HomeMy WebLinkAboutRES RD 2003 110 2003 0205RESOLUTION NO. 2003 -110
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF MOORPARK, CALIFORNIA, TO ADOPT
THE REPLACEMENT HOUSING PLAN FOR THE HIGH
STREET PROJECT
WHEREAS, on September 19, 2001, the Moorpark Redevelopment
Agency acquired the Moorpark Mobilehome Park by negotiated
agreement with the former owner; and
WHEREAS, at a duly noticed public hearing on March 20,
2002, the Relocation Plan for the High Street Project was
adopted to guide the provision of relocation benefits and
services to the residents of Moorpark Mobilehome Park and three
tenant households on nearby parcels; and
WHEREAS, on November 21, 2001, the Moorpark Redevelopment
Agency acquired the property at 213 East Los Angeles Avenue by
negotiated agreement with the former owner; and
WHEREAS, a Relocation Plan for 213 East Los Angeles Avenue
was adopted by the Agency on January 15, 2003.
NOW, THEREFORE, THE REDEVELOPMENT AGENCY OF THE CITY OF
MOORPARK DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Agency commits to satisfying any
replacement housing needs created by the High Street Project and
the 213 East Los Angeles Avenue Project that affect the housing
market for low and moderate income households.
SECTION 2. The Agency finds that no replacement housing
identified in the Replacement Housing Plan requires voter
approval under Article 34.
SECTION 3. The Agency finds that the Replacement Housing
Plan for the High Street Project includes consideration of the
housing impacts of both the High Street Relocation Project and
the 213 East Los Angeles Avenue Project.
SECTION 4. The Agency hereby adopts the Replacement
Housing Plan for the High Street Project.
Resolution No. 2003 -110
Page 2
SECTION 5. The Agency Secretary shall certify to the
adoption
resolution
of this resolution and shall cause a certified
to be filed in the book of original Resolutions.
PASSED AND ADOPTED this
ATTEST:
I
Deborah S. Traffen dt
Agency Secretary
Attachment:
Exhibit "A" Replacement Housing Plan for the High Street Project
Resolution No. 2003 -110
Page 3
REPLACEMENT HOUSING PLAN
for the
High Street Project
Prepared for
MOORPARK REDEVELOPMENT AGENCY
By
PACIFIC RELOCATION CONSULTANTS
100 WEST BROADWAY, SUITE 300
LONG BEACH, CALIFORNIA 90802
(562) 590 -8564
January 2003
Resolution No. 2003 -110
Page 4
TABLE OF CONTENTS
I. INTRODUCTION ............................ ..............................1
II. PROJECT LOCATION ....................... ............................... 3
III. UNITS TO BE REPLACED .................. ............................... 5
IV. ANNUAL INCOME RESTRICTIONS .......... ............................... 7
V. LOCATION OF REPLACEMENT HOUSING .... ............................... 8
VI. FINANCING THE REPLACEMENT HOUSING ............................... 11
VII. NON - APPLICABILITY OF ARTICLE XXXIV OF
THE CALIFORNIA CONSTITUTION ...... ............................... 11
VIII. TIME TABLE FOR REPLACEMENT HOUSING ............................. 12
IX. SUMMARY ................................ .............................12
Resolution No. 2003 -110
Page 5
I. INTRODUCTION
The Moorpark Redevelopment Agency (the "Agency') has purchased the mobile home park
located at 83 High Street, in the City of Moorpark, with the intent to further develop the Moorpark
Civic Center. In addition, the City intends to initiate negotiations for the purchase of a single family
residence with two dwellings that is contiguous to the park, for the expansion of the Civic Center.
A third and fourth parcel, which are already owned by the Agency, will be incorporated into this
project. Each of these parcels, 213 E. Los Angeles Avenue and 661 Moorpark Avenue, has a single
family residence.
The real property that has been or will be acquired will cause the permanent displacement of thirty -
two (32) residential households. The mobile home park, with twenty- eight(28) mobile homes, of
which twenty- four(24) are owner occupied. Of the four single family residences, all are tenant
occupied.
This represents the maximum number of parcels and households that may be impacted by the
Project. The acquisition and relocation components of the Project are expected to take place over
a twelve month period that began in April of this year.
Section 33413.5 of the California Redevelopment Law (Health and Safety Code, Section 33000 et
seq.) requires a redevelopment agency to adopt a replacement housing plan whenever the agency
executes an agreement for acquisition of real property, or an agreement for the disposition and
development of property which would lead to the destruction or removal of dwelling units from the
low and moderate income housing market. The plan should identify the impacts that a particular
redevelopment project will have on the community's supply of low and moderate income housing
and detail the measures that the agency will take to ensure that the appropriate replacement housing
is produced within the four year time limit. Agencies have two options for producing replacement
housing pursuant to Sections 33413(a) or 33413(f) of the California Redevelopment Law.
Section 33413(a) of the California Redevelopment Law requires that whenever dwelling units
housing persons and families of low or moderate income are destroyed or removed from the low and
moderate income housing market as part of a redevelopment project, which is subject to a written
agreement with a redevelopment agency or where financial assistance has been provided, the agency
shall within four (4) years of the destruction or removal; rehabilitate, develop, or construct, or cause
to be rehabilitated, developed, or constructed, for rental or sale to persons and families of low or
moderate income, an equal number of replacement dwelling units at affordable housing cost within
the redevelopment project area or within the territorial jurisdiction of the agency. Because the
dwelling units will be removed after January 1, 2002, one hundred percent (100 %) of the
replacement dwelling units shall be available at affordable housing cost to, and occupied by, persons
in the same or a lower income category (very low, low and moderate) as the persons displaced from
those destroyed or removed units.
REPI.ACEMEN "r HOUSING PLAN PAGE 1
Resolution No. 2003 -110
Page 6
Notwithstanding Section 33413(a), Section 33413(f), states that an Agency may replace destroyed
or removed dwelling units with fewer number of replacement dwelling units if the replacement units
meet both of the following criteria: (1) the total number of bedrooms in the replacement dwelling
units equals or exceeds the number of bedrooms in the destroyed or removed units, and (2) the
replacement units are affordable to the same income level of the households as the destroyed or
removed units.
The replacement units are to remain available at affordable housing costs to very low, low and
moderate income households, respectively for the longest feasible time, but not less than 55 years
for rental units and 45 years for owner occupied units pursuant to Health & Safety Code §33413(c).
The units in the High Street Project are anticipated to be removed by the Spring of 2003 and the
replacement units must be provided within four years of the removal date. Therefore, all replacement
units must be completed by the Spring of 2007.
This Replacement Housing Plan (the "Plan") has been prepared by the Agency as a result of
proposed redevelopment of properly located in the Project and to satisfy the requirements for
replacement housing contemplated under the California Redevelopment Law.
This Plan describes the following:
1) Proposed project,
2) General location and number of the very-low, low and moderate income dwelling units
which will, or may be, removed or destroyed as a result of the project,
3) General location and number of replacement dwelling units planned for construction and/or
rehabilitation,
4) Means of financing such development,
5) Schedule for the construction of the replacement housing,
6) Period for which these units will remain affordable, and
7) A finding that the replacement housing does not require approval of the voters pursuant to
Article XXXIV of the California Constitution
REPLACEMENT I IOUsrNG PLAN PAGE 2
Resolution No. 2003 -110
Page 7
II. PROJECT LOCATION
The Project is generally located in the City of Moorpark, County of Ventura directly west of
Moorpark Avenue and north of High Street. The subject properties are contiguous to the Moorpark
Civic Center. On the following pages please find:
Figure 1 - Regional Project Setting, and
Figure 2 -High Street Project and L.A. Avenue Site Locations.
Rm.ACEMEN'r HOUSING PLAN PAGI? 3
Resolution No. 2003-110
Page 8
V, Am
G EVEREST
7747�' T T
V
Figure 2: Project Site Location
REPLACEMENT HOUSING PLAN PAGE.: 4
Resolution No. 2003 -110
Page 9
III. UNITS TO BE REPLACED
Survey of Dwellings Units to be Removed
A door to door survey and interviews of the occupants residing in potentially destroyed dwellings
were conducted from October 2001 through January 2002, and August 2002. In addition,
information obtained from publically available sources and property appraisals was reviewed and
analyzed. Information obtained from these sources was used to determine the number of bedrooms
and gross household income for each displaced dwelling unit.
Replacement Housing Requirements
Per the California Redevelopment Law as discussed in Section I - Introduction, the Agency shall
make available 100 percent (100 %) of the replacement dwelling units at affordable housing cost to,
and occupied by, persons in the same or a lower income category (very low, low and moderate) as
the persons displaced from those destroyed or removed units.
Table 1, below, defines the number of dwelling units, with corresponding number of bedrooms, that
will be displaced and the 100% requirement for replacement dwelling units and number of bedrooms
by income level. The numbers under each household income category indicate the total households
displaced (the number of dwelling units) by dwelling unit size (the number of bedrooms).
For this Project, the thirty -two (32) households were found to have the following mix of dwelling
unit sizes categorized by the number of bedrooms: twenty -two (22) one - bedroom, seven (7) two -
bedroom, two (2) three bedroom and one (1) four - bedroom. In addition, the survey found twenty
(20) very low, seven (7) low, and five (5) moderate income families residing in the thirty-two
dwelling units.
The results suggest that 46 replacement bedrooms need to be rehabilitated, developed, or constructed
pursuant to Section 33413(a) of the Community Redevelopment Law. Based on the criteria of
replacing all bedrooms by income level, twenty (24) replacement bedrooms should be affordable to
very low- income households, twelve (12) replacement bedrooms should be affordable to low - income
households, and ten (10) bedrooms should be affordable to moderate- income households. These
bedrooms may be constructed with a fewer number of dwelling units as long as the total number of
bedrooms are in the same or a lower income category.
RF.PLACFMENT HOUSING PLAN PAGE 5
Resolution No. 2003 -110
Page 10
TABLE 1-., „!
OPTIONi DISPLACED DWELLINGS: &:BEDROOMS *; l
BY DWELLING T SIZE &� HOUSEHOLD 'INCOME LEVEL
(100 % REQUIREMENT)
Unit Size,, :
Very, -law
Low
iModerat
Above
Total
Income
Income
Income
Moderate **
UnitsBds,to
Unfits /Bds
Units/Bds
Units!Bds
Units/Bds,
be Replaced
One Bedroom
17/(17)
3/(3)
2/(2)
0 /(0)
22/(22)
Two Bedroom
2/(4)
3/(6)
2/(4)
0/(0)
7/(14)
Three Bedroom
11(3)
1/(3)
0/(0)
0/(0)
2/(6)
Four Bedroom
-
-
1/(4)
-
1/(4)
Total Dwellings &
20/(24)
7/(12)
51(10)
0/(0)
32/(46)
Bedrooms Displaced
* Values in pad enthesis indicate the number of bedrooms that are displaced
** Above Moderate Income drivelling units,and /or bedrooms.do not need to be replaced. Values assigned
are. not included !in, the Totals. ”
REPLACEMENT HousNG PLAN PAGE 6
Resolution No. 2003 -110
Page 11
IV. ANNUAL INCOME RESTRICTIONS
California Health and Safety Code Sections 50079.5 and 50105 provide that the moderate, low and
very-low income limits established by the U. S. Department of Housing and Urban Development
( "HUD ") are the state limits for those income categories. Sections 50079.5 and 50105 direct the
Department of Housing and Community Development ( "HCD ") to publish the income limits.
The following figures, shown in Table 2, are approved for use in the County of Ventura to define
and determine housing eligibility by income level.
S' i s jar
Area Altediiah:74,7at a
�u' w
4.
=h FariXi�ty�
Very tow
t kower F ,
°N��iia tea, � �
a 5
� 1Vladera� t
St#e
knnua�
h
Arinuat fi
L
at
�n n rim
r t
:.
income
a
Incomencne
` y<
7 c%41n� r e
1 Person
26,150
38,100
52,300
62,760
2 Person
29,900
43,500
59,800
71,760
3 Person
33,600
48,950
679200
80,640
4 Person
37,350
54,400
74,700
89,640
5 Person
40,350
58,750
80,700
96,840
6 Person
43,350
63,100
86,700
104,040
7 Person
46,300
67,450
92,600
111,120
8 Person
49,300
71,800
98,600
118,320
Figures are per the Department of Housing and Community Development (California), Division of
Housing Policy Development, January, 2002
REPLACEMENT HOUSING PLAN PAGE 7
Resolution No. 2003 -110
Page 12
V. LOCATION OF REPLACEMENT HOUSING
The Agency is obligated to replace units and /or bedrooms as discussed in Section III. - Units To Be
Replaced, above. It is the intent of the Agency to ensure the development of all of the replacement
housing units necessary to fulfill its obligation.
Table 3a is provided for information only, and reflects the current inventory of affordable units
within the City. Table 3b reflects the number of affordable dwelling units and bedrooms that have
been constructed recently and those which are projected to be provided within the next 4 years. Table
4 compares the available bedrooms in affordable units that have been or are anticipated to be created
in future housing projects (see Table 3b) versus bedrooms that will be destroyed as the High Street
Project is implemented.
REPLACEMENT HOUSING PLAN PAGE 8
Resolution No. 2003 -110
Page 13
TABLE 3a:':
EXISTING HOUSING PROJECTS with
AFFORDABLE DWELLING UNITS/(BEDROOMS)-:>
Project
Unit Size
Units/Bds
Very
Low
Uni"d$
LovY .,
Units/Bds'
Moderate
LUnitsAldS
Total
UnitsAlds
Archstone LeClub
2 bedroom
29(58)_
29(58)
_ _
58(116)
3 bedroom
8(24)
1 8(24)
16(48)
Villa Campesina +
2 bedroom
9(18)
9(18)
3 bedroom
35(105)
35(105)
4 bedroom
15(60)
15(60)
5 bedroom
3 15
3 15
Villa del Arroyo
2 bedroom
27(54)
'
27(54)
3 bedroom
20(60)
20(60)
4 bedroom
1 4
s
1 4
Total for all existing projects
85 200
37 82
62 198
184 480
TABLE 3b:
RECENTLY CONSTRUCTED and PROPOSED HOUSING PROJECTS with
AFFORDABLE DWELLING UNITS/ BEDROOMS
Archstone
Moorpark
1 bedroom I
8(8)
I
8(8) _
44(88)
2 bedroom 24(48)
�
13(26)
7(14)
-
3 bedroom 5 15
5 15
10 30
Mountain View
(Gisler Field)
3 bedroom
11(3)
1 3(9)
4/(12)
4 bedroom
3 12
8 32
';
11/ 44
Asadurian*
3 bedroom
1 3
11 (3)
Pardee*
3 bedroom
12/(36) _
12/(36)
4 bedroom
13/(52)
13/(52)
West Pointe*
4 bedroom
5 20
5 20
10 40
Hitch Ranch*
n/a
25
75
100--
Suncal*
n/a
16
16—
USA*
1 bedroom
34(34)
62(62)
96(96)
2 bedroom
14 28
79 158
93 186
Shea Homes*
3 bedroom
7 21
7/(21)
Colmer*
3 bedroom
2/(6)
4 12
6/(18)
Pacific Communities*
3 bedroom
11/(33)
11/(33)
4 bedroom
11/(441
11/(44)
Totals for all Proposed Projects
88(166)
237(516)
12(29)
337(711)
*Planned projects with an anticipated completion date within four years
•• Insufficient information available - not included in totals
+ Estimated room distribution
All listed units are or will be covered by regulatory agreement or other recorded covenants
except Villa Campesina.
REPLACEMENT HOUSING PLAN PAGE 9
Resolution No. 2003 -110
Page 14
TABLE 4.': ,
BEDROOMS CREATED IN'PROPOSED AFFORDABLE: HQiI'SIhiGt PROJECTS
'rV'ersus BEDROOMS DESTROYED BY THE HIGH STREET PROJECT
Very Low.
Low
Moderate
Total
Proposed Projects:
166
516
29
711
Bedrooms Created
High Street Project
-24
-12
-10
-46
Required 100%
Replacement Bedrooms
Total Remaining
142
504 -
19 -
665
Bedrooms Created
The Agency shall satisfy its replacement housing obligation by using twenty -four (24) of the very-
low income bedrooms, twelve (12) of the low- income bedrooms and ten (10) of the moderate -
income bedrooms that have been created, and/or are anticipated to be created in future affordable
housing projects. All of the bedrooms that are to be replaced may be located within a fewer number
of dwelling units as long as the total number of bedrooms created equal or exceeds the number of
bedrooms destroyed or removed and are in the same or a lower income category (very low, low and
moderate) as the persons displaced from those destroyed or removed units. The Agency has not
incurred any replacement housing obligations prior to this project.
Based on the above analysis and the Agency's anticipated future affordable housing program, the
Agency will have created a sufficient number of dwelling units to satisfy the replacement housing
obligation for the Project.
R1=PLACF.MF,NT HOUSING PLAN PAGF 10
Resolution No. 2003 -110
Page 15
VI. FINANCING THE REPLACEMENT HOUSING
The Redevelopment Plan that was created for the High Street Redevelopment Project Area
authorizes the Agency to finance its activities with assistance from or through a variety of funding
sources, including the County of Ventura, State of California, United States Government, property
tax increment funds, interest income, Agency bonds, or other available sources.
In the acquisition, construction and/or rehabilitation of the affordable housing units identified in the
preceding section, the Agency may utilize a variety of funding sources to finance these activities.
Sources that may be utilized include: State and/or Federal grants and loans, including, but not
limited to; HOME grants; various mortgage subsidy or guarantee programs, including Section 202
and programs offered by the California Housing Financing Agency (CalHFA); tax increment funds;
below market rate financing through the sale of tax exempt mortgage revenue bonds (individually
or pooled); redevelopment twenty percent set -aside funds; and developer funds.
Specific funding for future replacement housing units may be through the use of any combination
of the above described methods and sources.
VII. NON - APPLICABILITY OF ARTICLE XXXIV OF THE CALIFORNIA
CONSTITUTION
It is hereby found and determined that the replacement housing to be developed and constructed
under this replacement housing plan does not require approval of the voters of the City of Moorpark
pursuant to Article XXXIV of the California Constitution in that the replacement housing units meet
one or more of the exemption criteria.
With respect to the replacement housing units, Article XXXIV also provides for the Agency to
conduct activities which may provide developers assistance in financing, acquisition of land, leasing
of existing dwelling units, monitoring construction of rehabilitation by imposition of mandated or
authorized conditions, and/or other assistance consistent with the Article.
RF.PI.ACEMENr HOUSING PLAN PAGE I I
Resolution No. 2003 -110
Page 16
VIII. TIME TABLE FOR REPLACEMENT HOUSING
The Agency shall complete the construction of replacement housing units necessary to fulfill the
affordable dwelling units discussed in this Plan. All units created as replacement housing units shall
be completed within four (4) years from the date of destruction and shall remain income restricted
for a period as required by law.
IX. SUMMARY
In summary, a total of Forty-six (46) bedrooms in thirty-two (32) dwelling units will be removed as
a result of the construction of the Project, causing certain replacement housing obligations. Based
on the dwelling units/bedrooms proposed to be destroyed for the Project, the Agency shall provide
for the replacement housing obligations in the following manner:
Utilizing twenty -four (24) of the very-low income bedrooms, twelve (12) of the low -
income bedrooms, and ten (10) of the moderate - income bedrooms that have been
created, and/or are anticipated to be created in future affordable housing projects.
The result of the above actions will meet the replacement housing obligations as a result of proposed
projects as mandated under California Redevelopment Law and the Housing and Community
Development Act. The Moorpark Redevelopment Agency recognizes its legal and community
responsibilities in this matter and will make a sincere, good -faith effort to accomplish these goals.
The Agency retains its option to use other approaches and strategies not discussed herein to fulfill
its replacement housing obligations in a timely manner.
KEPLACEMENT HOUSING PLAN PAGE 12
Resolution No. 2003 -110
Page 17
STATE OF CALIFORNIA )
COUNTY OF VENTURA ) ss.
CITY OF MOORPARK )
I, Deborah S. Traffenstedt, Secretary of the Redevelopment
Agency of the City of Moorpark, California, do hereby certify
under penalty of perjury that the foregoing Resolution No. 2003-
110 was adopted by the Redevelopment Agency of the City of
Moorpark at a regular meeting held on the 5th day of February,
2003 and that the same was adopted by the following vote:
AYES: Agencymembers Harper, Mikos, Millhouse, Parvin
and Chair Hunter
NOES: None
ABSENT: None
ABSTAIN: None
WITNESS my hand and the official seal of said City this 10th
day of March, 2003.
I /
Deborah S. TraffenstL!!5ti't,
Agency Secretary
(seal)
1- ?N:ENr9
ESTABLISHED
MARCH 18,1887
Of