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HomeMy WebLinkAboutReso. 1976-113 - Adopting "City of Redding relocation plan for Buenaventura right of way acquisition"RESOLUTION NO. 41 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING ADOPTING "CITY OF REDDING RELOCATION PLAN FOR BUENAVENTURA RIGHT OF WAY ACQUISITION". WHEREAS, the City Council has heretofore adopted a Resolution of Public Convenience and Necessity authorizing the acquisition of certain parcels of real property to provide a site for the construction of an extension of Buenaventura Boulevard, and WHEREAS, Community Development funds from the United States Department of Housing and Urban Development are being used to fund the cost of this project, and as a condition to the grant of such funds the City is required to comply with the Uniform Re- location Assistance and Real Properties Acquisition Policies Act of 1970 (P.L. 91-646) , and WHEREAS, as part of the steps necessary to be taken for compliance with such Act, the Community Development Director and the Housing Administrator have prepared for Council's consideration a "City of Redding Relocation Plan for Buenaventura Right of Way Acquisition", which reviews the assurances required under Section 4230 of the basic rules and regulations implementing the Uniform Act as established by the Office of the Secretary of the Department of Housing and Urban Development, analyzes the needs in% -relation to the project, establishes the nature and extent of available housing which complies with the standards of the Act, and makes recommendations in connection with the establishment of a total relocation plan that complies with the Act as well as the rules and regulations, and WHEREAS, the Council has carefully reviewed the proposed Relocation Plan aforesaid, which is attached hereto as "Exhibit A" and is hereby made a part of this Resolution as if fully set forth herein, and deems it to be in the best interests of the City of Redding and its citizens to adopt such as the Relocation Plan for J (tom the project, w -1- NOW, THEREFORE, BE IT RESOLVED: 1. That the foregoing recitals are true and correct. 2. That the City of Redding Relocation Plan for the Buenaventura Right of Way Acquisition attached hereto as "Exhibit A" and incorporated herein by reference, be adopted as the Reloca- tion Plan for the subject project. 3. The Housing and Redevelopment Administrator of the City of Redding is hereby authorized and directed to implement the Plan on such subsequent date as may be directed by the City Manager, as administrative head of the project. I HEREBY CERTIFY that the foregoing Resolution was intro- duced and read at a --regular meeting of the City Council of the City of Redding on the 20th day of September , 1976, and was duly adopted at said meeting by the following vote: AYES: COUNCILMEN: Anderson, Demsher, Gard, and Fulton NOES: COUNCILMEN: None ABSENT: COUNCILMEN: None ABSTAINED: COUNCILMEN: Pugh ATTEST: l i MILDRED L.'BRAYTON, City'Clerk FO APPROVED: ARL D. MURPHY, CiVAttorney crZ -4.F LEE D. FTJLTON, M.D. Mayor of the City of Redding • • C I T Y O F R E D D I N G R E L O C A T I O N P L A N F 0 R BUENAVENTURA R:CGIIT-OF-'�iAY ACQUISITION Prepared by Department of Planning and Conmunity Development August, 1976 -i- T A B L E O F C O N T E N T S Page No. GE14ERAL APPLICABILITY 1 PROGRAM GOALS 1 RELOCATIO14 PLAN 1 A. Responsibility for Relocation Services and Payments 2 B. Relocation Functions of the Department of Planning and Community Development 2 C. Relocation Standards 3 D. Surveys To Determine The Housing Needs of Project Occupants 5 E. Results of Surveys, General Characteristics 5 F. Properties To Be Acquired and Related Data 10 REPLACEMENT HOUSING 11 OWNER OCCUPANTS ABILITY TO PAY AND AVAILABILITY OF REPLACEMENT HOUSING 11 TENA14T OCCUPA14TS-ABILITY TO PAY 12 TENANT OCCUPANTS -AVAILABILITY OF REPLACEMENT HOUSING 12 SUPPLEMENTAL HOUSING ASSISTANCE PAYMENTS FOR TENANT OCCUPANTS 13 CALCULATIONS OF SUPPLEMENTAL REPLACEMENT HOUSING PAYMENT FOR TENANT OCCUPANTS 13 RELOCATION PAYMENTS 18 BUENAVENTURA RIGHT-OF-WAY ESTIMATED RELOCATION EXPENDITURES 19 LEASE OF PROPERTY TO FORMER OCCUPANTS 20 ACQUISITION 21_ -i- Exhibit "A" Map Buenaventura Drive Right -of -Way As Proposed Exhibit "B" Map Parcels Proposed To Be Acquired For Buenaventura Drive Right -of -Way Exhibit "C" Rent Survey GE14EP.AL APPLICABILITY This Plan has been prepared in conformity with the City of Redding Relocation Policy adopted by the Redding City Council by Resolution No. 76-8 on the 19th day of January, 1976, which Policy by reference is incorporated herein and is a part of this Plan. PROGRAM GOALS Improving the transportation corridors in the Redding area has been the objective of a long standing cooperative effort between the City of Redding, Shasta County and the California State Department of Transportation. Buenaventura Drive, as a Right -of -Way Project, has been an integral part of the Redding General Plan since 1969 . In November, 1974, the Citv of Redding began a series of public meetings pursuant to the passage of the dousing and Commun- ity Development Act of 1974. These meetings endeavored to educate the public on the workings of the Act and allowed the citizens' groups and the public to identify community needs and also to develop a list of priorities for fund allocation. The resulting decisions for funding, program phasing and preparation of a grant application incorporated the realization of the Buenaventura Drive Project through the Linden Avenue neighborhood and realignment and containment of Linden Creek. The project entails the purchase of right-of-way, the com- plete relocation of residents and businesses, and the construction of "Buenaventura Drive", through the Linden neighborhood. RELOCATION PLAN In accordance with current State and Federal regulations outlined herein is a feasible program for the relocation of businesses and the re -housing of families and individuals to be displaced by the Buenaventura Right -of -Way Project. -1- 0 ! A. Responsibility For Relocation Services and Payments The Department of Planning and Conununity Development under the policy guidance of the City Manager, will be responsible for the relocation of families, indi- viduals and businesses displaced from their present locations in the project area, and will provide re- location services, including payments, provided for in this Relocation Plan. B. Relocation. Functions of the Department of Planning and Community Deve opment With respect to families and individuals, the relo- cation function of the department will be to: 1. Maintain on a part-time basis a relocation field office in the Martin Luther King Neighborhood Center to facilitate effective relationships with site occupants. 2. Inform the occupants of each household. of their rights and responsibilities with respect to relocation through a timely informational program and personal contacts. 3. Locate and inspect referral housing to be certain it meets the minimum standards and the needs of all individuals and families who reside in the project area. 4. Maintain up-to-date household survey data which reflects occupants current needs for housing. 5. Refer occupants to housing resources which meet their needs, in locations of their choice. 6. Enlist the cooperation of real estate agents, home builders, civic groups, social agencies, and churches in locating suitable housing accommodations and to obtain other services essential for the successful relocation of occupants. -2- 7. Assist families and individuals eligible for federally funded subsidized housing. 8. Provide safe and habitable temporary re- location housing as may be determined to be necessary to find such housing. 9. Assist potential home purchasers in securing appropriate financing and advise them of special aids available to them. 10. Cooperate with civic groups, committees, and individuals who are recognized representatives of residents in the project area. With respect to non-residential site occupants the relocation functions of the Department will be to: 1. Advise and assist in relocation matters so as to ensure maximum opportunity for their satisfactory relocation. 2. Inform them of their relocation rights and responsibilities through a timely informational program and personal contact. 3. Assist them in preparing claims for relocation payments. 4. Maintain liaison services between businesses, commercial property brokers, City, State, and Federal agencies. C. Relocation Standards Displaced residents will have full opportunity to occupy housing that is decent, safe and sanitary, within their financial means, in a reasonably con- venient location, and available on a non-discrimiiia- tory basis. -3- Physical standards for replacement facilities will conform to applicable HUD provisions for existing structures and will meet the minimum standards in regard to safe, decent, sanitary, heating, cooking, lighting and other facilities. All referred housing will be inspected prior to occupancy. Occupancy standards stated in terms of the number of bedrooms required by a family shall be adequate to prevent over -crowding and to ensure reasonable oppor- tunity .for privacy. Ability -to -pay standards will vary according to the type of relocation housing as illustrated below: Type of Housing Sales Housing Maximum Monthly Cost Including Utilities 25% of gross monthly income (or total cost of approximately 2-1/2 times annual income) Rental Housing 250/; of gross income Families and Individuals for gross rent Federally Assisted The percentages of income Programs as established by the U.S. Department of Housing and Urban Development for the specific program Location standards or areas deemed suitable for the relocation of occupants are the City of Redding and adjacent areas not generally less desirable than the location of the displaced person's former dwelling with respect to public utilities and services, schools, churches, recreation, transportation and commercial facilities, and accessible to the displaced person's place of employment. -4- D. Surveys To Determine The Housing Needs Of Project Occupants In July, 1976, relocation. staff completed a compre- hensive survey of 38 households, 2 businesses and one (1) church, representing 100% of the total occupancy in the project area. The present projections of the numbers and charac- teristics of these occupants are based on the survey statistics as applied to the July, 1976 occupancy lists. These lists consist of 25 tenant names, addresses, and present rents paid, 13 names and addresses of owner occupants, and 20 names and addresses of the non-resident owners. These lists are on file in the Department of Planning and Community Development office at City Hall. Weekly interviews since the survey have revealed minor changes in resident income ranges, family composition, economic status and relocation desires. Such changes have been recorded. The survey also provided data.on the non-residential occupants in the project area. E. Results of Surveys, General Characteristics 1. Ethnic Characteristics of Heads of F:ouseholds Owner Occupants Male Female Total White 2 1 3 Non-white 7 3 10 9 13 Nnn -T,.Th i t r. Negro 5 3 8 American Indian 0 0 0 Spanish American 2 0 2 7 3 lu -5- Tenant Occupants Male White 5 Non -White 10 Separated I5 Non -White 1 Negro 6 American Indian 2 Spanish American 2 20 Total of Owner and Male_ Tenant Occupants White 7 Non -White 17 2T Non -White Negro 11 American Indian 2 Spanish American 4 1-7 Owner Occupants 10 Tenant Occupants 20 Total 30 Marital Status Male Single 5 Married 15 Separated 0 Widowed 1 Divorced 3 Female Total 3 8 7 17 10 25 6 12 1 3 0 2 7 17 Female Total 4 11 10 27 9 20 1 3 lu 25 Individuals Totals 3 13 5 25 8 38 Female 2 3 2 5 2 17 Total 2. Analysis of Residential Surveys The survey indicated that: (a) 13 (34%) of households have elderly persons 62 years old or older. (b) 17 (48%) of households have one or two members. (c) 30 (79%) of households have four members or less. (d) 8 (21%) of households have five or more members. (e) 7 (18%) of households have members three years old or less. (f) 14 (37%) of households have members four to ten years of age. (g) 7 (18%) of households have members in the 11 to 18 year old group. (h) 18 (47%) of households have no members under 19 years of age. (i) 10 (26%) of households have incomes less than $4,000 per year. (j) 7 (18%) of households have yearly incomes between $4,000 and $5,000. (k) 7 (13%) of households have yearly incomes between $5,000 and $7,000. (1) 7 (18%) of households have incomes between $7,000 and $9,000. (m) 7 (18%) of households have incomes from $9,000 to $10,500 per year. -7- 3. Annual Incomes, for Families and Individuals No. nEli Low Average Families 30 $10,500 $3,192 $5,181 Individuals 8 9,900 3,312 6,668 Families White 7 8,868 3,504 6,521 Non -White 23 10,500 3,192 6,181 Individuals White 4 9,900 3,600 6,234 Non -White 4 7,980 3,312 4,626 DISTRIBUTION OF tiTHITE AND N011-t:t1ITE HOUSEHOLDS BY INCOME AND FAi--iILY SIZE Income Individuals Total altiMonthly 2 4 5 6 7 -O O O $ 0- 49 + I I 50- 99 100-149 150-199 200-249 250-299 2 1 1 2 1 5 300-349 1 1 1 1 1 1 1 4 350-399 1 1 1 1 2 2 400-449 1 2 1 1 3 450-499 1 1 500-549 ( 1 2 1 2 550-599 1 1 1 1 600-649 1 1 2 650-699 1 1 1 3 700-749 1 1 1 3 750-799 1 t 1 800-849 1 1 1 1 2 850-899 1 1 i 1 TOTl- 4 4 4 5 1 5 2 7 1 0 3 0 1 0 2 1-111 27 Cumulative Totals 4 8 12 17 18 23 125132 / 35 36 1,X1 38 38 0 0 • 4. Emplovment and Employment Job Skills Male Female Number of residents gainfully 9 4 employed and using job skills Number of residents not employed 15 10 F. Properties To Be Acquired and Related Data Total Number of Parcels to be Acquired 38 Improved Parcels 25 Unimproved Parcels 13 Parcels with Single Family Dwellings 21 Number of Single Family Dwellings 30 Parcels with Apartment Units 3 Parcels with Businesses or Non -Profit Organizational Structures 3 Parcels with More than One Single Family Unit 25 improved parcels 13 unimproved parcels 38 parcels 13 resident owners 10 non-resident owners of improved parcels 29 Owners - 1 parcel each 3 Owners - 2 parcels 1 Owner - 3 parcels 33 owners -10- 23 owner s 12 owners 33 owners 29 parcels 6 parcels 3 parcels 38 Parcels REPLACEMENT HOUSING Federal, State and City policies and regulations require that a project which will cause displacement will not proceed until it has been determined that within a reasonable period of time prior to displacement, there will be available, facilities at rents and prices within the financial means of the families and individuals to be displaced, decent, safe, and sanitary dwellings, equal in number to the number of such displaced families. To this end, families and individuals in property proposed to be acquired for Buenaventura Right -of -Way have been inter- viewed to determine their rehousing needs and their ability to pay. in order to determine the f_easibiltiv of relocation, staff has prepared an Inventory of Replacement Housing and presents here an analysis of these inventories, correlating needs with avail -able housing. Property to be acquired for the Buenaventura Right -of -Way consists of 38 parcels, 25 of which are improved, and 13 unimproved. Located on this property are 13 owner occupants, and 25 tenants or 38 families which need to be relocated. OWNER OCCUPANTS ABILITY TO PAY AND AVAILABILITY OF REPLACEMENT HOUSING The ability of owner occupants to purchase replacement housing has been calculated by estimating the price each would be paid by the CitN,1 for the purchase of their property, and adding to that amount the amount staff estimates each owner occupant will be entitled to as a Replacement housing Payment. The total amount each owner occupant will receive has been estimated to be a minimum of $20,000 and a maximum of $34,000 plus their actual costs of moving. The replacement housing needs of owner occupants and their ability to pay is illustrated in Table 1, on Page 14. A survey has been conducted of homes which have been sold within Redding and the urban area during the last year. A poll was also collected on homes currently for sale within the area. The survey of sales in the calendar year 1_975 indicates that during that time there were 654 homes sold. The survey of homes currently for sale indicates that there are presently 25 homes for sale in the price range of $11,500 to $35,750, of which 16 range in price from $19,500 to $35,750 and are considered suitable. . -11- During the interviews, some of the owner_ occupants in- dicated that they desired to relocate intomobile homes. An investigation was made of the availability and cost of mobile homes in-place on a suitable parcel of land with necessary utility connections. This investigation indicates that there is an unlimited supply of such homes and that the cost of purchasing and placing these homes on suitable sites is within the ability of the displaced owner occupant to purchase, considering the price they would be paid for their property and the replacement housing payment they would receive. It is concluded from the study of needs and the housing currently available that in the cases of owner occupants adequate replacement housing is and will be available during the displace- ment period and the families to be displaced will have the finan- cial capacity to purchase the replacement housing. TENANT OCCUPANTS - ABILITY TO PAY The rehousing needs of tenant occupants and their ability to pay rent for decent, safe, and sanitary housing has been cal- culated from information collected by intervier;,7s with each family and is illustrated on Table No. 2, on Page 15. The standards used to calculate the family's ability to pay:is 2570 of the family's gross income. Tenant occupants will be entitled to receive as a part of their relocation payment a Replacement Housing Payment (RHP). This payment is the difference between the rent they paid for the unit they moved from and the unit they move to, multiplied by 45, up to a maximum of $4,000. The amount of the RIP calculated on a monthlv basis is added to 25% of monthly income to determine ability to pay. It will be noted in reviewing these calculations illustrated in Table 3, Page 16 that in some cases, the sum of 2570 of income and the RHP is not great enough to provide displaced families the ability to pay the rent required to enable them to rent units of the size they need. This fact indicates a need to supplement the RHP by an amount necessary to provide tenant occu- pants with the ability to pay for replacement housing. TENANT OCCUPANTS - AVAILABILITY OF REPLACEMENT HOUSING Table No. 2, Page 15, illustrates the replacement housing required for tenant occupants to be displaced. A study was made of rental units available in the City of Redding by the Department of Finance and the Department of Planning and Community Development from city records and a special census, which was conducted by the State of California Department of Finance in June of 1976. -12- The result of this study is recapitulated in Table No. 3, Page 16. In consideration that 11.5% of all rental units in the City become vacant each month even with the extraordinary low vacancy factor of 1.1%, it is reasonable to assume that replacement housing for tenants is and will be available during the displacement period. SUPPLEMENTAL.HOUSING ASSISTANCE PAYMENTS FOR TENANT OCCUPANTS As illustrated on Table No. 2 on Page 15 and Table No. 4, on Page 17, it is necessary to provide supplemental Housing Assist- ance Payments for some tenant occupants to provide them the ability to pay for replacement housing. The use of CDBG funds for such pur- poses is referred to as "Last Resort Housing". Legislative author- ity to use CDBG funds for such a purpose is set forth in the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (84 Stat., 1094), Section 206(a). The use of funds for last resort housing is also authorized by the State of California, Government Code, Title 1, Division 7, Chapter 16, Section 7264.5. CALCULATIONS OF SUPPLEMENTAL REPLACEMENT HOUSING PAYMENT FOR TENANT OCCUPANTS Supplemental Replacement Housing Payments (206 a) shall be calculated and paid to qualified tenant occupants in the same manner as a regular Replacement Housing Payment (204) as set forth in applicable federal regulations. The sura of the Supplemental Replacement Housing Payment and the regular replacement housing payment may exceed the limit of the regular RHP by the amount necessary to provide the relocatee the ability to pay for com- parable housing for a period of 4 years from the date of displace- ment. The Supplement RHP, 25% of gross family income and the regular RHP shall not exceed the schedule of rents or comparable rent whichever is determined to be used in calculating the regular RHP. Use of Supplemental RHP for doimpayment assistance shall be calculated in the same manner as use of the regular R1 -1P for downpayment assistance. -13- =! 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(130 days) Individuals and Families 1. Replacement Housing Payment uup to $15,000, and 2. Moving Expenses A. Actual, reasonable moving expenses, or, B. Alternate payment for moving expenses, up to $300, plus a dislocation allowance of '200. Owners, (less than 1£30 days) and Tenants 1. Housing Payment A. Down payment assistance of $2,000 and $2,000 of matching funds, or, B. Rental assistance payment up to $4,000, and 2. Moving Expenses A. Actual reasonable moving expenses, or, B. Alternate payment for moving expenses, up to $300, plus a dislocation allowance of $200. Businesses 1. Actual reasonable moving expenses (acceptable low bids) . A. Physical changes as necessary and as documented up to $100,000. B. Searching - up to $500. C. Direct loss of property not to exceed cost of moving. Non -Profit Organizations 1. Limited to $2,500 moving expenses. Supplemental Replacement Housing Payment -Tenant Occupants 1. In addition to the above relocation payments, tenant occupants will be eligible to receive supplemental rehousing payments to ensure their ability to pay. -18- BUENAVENTURA RICHT-OF-WAY ESTIMATED RELOCATION EXPENDITURES Approximate Costs O�-mers, Residents 13 x $15,000 Tenants 25 x Replacement Housing Payment 17 x Supplemental Replacement Housing Payment Moving Expense for Owner and Tenant $6,151 + $10,555 = Church Business No. 1 Moving Expense Business No. 2 Moving Expense TOTAL --19- $195,000.00 85,2480.00 47,136.00 16,705.00 2,500.00 2,500.00 2,500.00 $351,539.00 LEASE OF PROPERTY TO FOR1,1ER OCCUPANTS The City of Redding will provide prompt relocation assistance and services to all eligible persons at the time of acquisition in order to vacate and prepare the property for demolition as soon as possible after acquisition. Between the time property is acquired and the time the occupants are relocated, the property will be re -rented to existing occupants. Owners and tenants in acquired property shall not be required to pay rent for the balance of the month in which title passes to the City of Redding, plus one additional month. After that time and prior to relocation, owners and tenants shall pay rent to the City of Redding. The fair rent rate shall be based on acquisition appraisals, condition of the property and project area, terms and conditions of occupancy and family income of the occupants. In no case will the rent of residential units be more than 25% of the average monthly income of the occupants. Each property which is occupied shall be covered by a rental agreement or written notice to the occupant setting forth the terms and conditions of his or her occupancy. Once property is vacated by a. former tenant(s) or owner(s) it shall not be re -rented except for the temporary relocation of occupants of other property acquired for the Buenaventura Right -of - Way Project. Immediately upon acquisition of property it shall be inspected by a City of Redding building official, who will report on the condition of the property acquired. Should the building official determine that the condition of the property constitutes a hazard to the health and safety of the occupants as defined in the 1973 edition of the Housing Code, Chapter 10, Section 1001, the City will correct such conditions or provide temporary relocation. During the occupancy of City acquired property, it will be maintained by the City in a safe and habitable condition. -20- ACQUISITION In acquiring real property, the City of Redding and contracted persons will conform with Title III, Uniform Real Property Acquisition Policy (Public Law 91-646), State law, and the City of Redding Relocation Policy. Appraisals will be made in accordance with the definit- ion and concepts of value, and the rules on admissibility of evidence of value under the eminent domain law of the State of California, and will conform to recognized appraisal standards, to the extent that the principles stated in such standards are consistent with State law and result in the most accurate con- clusions of value and other findings required by Public Law 91-646, and the United States Department of 11ousing and Urban Development's implementing rules and regulations. Property to be acquired will be appraised by a qualified independent appraiser who will be required to provide owners an opportunity to accompany him on his inspection of the property. Appraisals will be reviewed by a qualified review appraiser whose report will be considered by the City of Redding in establishing just compensation to be offered each owner. When offers are made to purchase the property, each owner will be provided a sur:�nlary statement of the basis of just compensation which will include'a statement that.the amount of the offer is the full amount believed by the City to be just compensation and that the offer is not less than its approved appraisal of the fair market value of the property. Condemnation proceedings will not be instituted by the City before a conscientious effort has been made to induce the owner to accept a fair price and the owner has been provided a written notice that the City intends to initiate eminent domain proceedings and provides the owner a reasonable amount of time to accept the City's offer to purchase. -21- &1217-11 EXHIBIT "i," RUNT SURVEY In the November, 1_975 Rental Housing Survey, prepared by the Department of Planning and Community Development, it was determined that the actual rents for rental units in the City limits were as follows: Studio $120 1 BR 155 2 BR 192 3 BR 214 4 BR 375 A follow-up survey was conducted in July, 1976 to deter- mine average rental increases in the different unit sizes. (refer to attached tables for details of follow-up statistics). The results of that survey indicate the following increases: Studio 9.5% increase 1. BR 10.0% increase 2 BR 10.0% increase 3 BR 10.0; increase (estimate, inadequate sample) 4 BR no change Using this percentage increase factor, the average rental rents for units in 1976, including utilities are: *Studio and 1 BR $170 2 BR 211 3 BR 235 4 BR 375 * denotes - not enough data for studios alone. EXHIBIT "C" Location • 0 -BEDROOM No. Units 1975 1976 $inc. %inc. Freebridge 4 75 75 -0- -0- Downtown 8 80-95 105 9.50 9.5% Location 1 BEDROOM No. Units 1975 Average Increase 9.5% 1976 $inc. %inc. Freebridge 25 95-115 125-40 $30 31% Freebridge 2 95 110 25 26 Freebridge 4 105 12.0 15 14 Freebridge 7 90 90 -0- -0- Freebridge 4 95-105 95-105 -0- -0- Freebridge 1 100 100 -0- -0- Downtown 4 90-95 125 35 39 Downtown 4 150 150 -0- -0- 0-Downtown D own t own 1 75 85 10 7.3 Downtown 16 118-128 128-153 25 21 Downtown 2 90 100 10 11 Downtown 10 115 130-40 15 13 Magnolia 14 150 150-175 -0- -0- Average Increase 10.15;0 EXHIBIT "C" 2 BEDROOM Location No. of Units 1975 • 1976 .$inc. %inc. Freebridge 1 $100 $100 -0- -0- Freebridge 4 140 150 10 14 Freebridge 1 135 135 -0- -0- Freebridge 3 135 135 -0- -0- Freebridge 1 200 225 25 12.5 Freebridge 1 100 125 25 25 South 1 200 200 -0- -0- Downtown 24 140-175 140-175 -0- -0- 0-Dow Downtown town 4 165 175 10 16.5 Downtown 1 185 200 15 8 Downtown 2 140 160 20 14 Downtown 2 150-160 165 15 10 Average Increase 10% 3 BEDROOM Location No. of Units 1975 1976 $inc. %inc Garden 6 325 ? 4 185 250 65 35 EXHIBIT "C"