1975 E. 21st St. and 2107 Cherry Ave. Project
Draft Relocation Plan
Prepared for:
City of Signal Hill 2175 Cherry Ave.
Signal Hill, CA 90755
Prepared by:
Monument Inc.
200 Spectrum Center, Suite 300
Irvine, CA 92618
Phone (800) 577-0109
July 2025
Spanish speaking representatives are available.
Si necesita esta información en español, por favor llame a su representante.
ContentsContents
Contents
Contents
Table of Contents
INTRODUCTION 1
PROJECT AREA DESCRIPTION 2
Regional Location 2
Project Site Location and Description 3
General Demographic and Housing Characteristics 4
ASSESSMENT OF RELOCATION NEEDS 8
Survey Methods 8
Field Survey Data – Residential 8
Housing Mix 9
Occupancy Standards 9
Income 9
Ethnicity/Language 10
Households with Seniors 10
Households with Disabilities 10
Preferred Relocation Areas 10
FIELD SURVEY DATA – NON-RESIDENTIAL…………………………………………………………………………………….…..10 RELOCATION RESOURCES 12
Methodology 12
Replacement Availability 12
Residential For-Sale and Rental Housing 12
Commercial Space for Lease……………………………………………………………………… 13 Summary 14
Related Issues 14
Concurrent Residential Displacement 14
Temporary Relocation 15
THE RELOCATION PROGRAM 16
Program Assurances, Standards and Objectives 16
Relocation Advisory Assistance 17
Relocation Benefits – Residential 18
Residential Moving Expense Payments 18
Rental Assistance to Tenants/Owner-Occupants Who Choose to Rent 19 Down payment Assistance to Tenants Who Choose to Purchase 20 Last Resort Housing 21
Determinations of Comparable Housing 21
RELOCATION BENEFITS NON-RESIDENTIAL……………………………………………………………………………………….....22 Payment for Actual Reasonable and Necessary Moving and Related Expenses…………………………………………………………………………………….……..22 Self Moves………………………………………………………………………………………...23
A Fixed Payment in Lieu of a Payment for Actual Reasonable Moving and Related Expenses……………………………………………………………………………………….…...23 General Information Regarding the Payment of Relocation Benefits 24 Relocation Tax Consequences 25
Title VI – the City’s Non-Discrimination Policy 25
Fair Housing Laws 25
ADMINISTRATIVE PROVISIONS 27
Notices 27
Privacy of Records 28
Grievance Procedures 28
Eviction Policy 28
Citizen Participation 29
Projected Dates of Displacement 29
Estimated Relocation Costs 29
List of TablesList of Tables
List of Tables
List of Tables
Table 1: 2020 US Census Population – City of Signal Hill and Impacted Tract (5734.01) ………………..4 Table 2: 2020 US Census Housing Units – City of Signal Hill and Impacted Tract (5734.01) ……………5 Table 3: Economic Characteristics by Labor Force – City of Signal Hill and Census Tract (5734.01) …………………………………….….…………………………………. 6 Table 4: Business Profile – City of Signal Hill …………………………………….……………………….7 Table 5: Affected Residential Dwellings……………………………………………………………….…....8 Table 6: 2025 HCD Income Limits – Los Angeles County …………………………………………….…. 9 Table 7: Affected Non-Residential Tenant…………………………………………………………………11 Table 8: Availability and Cost of Replacement Rental Housing (Conventional)………………………………………………………………………………………………...12 Table 9: Availability and Cost of Single-Family Residences for Sale……………………………………………………………………………………………………………13 Table 10: Availability and Cost Replacement Commercial Spaces…………………………………………14 Table 11: Schedule of Fixed Moving Payments …………………………………………………………….19 Table 12: Computation of Rental Assistance Payments …………………………………………………….20 List of FiguresList of Figures
List of Figures
List of Figures
Figure 1: Regional Project Location……………………………………………………………………………...2 Figure 2: Project Site Location 3
Figure 3: Street View of Subject Property………………………………………………………………………4 List of ExhibitsList of Exhibits
List of Exhibits
List of Exhibits
Exhibit A: Residential Interview Form
Exhibit B: Non-Residential Interview Form
Exhibit C: HCD Income Limits Los Angeles County
Exhibit D: Residential Informational Brochure
Exhibit E: Non-Residential Informational Brochure
Exhibit F: Public Comment and Responses
IntroductionIntroduction
Introduction
Introduction
The City of Signal Hill is an independent charter city located in Los Angeles County, entirely surrounded by the City of Long Beach. Covering approximately 2.2 square miles, Signal Hill operates its own municipal government, including dedicated police, public works, and community services departments. The City is home to approximately 11,848 residents and is recognized for its hilltop views, community parks, and historic role in California’s oil production.
In 2021, the City adopted the Parks and Recreation Master Plan (2021–2031) to guide future investments in public open space, recreational facilities, and civic infrastructure. The Master Plan includes strategies for expanding and enhancing Signal Hill Park, a central gathering place for the community.
The property located at 1975 E. 21st St. and 2107 Cherry Avenue, Signal Hill, CA 90755 which is currently improved with two residential units and one commercial tenant, is being acquired to support these goals. In the short term, the site will be used to house municipal staff during the planned City Hall renovation in 2026. Over the long term, the property will be incorporated into the broader Signal Hill Park Master Plan, aligning with the City’s vision for expanded civic and open space uses.
This relocation plan has been prepared in accordance with the California Government Code Section 7260, et seq. and the California Code of Regulations, Title 25, Division 1, Chapter 6, Subchapter 1 (Guidelines), which govern all displacement caused by public acquisition, regardless of funding source. The purpose of this plan is to ensure that all affected households and businesses are relocated in a manner that is equitable, transparent, and compliant with applicable state requirements.
The Plan is organized in five sections:
The regional and specific location of the Project (SECTION I); An assessment of the relocation needs of those persons subject to displacement as a result of the Project (SECTION II); An assessment of available residential replacement sites within the City of Signal Hill and surrounding areas (SECTION III); A review of the relocation assistance program to be offered to the displaced residential occupants (SECTION IV); and Necessary administrative provisions (SECTION V).
Project Area Description Project Area Description
Project Area Description
Project Area Description
Regional Location
The Project is located in the City of Signal Hill within Los Angeles County. Signal Hill is a 2.2-square-mile city completely surrounded by the City of Long Beach, approximately 20 miles south of downtown Los Angeles. The area is served by Interstate 405 (I-405) to the north and the Pacific Coast Highway (State Route 1) to the south, providing convenient regional access. Nearby communities include Long Beach, Lakewood, Carson, and Paramount. (See Figure 1: Regional Project Location) Figure 1: Regional Project Location
Project Site Location and Description
The subject property is located at 1975 E. 21st St. and 2107 Cherry Avenue, at the intersection of Cherry Avenue and East 21st Street, directly adjacent to Signal Hill Park. (See Figure 2: Project Site Location and Figure 3: Street View of Subject Property.) The parcel is situated in a mixed-use corridor that includes civic buildings, residential homes, and open parkland, providing immediate proximity to community-serving amenities.
The site contains a two-story structure totaling approximately 2,080 square feet, with 1,040 square feet of ground-floor commercial space and two one-bedroom residential units occupying the upper floor. All units are currently occupied and in active use.
Figure 2: Project Site Location
Figure 3: Street View of Subject Property
General Demographic, Housing Characteristics and Economic Characteristics According to the population estimates from the 2020 U.S. Census, the population of the City of Signal Hill is 111,848, and the population of the impacted Census Tract is 1,505 (see Table 1 below). Corresponding Census data concerning the housing mix is shown in Table 2, below.
Table 1: 2020 US Census Population – City of Signal Hill and Impacted Tract (5734.01) Population Group
Tract 5734.01(Population: 1,505)
% Tract
City of Signal Hill(Population: 11,848)
% City
Total population
1,505
100.0%
11,848
100.0%
White alone (NonHispanic)
(approx.) 430
28.6%
4,929
41.6%
Black or African American alone
(approx.) 109
7.2%
855
7.2%
Asian alone
(approx.) 361
24.0%
2,846
24.0%
American Indian/Alaska Native alone
(not separately reported)
–
42 0.4%
Native Hawaiian/Other Pacific Islander alone
–
–
101
0.9%
Two or More Races
(approx.) 208
13.8%
1,634
13.8%
Other race
–
–
1,156
9.8%
Hispanic or Latino (any race)
(included in other categories)
–
4,478
37.8%
Note: Tract-level data for certain subgroups are either suppressed or not available due to small sample sizes. Tract-level race estimates are approximations based on proportional distributions. City-level data are drawn from the U.S. Census Bureau 2020 Decennial Census and 2020–2023 American Community Survey (ACS) estimates (via Census Reporter and World Population Review).
Table 2: 2020 US Census Housing Characteristics – City of Signal Hill and Census Tract (5734.01) Housing Characteristic
Tract 5734.01
Signal Hill City (2020)
Total housing units
580 units
4,749 units (censusreporter.org)
Occupied housing units
529 units
4,561 units
Owner-occupied units
(not separately reported)
2,360 units (51.7%)
Renter-occupied units
—
2,201 units (48.3%)
Homeowner vacancy rate
—
1.1%
Rental vacancy rate
—
5.7%
Median household income
$75,469
$102,303
Poverty rate
23.4%
9.1%
Note: Tract-level breakdowns for tenure and vacancy rates are not separately published. City-level estimates are from the 2020 U.S. Decennial Census and 2020–2023 ACS 5-Year Estimates.
Signal Hill is home to approximately 6,370 workers. Major employment sectors include health care & social assistance (18%), retail (12%), professional & technical services (11%), and manufacturing (10%), with management roles also strongly represented (datausa.io).
The city encompasses roughly 753 business establishments, employing over 12,500 individuals, and generating nearly $886 million in annual wages (zip-codes.com).
The impacted commercial tenant—a photography studio—is a micro-business (sole proprietorship) operating in a mixed-use corridor and fits within the city's broader economic profile of small, service-oriented establishments. Table 3: Economic Characteristics – City of Signal Hill and Impacted Tract (5734.01) Table 3: Economic Characteristics by Labor Force - City of Signal Hill and Census Tract (5734.01) Industry Sector
Number Employed (2023)
% of Workforce
Health Care & Social Assistance
1,129
17.7%
Professional, Scientific & Technical Services
728
11.4%
Manufacturing
611
9.6%
Retail Trade
764
12.0%
Management Occupations
669
10.5%
Other (includes Construction, etc.)
~2,480
38.8%
Total Workforce
6,371
100%
Source: Data USA (residential-based employment data in Signal Hill) Table 4: Business Profile – City of Signal
Business Characteristic
Value
Number of Establishments
753 (2023 data)
Number of Employees (all ZIPs)
12,502
Annual Payroll
$886.2 million
1st Quarter Payroll
$218.2 million
Source: zip‑codes.com (aggregated business patterns for Signal Hill) Assessment of Relocation Needs Assessment of Relocation Needs Assessment of Relocation Needs
Assessment of Relocation Needs
Survey Methods
The information necessary for the preparation of this Plan was obtained through in-person interviews and field observations with residential occupants within the project area. Interviewers successfully collected survey data from each of the two identified residential households. These interviews provided key details such as household size and composition, income, monthly rent obligations, tenancy history, language needs, health or disability-related considerations, and preferences for replacement housing. Particular care was taken to identify any barriers to relocation, including accessibility needs and limited English proficiency.
As of the date of this Plan, the commercial tenant—a photography studio located on the ground floor—has not yet been interviewed. Efforts to schedule an interview are ongoing. However, based on lease documentation, estoppel certifications, and field observations, the business appears to be a sole proprietorship offering portrait and studio photography services. This Plan makes preliminary assumptions based on the type and size of the business and anticipates that any comparable replacement site would need to accommodate similar square footage and use (i.e., service-based retail or creative commercial space).
A supplemental assessment of the business’s relocation needs will be conducted upon completion of the in-person interview. At that time, this Plan will be updated to include more detailed information regarding the business’s operations, equipment, staffing, and preferences for replacement space.
Samples of the Residential Interview Form used in this process are attached as Exhibit A. A Commercial Interview Form has been prepared and will be administered upon contact with the tenant.
Field Survey Data – Residential
The Project will impact a two-story mixed-use structure containing two fully occupied residential units located on the second floor. Survey information was obtained from both households during in-person interviews conducted as part of the relocation planning process. Each unit is a one-bedroom apartment occupied by a low-income household. The City of Signal Hill will ensure that all replacement housing referrals meet applicable state and federal occupancy standards, and that units are appropriately sized and affordable for the affected tenants.
Table 5: Affected Residential Dwellings
No.
Address
Property Type
Use
No. of Bedrooms
No. of Occupants
Occupancy Type
1 2107 Cherry Ave, Unit A
Mixed-Use Building
Residential
1 1
Tenant
2 2107 Cherry Ave, Unit B
Mixed-Use Building
Residential
1 3
Tenant
Housing Mix
The Project site contains one residential structure situated above a ground-floor commercial unit. The residential portion consists of two one-bedroom units, both of which are currently tenant-occupied. Each unit is occupied by a distinct household. Unit A is occupied by a single adult, while Unit B houses an adult head of household with minor children. There are no vacancies or owner-occupied units within the Project site. This limited residential mix—comprised entirely of tenant households in one-bedroom rental units—will shape the City’s relocation approach and ensure that assistance is appropriately tailored to the needs of each household.
Occupancy Standards
The City of Signal Hill generally follows occupancy standards consistent with state housing and building codes, which allow for two persons per bedroom plus one person in the living area. For example, a one-bedroom unit may accommodate up to three individuals. Larger households are assessed for appropriate accommodations based on square footage and composition, particularly for families with minor children or individuals with disabilities.
In this Project, two residential units are impacted, both of which are one-bedroom units. One is occupied by a single adult, and the other by an adult with two minor children. Based on adopted standards, both households would remain eligible for one-bedroom replacement housing; however, their preferences and unique needs will be considered in identifying comparable, decent, safe, and sanitary (DS&S) units.
Replacement housing referrals will reflect these occupancy guidelines while also addressing factors such as proximity to services, school access for children, and other household-specific considerations.
Income
Information regarding household income was obtained during residential interviews to determine relocation assistance eligibility and the scope of benefits. Income level is a key factor in calculating rental assistance, down payment support, and other financial relocation aid.
The State of California’s Department of Housing and Community Development (HCD) annually publishes income limits by county and household size. For Los Angeles County, the 2025 Area Median Income (AMI) is $106,600. The income thresholds used to determine low-income status are listed in Table 4 below.
Table 6: 2025 HCD Income Limits – Los Angeles County
(Income limits based on gross annual income by household size) Household Size
Extremely Low Income (30% AMI)
Very Low Income (50% AMI)
Low Income (80% AMI)
1 Person
$26,400
$53,000
$84,850
2 Persons
$30,200
$60,600
$96,950
3 Persons
$34,000
$68,150
$109,050
4 Persons
$37,750
$75,750
$121,150
5 Persons
$40,800
$81,800
$130,850
6 Persons
$43,800
$87,850
$140,550
7 Persons
$46,800
$93,900
$150,250
8 Persons
$49,800
$100,000
$159,950
Source: California Department of Housing and Community Development, Income Limits 2025 (Los Angeles County) Based on information obtained during the interview process, both households are preliminarily classified within the Low-Income category as defined by the State’s 2025 income limits for Los Angeles County. This classification will guide the level of relocation assistance offered and ensure that all identified replacement housing options meet affordability standards and are Decent, Safe, and Sanitary (DSS) in accordance with applicable regulations.
Ethnicity/Language
Based on information obtained from interviews with the affected households, the current occupants include one individual who identifies as White and three individuals who identify as Hispanic or Latino. All residents speak English as their primary language at home, and no language access barriers have been identified. Language assistance services will be available, if needed, to ensure equitable access to information and relocation support.
Households with Seniors
None of the residential households affected by the Project include occupants aged 65 or older. While relocation assistance plans often account for the unique needs of senior households, no senior-specific accommodations are anticipated for this Project.
Households with Disabilities
Based on information obtained through resident interviews, one household includes a child with a diagnosed learning disability. While no physical disabilities have been reported, the relocation team will remain attentive to any special needs that may arise throughout the process. All accommodations will be made to ensure the household’s relocation is conducted with care, dignity, and in compliance with applicable disability laws. Additional services will be provided as necessary to support a smooth and appropriate transition.
Preferred Relocation Areas
Residential interviews are used to identify each household’s specific relocation preferences, helping relocation staff plan and identify suitable replacement housing. Affected households typically express interest in remaining within or near their current community to maintain continuity in employment, school enrollment, access to medical providers, and public transit.
For this project, one household (Unit B) expressed a preference to remain in Long Beach or Signal Hill to preserve access to familiar community resources and school continuity. The other household (Unit A) expressed a preference to relocate to the City of Lakewood, located approximately four miles from the project site. Efforts will be made to prioritize replacement housing options within this vicinity to support the tenant’s continuity of routine and community connections. Replacement housing referrals will prioritize these geographic preferences where feasible.
Field Survey Data – Non-Residential
The Project will impact one non-residential tenant located on the ground floor of the two-story mixed-use building at 2107 Cherry Avenue. The commercial space consists of approximately 1,040 square feet and is currently occupied by In His Image Photography, a sole proprietorship offering professional photography services.
Due to limited access and scheduling constraints, a full business interview has not yet been completed. Preliminary information has been gathered through lease documents and field observations. The business operates under a month-to-month tenancy at a monthly rental rate of $1,075, with no recorded security deposit. It appears to function as a microenterprise, with modest furnishings and photography equipment consistent with other small, service-oriented businesses in the area.
Moving smaller businesses can be more challenging than relocating larger businesses, which typically have greater capital reserves and administrative support. For this reason, it is essential to provide timely, viable referrals to replacement sites, offer assistance in relocation planning, and execute the move with care and efficiency. Information obtained during the relocation interview process will assist in determining the financial capacity of the business to complete a move and whether an advance relocation assistance payment is necessary.
A comprehensive business interview will be conducted during the implementation phase of the relocation program to obtain more detailed information regarding operations, equipment, income, clientele, and specific relocation needs. This will inform the level of relocation assistance available, including eligibility for moving and reestablishment expenses in accordance with applicable relocation regulations.
Until additional data is collected, planning assumptions are based on the business’s classification as a small, locally operated, non-franchise tenant. Replacement sites will be identified that provide comparable commercial square footage and are suitable for continued operation.
Table 7: Affected Non-Residential Tenant
No.
Address
Property Type
Use
Business Name
Square Footage
1 2107 Cherry Ave
Mixed-Use
Commercial
In His Image Photography
1,040 sq. ft.
Relocation Resources Relocation Resources
Relocation Resources
Relocation Resources
Purpose and Methodology
The purpose of this section is to assess the availability of suitable replacement housing for residential occupants and identify potential commercial spaces for the business tenant displaced by the Project. It is a critical step in planning to ensure that all occupants can relocate to decent, safe, and sanitary (DSS) units with minimal disruption.
Under the California Relocation Assistance Law, no eligible residential occupant shall be required to move unless comparable replacement housing is available. While non-residential occupants are not guaranteed comparable sites, identifying viable commercial locations in advance supports business continuity and minimizes relocation hardship.
To evaluate available resources, the project team conducted a replacement site survey using the following sources:
Online databases (e.g., Zillow, Apartments.com, LoopNet, MLS) Field canvassing of nearby neighborhoods and commercial corridors Direct outreach to real estate professionals and property managers Review of local rental listings and advertisements
This data will inform the relocation strategy and ensure that displaced occupants are offered appropriate and affordable options.
Replacement Availability
Residential Rental Housing
A residential housing resource survey was conducted in the City of Signal Hill and surrounding communities, including Long Beach and Lakewood, to evaluate the availability of suitable replacement rental housing for the two impacted households. The search focused on one-bedroom and two-bedroom rental units, consistent with the size and occupancy of the displaced units.
Table 8: Availability and Cost of Replacement Rental Housing Bedroom Size
Number of Listings
Price Range
Average Rent
Locations Searched
1 Bedroom
12 $1,695 – $2,100
$1,853
Signal Hill, Long Beach, Downey
#
Address
City
Rent
Contact Phone
1 1855 Stanley Ave #C
Signal Hill
$1,895/mo
— (website inquiry)
2 1975 N Stanley Ave
Signal Hill
~$1,695/mo
— (website inquiry)
3 2305 Lemon Ave #17
Signal Hill
$1,750/mo
— (website inquiry)
4 2172 Olive Ave
Long Beach
$1,695/mo
(562) 3301602
5 722 Maine Ave
Long Beach
$1,695/mo
(562) 3625962
6 435 W 4th St
Long Beach
$1,695/mo
(562) 2473223
7 1725 Lemon Ave
Long Beach
$1,825/mo
(562) 5127071
8 110 W Ocean Blvd
Long Beach
$1,990/mo
(562) 4713569
9 10700 Downey Ave (Devington Apt)
Downey
$2,100/mo
(562) 6053152
10 8020 Birchcrest Rd (Downey Plaza)
Downey
$1,950+/mo
(562) 6053310
11 8840 Lindell Ave (The Village)
Downey
$1,795+/mo
(562) 8004720
12 8000 Telegraph Rd (Seville Apt)
Downey
$1,995/mo
(310) 5825209
Source: Zillow.com, Apartments.com, Westsiderentals.con; Redfin.com; Apartmentlist.com June/July 2025 Table 9: Availability and Cost of Single-Family Residences for Sale #
Address & Format
City
Beds/Baths
Price
1 2001 E 21st St UNIT 132 (Condo)
Signal Hill
2 BD / 2 BA
$499,900
2 1923 Molino Ave UNIT 303 (Condo)
Signal Hill
2 BD / 2 BA
$750,000
3 1520 Ohio Ave (House)
Long Beach
2 BD / 1 BA
$699,900
4 1237 E 6th St UNIT 306 (Condo)
Long Beach
2 BD / 2 BA
$550,000
5 7437 Laura St (House)
Downey
2 BD / 1 BA
$649,999
6 11410 Brookshire Ave UNIT 124 (Condo)
Downey
2 BD / 2 BA
$450,000
Source: Zillow.com, Trulia.com; Refin.com; Rocket.com June/July 2025 The availability of rental units within the preferred geographic areas demonstrates that sufficient comparable replacement housing is currently available to meet the needs of the displaced households. Tables 8 and 9 provide detailed listings of available housing units for rent and for sale.
Commercial Space for Lease
Although commercial tenants are not entitled to replacement sites as a condition of relocation, a preliminary commercial market survey was conducted to identify potentially suitable replacement sites for In His Image Photography, a sole proprietorship occupying approximately 1,040 square feet of ground-floor commercial space.
Table 10: Availability and Cost of Replacement Commercial Spaces June/July 2025 Sq. Ft. Range
Number of Listings
Rent Range (Monthly)
Average Rent per Sq. Ft.
Locations Searched
747-2500
5 $1,485 – $6,250
$1.65 – $3.50
Signal Hill, Long Beach, Paramount, Lakewood
Address
City
Property Type
Use
Square Footage
Lease Rate
3308 Lime Ave
Signal Hill
Office
General Office
940 sq ft
$1,950/mo
2201 E Willow St
Signal Hill
Retail
Retail/Commercial
747–2,220 sq ft
$3.50/SF/mo
2129 Pacific Ave
Long Beach
Retail
Retail/Street-Level
900 sq ft
$1.65/SF/mo (~$1,485/mo)
4314 South St (Lakewood Plaza)
Lakewood
Retail
Storefront
1,376 sq ft
Contact broker
7500–7532 Rosecrans Ave
Paramount
Retail
Retail/Plaza
2,500 sq ft
$0.89–$2.50/SF/mo (~$2,225–$6,250/mo)
Source: LoopNet.com, CommercialCafe.com, Crexi.com, local broker contacts; accessed June/July 2025.
Timely access to comparable commercial space is essential to minimizing disruption to business operations. The project team will continue assisting the tenant in identifying viable replacement sites and evaluating potential relocation expenses, including moving and reestablishment costs.
Summary and Related Considerations
Availability of Resources: Adequate residential and commercial replacement resources exist in the surrounding area to support permanent relocations.
Potential Cost Increases: Some households may face higher monthly rents or upfront costs, which will be addressed through relocation benefits consistent with applicable laws.
Loss of Goodwill: Goodwill consists of the benefits that accrue to a business as a result of its location; reputation for dependability, skill, or quality; and any other circumstances resulting in probable retention of old, or acquisition of new, patronage. Claims for loss of goodwill are not compensable under the statutory provisions related to relocation assistance. However, efforts will be made to minimize disruption to the business and preserve operational continuity through the identification of suitable replacement sites, coordination of moving logistics, and provision of eligible reestablishment assistance.
C. Related Issues
Concurrent Residential Displacement
There are no known public projects anticipated in the Project area that will cause significant displacements during the same timeframe as the anticipated Project displacements. Notices to vacate are expected to be issued in August 2025, with the earliest potential displacement beginning in November 2025. No residential or non-residential displacee will be required to move without both adequate notice and access to available, comparable, affordable, decent, safe, and sanitary housing or, in the case of businesses, suitable commercial replacement space.
Temporary Relocation
The Project is not anticipated to cause any temporary displacements. All affected residential and non-residential occupants are expected to be permanently displaced as a result of the Project. As such, relocation planning efforts will focus solely on permanent relocation assistance and replacement site identification.
The Relocation Program The Relocation Program
The Relocation Program
The Relocation Program
The City of Signal Hill’s Relocation Program is structured to minimize hardship and provide equitable support to affected residents and businesses. The Program will be implemented in a manner responsive to the specific needs of the Project, with consistent application of all applicable regulatory standards to ensure fair and lawful determinations of eligibility and benefits. The Program fully complies with the California Relocation Assistance Law (Government Code §7260 et seq.) and the associated Relocation Assistance and Real Property Acquisition Guidelines set forth in Title 25, California Code of Regulations, Division 1, Chapter 6.
To administer the Relocation Program, the City has retained Monument Inc. (Monument), a relocation consulting firm with extensive experience supporting public agency projects throughout Southern California. Monument will provide day-to-day relocation services and advisory support. City staff will oversee Monument’s performance and retain final authority over eligibility decisions, benefit determinations, and interpretation of relocation policy.
The Relocation Program consists of two primary components: Advisory Assistance and Financial Assistance, which will be offered in accordance with applicable law and tailored to meet the needs of the affected occupants.
Program Assurances, Standards and Objectives
The City would provide the displaced residential occupants with the assistance, rights, and benefits required under state relocation law and the City’s policies and procedures. The relocation program would provide advisory and financial assistance. Every effort would be made to facilitate relocation arrangements and minimize hardship for displacees.
The program objectives would be as follows:
To fully inform eligible Project displacees of the nature of, and procedures for, obtaining relocation assistance and benefits; To determine the needs of each displacee eligible for assistance; To provide continuously updated referrals to potential replacement sites within a reasonable time prior to displacement and assure that no occupant is required to move without a minimum of 90 days written notice to vacate; To provide assistance that does not result in different or separate treatment due to race, color, religion, national origin, sex, marital status or other arbitrary circumstances; To supply information concerning state programs and other governmental programs providing assistance to displaced persons; To assist each eligible occupant to complete applications for benefits; To make relocation benefit payments in accordance with the appropriate guidelines; To inform all persons subject to displacement of City policies with regard to eviction and property management; and To establish and maintain a formal grievance procedure for use by displaced persons seeking administrative review of City decisions with respect to relocation assistance.
Relocation Advisory Assistance
Monument staff is available to assist the permanently displaced households with questions or concerns about relocation and/or assistance in relocating. Relocation staff can be reached at 200 Spectrum Center, Suite 300, Irvine, CA 92618 with office hours from 8:00 a.m. to 5:00 p.m., and can be contacted at (800) 577-0109. A comprehensive relocation program, with technical and advisory assistance, would be provided to assist all persons being displaced as a consequence of the Project, with bilingual services or Spanish speaking assistance available. Personal contact would be maintained with all individuals until the relocation process has been completed.
As discussed previously, Monument has been retained by the City to assist in the administration of its relocation program. Monument will work closely with City staff. City staff would provide final approvals, or otherwise, of all Monument’s recommendations. Every reasonable effort would be made to ensure that the relocation of residents occurs with a minimum of delay and hardship.
The following services will be provided:
The remaining interview with the non-residential tenant will be conducted to obtain detailed information necessary to assess the business’s operational needs, preferences for replacement space, and eligibility for relocation assistance benefits.
A printed Informational Brochure outlining relocation rights, available assistance, eligibility requirements, and the appeals process (included as Exhibit D and Exhibit E) will be provided in English or in the displacee’s primary language, if deemed necessary. Signed acknowledgments will be obtained to verify receipt of this material; A database will be maintained of available residential and non-residential units for lease and for sale, and referrals will be provided to the displacees for the duration of the Project; Assistance will be offered to displacees in connection with arrangements for the purchase of real property, if applicable, filing of claim forms to request relocation benefits from the City and to obtain services from other public agencies; Special assistance in the form of referrals to governmental and non-governmental agencies will be made, if requested; Eligible displacees will be assisted with the preparation and submission of relocation assistance claims; Benefit determinations and payments will be made in accordance with applicable law and City policy; Assure that displacees are not required to move without a minimum of 90 days written notice to vacate; All persons subject to displacement will be informed of City policies with regard to eviction and property management; A formal grievance procedure will be established and maintained for use by displaced persons seeking administrative review of City decisions with respect to relocation assistance; and Assistance will be provided that does not result in different or separate treatment due to race, color, religion, national origin, sex, marital status or other arbitrary circumstances.
Relocation Benefits – Residential
Specific eligibility requirements and benefit plans would be detailed on an individual basis with displacees. In the course of personal interviews and follow-up visits, households would be counseled as to available options with respect to financial assistance.
Relocation benefits will be provided in accordance with the provisions of the state relocation law and regulations. Benefits would be paid to eligible displaced persons upon submission of required claim forms and documentation in accordance with the City’s normal administrative procedures.
Residential Moving Expense Payments
All residential occupants that would be relocated would be eligible to receive a payment for moving expenses. Moving expense payments would be made based on the actual cost of a professional move or a fixed payment based on a room-count schedule.
Actual Cost (Professional Move)
The displacee may elect to retain the services of a licensed professional mover, in which case the City would pay for the actual cost of the moving services based on the lower of at least two acceptable bids (the City may, at its discretion, solicit competitive bids to determine the lowest reasonable move cost). After the move is complete, the displacee may pay the mover directly and seek reimbursement from the City, or request a direct payment from the City to the mover.
Fixed Payment (based on Room Count Schedule)
An occupant may elect to receive a fixed payment for moving expenses that is based on the number of rooms occupied in the displacement dwelling. In this case, the person to be relocated takes full responsibility for the move. The fixed payment includes all utility connections as described in Section 1.a above.
At a minimum, the fixed schedule payment for single occupancy efficiency units, furnished with the tenant’s own personal property, is $780, which includes all utility connections at the replacement location. The current schedule for fixed moving payments is provided below in Table 5.
Table 11: Schedule of Fixed Moving Payments
Furnished Dwelling
Room Count
1 2
3 4
5 6
7 8
Each Additional
Amount
$780
$1,000
$1,250
$1,475
$1,790
$2,065
$2,380
$2,690
$285
Unfurnished Dwelling
Room Count
1 Each Additional
Amount
$510
$100
Source: Federal Highway Administration Moving Cost Schedule (effective August 26, 2021).
Rental Assistance to Tenants Who Choose to Rent
To be eligible to receive the rental assistance benefits, the displaced tenant household must rent or purchase and occupy a decent, safe, and sanitary replacement dwelling within one year from the date they move from the displacement dwelling. Additionally, to qualify for the rental assistance benefits, the tenant-occupant must demonstrate that (1) they lived in the property as legal residents for at least 90 consecutive days prior to the City’s initial written offer to purchase the property; and (2) the property was their primary residence for that 90-day period.
Based upon the available data regarding Project displacees, the displaced household may qualify for, and may be eligible to apply for, relocation benefits under State provisions. Except in the case of Last Resort Housing situations, the potential payment to the household will be payable over a 42-month period and limited to a maximum of $5,250 as stated under the guidelines. The relocation program is explained in detail in the informational brochure to be provided to each permanently displaced household.
Rental/down payment assistance payment amounts are equal to 42 times the difference between the base monthly rent and the lesser of:
The monthly rent and estimated average monthly cost of utilities for a comparable replacement dwelling; or The monthly rent and estimated average monthly cost of utilities for the decent, safe, and sanitary replacement dwelling actually occupied by the displaced person.
The base monthly rent for the displacement dwelling is the lesser of:
The average monthly cost for rent and utilities at the displacement dwelling for a reasonable period prior to displacement. Average monthly cost of utilities will be determined by actual statements/receipts over a 12-month period or a statement of average usage from the utility company, if provided. The most recent local utility schedule will be used to determine estimated utilities’ costs if actual costs are not provided. For owner- occupants or households, which paid little or no rent, fair market rent will be used as a substitute for actual rent; or Thirty percent (30%) of the displaced person’s average monthly gross household income if the amount is classified as “low income” by US Department of Housing and Urban Development’s (HUD) Annual Survey of Income Limits for the Public Housing and Section 8 Programs. HUD’s Survey is shown as Exhibit C. If a displacee refuses to provide appropriate evidence of income or is a dependent, the base monthly rent shall be determined to be the average monthly cost for rent and utilities at the displacement dwelling; or The total of the amount designated for shelter and utilities if receiving a welfare assistance payment from a program that designated the amounts for shelter and utilities.
Table 11 below illustrates the computation of a rental/down payment assistance payment amount.
Table 12: Computation of Rental Assistance Payments
1. Old Rent
$650
Old Rent, plus Utility Allowance
OR
2. Ability to Pay
$700
30% of the Gross Household Income*
3. Lesser of Lines 1 or 2
$650
Base Monthly Rental
Subtracted From:
4. Actual New Rent
$750
Actual New Rent including Utility Allowance
OR
5. Comparable Rent
$775
Determined by the City; includes Utility Allowance
6. Lesser of Lines 4 or 5
$750
7. Yields Monthly Need:
$100
Subtract Line 3 from Line 6
Rental Assistance
$4,200
Multiply Line 7 by 42 Months
*Gross income means the total amount of annual income of a household less the following: (1) a deduction for each dependent in excess of three; (2) a deduction of 10% of total income for the elderly or disabled head of household; (3) a deduction for recurring extraordinary medical expenses defined for this purpose to mean medical expenses in excess of 3% of total income, where not compensated for, or covered by insurance or other sources; (4) a deduction of reasonable amounts paid for the care of children or sick or incapacitate family members when determined to be necessary to employment of head of household or spouse, except that the amount shall not exceed the amount of income received by the person who would not otherwise be able to seek employment in the absence of such care.
Downpayment Assistance to Tenants Who Choose to Purchase The displaced household may opt to apply the entire benefit amount for which they are eligible toward the purchase of a replacement unit.
A displaced household, who chooses to utilize up to the full amount of their rental assistance eligibility (including any Last Resort benefits) to purchase a home, will have the funds deposited in an open escrow account, provided that the entire amount is used for the down payment and eligible, incidental costs associated with the purchase of a decent, safe, and sanitary replacement home. A provision shall be made in the escrow arrangements for the prompt return of the City funds, in the event escrow should fail to close within a reasonable period of time.
Final determination about the type of relocation benefits and assistance for which the household is eligible will be determined upon verification of the household’s occupants and income.
Last Resort Housing
Based on data derived from the surveys and analyses of the occupants on the Project site and costs of replacement housing resources, it is anticipated that “comparable replacement housing” will not be available as required for some tenants. Specifically, for renters, when the computed replacement housing assistance eligibility exceeds $5,250 in total or replacement dwelling monthly rental costs (including utilities and other reasonable recurring expenses) exceeds 30% of the person’s average monthly income.
Therefore, if the Project proceeds, the City will authorize sufficient funds to provide housing of last resort. Due to the demonstrated number of available replacement housing resources, as shown earlier, the need to develop a replacement housing plan to produce a sufficient number of comparable replacement dwellings will not be necessary. Rather, funds will be used to make payments in excess of the monetary limits specified in the statute ($5,250); hence, satisfying the requirement that “comparable replacement housing” is available.
The City will pay Last Resort Housing payments in two installments: The first installment includes the first and last month’s rent and security deposit of the replacement property and is paid at time the deposit is required. The last installment includes the remaining balance of the eligible relocation payments and is paid at move out date. Recipients of Last Resort rental assistance, who intend to purchase rather than re-rent replacement housing, will have the right to request a lump sum payment of all benefits in the form of downpayment assistance. Tenant households receiving periodic payments will have the option to request a lump sum payment of remaining benefits to assist with the purchase of a decent, safe and sanitary dwelling.
Determinations of Comparable Housing
Relocation staff would evaluate the cost of comparable replacement housing in the preparation of each individual Notice of Eligibility (NOE) issued to residential displacees. For residential tenants, the cost of comparable replacement housing would be determined primarily on a comparative basis of three, if possible, presently available, comparable dwellings. A Comparable Housing Analysis (CHA) Form would be prepared and placed in the file of each affected household.
Relocation Benefits – Non-residential Tenants
Eligible businesses would have two options with respect to claims for relocation assistance benefits:
Compensation for actual reasonable and necessary moving and related expenses, or
2. A fixed payment not to exceed $20,000.
Payment for Actual Reasonable and Necessary Moving and Related Expenses Any lawful business that qualifies as a displaced person is entitled to payment for such actual moving expenses, as the City determines to be reasonable and necessary, including expenses for:
Transportation of personal property from the present location to the replacement location (transportation costs for a distance beyond 50 miles are not eligible unless the City determines that relocation beyond 50 miles is justified); Packing, crating, uncrating, and unpacking personal property; Disconnecting, dismantling, removing, reassembling, and installing relocated and substitute machinery, equipment, and other personal property. This includes connection to utilities available nearby and modifications necessary to adapt such property to the replacement structure, or to the utilities, or to adapt the utilities to the personal property; Storage of personal property for a period not to exceed 12 months, unless the City determines that a longer period is necessary; Insurance of personal property while in storage or transit and the replacement value of property lost, stolen, or damaged (not through the fault or negligence of the displaced person) in the process of moving, where insurance is not readily available; Any license, permit, or certification required by the displaced business, to the extent that the cost is necessary for reestablishment at the replacement location. (These costs may be pro-rated based on the remaining useful life of any existing license, permit, or certification); Reasonable and pre-authorized professional services the Displacing Agency determines to be necessary for: (1) planning the move of personal property; (2) moving the personal property; or (3) installing the relocated personal property at the replacement location; The purchase and installation of substitute personal property limited to the lesser of: (1) an amount equal to the reasonable expenses that would have been required to relocate the property, as determined by the City, subject to certain limitations; or (2) the replacement cost, less any proceeds from its sale or trade-in; The modification of machinery, equipment, or other personal property necessary to adapt these to the replacement location or to utilities available at the replacement location; Re-lettering signs and replacing stationery on hand at the time of displacement that are made obsolete as a result of the move; Actual direct losses of tangible personal property resulting from moving or discontinuing a business or non-profit organization, not to exceed the lesser of: (1) the fair market value of the property for continued use at its location prior to displacement less any proceeds from the sale of the property; or (2) an amount equal to the reasonable expenses that would have been required to relocate the property, as determined by the City, subject to certain limitations.
Actual and reasonable expenses incurred in searching for a replacement business or non-profit organization location, not to exceed $1,000, and including compensation for transportation expenses; time spent searching for a reasonable location; meals and lodging; real estate broker or agent fees; time spent in obtaining permits and attending zoning hearings; and time spent negotiating the purchase of a replacement site; Low Value/High Bulk: when the personal property to be moved is of low value and high bulk, and the cost of moving the property would be disproportionate to its value in the judgment of the City, the allowable moving cost payment shall not exceed the lesser of: (1) the amount which would be received if the property were sold at the site; or (2) the replacement cost of a comparable quantity delivered to the new business location. Examples of personal property covered by this provision include, but are not limited to, stockpiled sand, gravel, minerals, metals, and other similar items of personal property as determined by the City; A Reestablishment allowance of up to $10,000, available to farms, non-profit organizations, and small businesses with no more than 500 employees. Reestablishment allowance payments are made in addition to compensation provided for actual, reasonable, and necessary moving expenses. Reestablishment allowance expense categories include, but are not limited to:
a. Repairs or improvements to the replacement property as required by federal, state, or local law, code, or ordinance; b. Modifications to the replacement property to accommodate the business operation or make replacement structures suitable for conducting business; c. Provision of utilities from right-of-way to improvements on the replacement site; d. Construction and installation costs for exterior signing to advertise the business; e. Redecoration or replacement of soiled or worn surfaces at the replacement site, such as paint, paneling, or carpeting; f. Advertisement of replacement location;
g. Estimated increased costs of operation during the first two years at the replacement site for such items as:
i. Lease or rental charges
ii. Personal or real property taxes
iii. Insurance premiums
iv. Utility charges, excluding impact fees
h. Other items essential to the reestablishment of the business.
Self-Moves
If the displaced business elects to take full responsibility for the move of the business, the City will make a payment for the business's moving expenses in an amount not to exceed the lower of the two acceptable bids or estimates submitted to the City. At the City's discretion, a payment for a low-cost or uncomplicated move may be based on a single bid or estimate.
A Fixed Payment in Lieu of a Payment for Actual Reasonable Moving and Related Expenses The option to claim a fixed payment enables for-profit and non-profit businesses to receive relocation assistance compensation without the need to provide documentation of bids and actual expenses. The payment amount available to any individual business is based on an average of annual net earnings over a two-year period. For businesses that have not been in operation for two years, income figures may be annualized. The method for establishing income is through tax returns and/or certified financial statements. The payment to an eligible business may not be less than $1,000, or exceed $20,000.
To qualify for this payment, it must be determined that a displaced business:
Owns or rents personal property, which must be moved in connection with such displacement and for which an expense would be incurred in such move; Is not operated at the displacement site solely for the purpose of renting the dwelling or the site to others; Is not part of a commercial enterprise having at least three other establishments which are not being acquired by the City, and which is under the same ownership and engaged in the same or similar business activities; Cannot be relocated without substantial loss of patronage; and Contributed materially, as defined by the City, to the income of the displaced person during the two taxable years prior to the displacement.
When a fixed payment would precede settlement of a claim for compensation for loss of goodwill under the Eminent Domain Law, the City, before tendering payment, shall state in writing what portion of the payment, if any, is considered to be compensation for loss of goodwill and shall explain in writing that any payment made pursuant to Code of Civil Procedure §1263.510 et seq. (Eminent Domain Law, Chapter 9, Article 6 – "Compensation for Loss of Goodwill") would be reduced in the same amount. The portion considered to be compensation for loss of goodwill shall not exceed the difference between the fixed payment made and an amount which reasonably approximates the payments for which the displaced person otherwise would be eligible to receive, as outlined in Section IV.F.1, above.
General Information Regarding the Payment of Relocation Benefits Claims and supporting documentation for relocation benefits must be filed with the City no later than 18 months after:
For tenants, the date of displacement.
The procedure for the preparation and filing of claims and the processing and delivery of payments would be as follows:
Claimant(s) would provide all necessary documentation to substantiate eligibility for assistance; Relocation staff would review all necessary documentation including, but not limited to, scopes-of-services, contractor bids, invoices, lease documents and escrow material before reaching a determination as to which expenses are eligible for compensation; Required claim forms would be prepared by relocation staff and presented to the claimant for review. Signed claims and supporting documentation would be returned to relocation staff and submitted to the City; The City would review and approve claims for payment, or request additional information; The City would issue benefit checks to claimants in the most secure, expeditious manner possible; Final payments to residential displacees would be issued after confirmation that the Project premises have been completely vacated, and actual residency at the replacement unit is verified; Receipts of payment and all claim material would be maintained in the relocation case file.
Relocation Tax Consequences
In general, relocation payments are not considered income for the purpose of Division 2 of the Internal Revenue Code of 1954, which has been redesignated as the Internal Revenue Code of 1986 (Title 26, U. S. Code), or for the purpose of determining the eligibility or the extent of eligibility of any person for assistance under the Social Security Act (42 U. S. Code 301 et seq.) or the Personal Income Tax Law, Part 10 (commencing with Section 17001) of the Revenue and Taxation Code, or the Bank and Corporation Tax Law, Part II (commencing with Section 23001) of Division 2 of the Revenue and Taxation Code. The above statement on tax consequences is not intended as tax advice by the City or Monument. Displacees are responsible for consulting with their own tax advisors concerning the tax consequences of relocation payments.
Title VI – the City’s Non-Discrimination Policy
Title VI of the Civil Rights Act of 1964 requires that no person in the United States, on the grounds of race, color or national origin be excluded from, be denied the benefits of, or be subjected to discrimination under any program or activity receiving federal financial assistance. Presidential Executive Order 12898 addresses environmental justice in minority and low-income populations. Presidential Executive Order 13166 addresses services to those individuals with limited English proficiency. Any person who believes that they have been excluded from, denied the benefits of, or been subjected to discrimination may file a written complaint with the City. Federal and state law requires complaints be filed within one-hundred eighty (180) calendar days of the last alleged incident. To request additional information on the City’s non-discrimination obligations or to file a Title VI Complaint please contact your Relocation Agent. Should language assistance be required, it will be provided at no cost. A Relocation Agent can arrange assistance for language assistance upon request.
Fair Housing Laws
Title VI of the Civil Rights Act of 1964 and Title VIII of the Civil Rights Act of 1968 set forth the policy of the United States to provide, within constitutional limitations, fair housing throughout the United States. These Acts and Executive Order 11063 make discriminatory practices in the purchase and rental of residential units illegal if based on race, color, religion, sex, or national origin. Whenever possible, minority persons shall be given reasonable opportunities to relocate to decent, safe, and sanitary housing, not located in an area of minority concentration, that are within their financial means. This policy, however, does not require the City to provide a person a larger payment than what may already be necessary to enable a person to relocate to a comparable replacement dwelling.
Please understand that this is a summary of the assistance that may be available to eligible displaced persons. No summary relocation law can anticipate every circumstance or question regarding the Relocation Program. It is important that each household works closely with a Relocation Agent to identify any special circumstances that need to be addressed when searching for replacement housing. No household should commit to renting or purchasing a replacement dwelling until the home has been inspected by a Relocation Agent. A Relocation Agent is available to assist in the relocation process and will explain each person’s rights and help to obtain the relocation payments and other assistance for which they are eligible.
V. Administrative ProvisionsV. Administrative Provisions V. Administrative Provisions
V. Administrative Provisions
Notices
Each notice that the City is required to provide to a property owner or occupant shall be personally delivered or sent via certified or registered first-class mail, return receipt requested and documented in each case file. Each notice would be written in plain, understandable language. Persons who are unable to read and understand any notice would be provided with appropriate translation and counseling. Each notice would indicate the name and telephone number of a person who may be contacted for answers to questions or other help.
There are three principal notices:
General Information Notice (GIN),
Notice of Relocation Eligibility (NOE), and
90-Day Informational or Vacate Notice
The GIN is intended to provide potential displacees with a general written description of the City’s relocation program and basic information concerning benefits, conditions of eligibility, noticing requirements and appeal rights. The GIN would be issued at the time the properties are being appraised.
NOEs would be distributed to each residential displacee. The NOEs, contains a determination of eligibility for relocation assistance and a computation of maximum entitlement based on information provided by the affected household and the analyses of comparable replacement properties undertaken by relocation staff. NOEs would be issued promptly following the initiation of negotiation (ION) with property owners.
No lawful occupant would be required to move without having received at least 90 days’ advance written notice of the earliest date by which the move would be necessary. The 90-day vacate notice would either state a specific date as the earliest date by which the occupant may be required to move, or state that the occupant would receive a further notice indicating, at least 60 days in advance for residential tenants and 30 days in advance for owner-occupants and non-residential occupants, the specific date of the required move. The 90-day vacate notice would not be issued to any residential displacees before a comparable replacement dwelling has been made available.
In addition to the three principal relocation notices previously identified, relocation staff would issue timely written notification in the form of a Reminder Notice, which discusses the possible loss of rights and sets the expiration date for the loss of benefits to those persons who:
Are eligible for monetary benefits,
Have moved from the acquired property, and
Have not filed a claim for benefits.
Reminder Notices would be issued periodically throughout the qualification period. An attempt shall be made to make written contact with all non-responsive displacees no later than within the last six months prior to the expiration date to file a claim for benefits.
Privacy of Records
All information obtained from displacees is considered confidential and would not be shared without the consent of the displacee or the City or as a requirement of a specific Public Records Request in accordance with federal and state law. Relocation staff would comply with federal regulations concerning the safeguarding of relocation files and their contents.
Grievance Procedures
A person who is dissatisfied with a determination as to eligibility for benefits, a payment amount, the failure to provide comparable replacement housing referrals, or the City’s property management practices must file an appeal form or any other written form of appeal with the City’s Right-of-Way Project Manager or his/her designee (Hearing Officer).
The Hearing Officer shall set a hearing date of no later than 30 days from receipt of the appeal. The person making the appeal shall have:
The right to present oral and/or written evidence in support of the appeal, The right to seek legal counsel (hired at the appellant’s sole expense), and The right to seek judicial review once having exhausted all administrative appeal remedies.
The Hearing Officer shall render a decision, in writing, within 30 days following the last day of the hearing. A copy of the decision would be mailed, via certified or registered mail, to the appellant and his/her authorized representative and copies would be filed in the relocation case file. The decision of the Hearing Officer shall be final, and the appellant shall be advised of the right to seek judicial review of the Hearing Officer’s decision.
Eviction Policy
Eviction for cause must conform to applicable federal, state and local law. Any person, who occupies the real property and is in lawful occupancy on the date of the ION, is presumed to be entitled to relocation payments and other assistance, unless the City determines that:
The person received an eviction notice prior to the ION and as a result of that notice is later evicted, or The person is evicted after the ION for serious or repeated violation of material term(s) of the lease or occupancy agreement, and In either case, the eviction was not undertaken for the purpose of evading the obligation to make available the payments or other assistance to which a person may otherwise be entitled.
Citizen Participation
The City of Signal Hill has taken formal and transparent steps to engage the public regarding the acquisition of 1975 E. 21st St. and 2107 Cherry Avenue.
On April 22, 2025, the City Council approved a Purchase and Sale Agreement authorizing the acquisition of the property. This action was followed by a publicly noticed Planning Commission meeting on April 24, 2025, during which the Commission adopted a resolution pursuant to Government Code §65402, confirming the acquisition’s consistency with the City’s General Plan.
Both meetings were conducted in compliance with the Ralph M. Brown Act and provided opportunities for community input.
As the relocation process progresses, the City will continue to promote public involvement through the following measures:
Access to Information: Affected occupants will be provided with timely and complete access to all documents relevant to the relocation process, including notices, relocation plan materials, and legal rights.
Stakeholder Engagement: The City will encourage participation from impacted households, local organizations, and community stakeholders to ensure transparency and responsiveness in implementing relocation activities.
Technical Assistance: The City will provide technical support to help residents understand the relocation plan and available assistance, including language interpretation or one-on-one guidance as needed.
Notice of Plan Availability: A general notice regarding the availability of the relocation plan for public review will be issued at least 30 days prior to its adoption, in accordance with applicable relocation regulations.
Projected Dates of Displacement
The City initiated acquisition and relocation activities in June 2025. The project team anticipates issuing 90-Day Notices to Vacate in August 2025, with a targeted vacate date no later than November 2025. All relocation activities are expected to be completed by the end of November 2025.
Estimated Relocation Costs
The total budget estimated for relocation-related payments for this Project, including a 10% contingency, is as follows:
Relocation:
$ 111,970.00
Contingency at 10%:
$ 11,197.00
Total:
$ 123,167.00
The estimated relocation budget does not include any payments related to property acquisition, improvements pertaining to realty, or loss of business goodwill. In addition, the budget does not consider the cost of any services necessary to implement the Plan and complete the relocation element of the Project.
If the Project is to be implemented, and circumstances arise that change the number of residential occupants or the nature of their activity, the City may authorize any additional, compensable funds that may need to be appropriated. The City pledges to appropriate, on a timely basis, the funds necessary to ensure the successful completion of the Project, including funds necessary for LRH as indicated in Section IV.D, of this Plan to meet its obligation under the relocation regulation.
EXHIBIT A: Residential Interview Form
EXHIBIT B: Non-Residential Interview Form
EXHIBIT C: HCD Income Limits – Los Angeles County
EXHIBIT D: Residential Informational Brochure
EXHIBIT E: Non-Residential Informational Brochure
EXHIBIT F: Public Comment and Responses
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iii
iii
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Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan 1975 E. 21st St. and 2107 Cherry Ave. Project: Relocation Plan