable price. This alternative would require that the Agency "sub-let= the dwelling to the family, maintaining a landlord/tenant relationship with the displacee." Informational Statements The standard informational statement provided to displacees is appended hereto as Appendix C. Temporary Relocation Plans The Agency does not anticipate the need to temporarily relocate any occupant. 10 Relocation Office Operations Full-time, experienced relocation personnel are headquartered in an office easily accessible to project area displacees. Those personnel, however, make it a practice to visit displacees at their residences so as to minimize inconvenience to the displacee. These staff members are charged with the responsibility for providing all required and necessary relocation advisory services, referrals and the like. The relocation office customarily is open from 8:00 a.m. to 5:00 p.m.; however, it is most common for evening and weekend appointments to be made with relocatees who otherwise would be inconvenienced by these office hours. Relocation office personnel also are charged with the responsibility for completing, on behalf of relocatees, all forms necessary to secure relocation payments. Accurate records are kept of all relocation transactions, the confidentiality of which is strictly maintained. Citizen Participation Citizen participation in the relocation process is provided by a long-established Project Area Committee which includes representatives of homeowners, residential tenants and business-persons from the Project Area. Coordination Activities Coordination activities required by the Regulations are directed to considering in the analysis of relocation resources the impact of competing demand generated by other governmental entities undertaking relocation activities simultaneously with those discussed herein. Because it is apparent and recognized by the Agency that certain needed relocation resources are absent, and compensating plans have been made to solve this problem, coordination efforts with other jurisdictions have been determined to be unnecessary. Comments of Relocation Committee ne relocation of the occupants of the project area has been the subject of continuing discussion at the Project Area Committee's meetings. The PAC will review this Plan as well as the Last Resort Housing Plan for the remaining occupants of Parcel 22-1 at its August meeting and make a formal recommendation to the Agency. Written Determination The Regulations require that a written determination by the Agency be made that the necessary relocation resources will be available as needed. The approval of the Agency by resolution of the plan provided for herein, as well as for the Last Resort Housing Plans previously developed for Parcels 23-3 and 22-1, will constitute such written determination. 1] J 4 = ee Fe M e 7 a e e a m l e = a 15 Boulevar Sepulveda P 1 8 1 7 8 3 1 6 - : ee t tet trea m | Be ae ee oy = a 2 7 foal a 4 o m om mr ae oe Se n t ' rn ee te oe oe o y © om ee oy Po ak t e e Y e P e 4 sient A \i ¥ A , A i < i = 9 T O R R C R R G : alojo 8 al8lal T T A 9 | |? 5 i F r y : i fey | let | fetststsys} |] iSg] | | iat ah oa | de s| | | {als 31 | lal | i eh | VE} | ds} ites Q O ( ) vacant is . i q ? t 2 ~ is iD ; } y 7 ; DIGUU E is | (5 io (3) } (2) | 1) | he ()a 3 if 1G 4 12 i z. ; : P- G i h e d @ M d . ye e e u d B K © I k 18] 0 QO A 0 0 7 4 i fe) ; 8 i = 1 F 4 r y # Mi eledel 4 |e] ml wt te 5 iq | - < i i 1] me! WSS 1Sys) 5) 515)5 8g 3] |8 2 ; g sail ! \ A nn - ~ U H r y | C8) (a1) Kr i (is) (18) M i nt | oli 4 } - 4 4 - 4 t / a a = a T i n c o l n . 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S o) om oe ee c o c o e e = om fe mn ae ee e 7 | S e e e e t e s s 4 | i r o H f a c i l e ee te oes Som P r e t t ed | Pm ee e ee See Se Ss A Se S s e oe r . t j 5 C L : o| jo] Jalslo] fa] jo 0 ; | 0 ait i i | & i | ls efSIEIY"! lelglal ighgee dagial | : éiets F d v a c i] ~ a l l e < w i ] + 3 7 | r a 0 ! w ral : ; - wet O o i SiS ysLS ry - andy ; } i : io H | (8 o H i i fairly (10) i | 1 1 Ll = gend i r c W i 1 1 1 ] YT h | ; Q ie S/a12io E i 3 i ! } i ; t i] um » Absentee Owner - (i7) |(18 ; | 1 oe Re FEU imal init ae Re, Fe | f i A cs pa aoe om - set a 7 oo ont mee i j 0 Owner-Occ upant : ol iad he o} | i He} Je) Jo) Jo] Jo Jo r a l a w i i 1o OF} ! @ va) : c 4 ; S| (8) |B isl 1% 2abosil Heil Sls] |alsapsis} |e mis aH : x (Parcel Number i pool ny | 2670 @) i} we O i i >) ee va Wo | ome - H , & : | 1 ' 6 irtt ; ao Add ress oie , £ ; of on be : 5 18 | : E a 2 T e etc > =r i2i ig a} je} |S} i 4 L wn 4 C= i 1 5 ra) of MO wo re) <w ~ i g i i] 1 0 i i ji L~| if . ; j T Block Number i ib ot ly (10) 3 (it) : | : 5 om 3 _= vet pm o e i on = = | t e e <" OP Se) ee c m e Geet Meee Ce - oo n eee a d | O W : 8Bonds 8Stree t : i M et = Wa hewn i Rica A Flic i Kimo i banned flan Ba feomactadd b mcewwl 4 heme i tl a iced ta icc ML bors ht je Ravel a era Me i Southern Neighborhoo d - _ 4 4 _ U R B A N P R O J E C T S , INC. Los Angeles, Calif. REDEVELOPMENT PROJECT NUMBER TWO Carson Redevelopment Agency - Carson,California 4 0 6 O S O E 2 8 | Fer w e e e ee ee ee ee ee oe oe oe rl ; 4 (2) * (yh : Lauder i 21916 f l a ON. Zla i A 4 & fe) o (ise of zine W e , Jo.,J0 J o J o A 4 z1ge2 3 2 1 8 2 t W a (gy e e l Sp ey 2 L O ee ee 8tied 21926 0 (13 )} a Sies a \ 13 )j8 _2lyed ; 4n o (5) 929 ett NV E V E ONG 2 a 21930 7 Oo (12)}! ry 21928 10 x ae a eo ee e ; ay? MYA vel of wf ,.[O ing 3] s| al #)o bt W pigse fod nd es eS) i aa a ee o O a} | | |.= T T ! i) Tl tt . aie T W Pha | oO co a = S o e 4_ = 2 o= 22 0th Stree _ 8 S O D PSE SP Se OS Se OO O e e e e = \ W M N l fl; 5 I pine 1 S ; I m4 11 | a t <7 Pere by : a(a) 1000 0(2) 10% 30 0(1) 2:00 : ni | f : r j St 1 | a | i 4 i 4 f 1 KY OM: On A a P e e 9 \I a3 a(3 ) 22 030 W @ ) ie) ip) e2052 , \ tet Ep : {eagfeatalee |«el>elon ahs SS ey;e /e ;e¬) e / a 0(4) ioe Ge) clolelot | | D O O ¥ - O O O O m E E Z E By R S E EI 8) BRE) RB" _ | oa O O M D O O O O O O O O he ° 26 > x) > 3 76 OFS 1222 1225, 1222 {8 1225 22 ! s s l s/s) | = z|* 2° $]0s]° wloglo g/A g & S| 8] 8 - t > ) 4 3) 3 or: 1O.¬ D O L O G O O O O C O O D D O O ® O O O 8 i aH i ! zfo s|° sles} s]ocleate [+ sf 2l0 =faata yo s]o 14 BONDS OO D OS 00 DOTDHSOO O O GOO O tare 4 oS a ee os oe on AS BE Bae ae ae | Fewster | fame | Lae tbo | pce fT § t i g|°Z|° a/4 s i 2} 2} 2 . L O O Lt egend _ ree i! | T a p a s 0 (i) x rt a Absentee Owner 1® I | O e EF 0 Owner-Occ upant : , ; i 3 ims 4 , Pe Kee l! GNC) A 3 , A ©) Parcel Number * r i n e pe m i e i e : H i q | 1 | | Stree t 4 wot Add ress (EEE e e r i e r e e e e e e a P a m mg B a o o o o o f e teanl#3 Block Number | : Northern Neighborhoo d | o p e Block-Parcel M a p An EROS NC REDEVELOPMENT PROJECT NUMBER TWO Carson Redevelopment Agency - Carson,California MAP - Phase II Relocation Plan 2 of 3 \<z) Ve ) V L I N O W ; (? ESSOR'S MAP BOOK 7341, PAGE 1° @ GHYVNIM L E MAP Phase II Relocation Plan ~~ \ 8 of APPENDIX A JAY STREET AND BECK STREET FAMILY SIZE AND INCOME No. Persons Income 1 2 3 4 5 6 7+ Totals | OO; T O;1 T O | T O}| T 0; T 0}; T OO}; T 0 T To $5000 l l 1 1 $5000-7500 2 1 2 2 1 6 $7500- 10000 1 }1 41 2 2 3 $10000-15000 1 i 2 3 2 1 8 1 $15000 + 5 9 5 19 0 Totals O 0 2 2 1 2 8 0 | 13 A 2 2 5 1 31 11 O = Owners T = Tenants SIZE AND PRICE OF DWELLING NEEDED, 1) SHOWING EFFECTS OF RELOCATION PAYMENTS | No. Bedrooms Rent/Purchase Price ] 2 3 4 5 4 «& }+ Totals ¢ O; Tj O}; T} Of T} OF T} Of TIO} T} OF T 0 T 90-180/to $30000 1 1 1 1 180-240/31000-35000 2 1 | 4 1 6 240-295/35000-41000 2 1 2 3 295-400/41000-51000 | 1 2 5 1 8 1 490+/51000+ 5 9 5 19 0 Totals | 2 21 9 2115/6 ]5 | 1 31 11 1) Relocation 8payments are assumed to be at the maximum $4,000 for tenants and $15,000 for homeowners. In addition, purchase prices for homeowners assume a $5,000 equity in the acquired dwelling. Appendix A A-1 APPENDIX A 223rd STREET FAMILY SIZE AND INCOME No. Persons Income rab 3 4 5 6 | 7+ To $5000 2 $5000-7500 ] $7500-10000 $10000-15000 1 $15000 + Not Revealed ] w | F D J O U [Re [oO Totals 5 a" -4 NO a |RSS DO | R 24 0 Owners Tenants Holt SIZE AND PRICE OF DWELLING NEEDED, 1) SHOWING EFFECTS OF RELOCATION PAYMENTS » No. Persons Rent/Purchase Price i 2 3 4 5 6 7+ Totals $ 90-180/to $30000 0 180-240/31000-35000 240-295/35000-41000 295-400/41000-51000 400+ /51000+ = | D | O 1 [Re [oO Totals O7 | PO T F | RO 21 | P O || P | O [CO [oO 1) Relocation payments are assumed to be at the maximum $4,000 for tenants and $15,000 for homeowners. In addition, purchase prices for homeowners assume a $5,000 equity in the acquired dwelling. A=-2 APPENDIX A. MOINE/BONDS STREET FAMILY SIZE AND INCOME No. Persons Income 1 2 3 4 5 4 66 /+ Totals 0} T O| T O|T 0} T O|T 0 O01 T 0 T To $5000 2 0 2 $5000-7500 1 1} 1 1 2 2 $7500- 10000 1 1 l 0 3 $10000-15000 e;/1 4 2 I C 9 4 $15000 + 1 0 1 Not Revealed 1 1 1 Totals l 0/0] 1 3}/3 | 3;2); 1]2 | 0 Oj; 4 8 | 13 QO = Owners T = Tenants SIZE AND PRICE OF DWELLING NEEDED, 1) SHOWING EFFECTS OF RELOCATION PAYMENTS 4 No. Bedrooms Rent/Purchase Price 1 2 3 AY 5 /+ Totals $ O;T}]O}]T}]O}] TIO} T} O| T {0 0 0 | T 90-180/to $30000 2 0 g 180-240/31000-35000 2} 1 1 2 é 240-295/35000-41000 1 1 0 3 295-400/41000-51000 4; 1]; 1] 2 2 0 : 490+/51000+ 0 0 Totals | 0 |] 6/5} 1] 3] 0)3 7 12 1) Relocation payments are assumed to be at the maximum $4,000 for tenants and In addition, purchase prices for homeowners assume $15,000 for homeowners. a $5,000 equity in the acquired dwelling. A-3 APPENDIX A SOUTHERN NEIGHBORHOOD PHASE I: (EXCLUDING BONDS STREET) FAMILY SIZE AND INCOME No. Persons Income 1 rae 3 4 5 6 7+ Totals | OT O; T O| T O; T OO; T OO; T O} T 0 T To $5000 2 1 1 1 2 3 $5000-7500 1 1 1 0 3 $7500-10000 1 i 1 0 3 $10000-15000 1 5 1 3 1 | ] 2 5 $15000 + 2 2 0 Totals 3 1 Oj; 1 0 | 2 0 | 3 3.13 0 1 | 0 3 6 14 O = Qwners T = Tenants SIZE AND PRICE OF DWELLING NEEDED, 1) SHOWING EFFECTS OF RELOCATION PAYMENTS No. Persons _ Rent/Purchase Price 1 2 i 4 5 6 /+ Totals ¢ O; T} Of} T}] OF} T] OF} T) Of TYToy TH OF TFT 0 T 90-180/to $30000 2 1 1 i 2 3 180-240/31000-35000 2 1 0 3 240-295/ 35000-41000 2 1 0 3 295-400/41900-51000 | 1 4} 1 1 2 | 5 490+/51000+ 2 2 0 Totals 3 2101 5 4/02] 0/1 6 14 1) Relocation payments are assumed to be at the maximum $4,000 for tenants and $15,000 for homeowners. In addition, purchase prices for homeowners assume a $5,000 equity in the acquired dwelling. A-4 APPENDIX B RELOCATION HOUSING RESOURCES: CITY OF CARSON The availability of various types of housing units within a particular mar- ket area is determined by the characteristics of the existing housing stock, additions of newly constructed units to the housing inventory, and the de- mand generated by population growth, inmigration and new household formation. Generally, as building activity increases, vacancy levels rise in response, while population growth and inmigration tend to lower vacancy rates. Existing City Housing Inventory As a first step in projecting future vacancy levels and availability of hous- ing in Carson, Urban Projects, Inc. determined the existing inventory in the City. Table A shows the results of this analysis and indicates the esti- mated breakdown between: ownership and rental housing units as of January 1, 1977. In determining the estimate of the current hous ing Stock, UPI based its analysis on the 1970 census which was updated in 1975 by a special census conducted by the California State Department of Finance, which indicated the total number of housing units in the City as of that date. Changes in the distribution between ownership and rental units in the years 1970 and 1976 were derived based on historical building permit data, presented in Tables 1, 2 and 3 of the appendix. Trends in Vacancy Levels Historical trends in vacancy levels were analyzed for this study. These re- sults are presented on Table B. Based upon postal vacancy surveys conduct- APPENDIX B B-1 ed from 1970 to 1975, vacancy levels among ownership or "residence" units (which include single family and attached townhouse units) have ranged from 1.3% in 1970 to 2.5% in 1975. Vacancies in apartments have been somewhat higher, ranging from 3.5% in 1971 to 4.5% in 1975. A better indicator of vacancy levels was found in the 1975 census, showing a 1.6% vacancy in ownership units, a 2.3% vacancy in rental units, and a 1.8% overall vacancy. Historical Trends in Residential Construction Recent trends in residential construction are illustrated on Table C, which summarizes historical building permit data for the City of Carson for the years 19/70 to 1976. Over this period, 189 units were authorized annually; however, within the past three years, the average has been lower, particularly in response to nation wide recessionary trends. This trend in the housing industry has begun to reverse itself, and it is anticipated that building activity in Carson will be considerably larger in 1977. According to the City of Carson Planning Department, approximately 100 single family homes will be built in 1977. Trends in Housing Unit Demand The level of effective annual demand for housing in the City of Carson was analyzed utilizing historical data on population and housing collected by the 1970 U.S. Census and the 1975 California Department of Finance Census. The annexation of the Lincoln Dominguez area (census tract 5540) was also considered in the 1975 update. The recent level of demand has been derived as shown in Tables D and E, which summarize population and occupied housing unit changes during the 1973 to 1977 interval. As can be noted, B-2 the effective demand for additional housing units, measured in terms of changes in the level of occupied housing units in the City has averaged 321 units per year over the five year period. This magnitude of demand exceeded the estimated average annual number of new housing units com- pleted during the same 1970 to 19/75 period, and as a consequence, the relatively higher housing vacancy levels in the City in 19/70 were reduced to their present lower level. Projected Changes in Housing Stock Utilizing the data and analysis presented above Urban Projects, Inc. has prepared estimates as to the probable change in total housing stock and City-wide vacancy levels to be expected between January, 19/77 and January, 1978. These estimates are presented on Table F and reflect historical trends in housing demand, expected new construction in ownership and rent- al housing units, and provide an estimate of the probable changes in the amount of vacant available housing resources for project displacees during the twelve-month period ending in January, 1978. The projections incorporate estimates as to the number of new residential units to be constructed in the City during 1978 based on historical build- ing permit data and planned units which do not have authorized permits but are verified by City planners. The anticipated level of demand for units, which will act to absorb a portion of existing vacant and newly-constructed units, has been projected based upon recent demonstrated demands discussed previously. As can be noted in Table F, City-wide vacancy levels are anticipated to decline from an average level of 2.5% in January, 1977 to 1.8% by January, B-3 1978. The largest anticipated change is expected to occur within the owner- ship housing unit category, with potentially 108 units to be removed from the vacant unit category. B-4 TABLE A ESTIMATED DISTRIBUTION OF THE HOUSING STOCK: 1977 January Net Additions January 1973 1973-1976 1977 (Mobile Homes ~and New Construction) Total Housing Units 21,293 49154C 22,208 100% | | 100% - Ownership Units 15,714 745 16,459 % Of All Units. 73.8% 74.1% Rental Units | | 5421 | 170 5,591 % Of All Units 25.4% 25.2% Other Vacant Units Not © 158 | ~- 158 For Sale or Rent | | 1% % Of All Units | 8% Source: Carson Building Department; Carson Planning Department; U. S. Census, 1970; Department of Finance Census, 1975; and Urban Projects, Inc, B-5 TABLE B VACANCY RATES: CITY OF CARSON 1970 - 1975 Al] Deliveries | Residences | Apartments Year Total Vacant # Percent Total Vacant # Percent Total Vacant # Percent 1970 nea. _ oe nea. = a na. ms -_ 1971 = 14,522 205 14g 13,668 175 1.3% 854 4 30 3.5% 1972 15,868 379 2.44 13,752 297 2.2% 854 50 5. 9% 1973. 19,504 602 3.1% 16,929 416 2.5% 1,218 150 12.3% 1974 19,652 407 2.1% 17,506 372 2.1% 15015 19 1.9% 1975 19,721 507. 2.6% ~44«*17,424 427 2.5% 964 43 4.5% Source: Postal Vacancy Survey, Department of Housing and Urban Projects, Inc. n.a. means not available. | B-6 Year 1970 1971 1972 1973 1974 1975 1976 Total 1970-1976 Avg. Annual TABLE C AUTHORTZED BUILDING PERMITS: CITY OF CARSON 1970 - 1976 Net Increase New Units | Units in Housing Single-Family Multi-Family Total Demolished Stock 217 10 227 9 218 329 48 377 ere. 355 94 177 271 13 | 258 121. 6 127 14 113 53 | 46 99 414 85 5 0 5 30 2 32 0. 30 | 39 | (9) 851 287 1,138 114. 7 1,024 14] 48 19 1970 Source: Security Pacific National Bank; City of Carson, Building Department. B-7 TABLE D RECENT TRENDS IN HOUSING DEMAND | CITY OF CARSON Increase (1973-1976) January January Amount Annual 1973 1977 Total. Population 77,130 78 ,657 1,527 254 Population in Group 614 621 7 1 Quarters | Percent of Total 19% 79%, Population in Households 76,516 78,036 1,520 253 Total Housing Units 21,2934/ 22,208 915 305 Occupied Housing 20,633¢/ 21, 6573/ 791 264 Units 1/ UPI estimate as of January, 1973 | : 2/ UPI estimate based on postal vacancy survey, 1973 3/ UPI estimated based on total housing unit vacancy rate from the 1975 Carson Census conducted by the Department of Finance Source: U.S. Census, 1970, Department of Finance Census, 1975 and Urban Projects, Inc. B-8 TABLE E DEMAND FOR NEW HOUSING BY RENTER AND OWNER IN THE CITY OF CARSON 1973 - 1977 Increase (1973-1976) January January Amount Average 1973 1977 ~ Annual Renter Occupied 5.11244 5 46 22/ 350 117 5.17%6-2.3% | ; _ 1/ 2 / | : Owner Occupied 15,3214 16,1954= 8/74 29] 2.5%-1.6% | | | Other Vacant | 200 158 (42) (14) Total Occupied 20,433 21,657 1,224 408 ~ Housing Units 1/ Estimated based on postal vacancy rates 2/ Estimates based on 1975 Special Censuc conducted by the Department of Finance source: U.S. Census, 1970; Department of Finance, 1975; Postal Vacancy Survey, 1970-1975 and UPI B-9 TABLE F PROJECTED CHANGES IN THE HOUSING STOCK DURING 1977 : CITY OF CARSON Housing Stock 1/1/77 Net Add itions to Housing Stock 19// Units Absorbed Percent New Net through Regular D i s t r i b u t i o n C o n s t r u c t i o n D e m o l i t i o n s A a d i t i o n s D e m a n d P e r c e n t Units Units D i s t r i b u t i o n B-10 O wners hip Housing Units Occ upied Vacant Rental Housing Units Occ upied Vacant Other Units Not for Sale or Rent Total Housing Units Occ upied V a c a n t | S o u r c e : 16,459 16,195 264 5,59] 5,462 129 158 22 ,208 21,657 55 ] Inc. 100 .0% 98.4% 1.6% 100 .0% 97.7% 2.3% 100 .0% 97 5% 2.5% 100 100 (12) 20 88 80 196 54 25 250 16,547 16,391 156 55 83 5.516 67 183 22 .313 21,907 406 100 .0% 99 .0% 1.0% 100 .0% 98.8% 1.2% 100 .0% 9 8 . 2% 1.8% United States Census, 1970; Los Angeles c ounty Regional Plann ing D epartment ; Postal Vacancy Survey , 1975; and Urban Proje cts, Note: Estimate based on most recent postal v a can c y survey for GaTsiOl 1 9 7 5 . APPENDIX TABLE A-1 HOUSING STOCK IN 1970: CITY OF CARSON Occupied Vacant Total Ownership Housing 13,441 18] 13,622 % Of Ownership Housing 98.7% 1.3% 100% % of All Units 75% 49.5% 74.5% Rental Houstng 4 482 184 4,666 % of Rental Housing 95.9% 4.1% 100% % Of All Units 25% | 51.5% | 25.5% Subtotal Ownership/Rental Units 17,923 365 18,288 % Of Ownership/Rental Units 98% 2% 100% % of All Units 99.2% Other Vacant Housing Not for Sale or Rent -Q-. 142 142. % of All Units -- 28% 8% Total All Units 17,923 507 18,430 % Of All Units 100% 100% Source: United States Census and Urban Projects, Inc. B-11 100% APPENDIX TABLE A-2 ESTIMATE DISTRIBUTION OF THE HOUSING STOCK JANUARY, 1973 Net Additions | August 1970-1973 ~ April 1972 (New Construction January 1970 Annexation and Mobile Homes) 1973 Total Housing Units 4-818,430 1,948 O15 21,293 Occupied Units 13,622 1,347 745 15,714 % Of All Units Rental Units | 4,666 585 | 170 | 5,421 % Of All Units Other Vacant Units | 142 16 == 158 Not for Sale or Rent % Of All Units Source: Carson Building Department, Carson Planning Department, U.S. Census, 1970; Department of Finance Census, 1975; and Urban Projects, Inc. B-12 APPENDIX TABLE A-3 HISTORICAL TREND IN BUILDING PERMITS: CITY OF CARSON (1970 - 1976) Year | 4 Single-Family 1970 217 197] 329 1972 94 1973 1215 1974 53 1975 5 1976 32 ~ Subtotal 85] 1970-1976 Multi-Family Approximate Change in Housing Stock, 1970 - 1976: I. Qwnership Housing Single-Family @ 100% Multi-Family @ 17.4% Subtotal Ownership II. Rental Housing | Multi-Family @ 82.6% Subtotal. Rental TOTAL HOUSING ADDITIONS Source: City of Carson Building Department and Urban Projects, Inc. B-13 85] 10 48 28/ APPENDIX TABLE A-4 RECENT RESIDENTIAL BUILDING PERMITS DURING 1976 & 1977: CITY OF CARSON Single | Multi-Family 4 Family Duplex Apartment Total TOTAL 1976 January 2 -- -- ~- 2 February 0 -- =o -- 0 March 3 -~ -- =o 3 April 4 oo -4 -~ 4 May 6 -- -- -- 6 June 1 -- -- -~ 1 July 0 -- ~~ -- Q August 1 a -- ~- 1 September 1 -- ~4 -- | October 1 -- -- -- 1 November 10 44 -= -- 10 December 3 = -- mm 3 1977 January 9 -- -- -- 5 Total OO a e | j © i i >) i | © j CO ~ © Average Monthly Jan. - Jan. May - Jan. -0- 4 -0- .0- -0- -0- =D w r 4 00 WwW PO 4 © source: Carson Building Department and Urban Projects, Inc. B-14 RESTDENTIAL INFORMATIONAL STATEMENT This Statement is given to all residents of the Carson Redevelopment Project who occupy property which has been purchased by the Carson Redevelopment Agency or for which purchase is planned. The building in which you live is located within an area designated for redevelopment through joint efforts of the local community, this Agency and the City of Carson to improve the physical conditions and the quality of life in the project area. The plans and program for improvement of your neighborhood are available to you through the Redevelopment Agency's relo- cation consultant, UPI, at 500 Carson Plaza Drive, Suite 212, Carson. Their telephone number iS 213-324-4925. As you are probably aware, the Agency has purchased, or may purchase, the building in which you live in accordance with plans for redevelopment of the area. AS current project plans call for the demolition or other action on the property, it will be necessary for you to move from this dwelling. No person lawfully occupying property which is acquired by the Agency will be required to Surrender possession without at least 90 days9 written notice from the Agency. We will do everything possible to assist you in this move and to make it as easy as possible for you. Families and individuals will not be required to move from their residences unti| the Agency has made reasonable offers of decent, safe, sanitary and otherwise comparable housing within their financial means, except for the causes set forth in the Agency's eviction policies. Below are some of the policies and benefits that you should be acquainted with regarding your tenancy in Agency-owned property. Please read these Statements carefully. Your Landlord As a result of the Agency purchasing the property in which you live, you became a tenant of the Agency. You will be asked to enter into a Rental Agreement with the Agency. The Agreement will specify the rent to be paid, when rent payments shall start and where they should be paid, as well as other pertinent information. Rental Policy It is the Agency policy that rent to Agency tenants be fair and equitable for the premises occupied and be within the tenant's ability to pay. We will examine the rent you have been paying for your premises (if any) and average rents for similar space. The Agency will charge the lesser of (1) your previous rental or mortgage payment, or (2) 25% of your montniy gross income. In the case where an owner-occupant does not have a previous mortgage payment, the rent charged shall be the lesser of (1) the economic rental rate for the occupied premises, or (2) 25% of your gross monthly income. You may feel certain that all information received will be held in strict confidence. Rent Period Your rent will become due and payable on the first day of the month following the date the Agency purchases the property. Thereafter, rent becomes due and Dayable on the first day of each month. Maintenance The Agency, as your landlord, will provide minimum maintenance services. Please call Urban Projects, Inc., at (213) 324-4925 for maintenance. Appendix C C-1 We Will Help You Find A New Home Your relocation representative will assist you in finding another living unit which meets your needs, is within your ability to pay and meets criteria for standard housing approved by the Carson Redevelopment Agency. Our office maintains listings of sales and rental units which are available to you. All listings are available on a non-discriminatory basis. The Civil Rights Acts of 1964 and 1968, as well as State law, makes it unlawful to discriminate against any person in the sale or rental of housing because of race, color, religion or national origin. Your relocation representative will also personally search for units suited to your needs and desires, should you request assistance. If you are interested in public housing, other federally-assisted rental or sales housing programs, FHA or VA loans, or conventional loans, your relocation representative will help you file an application and also assist you in completing the transaction. While it is our purpose to be of utmost assistance to you, this by no means requires you to utilize our resources or prevents you from actively looking for a home or apartment. Persons may seek their own housing accommodations. If they do so, they should notify the relo- cation office prior to making a commitment to purchase or occupy the property. Agency will identify comparable replacement dwelling within the financial means of and otherwise available to displaced persons and will provide assistance to persons in obtaining housing of their choice, including assistance in the referral of complaints of discrimination to the appro- priate Federal, State, or local fair housing enforcement agency. standard Housing Requirements We are required by State Law to refer to you only housing units which are in decent, safe and sanitary condition, and are of adequate size to house your family. All referrals must be within a reasonable distance from your place of employment and located in-an area at least as desirable as your present location. | : Relocation Payments Because you are moving as a result of project activities, certain relocation payments will be available to you. 1. Moving Costs reste: 44 ee Every person who must move as a result of purchase by the Agency or certain other activities may receive a payment to assist in carrying out the move. Two types of payments are8 available: a Fixed Moving Payment and Dislocation Allowance, or reimbursement for Actual Moving Expenses. a. fixed Moving Payment - The amount of the payment will depend on tne number Of rooms you occupy and whether or not you own the furni- Lure, if you tive im &@ unit and the landlord owns the furniture, you may be eligible for a Fixed Payment of $25.00 for the first room and $15.00 for each additional room you occupy. if you Own furniture in your unit, you may be eligible for a Fixed Payment of $75.00 up to $300.00, depending on the number of rooms - , | | you occupy. if you Lake the Fixed Moving Payment, you must arrange for the move WORKS Ee q e . yur otra | o he Waiting astaonm Alt ewarce Tine S260 00 Ds<liacration Allawancre 7 , Me PE de PAE aCe om AO SMU. VISTOCaTIGOnN Alilowance 1S In . yess <pe wy tie toy ry et eee: . i en teed DOL bats ee ene cae ie on aan im ¢ % om F * em an . 8 ase % Fi 8 Bi E Pm ly ee Yt eta Bot qe icy ety so Be att a he my A fF gag ce a em oe eRe hsits? oh ass oo Py ore cd UNEY whe Fike Paymeno and UIs: OCalion AL iowance ; ayuienie MNayY De Made tery ty ot Spt tg ee Ra i ee es oe me na a ee © aoey dy ris 4aietst. Coulee US oy ty Tre. <r 4 WER Gtetie GCCUDEMICS OF &@ SINGi@-TamMity cweliling moved to more than me yee ye Ty yy re a ee One TEP iacemenc si ce. C-2 b. Actual Moving Expenses - If you wish to engage the service of a licensed mover and have the Agency pay the bill, you may claim the actual cost of moving your personal property up to 50 miles from the dwelling purchased by the Agency; these expenses may also include storage for up to twelve (12) months. There is no dollar limitation for Actual Moving Expenses. : No Dislocation Allowance is paid if you choose the Actual Moving Expenses. Replacement Housing Payments - Tenants You may be eligible for a payment of up to $4,000.00 to assist you in rent- ing or purchasing a standard replacement home. You must, however, be a tenant and have lived on the property for 90 days before the Agency made its first offer to purchase (your relocation Representative will advise you of this date). a. Rental Assistance - If you qualify, and wish to rent when you move, the payment will be based on the difference between the rent you paid your former landlord, and the rent you must pay for a standard, comparable dwell- ing of the size you need. If your previous rent exceeds 25% of your gross monthly income, the payment will be based on the difference between 25% of your gross monthly income and the cost of comparable housing. If your family size necessitates a larger unit, the rent you must pay for a stand- ard, comparable dwelling of the size you need will be used. b. Downpayment Assistance - If you wish to purchase a home when you move, and if you were a tenant of the property for the 90 days before the Agency made its first written offer to purchase the property, you may receive a lump sum payment »f up to $4,000.00 to help you meet the downpayment amount and closing cost9 required. If the required costs are more than $2,000.00 you may receive additional amount equal to what you can match, dollar- to-dollar, from: sources of your choice, up to the maximum $4,000.00. Should you elect to file for a Downpayment Assistance Payment, all monies which you are eligible to receive must be applied towards the downpayment required to purchase a new home or the outstanding principal balance of the mortgage on such property. Your filing of a claim for either Rental Assistance or Downpayment Assistance will represent a choice which cannot later be changed. YOU MUST MOVE INTO STANDARD HOUSING IN ORDER TO QUALIFY FOR ANY OF THESE BENEFITS. c. Only one Rental Assistance and Downpayment Assistance Payment can be made regardless of the number of joint-occupants residing in a single family dwelling. | Replacement Housing Payment - Homeowners - If you owned and occupied a cwelling purchased by the Agency for at least 180 days prior to the Agency's offer to purchase, you may be eligible to receive a payment of up to $15,000.00 to assist you in purchasing a standard replacement unit. This Payment may cover the following expenses: a. Differential Payment: The differential payment is the amount, if any s which when added to the price paid to you by the Agency, equals the actual costs to purchase a standard dwelling, or the amount determined by the Agency as necessary to purchase a comparable replacement dwelling. (If your family size necessitates a larger unit, the price for a comparable dwelling of the size you need will be used. ) b. Interest Payment If you have an existing mortgage and then take a mortgage on your replacement home at higher interest rate, you may be com- pensated for the difference in interest charges, calculated at present value. C-3 c. Incidental Expenses: . You may be compensated for costs incidental to purchasing a replacment unit, such as escrow fees and credit application fees, recording fees, appraisal fees, and other incidental expenses, ex- cluding taxes, insurance and impounds. The total of these three elements may not exceed $15,000.00 and you must pur- chase and occupy a standard replacement unit within one (1) year of the time. you move from your present dwelling. 4. Filing of Relocation Claims Claims for all relocation payments must be filed within a period of eighteen (18) months after the date of displacement. Failure to do so may result in the forfeiture of relocation payments. Before You Move If you find a new location to which to move, please notify your Relocation Representative before you make any arrangements or commitments. Remember, it is of utmost importance that proper steps be taken prior to your move in order to permit the Agency to compensate to the full extent possible for the cost of your move. You may reach your Relocation Representative through .the Redevelopment Agency office, (213) 830-7600, or directly at (213) 324-4925 or (213) 324-4926. The Agency has contracted with the firm of Urban Projects, Inc., to provide relocation assistance to you. Their staff will be happy to explain all matters concerning your tenancy and relocation in detail. Please do not hesitate to ask questions. You may contact Urban Projects, Inc., at 500 Carson Plaza Drive, Suite 212, Carson, California 90746, phone 324-4925. CARSON REDEVELOPMENT AGENCY E ucdick Lun EF. Fredrick Bien, Executive Director Verified: Received Copy Heéreof: Signature of Agency Representative Signature of Occupant Address Date 4_ C-4 Grievance Procedure The purpose of the ngeniey grievance procedure is to set forth guidelines for processing appeals tO Agency determinations as to eligibility, the amount of payment, and for processing appeals from persons who feel the Agency. has failed to refer them to comparable permanent or adequate tempor- ary housing. Any aggrieved person may request that his claim be reviewed and reconsidered by the Executive Director of the Agency or his authorized designee. If the Agency denies or refuses to consider a claim, the Agency's notifica- tion to the complainant of its determination shall inform the complainant of its reason and the applicable procedures for obtaining review of the Agency's decision. A complainant may request the Agency to provide him with a full written explanation of its determination and the basis therefor , if he feels that the explanation accompanying the payment of the. claim or notice of the Agency's determination was incorrect or inadequate. A complainant may also request an informal oral presentation before seeking formal review and reconsideration or may file a written request for formal review and consideration. A complainant desiring either an informal oral presentation or seeking a formal review and reconsideration shall make a request to the Agency- within 18 months following the date he moves from the property or the date he received final compensation for the property, whichever is later. The Agency shall consider every complaint regardless of form and will, if requested, provide assistance to the claimant in preparing the written claim. Agency Eviction Policies Eviction shall be undertaken only for one or more of the following reasons: (1) Failure to pay rent, except where the failure to pay is due to the Agency's failure to keep the premises in habitable condition, is the re- sult of harrassment or retaliatory action or is the result of discontinu- ation or substantial interruption of services; (2) Performance of a dangerous, illegal act in the leased property; (3). Material breach of the rental agreement and failure to correct breach within 30 days of notice; - (4) Maintenance of a nuisance and failure to abate within a reasonable time following notice; (5) Refusal to accept one of a reasonable number of offers of replace- ment dwellings; (6). The eviction is required by State or local law and cannot be pre- vented by reasonable efforts on the part of the Agency. C-5