HomeMy Public PortalAbout10) 8A Adoption of Tenant Relocation PlanAGENDA
ITEM B.A.
MANAGEMENT SERVICES DEPARTMENT
MEMORANDUM
DATE: March 7 , 2017
TO: The Honorable City Council
FROM: Bryan Cook, City Manager
By: Brian Haworth , Assistant to the City Manager
SUBJECT: ADOPTION OF TENANT RELOCATION PLAN
RECOMMENDATION:
The City Council is requested to :
1. Adopt a final relocation plan for the displacement of tenants from C ity-owned
properties at 5922 and 5934 Primrose Ave .;
2 . Authorize the City Manager to amend a professional services agreement with
Associated Right of Way Services for tenant relocation assistance in an amount
not to exceed $31 ,000 ; and
3. Appropriate $215 ,000 from the General Fund reserve for tenant mov ing costs and
rent differential payments .
BACKGROUND:
1. In February 1965 , the City purchased a parcel at 5940 Primrose Ave . for downtown
park ing (APN 8587-014-901). Today , the property provides over 50 public pa rk ing
stalls for businesses along Las Tunas Drive and Temple City Boulevard .
2 . In July 2007 , the City purchased an adjacent parcel south of the parking lot at 5934
Primrose Ave . (APN 8587-014-904). The property contains a small five-unit
apartment complex , of which two units are occupied .
3 . In February 2014 , the City purchased another southern adjacent parcel at 5922
Primrose Ave . (APN 8587-014-905 ). The property-which contains a similar five-
unit apartment complex with three occupied un its-now avails a contiguous one-
acre City-owned site for future development (Attachment "A").
4 . In fa ll 2016 , staff presented the City Manager with an ana lysis of necessary repairs
City Council
March 7 , 2017
Page 2 of 3
for both apartment complexes , which were purchased in "as is " condition . Although
the City has mainta ined these propert ies in decent, safe and sanitary conditions ,
the buildings have reached t he end of th e ir economic life . Furthermore , the long -
term investment of rehabilitating the buildings will exceed the costs of demolition
and tenant relocation.
5. In December 2016 , the C ity Manager entered i nto a $24 ,000 agreement with
Assoc i ated Right of Way Services (AR/WS) for relocation p lanning services. The
scope entai led househo ld interviews and re p lacement housing needs for soon -to-
be-d isplaced tenants , as well as the development of a tenant relocation plan
(formally known as a Re location Impact Study and Last Resort Housing Plan ).
6 . On January 26 , 20 17 , AR/WS issued the draft relocation plan , which was prepared
in accordance with California Relocation Assistan ce Law (Government Code
Section 7260 et seq . and California Code of Regulations , Tit le 25). The document
was circulated to affected tenants and publically noticed in excess of the lega lly
required 30 -day review per iod . No comments were received .
ANALYSIS:
Provided as Attachment "8 ", the final relocation plan describes the circumstances of
potentially displaced tenants and the availability of replacement housing . It also outlines
a relocation program , which ava ils :
• A re location advisor to assist tenants in locati ng a replacement dwelling unit; and
• Tenant financial ass ista nce for moving costs and rent differentia l payments .
The probable cost to relocate tenants is estimated at $175 ,000 , however this amount
could go as high as $215 ,000. Please note this figure exceeds t he $150 ,000 probable
cost estim ate cited in the draft plan , wh ich since has been rev ised to reflect rent
increases in the local rea l estate market.
Shou ld Council approve the relocation plan , AR/WS-under a contract amendment-
w ill work with d isplaced te nants to imp lement the plan 's relocation program . Every
reasonable effort will be made to ensure that the relocation process occurs with a
minimum of delay and hards h ip .
All tenant relocations will be complete before Ju ly 1, 2017 .
City Council
March 7 , 2017
Page 3 of 3
CITY STRATEGIC GOALS:
Actions contained in this report align with the City's strategic goals of good governance,
fiscal sustainab i lity and economic development.
FISCAL IMPACT:
Funding for the $31,000 contract amendment is available in Fund 01-910-42-4231. Monies
were recently appropriated in the Second Quarter Budget Amendment, which was
approved by Council on January 17 , 2017.
The $215 ,000 request from the General Fund reserve (unassigned fund balance) is for
one-time moving costs and rent d ifferentials . These figures cannot be determined with
certainty until specific benefit claims are made . As such , the requested appropriation is
extremely conservative; all unspent monies will be returned to the General Fund reserve .
ATTACHMENT:
A. Map of City-Owned Properties (Primrose Avenue)
B. Final Relocation Plan (Relocation Impact Study and Last Resort Housing Plan )
ATTACHMENT B
Relocation Impact Study and
Last Resort Housing Plan
for the
Future Redevelopment of City-Owned
Properties at 5922 and 5938 Primrose Ave .
Prepared For
The City of Temple City
March 2017
Subm itted By
Table of Contents
Executive Summary ...................................................................................................... 1
Relocation Impact. ......................................................................................................... 7
Relocation Site Resources ......................................................................................... 1 0
Relocation Assistance Program ................................................................................. 13
Appendix ...................................................................................................................... 18
Example of General Information Notices
Residential Relocat ion Assistance Handbook
Executive Summary
In 2007 and 2014, the City of Temple City ("C ity") purchased two adjacent properties at
5934 and 5922 Primrose Avenue (APNs 8587-014-904 and 8587-014-905) for redevelopment
purposes. Both properties contain multi -dwelling buildings with one and two-bedroom garden
apartments. The City is now readying the properties for future development, necessitating the
relocation of five on-site households ("Project").
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Property Map
The California Relocation Assistance Act of 1970, as amended (California Government Code
7260), and the California Department of Housi ng and Community Development Guideli nes
promulgated thereto (California Code of Regu lations, Title 25, Chapter 6) were designed to ensure
that uniform, fair and equitab le treatment is afforded persons displaced f rom their homes ,
businesses or farms as a result of the actions of a public entity in order that such persons shou ld not
suffer disproportionate injury as a result of an action taken for the benefit of the public as a whole.
The C ity has developed a Relocation Assistance Program (Program) that conforms to State law and
regulations to ensure that all eligible households are provided the necessary assistance to secure
replacement housing .
Page3
The City , through its Relocation Advisor, has gathered information on the occupants living in
the identified properties in order to adequately plan for the relocation of the occupants. This
Relocation Impact Study and Last Resort Housing Plan ("Plan") has been prepared to p rovide the
occupants of the properties, the citizens ofTemple C ity, and the City w ith information concerning the
anticipated impacts of the Project and the measures that will be taken to mitigate such impacts.
Specifically, this Plan concerns itself with the resources available to relocate the res idential
occupants to replacement sites in the greater commun ity . Three principal topics will be highlighted in
this relocation p lan .
Relocation Impact:
Relocation Resources:
This section of the Plan describes the effects of the Proj ect
on the project occupants . In formation in this section is the
result of general research and interviews with sa id
occupants . The Relocat io n Impact sect ion will describe the
project area , the types and size of affected hous ing , a nd
gene ral occupant characteristics . Part icular attentio n has
been placed on the occupant interv iews which defi ne the
oc cupants ' personal concerns regarding their rep lacemen t
site needs .
An ana lysis was completed on the ava il ab ility of housing
replacement sites in Temple City to determ ine the
feas ibility of re locating occupants into the area .
Relocation Assistance Program: This section ou tli nes the policies and procedures provided
to govern the treatment of a ll proj ect occupants . These
po licies and procedures are regulated by State laws and
regulations and have been adopted by the City to mitigate
the impact of redevelopment ac tivities .
Project Assurances . The City is committed to provid ing relocation assistance to all
el igible occupants who reside on the properties, and who are required to relocate as a result of the
Project. Elig ible residential occupants are defined in part by their length of occupancy and the terms
under wh ich they originally rented their apartment. There are five households currently living on the
properties. Four of those households have been determined to be fully eligible occupants for
purposes of the Relocation Program . One household chose to rent an apartment after being made
aware of the City's pending project and that no relocation assistance would be made available at the
time of displacement.
The City offers the following assurances :
1. Fair and reasonable relocation payments will be provided to e ligible persons as
required by Government Code Section 7260, et seq . and the California Code of
Regulations , T itle 25, Chapter 6 ("Act and Guidelines").
Page 4
2. The City wi ll adopt a Re location Ass is tance Program in comp li ance with the Act and
Guidelines.
3. Al l eligible persons will be adequately informed of the assistance , benefits, policies,
practices and procedures, including grievance procedures , provided for in the Act
and Guidelines .
4 . Comparable replacement housing will be available within a reasonable period of time
prior to displacement, sufficient in number, size and cost for the el igible persons who
require them .
5. Adequate prov isions have been made to provide orderly, timely , and efficien t
relocation of eli g ible persons to comparab le replacement housing available w ithout
regard to race , color, religion , sex , marital status , or nat ional origin w ith m inimum
hardship to those affected .
6. This Plan has been prepared to meet the project planning and commun ity
participation requ irements of the Ca lifornia Code of Regu lations, Title 25 , Section
6038.
7 . A ll persons who will be displaced , neighborhood groups and any relocation
committee shall be given an opportunity and sha ll be encouraged fully and
meaningfully to partic ipate in rev iewing the relocation plan and monitoring the
relocation assistance program .
8 . A Relocation Advisor will identify comparable replacement dwellings w ith in each
tenant household 's financial means that are avai lable to them and w ill prov ide
assistance in obtaining housing of the ir cho ice , including ass istance in the referral of
complaints of discrimination to the appropriate Federa l, St ate or loca l fa ir housing
enforcement agency.
9. The City shall fully in form eligible persons as to the ava il ab ility of the ass istance that
is availab le un der the Re locat ion Ass istance Program.
Project Scheduling. The Project is scheduled to beg in in the summer of2017. In order
to accommodate that schedule and to allow for sufficient time to relocate into the community, the
City has already initiated d iscussions with the eligible households and have made the aware of the
ava il able assistance. Full assistance will be provided once the City Counc il approves a fina l Plan
and directs staff to move forwa rd with the Re location Assistance Program . Th e schedule provides
for the facilitation and completion of all relocat ions between March 8 and July 1, 2017 .
Basis of Findings. In order to determ in e the project impact and the feasibil ity of
relocating the occupants into the surround ing community, the occupants were interviewed to
determine their current characteristics and the ir replacement site needs. The Temple C ity housing
market was studied to determine the availab ility of housin g to accommodate the needs of the
affected households.
Project Funding. The City used local funds to acqu ire th e properties, relocate the
occupants, and develop th e properties. Funds to provide relocation ass istan ce will be ava ilable as
needed .
Page 5
Concurrent Residential Displacement. There is no significant concurrent
displacement in Temple City that is expected to impact housing options for the households. G iven
the current availabil ity of housing in Temple City, these displacements should not signifi cantly impact
the avai lability of housing for citizens searching for housing in the Temple City area .
Estimate of Project Relocation Costs. The following estimates are for budgeting
purposes on ly. These f igures should not be interp reted as firm, "not to exceed" or actual entitlement
costs. These figures are based on the data obtained through the occupant interviews , current
project scope, replacement site ava il ability, and the judgment and experi ence of the Re location
Advisor. The estimates do not include payments to consultants or to contractors .
Most Probable Cost High Estimate
$175,000 $215 ,000
Page 6
Relocation Impact
The proposed Project would affect f ive tenant households living in garden style, sing le level
apartments near downtown Temp le C ity. Two of these un its include a detached garage. Four
households have been determ ined to be fully eligible to receive re location ass istance under the
City 's Relocation Assistance Program. A fifth household , who moved to the property after the City
owned the property and with fu ll knowledge of the project , will also be requ ired to relocate but wil l
not be provided full relocation assistance.
In January of 2017 the City provided each elig ib le household with a General Information
Notice that described the Project and provided information regarding the available assistance . A
Re location Advisor met with each household in the ir home and provided additional information
concern ing the Relocation Program and gathered general household information i n order to
consider and address the replacement housing needs of each household .
All interviews were conducted on a voluntary basis . Information related to household size
and income was requested and utilized in the analys is of the project impact and cost. However, due
to the nature of this Plan , no attempt has been made to verify the accuracy of the i nformation
disclosed . Such information will be verified as the Project progresses .
There are nine people living in the five apartment units who will be required to relocate .
Each of the households agreed to be interviewed . The results of those interviews are broadly
summarized i n this report to cons ider the relocation impact and the replacement housing needs.
Altogether, there are 10 apartment units on the two properties . Each is sing le level and faces
a common yard space. The units also have small , fenced rear yards . Five of the apartments are
vacant and have been boarded up by the City for safety purposes . There are garages on s ite , but
only two of the current tenants have the right to use the garage space. The rema in ing tenants have
access to off street parking .
Description of Residential Unit
One-Bedroom Apartment No G arage
On e-Bedroom Apartment With Garage
Two-Bedroom Apartment No Gara ge
TOTAL
Number of Households
Occupyi ng Such Units
2
2
1
5
Page 7
Number of Occupants
3
5
2
10
5922 Primrose Ave. {APN 8587-014-905).
5934 Primrose Ave. (APN 8587-014-904)
The properties are conveniently located with i n a block of convenience stores, restaurants ,
and public transportation . Two occupants rely on public transportation and access it along Temple
City Boulevard at East Las Tunas Drive or call the local Dial-A-Ride for their transportation needs .
Altogether, there are ten people living on the properties. Three of the occupants are 62 or
older. There is one child living on the property. The remaining six occupants are adults u nder 61 .
Three of the occupants are employed and commute to j obs in the area . There is one fu ll
time st udent attending Pasadena C ity College and one ch il d attend ing elementary school in Arcadia.
Overcrowded Conditions. None of the households is currently living in overcrowded
conditions based upon the City's housing occupancy standards for relocation programs . These
occupancy standards reflect accepted U.S. Department of Housing and Urban Development
guideli nes for housing assistance that allow for no more than two people per bedroom and one in
the liv ing room .
Page 8
Accessibility Needs. Two of the households affected by the Project reported that
sen ior members had physical limitations that wou ld re qu ire special advisory or housing assistance.
In general , the accessibility co n cerns could be mit igated with replacement dwellings situated on the
first f loo r and with easy access to public transportation . The City's Relocation Assistance Program
can provide the funds needed to help make those accommodations . The Re location Advisor w ill
work closely w ith each of the identifi ed househo lds to ensure that rep lacement dwelli ngs meet the
specia l needs of these households.
Language. All occ upants are able to communicate in English f luently. If ad dit ional
language assistance is necessary , the City w ill mak e every attempt to commun icate with those
households and to provide the necessary advisory assistance to secure a rep lacement site .
Current Rent and Affordability . The City rents to each household on a monthly
basis . Rental rates for these dwellings vary based on the s ize and amen ities of the unit. The rents
range from $850 to $950 per month . Tenants are responsible to pay all utilities other than wate r,
sewer and garbage.
Three of the households reported that they were paying more than 30% of their monthly
income towards rent. Acco rd in g to State relocat ion regu lati ons , housing that exceeds 30% of a
household's adj usted gross monthly income is not "affordable housing" nor is it "w ith in t h e fi nan cia l
means of the displaced household as defined in the Cal iforn ia Code of Regulations, T it le 25,
Chapter 6 , §6008(c)(5)(A)." Therefore , these households w ill be assisted through the Last Resort
Housing Program (as outlined in this Plan) so that rent fo r a comparable rep lacement s ite will not
exceed 30% of that household's adjusted gross monthly income . T he market analysis fo r this
Relocation Plan has demonstrated that almost all households will be required to pay higher rents for
comparable replacement dwellin gs in the area. Househ olds may be eli gib le to receive assistance
under the C ity's Last Resort Housi ng Program if their total Rental Assistance exceeds $5 ,250 .
Transportation. Two occupants reported that they rely ma inly on pub li c transportation to
access places of employment, s hopp ing areas and med ical services. Bus stops are co nveni ently
located within one block of the property along Temple City Bou levard at East Las Tunas Drive , and
paratransit services are provided by the City's Dial-A -Ride program .
Home-based Businesses . No occupants reported thatthey conducted a business f rom
their home.
Page 9
Relocation Resources
The City's Relocation Assistance Program helps fi nd replacement sites in the area that are
comparable to the properties being affected . T hi s section of the Relocation Impact Study and Last
Resort Hous ing Plan (Plan) identifies potential replacement s ites for all project residents . The
information on housing in the area is included as a general representation of available sites. The
sites included herein may or may not be available at the time of displacement.
Each of the residen ti al occupants will have the opti on to relo cate to an area of thei r ch oice
and into w hatever type of housing they choose . The C ity w ill be responsi ble to assist each
household to relocate into comparable replacement housing, which , for the purposes of th is Plan ,
is determined to be housing in the Temple City area that is comparable in size and structure to the
existing homes and which accommodates the size of the household being displaced . A ll
rep lacement housing must meet decent, safe and san itary requirements. In order to meet these
criteria , a replacement s ite must:
• Be structurall y sound , weather-t ight and in good repa ir.
• Contain a safe electrical wiring system adequate for lighting and other devices.
• Contain a safe heating system capab le of sustaining a healthful temperature .
• Be adequate i n size with respect to the number of rooms and area of livi ng space
needed to accommodate the displaced household. The C ity has determined that no
more than two pe rsons should occu py a bedroom at the rep lacement site .
• Contain unobstructed egress to safe , open space at ground level. If the dwelling unit
is on the second story or above, with access directly from or through a common
corridor, the common corridor must have a least two means of egress .
• For a person who is mobility impa ired , be free of any barriers that would preclude
reasonab le ingress, egress , or use of t he dwelling by such person .
T he search for replacement sites was conducted within the c ity of Temple City. Relocation
with in the community will ensu re that the occupants w ill have sim il ar access to publi c services ,
publ ic f acilities , transportation , and employment.
Current Housing Type In Number of Units Needed
Project Area
One-Bedroo m without GaraQe 2
One-Bed roo m wit h Ga rage 2
Two-Be droom with out Garage 1
Tota l Un its Needed 5
Page 10
The following survey of avail able resident ial units was conducted in J anuary of 2017. The
survey util ized local newspapers, internet web sites , property management websites, d iscussions
with property managers, and driving surveys. It should be noted that not a ll available sites were
included in this analysis. Available residential properties that were not listed in traditional
advertisements may have been overlooked in the driving survey.
There are a significant number of similar, low-density garden-style apartments in Temple City
and the surrounding communit ies . These properties are of similar age and provide sim il ar amenities
such as single level apartments, off street parking , and laundry hookups. Many other properties in
the area have in-law units available for rent on properties w ith s ingle family homes. Nine such units
were available for rent durin g the one-week research period. Seven of those were rentals situated
in Temple City. The rent fo r one-bedroom units ranges from $1 ,190 to $1,400. These units are
genera lly equivalent to the affected proj ect units in terms of quality, condition and amenities. The
majority of properties include some utilities in the rent rate. Typically , the landlord pays water, sewer
and garbage. However, in most cases the tenant is requ ired to pay for gas and electric charges.
Tenants wi ll be compensated for increase in housing costs through the City's Relocation Assistance
Program . Four households currently renting will be requ ired to relocate into one-bedroom units .
The table below shows a sample of sim il ar one-bedroom rentals that are available for rent.
No determinati on has been made as to the d irect comparability of these units to the affected one-
bedroom units . That determ ination will be made based on a closer examin ation of both the affected
unit and the available rep lacement sites .
One-Bedroom Rentals Available For Rent
Address Rental Rate
6440 Oak Avenue , Temple City $1 ,150
9002 Pentland Street, Temple City $1 ,2oo·
5026 North Burton Avenue , San Gabriel $1 ,190
154 Genoa Street , Arcadia $1 .400
*If tenant elects to rent available garage , total rent would be $1,350
One household will be seekin g a two-bedroom rental. Following is a sample of sim ilar two -
bedroom rentals that are availa ble for rent. No determination has been made as to the direct
comparability of these units to the affected one-bedroom un its. That determination will be made
based on a closer examination of both the affected unit and the available replacement sites.
Two-Bedroom Rentals Available For Rent
Address
5919 Camellia Avenue , Temple City
Su ltana Avenue , Temple City
9837 Estrella Street , Temple City
Sultana Avenue at Las Tunas Street, Tem ple City
Rental Rate
$1,600
$1 ,880
$2 ,600
$2 ,225
One household is not el igible to receive relocation assistance under the C ity's Prog ra m .
That household will have approxim ately three months to secure replacement housi ng . It is
reasonable to assume that there w ill be a sufficient number of comparable units for the
Page 11
households to consider over that time period . Photos of a sampling of available propert ies are
provided below.
9002 Pentland St. (rear unit available)
5919 Camellia Ave.
Page 12
Relocation Assistance Program
This portion of the Plan summarizes the City 's Re location Assistance Program . This
summary of benefits has been provided for general information purposes on ly and shou ld not be
interpreted as law.
Governing Regulations. This Project is being funded by th e City of Temple City.
Therefore , the City will adm ini ster the Relocation Ass istance Program in compliance wi th the
Cal iforn ia Re location Assistance Act of 1970, as amended (California Government Code 7260), and
by the California Department of Housing and Community Development Guidelines promulgated
thereto (California Code of Regulations, Title 25, Chapter 6). An explanation and application of
these guidelines follows.
This Plan uses various acronyms and j argon that may be unfamili ar to some readers .
Therefore, the definitions of va ri ous terms and cond itions have been presented in th is section to
provide the reader with a greater understanding of the Re location Assistance Program ava il ab le to
the project occupants.
Comparable Replacement Dwelling . For the purposes of th is Project, a genera l
definition of a comparable replacement dwell i ng is a dwelling that is of sim ilar size and type to the
acquired dwelling . A more spec ific definition would include :
• Decent, safe and sanitary as described below.
• Functionally equivalent to the d isplacement dwelling . The term "functionally
equ ivalent " means that it performs the same function , prov ides the same utility , and
is capable of contributing to a comparable style of living .
• In an area not subject to unreasonable adverse environmental conditions from either
natural or human sources .
• Currently ava ilable to the project occupants .
• Within the financial means of the displaced person , either by their own means or
through ass istance from the City .
Decent, Safe , and Sanitary (DS&S). In order to meet decent, safe and sanitary
requirements , a replacement site must meet the followi ng criteria :
• Be structu rall y sound , weathertight and in good repai r.
• Contain a safe electrical w iri ng system adequate for lighting and other devises .
• Contain a safe heatin g system capable of sustaining a hea lthful temperature .
• Be adequate i n size with respect to the number of rooms and area of living space
needed to accommodate the displaced person . The C ity has determined that this
shall be interpreted to mean that no more than two persons shall occupy a
bedroom and one in the living room at the replacement site .
Page 13
" C o n t a i n u n o b s t r u c t e d e g r e s s t o s a f e , o p e n s p a c e a t g r o u n d l e v e l . I f t h e d w e l l i n g
u n i t i s o n t h e s e c o n d s t o r y o r a b o v e , w i t h a c c e s s d i r e c t l y f r o m o r t h r o u g h a
c o m m o n c o r r i d o r , t h e c o m m o n c o r r i d o r m u s t h a v e a t l e a s t t w o m e a n s o f e g r e s s .
" F o r a p e r s o n w h o i s m o b i l i t y i m p a i r e d , b e f r e e o f a n y b a r r i e r s t h a t w o u l d p r e c l u d e
r e a s o n a b l e i n g r e s s , e g r e s s , o r u s e o f t h e d w e l l i n g b y s u c h p e r s o n .
E l i g i b l e O c c u p a n t . A l l p e r s o n w h o a r e l e g a l l y o c c u p y i n g t h e r e n t a l u n i t s i n a c c o r d a n c e
w i t h a r e n t a l a g r e e m e n t w i t h t h e C i t y o f T e m p l e C i t y a n d w h o d i d n o t w a i v e t h e i r r i g h t t o c l a i m
R e l o c a t i o n A s s i s t a n c e a t t h e t i m e o f i n i t i a l o c c u p a n c y w i l l b e p r o v i d e d f u l l R e l o c a t i o n A s s i s t a n c e
b e n e f i t s i n a c c o r d a n c e w i t h t h e C i t y ' s R e l o c a t i o n A s s i s t a n c e P r o g r a m . T h e s e o c c u p a n t s m u s t h a v e
l e g a l l y o c c u p i e d t h e p r o p e r t y a s t h e i r p r i m a r y r e s i d e n c e s i n c e O c t o b e r 1 , 2 0 1 6 . T h e C i t y h a s
d e t e r m i n e d t h a t f o u r h o u s e h o l d s a r e f u l l y e l i g i b l e t o r e c e i v e b e n e f i t s u n d e r i t s R e l o c a t i o n A s s i s t a n c e
P r o g r a m .
A . R e l o c a t i o n A d v i s o r y A s s i s t a n c e . A R e l o c a t i o n A d v i s e r w i l l b e a s s i g n e d t o w o r k
w i t h e a c h e l i g i b l e p r o j e c t o c c u p a n t . T h e R e l o c a t i o n A d v i s o r s h a l l p r o v i d e o n g o i n g a d v i s o r y
a s s i s t a n c e t o t h e o c c u p a n t b y a s s i s t i n g t h e o c c u p a n t i n l o c a t i n g a n d s e c u r i n g a r e p l a c e m e n t
d w e l l i n g . I n a d d i t i o n , t h e R e l o c a t i o n A d v i s o r s h a l l e n s u r e t h a t e a c h e l i g i b l e o c c u p a n t r e c e i v e s t h e
f o l l o w i n g :
1 . E a c h e l i g i b l e o c c u p a n t w i l l r e c e i v e w r i t t e n d o c u m e n t a t i o n i n f o r m i n g t h e m o f t h e i r r i g h t s
a n d t h e a v a i l a b i l i t y o f r e l o c a t i o n a s s i s t a n c e a n d b e n e f i t s .
2 . E a c h e l i g i b l e o c c u p a n t s h a l l b e i n t e r v i e w e d b y t h e i r R e l o c a t i o n A d v i s o r i n o r d e r t o
a s c e r t a i n r e p l a c e m e n t n e e d s . T h e R e l o c a t i o n A d v i s o r s h a l l r e q u e s t d o c u m e n t a t i o n
c o n c e r n i n g l e n g t h o f o c c u p a n c y , o c c u p a n t i n c o m e a n d p u b l i c a s s i s t a n c e .
3 . T h e R e l o c a t i o n T e a m w i l l s t u d y t h e a v a i l a b i l i t y o f r e p l a c e m e n t h o u s i n g i n t h e a r e a a n d
p r e p a r e a H o u s i n g V a l u a t i o n S t u d y . C o n s i d e r a t i o n w i l l b e g i v e n t o t h e c o n d i t i o n o f t h e
d w e l l i n g s a n d w h e t h e r o r n o t t h e y c o m p a r e f a v o r a b l y t o t h e a f f e c t e d s i t e . A
d e t e r m i n a t i o n w i l l t h e n b e m a d e a s t o t h e r e a s o n a b l e c o s t f o r e a c h t y p e o f c o m p a r a b l e
r e p l a c e m e n t d w e l l i n g n e e d e d f o r t h e p r o j e c t . E a c h e l i g i b l e r e s i d e n t i a l o c c u p a n t w i l l t h e n
r e c e i v e a L e t t e r o f E n t i t l e m e n t t h a t w i l l e x p l a i n t h e s p e c i f i c r e l o c a t i o n b e n e f i t s t o w h i c h
t h e y a r e e n t i t l e d .
4 . I m p l e m e n t a t i o n o f t h i s P l a n s h a l l b e s c h e d u l e d t h a t n o p e r s o n l a w f u l l y o c c u p y i n g a s i t e
t h a t w o u l d b e a c q u i r e d b y t h e C i t y s h a l l b e r e q u i r e d t o m o v e f r o m t h e i r d w e l l i n g w i t h o u t a
w r i t t e n 9 0 - d a y n o t i c e f r o m t h e C i t y o f t h e d a t e b y w h i c h s u c h a m o v e i s r e q u i r e d . T h e
9 0 - D a y N o t i c e t o V a c a t e w i l l a l s o i n c l u d e a l i s t o f r e f e r r a l s t o a v a i l a b l e r e p l a c e m e n t s i t e s
i n t h e a r e a .
5 . E a c h e l i g i b l e o c c u p a n t s h a l l r e c e i v e c u r r e n t a n d c o n t i n u i n g i n f o r m a t i o n o n t h e a v a i l a b i l i t y
o f c o m p a r a b l e r e p l a c e m e n t s i t e s i n t h e a r e a .
6 . E a c h e l i g i b l e o c c u p a n t s h a l l b e a s s i g n e d a R e l o c a t i o n A d v i s o r w h o s h a l l a c t a s a l i a i s o n
w i t h p r o s p e c t i v e l a n d l o r d s , r e a l t o r s , a n d t h e C i t y . T h e R e l o c a t i o n A d v i s o r s h a l l p r o v i d e
d o c u m e n t a t i o n t o p r o s p e c t i v e l a n d l o r d s c o n c e r n i n g r e s i d e n t i a l r e n t d i f f e r e n t i a l p a y m e n t s
a n d s e c u r i t y d e p o s i t s . I n a d d i t i o n , t h e R e l o c a t i o n A d v i s o r s h a l l h e l p e a c h o c c u p a n t
c o m p l e t e r e l o c a t i o n c l a i m s t h a t w i l l b e s u b m i t t e d t o t h e C i t y . T h e R e l o c a t i o n A d v i s o r
s h a l l a l s o d e l i v e r r e l o c a t i o n p a y m e n t s t o t h e o c c u p a n t s o r t o t h e i r a s s i g n e e .
P a g e 1 4
Should an occupant have a grievance aga inst the C ity in regards to re location poli cies
and procedures, the Relocation Advisor wi ll provide the occupant w ith information
concerning the City's grievance procedu res .
7 . The Relocation Advisor shall inspect each replacement site to ensure that the unit meets
decent, safe and sanitary standards .
8. The Relocation Advisor s hall provide any services requ ired to ensu re that the relocation
process does not resu lt in different or separate treatment of occupants without regard to
race , color, religion, sex , marital status, or national origin w ith min imum hardship to those
affected ..
9 . The Relocation Advisor shall provide referra ls to other local assistance p rograms to
elig ible persons in order to minimize their hardshi ps. When needed , referra ls to housing ,
finance, employment, training, health and welfare, and other assistance programs wi ll be
provided .
B . Moving Cost Assistance. Each e lig i b le household is e nt itled to receive a moving
payment from the City to move t heir personal p roperty to their replacement home. Each househ o ld
may elect one of the two options for cost reimbursement outlined below:
Moving Cost Allowance . A household may choose to move their own property to the
replacement s ite. A claim w ill be submitted by the household based on the followi ng Moving Cost
Allowance Schedule. This allowance is in accordance w ith a schedule maintained by the Federal
Highway Adm i nistration.
Occupant Owns Furnitu re
Addrl
room rooms rooms rooms rooms rooms 1 room s room
$725 $930 $1,165 $1,375 $1 ,665 $1,925 $2 ,215 $2,505 $265
Occupant does not own
furn iture
1 room/ Additi o nal
no turn . room no fum .
$475 $90
Professional Moving Assistance. The household may choose to have a
professional moving company move their personal property from the ir home to their rep lacement
site. The City will pay actual moving expenses based on the lower of at least two acceptable moving
bids from quali fied professional moving carrie rs . The C ity w ill pay all reasonable costs to pack ,
move and unpack all personal property up to 50 miles from the displacement s ite. If an occ upant
chooses th is option, a professional moving company w ill be paid directly by the City to perform the
move.
Page 15
C. Rent Differential Payments. A Rent D ifferential Payment is a payment made to a
displaced residential tenant to assist with an in crease in rent at the rep lacement site ; and to make
the rep lacement housing affordable to the displaced tenant. The City will make all Rent Differential
Payments e ither directly to a tenant or to the tenant's designee. The purpose of a Rent Differential
Payment is to allow a household to relocate to a comparab le replacement dwell ing without having to
pay an i ncrease in rent for 42 months, and to make the unit affordab le to the tenant. If the
household prov ides adequate documentation, the City will calcu late the Rent Differential Payment
based on income and current rent. The household w ill be eligible to receive a payme nt based on
wh ic hever method proves to provide the greatest ass istance .
Each tenant household will receive a Letter of Ent itlement that describes all relocation
benefits and the maximum Rent Differential Payment to which the household is entitled . The Letter
will also explain the "spend to get'' requirement. The "spend to get• requirement means that benefit
payments will be made by the City only when the displacee demonstrates that entitlement amounts
have been or will be spent. Rent Differentia l Payments must be used for reasonable and necessary
expenses related to replacement housing .
If an occupant so chooses , they may use the ir Rent Differential Payment to purchase a
replacement dwelling . If the occupant chooses this option and with the assistance of their
Relocat ion Advisor, the funds w ill be used for a down payment and for non -recurring closing costs
for a decent, safe and san itary replacement dwelling . The C ity will deposit down payments d irectly
into the escrow account to purchase the replacement s ite.
Last Resort Housing Plan. Housing of Last Resort is a program that allows for the
i mplementation of certain regulations if the Rent Differential Paymen t or the Purchase Differential
Payment exceeds the standard limits as set by State regulations. These regulations stip ul ate that
any tenant occupant who is eligible to receive a Rent Differential Payment in excess of $5 ,250--or
any tenant who pays in excess of 30% of their adjusted gross monthly income towards rent-is to be
considered for Housing of Last Resort. If project occupants fall into this category, it will be
necessary for the City to prov ide Last Resort Housing for the occupants. Several methods to
provide last Resort Housing to qualifi ed households a re available to the C ity:
1. Provide supp lemental funds in excess of the standard limit to allow occupant s to
replace their current un it with an affordab le dwelling. All payments are based on the
most comparable replacement property as approved in the City's Housing Valuat ion
Studies. As w ith all other replacement housi ng payments, occupants must meet
"spend to get" requ irements in order to claim last Resort Housing Payments. A
Rent Differential Payment under last Resort Housing shall be computed for a 42-
month period.
2. Build new rep lacement hous ing or rehabilitate existing un its or provide fu nds for
private parties to rehabilitate existing units for occupancy by displaced households.
Rents wou ld be restricted to an amount per month not to exceed 30% of households'
gross monthly income, for a period of 42 months .
3 . Utilize Housin g Authority Section 8 housing vouchers . No tenant would be requ ired
to pay in excess of 30% of gross mon thly household income toward rent.
Page 16
Recommended Action. The most flexib le of the Last Resort options is for the City to
pay Rent D ifferential Payments in excess of $5 ,250. Section 8 vouchers are not currently ava il able
from local housing authorities . S in ce there are adequate replacement dwellings vacant and
available , building replacement housing units and managing the property is not the City 's pol icy at
th is time. Nor is it possible for construction of new replacement un its to be completed to meet the
project schedule .
A study of the loca l housing market indicat es th at there will be an adequate supply of
rep lacement dwellings available to accommodate the displaced households. Some of these un its ,
however, wou ld not be affordable to some of the households if the standard relocation payments
were made.
Other Important Program Information
The Appeal and Grievance Process. In the event an occupant bel ieves he or she
has been denied an eli gib le benefit, or disputes the amount of any payment , or has been
d iscrim in ated against in any manner, the occupa nt will be afforded an opportunity to fil e an appea l or
grievance with the City. An occupant should fi rs t contact the Re location Adv isor to see if the
situat ion can be mutuall y resolved . If that remedy does not satisfy the occupant, he or she can then
present the appeal to the City Manager who can decide on the City's response . If the appellant does
not agree with the City Manage r's determination, the appellant can submit a request i n writi ng for a
hearing before the Re locat ion Appeals Board . The Board shall transm it it s findings and
recommendations to the City. The City will promptly issue a final w ri tten decision based on the
findings and recommendations of the Relocation Appeals Board. If an occupant chooses to file an
appeal , the ir Relocation Advisor can provide add itiona l information on the appea ls process in
writing . A ll appeals must be fil ed within 18 months of the date that the occupant vacates the
acqu ired s ite.
Claim Processing and Distribution of Payments. A ll cla ims are to be fil ed
through the Relocation Advisor in accordance w ith State laws and regulations. The Relocation
Advisor w ill assist occupants in completing their claim forms and will notify occupants of the
documentation needed . Each claim w ill be subm itted to the City for rev iew and process in g . Chec ks
wi ll be ava il able for approved cla ims w ithin three weeks of th e date all documentation is subm itted to
the Relocat ion Advisor. Checks w ill be delivered to the occupant or to the occupant's designee . The
City shall prov ide advance payments whenever a later payment wou ld result in financial hardship.
Page 17
Appendix
Example of General Information Notices
Residential Relocation Handbook
Page 18
9 701 LAS TU N AS DR IVE • TEMPL E CITY • CALIFOR NIA 91780-224 9 • (626) 286-2171
January 12, 2017
Tenant Name
Address #1
Address #2
via first class and certified mail
Re : Initial Contact Letter and General Information Notice
5922 & 5928 Prim rose Ave ., Temple City (APN 8587-014-904 , -905)
Dear ____________ _
The City of Temple City ("City") owns the property where you reside on the 5900
block of Primrose Avenue . Plans are underway to soon redeve lop the property,
which will require you to relocate to other housing within the vic inity. To that end ,
the City has retained a consulting firm to help you understand its Re location
Assistance Program ("Program"), which will offer adv isory and monetary
assistance to secure replacement housing .
This notice does not require you to move at this time. You must, however,
continue to pay rent and otherwise comply w ith the terms of your tenancy.
You are encouraged to meet with our consultant, Karen Eddleman , who can
answer questions you may have related to the Program , it s schedule , and your
rights to receive benefits . Please contact Ms . Eddleman by January 16 , 2017 to
schedule a meeting . She can be reached at (800) 558 -5151 or via email at
keddleman@arws .com .
During the meeting , she will gather information to determ ine your eligib il ity in
receiving relocation advisory services and payments in accordance with State law
(Government Code §7260, et seq . and correspond ing regulat ions found in the
California Code of Regulations, Title 25, Chapter 6). An overview of these laws wi ll
be p rovided in writing and explained to you during a meeting with Ms. Eddleman .
The i nformation she receives will help to make up an officia l Relocatio n Impact
St udy and Last Resort Hous ing Plan ("Plan ") that the City will adopt. The Plan w ill
be the basis for the monetary ass istance and advisory help that w ill be offered
under the Program .
January 12, 2017
Page 2 of 3
Again , please cont inue to honor the terms of your rental agreement, includ ing
making prompt rent payments , in order to maintain eligibility under the Program.
And please contact Ms . Eddleman before making any moving plans . If you move
pr ior to receiving a Notice of Eligibility from the City, you may ineligible to rece ive
relocation benefits .
As we proceed with the Program , you will be provided relocation services ,
including referrals to replacement sites and advance written notice of the date you
will be required to move . The following information relates to City 's genera l
relocation Program :
• Ms . Eddleman will ass ist you with the relocation process . She will provide
i nformation concerning your entitlements , relocation scheduling , available
housing and cla im processing . City Staff will not have information on the
Program and contacting them instead of Ms . Eddleman will only slow things
down for you .
• You may be elig ib le to receive reimbursement for certain moving expenses to
help cover the cost of a professional move or to cover the costs if you choose
to move yourself.
• You may be elig ible to receive assistance with increased rental cost paymen ts
or a payment toward the purchase of a home . To qualify , you will need to meet
with Ms . Eddleman and provide documentation that you are an e ligible
occupant.
• You may receive relocation assistance payments on ly if you purchase o r rent
and occupy a replacement dwelling that meets the City's standards fo r decent,
safe and sanitary housing . Ms . Eddleman w ill need to in spect your replacement
home before you ag ree to rent or buy it.
• In order to receive a replacement housing payment, you must occupy a decent,
safe and sanitary home within one year after vacating the property where you
now live . If you are lawfully occupying the property where you now live , the City
will not ask you to move without: (1) giving you a minimum of 90 days' written
advance notice ; and (2) identifying adequate decent , safe and san itary
replacement housing that you have secured or has been available by the C ity.
• Ms . Eddleman w ith work with you to help file claims for payment from th e C ity.
The City will be able to provide payment on approved claims within 30 days of
the date that you submit a fully document ed claim for paymen t.
January 12, 2017
Page 3 of 3
• You may file an appeal with the City if you believe the City has failed to properly
determine your el ig ib ility or the amount of payment authorized by State law.
You have the right to be represented by legal counsel, but this is not required .
If you still believe a proper determ ination has not been made , you may seek
jud icia l review.
All services and/or benefits to be derived from the City's relocation program will be
administered without regard to race , color, national origin , or sex in compliance
with Title VI of the 1964 Civil Rights Act.
Sincerely,
The City ofT emple City
cc: Karen Eddleman , ARNVS, Inc.
Certification of Delivery
0 This Notice was sent via first class and certified mail on -----0 This Notice was personally delivered on _______ _
S ign ature : Date:
Relocation Assistance Handbook
Occupa nts of Rental Property
This handbook Is presented to you as a courtesy o f Clty of Temple City and Associated Right of Way Services, Inc. and is i ntended to summarize
your rights under t he california Reloca tion Assistance Act of 1970 (Gov. COde §7260 tt seq.) and implementing regulations found in the
Relocation Assistance and Real Property Acqu isition Guidelines (cal. COde Regs., tit. 25, §6000 et seq.). A Relocation Advisor w ill a lso be
ava ilable to help ex plain t h e assistance that Is avai lable through this program. This su mmary has been provided for general information
purposes only and it Is not meant to be interpreted as law.
Relocation Ass i stance for Occupants of Rental Property
This handbook provides information to persons who are r enti ng res idential property that might be devel oped for a
public project. Public property acqu isition and relocation efforts are governed by state laws and regulations.
These laws and regu lations can be found under the Ca lifornia Re location Assistance Act of 1970 (Gov. Code §7260
et seq.} and implementing regulations found in the Relocation Assistance and Real Property Acqui sition Guidel ines
(Cal. Code Regs ., t it. 25, §6000 et seq.). A Reloca tion Advisor w ill also be availab le to work with each affected
household to help them to understand the assistance that is ava ilab le to you through this p rogram .
It is important that each househo ld meet with a Relocat ion Advisor to understand their rights and responsibilities
under the Relocation Assistance Program ("Program"} described herein . If a household is determined to be eligible
to rece ive Relocation Assistance under the Program, then the househ old will be given a Notite of Eligibility and
later a Conditional Entitlement Letter. Eac h household will also be given a copy of this Relocation Assistante
Handbook. These documents will identify all of the benefits and conditions for receipt of bene fits by the
househo ld . These benefits and conditions are briefly descri bed be low.
Si usted nece si ta una traducci6n de esta carta, favor de llamar
AR/WS a 1-800-558-5151.
1
Relocation Advisory Assista nee
The City of Temple City ("City'') is prepared to provide the following Relocation Assistance Program in
order to provide displaced persons with the benefits to which they are entitled under governing
regu lations. The Re location Ass istance Program was deve lope d in compliance with the following laws
and regu lations :
law: California Government Code Section 7260, et seq .
Regulations: Californ ia Code of Regulations, Title 25, Chapter 6, Section 6000, et seq .
The State of Ca liforn ia has determ ined that any person being affected by a publ icly funded project has
the right to receive ass istan ce in und erstanding the laws and regu lat i ons that protect them if they are
required to move for a project. A know led geable Relocation Advisor must be avai la b le to each
household to help them throug h the process, to provide them with notices as required, and to prov ide
them w ith verbal and written inform at ion. Ms . Karen Edd leman of Associated Right of Way Services,
Inc. ("AR/WS") will be prov iding Relocation Advisory Assistance for the households affected by th is
project and w ill be availab le to answe r questions and to help the households throughout this process .
Dil\T.YR ~&..., fAll\\I!.J SfJMCn INC
Ms. Karen Edd leman, Relocation Advisor
Assoc iated Right of Way Services, Inc.
2300 Contra Costa Boulevard, Su ite 525
Plea sant Hill, CA 94523
(800) 448 ·5151 • (925) 691-£505/ox
keddleman@arws.com
A Relocat ion Advisor is ava il able to fin d comparable, decent, safe, and sanitary replacement housing
w ith in the financial means of each affected household. The housing must be ava il able to the displaced
persons . A Re location Advisor will provide advisory ass istance i n obta ining housi ng of the ir choice ,
including assistance in the referra l of complaints of discrimination to the appropriate Federal, State or
local fair housing enforcement agency . Each affected household should meet with their Relocation
Adv is or and provide them with informatio n as requested so that assistance can be provided as needed .
A Re location Advisor will also prepa re cla im forms on beha lf of each household and w ill help to f ile
those claims for reimbursement under the Relocation Ass istance Program ("Program ").
All services w ill be provided in such as way as to en sure that the relocation process does not result in
different or separate treatment on account of race, color, religion, nat ional origin , sex, mar ital status,
familial status, or any basis protected by state and federal anti -dis crim ination laws, or any other
arbitrary circ umstances .
2
Definition of Terms. This Program incorporates certain language that may be unfami liar to
the reader. Therefore, the following terms have been defined .
Comparable Replacement Dwelling. A defin ition of a comparable replacement dwelling is a
dwelling that is of similar size and type to the acquired dwelling. A more specific definition would
include :
• Decent, safe, and sanitary as described below.
• Functionall y equivalent to the displacement dwelling . The term "functionally equivalent'' means
that it performs the same function, provides the same utility, and is capable of contributing to a
compara bl e style of l iving.
• In an area not subject to unreasona ble adverse environmental conditions from either natura l or
manmade sou rces .
• Ava i lable to all persons regardless of race , color, relig ion, sex, marital status, or nationa l origin .
• Within the financial means of the displa ced person (housing costs do not exceed 30% of the
household's average monthly income), either by the ir own means or through ass istance from
the Relocation Program .
Decent, Safe, & Sanitary (DS&S). In order to meet decent, safe, and san itary requirements, a
replacement site must meet the following criteria:
• Be structurally sound, clean , weathe r tight, in good repair, and adequate ly ma i ntained .
• Contain a safe electrica l wiring syste m adequate for l ig hting and other devises .
• Contain a safe heating sys tem ca pable of sustaining a healthful temperature.
• Be adequate in size with res pect to the number of rooms and area of living space to
accommodate the displaced persons.
• Have a sepa rate, we ll-lighted and ventilated bathroom that provides privacy to the user and
contains a sink, bathtub or shower stall , and a toilet, all in good working order and properly
connected to appropriate sources of water and to a sewage drainage system .
• Contain unobstructed egress to safe, open space at ground level. If the dwelling unit is on the
secon d sto ry or above, with access directly from or thro ugh a common corridor, t he common
corridor must have at least two means of egress .
• Be free of any barriers which prevent re asonable ingress, egress, or use of the dwe lling by such
disp laced person.
Displaced Person/Household . Lawful occupants who are req ui red to move from a property that the
City of Temp le City owns and is developing. Displaced persons will be eligi ble to receive Relocation
Advisory Assistance , Moving Expense Payments, and Replacement Housing Pa yments (eligibil ity for
replacement housi ng payments will be determined on a case -by-case basis with consideration given
to length of occupancy and income).
3
Moving Cost Assistance
Each d isplaced household is en titled to receive a moving payment to cove r the cost to move their
pe rs o na l property to their replace ment ho me . The Relocat ion Progra m covers spec if ic cost s re lated to
t he move. Each household may elect one of the three options for cost reimbursement as outlined
bel ow for each move:
Fixed Moving Expense and Dislocation Allowance . A household may choose to
mov e their own persona l prope rty to the replaceme nt site and to subm it a claim based on the fo ll owing
Moving Expe nse and Dislocation Allowance Schedule published by the Code of Federal Regu lations .
Occu~nt Owns Furniture Occu~ntdoesnotown
furniture
1 room/ Addit ional
Addt'l room no furn . room no fum.
S725 $930 $1 ,165 $1,375 S1,665 $1,925 S2,2 15 S2 ,50 5 S265 S475 $90
Actual Reasonable Moving Costs and Related Expenses . Paymentismadeto
re imburse actual moving expenses ba se d on the lowe r of at least two acceptable mov ing bids from
qualified profession al moving carriers. Compensable co sts inclu de all reasonable costs to pa ck, move,
and unpack all personal property. A direct payme nt can be made to the profess ional moving carrier
unde r th is option and will allow re im burse ment to the displaced ho useho ld for any one-time util ity
reconnection fees, such as phone, gas , electric, and cable .
Combination of Options . A displaced p erso n can be reimbursed usi ng a combination of the
t wo moving options, depend i ng upon specific ci rcumstance s.
Storage Costs. A displaced person may be reim bu rse d for ce rtain co sts to store personal
property in a professiona l storage fac i lity for a period not to exceed 12. months. The need for such
storage mu st be determined to be reasonable and necessary . Only property that is currently located at
the affected site would be eligible for storage cost reimbursement. This option is availab le to persons
who do not choose to be reimbursed under the Fixed Moving Paymen t and Dislocation Allowance
option.
Replacement Housing Payments
A Rent Differentia l Payment up to $5 ,2.50 is availab le to ass ist permanen tly di splaced households in
either renting or purchasing a replacement dwelling . To qualify for this payment, an eligible disp laced
person must have lived in t he affected property as a legal residen t for 90 days prior to the initial written
offer to purchase the property. In addition, the person must be able to demonstra te that the property
was the ir primary re siden ce for that 90 -day period . To claim t he payment, the disp laced person must
occupy a decent, safe , and sanitary replacement dwell i ng within 12 mon ths after moving to a
replacement property.
4
The pu r pose of Replacement Hous ing Payments is to provide assistance w ith actual and reasonable
increased housing costs so that replacement housing is available with in the financial means of the
affected household. The assistance is calculated as shown below and is ava ilable to he lp with actual
increased hous ing costs for 42 months. Th is amount w ill be paid directly to the tenant or to the tenant's
designee . Ass istance may be paid as a lump sum , monthly installments, or other periodic payments.
Computation for Monthly Replacement Housing Payments
Lesser of:
Cost t o Rent Comparable Replacement Hous ing + Estimated Utility Costs
or
The Actua l Cost to Rent Comparable Replacement Housing+ Estimated Utility Costs
Minus the Lesser of:
Current Rent + Average M onth ly Utilities
or
30% of the House hold's Ad j ust ed Gross Monthly Income
A Housing Va l uation Study will be prepared for the type of housing unit needed to determine the cost of
a comparable replacement dwelling. Each househo ld will receive a Conditiona l Entitlement Letter that
descr ibes all relocation benefits and the maximum Rent Differential Payment to which the household is
entitled. The Letter will also explain the "spend to get'' requirement. The "spend to get" requ i rement
means that benefit payments w ill be made only when the household demonstrates that entitlement
amou nts have been or will be spent for reasonable and necessary expenses related to replacement
housing.
A Relocation Adv isor is available to provided specific information about entit lement in writi ng to each
eligible household. The Relocation Advisor will also contact property owners, landlords, lenders, and
Realtors as needed and as directed by the household to help to secure rep lacement hous i ng and to
explain the ass istance that is avai lable under the Re locat ion Program. Any person with specia l needs
should communicate these needs to a Relocation Advisor ear ly in the search for housing so that those
needs can be accommodated .
Purchasing a Replacement Dwelling. If a displaced household chooses to buy (rather than rent) a
replacement dwelling, the Replacement Housing Payment cou ld be converted into a down payment to
purchase and a decent, safe, and sanitary replacement home within one year of the date the household
moves from the affected property. The amount of the down payment shall not exceed the amount of a
reasonable down payment for a comparable dwelling plus expenses incident to the purchase. For
add itional information regarding this payment option, please contact a Re location Advisor.
The Last Resort Housing Program
Housing of Last Resort is a program that allows for the implementation of certain regulat ions to ensure
that comparable replacement housing is within the financial means of the displaced person . Last Resort
Hous ing is a procedure wherein t he Replacement Housing Payment may exceed the $5,250 monetary
li mit to enable a displaced person to rent comparab le replacement hous ing w ith in their financial means .
Several methods to provide Last Resort Housing to qualified displaced persons are available :
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1. Provide supplemental funds in excess of the standard limit to allow occupants to rep lace their
current home with an affordable dwelling . Al l payments are based on the most comparable
rep lacement property as approved in the Hous ing Valuation Study. As with all other
rep lacement housing payments, displaced occupants must meet spend to get requ irements in
order to claim payments.
2. New replacement housi ng could be constructed, exist ing housing could be rehabi litated , or
f unds could be provided for private parties to rehabilitate existing units for occupancy by
displaced households .
The City of Temple City has determined that it will provide supplemental replacement hous i ng funds to
bring the most comparable replacement housing within the financial means of each eligible displaced
household . The actual amount of assistance will be determ ined once a Hous i ng Valuation Study has
been completed and each household has provided financ ial information . All households who are el igible
to receive ass istance under Housing of Last Resort, will be notified in writing.
Additional Program Information
Appeal and Grievance Process. As requ ired under the relocation guidelines, displaced
persons will have the right to ask for administrative review when they believe themselves aggrieved by a
determination as to eligib ility, payment amounts, or the failure to provide comparable rep lacement
housing referrals or the City of Temple City's property management practices.
Eviction Policy. Shou ld an o ccu pant be evicted for failure to meet any tenant obligations or for
violating the terms and conditions of their lease or rent agreement, then under the applicab le re location
law, the evicted tenant(s) will not be considered a "displaced person " and, therefore, will not be eligible
for relocation benefits. Evict ion w ill not affect a tenant's eligibility for relocation benefits if a tenant is
evicted as a last resort to remove the tenant from the affected property.
Claim Processing and Distribution of Payments. All claims are to be filed
through a Relocation Advisor. The Relocation Adviso r w ill assist the displaced person in complet ing the i r
claim forms, will notify each displaced person of the documentation needed in order to file the cla im ,
and will i nspect all replaceme nt properties as needed. Each claim wi ll be submitted along with
docume ntatio n to City of Temple City for review and process ing . Chec ks will be available for approved
claims within 30 days of the date all documentation is submitted to the Relocat ion Advisor. Chec ks will
be delivered to the household or to the household 's designee . Advance payments may be provided
whenever a later payment would result in financia l hardship.
Relocation Payments are Not Considered Income . Government Code §7269
states that no payment required under the Relocation Assistance Program shall be considered as income
for the purposes of Personal Income Tax Law, Part 10 (commencing w ith Section 17001 }. No r are
payments considered as i ncome or resou rces to any recipient of public assistance and su ch payments
shall not be deducted from the amount of aid to wh ich the recip ient would otherwise be entitled under
any other provisions of law. Please consult your tax advisor for additiona l information .
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This is not a notice to vacate. No eligible househo ld will be required to move until there
is comparable replacement hous ing available to within thei r financial means and they have received at
least 90 days advance written notice of the date by which they must vacate .
Current Rental Agreement . It is important that each household continues to pay rent to
City of Temple City. Failure to pay rent to the City can resu lt in a deduction from payments owed to the
household and/or eviction . If a household receives a Notic e to Vacate from the City and the City is
required to take legal action to move the househo ld from the property, the City of Temple City will seek
rent and damages.
Please understand that this is a summary of the ass istance that may be available to eligible displaced
persons. No handbook summarizing relocation law can anticipate every circumstance or quest ion
regarding the Relocation Program . It is important that each household works closely w ith a Re location
Advisor to identify any special circumstances that need to be addressed when searching for replacement
housing. No household should comm it to renting or purchasing a replacement dwelling until the home
has been inspected by a Relocation Advisor. A Relocat ion Advisor is available to assist in the re location
process and will explain each person's rights and help to obtain the relocation payments and other
assistance for which they are eligible .
Notes
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