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HomeMy WebLinkAboutItem 4.05 Real Property Acquisition Guidelines (2) 4P CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 28, 1991 SUBJECT: Relocation Assistance and Real Property Acquisition Guidelines Report by Public Works Director Lee Thompson EXHIBITS ATTACHED: 1) Resolution, including State of California Relocation Assistance and Real Property Acquisition Guidelines 2) Relocation Assistance Handbook RECOMMENDATION: �-! Adopt Resolution adopting the California Relocation Assistance and Real Property Acquisition Guidelines FINANCIAL STATEMENT: None DESCRIPTION: The Dublin Boulevard Extension from Dougherty Road to the Southern Pacific Railroad Right-of-Way requires the acquisition of several parcels and portions of parcels of land. The one parcel that is occupied by a business that will be displaced is that occupied by the Valley Boat House. As part of the requirements for the relocation of this business, the City must adopt relocation assistance guidelines. It is proposed that the City adopt the State's guidelines as a matter of expediency rather than take the time to develop guidelines specifically for the City of Dublin. The City's relocation specialist which was hired for the project, Associated Right- of-Way Services, Inc. , has also prepared a Relocation Assistance Handbook (Exhibit 2) to assist the owners of the Boat House in determining their rights under State Law regarding purchase of their property and relocation of their business. This handbook could be used on other projects if these circumstances again become necessary. Staff recommends that the City Council adopt the resolution adopting the State of California Relocation Assistance and Real Property Acquisition Guidelines. a: (corres)\oct\agstrelo ---------------------------------------------------------------------------- ITEM N0. COPIES To: CITY CL E R C FILE � / /o 0 ] r , RESOLUTION NO. -91 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING THE STATE OF CALIFORNIA RELOCATION ASSISTANCE AND REAL PROPERTY ACQUISITION GUIDELINES WHEREAS, the City of Dublin proposes to acquire real property for the construction of public improvements; and WHEREAS, said property acquisitions may potentially require the relocation of property owners or tenants; and WHEREAS, State Law may require that the City provide relocation assistance if property owners or tenants are displaced by said property acquisition; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby adopts Title 25, Chapter 6 of the California Code of Regulations (State of California Relocation Assistance and Real Property Acquisition Guidelines) , as it currently exists or as may be amended, as the City of Dublin Relocation Assistance and Real Property Acquisition Guidelines, said Guidelines attached hereto as Exhibit A. PASSED, APPROVED AND ADOPTED this 28th day of October, 1991. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk a: (corres)\oct\resorelo rr yy�cJ '�SoLU-no�. CALIFORNIA RELOCATION ASSISTANCE AND REAL PROPERTY ACQUISITION GUIDELINES CALIFORNIA ADMINISTRATIVE CODE, TITLE 25, CHAPTER 6 I11DEX Pace Article 1. General 2 Sections 6000. Order of Adoption 2 6002. Statement of Purpose and Policy 2 6004. Applicability and Supersedure 2 6006. Regulations 3 3 6008. Definitions 6010. Prior Determinations 6 6012. Citizen Participation 8 6014. Prerequisite to Displacement 8 8 6016. Remedies 6018. Priority of Federal Law 8 8 5020. Severability Article 2. Relocation Assistance Advisory Program and Assurance 8 of Comparable Replacement Housing Sections 8 6030. Purpose 9 6032. Relocation Assistance Advisory Program 9 6034. Eligibility 6036. Rehabilitation, Demolition, Code Enforcement 10 6038. Relocation Plan 6040. Minimum Requirements of Relocation Assistance Advisory Program 11 6042. Replacement Housing Prior to Displacement; Notices to Displaced 12 Persons 13 6044. Temporary Move 13 6046. Informational Program 14 6048. Survey' and Analysis of Relocation Needs 1F 6050. Failure to Conduct Timely and Effective Survey 6052. Survey and Analysis of Available Relocation Resources 16 6054. Last Resort Housing 18 6056. Termination of Relocation Assistance 18 6058. Eviction i8 6060. Evaluation of Relocation S fiyq if kpi' i =(F YI f; jA V y l ' G 3•r`,^..'r' ti.� r�k lit�i6 �F '��p11J1T10(� T l Paae Article 3. Relocation Payments 20 Sections 6080. Purpose 20 6082. Relocation Payments by Public Entity 20 6084. Basic Eligibility Conditions 20 6086. Notice of Intent to Displace 20 6088. Filing of Claims; Submission of Tax Returns 20 6090. Actual Reasonable Moving Expenses 20 6092. Actual Direct Losses of Tangible Personal Property 23 6094. Actual Reasonable Expenses in Searching for a Replacement Business or Farm 23 6096. Moving Expenses -- Outdoor Advertising Businesses 23 6098. Alternate Payments -- Individuals and Families 24 6100. Alternate Payments -- Businesses and Farm Operations 24 6102. Replacement Housing Payments for Homeowners 26 6104. Replacement Housing .Payments for Tenants and Certain Others 29 6106. Proration of Payments 31 6108. Condition of Replacement Dwelling 31 6110. Certificate of Eligibility 32 6112. Mobile Homes 32 6114. Affected Property 33 Article 4. Last Resort Housing 33 Sections 6120. Purpose 33 6122. Determination of Need for Last Resort Housing 34 6124. Development of Replacement Housing Plan 34 6126. Submission of Plan for Comment 35 6128. Determination by Displacing Public Entity of Feasibility and Compliance 35 6130. Implementation of the Replacement Housing Plan 35 6132. Housing Production 36 6134. Jointly Sponsored Development 36 6136. Last Resort Housing in Lieu of Payments 36 6138. Conformity with the Act and Other Statutes, Policies and Procedures 36 Article 5. Grievance Procedures 36 Sections 6150. Purpose 36 6152. Right of Review 36 6154. Notification to Complainant 37 6156. Stages of Review by a Public Entity 37 6158. Formal Review and Reconsideration by the Public Entity 38 6160. Refusals to Waive Time Limitation 39 -2- Pace 6162. Extension of Time Limits 39 6164. Recommendations by Third Party 39 6166. Review of Files by Claimant 39 6168. Effect of Determination on Other Persons 39 6170. Right to Counsel 39 6172. Stay of Displacement Pending Review 39 6174. Joint Complainants 40 6176. Judicial Review 40 Article 6. Acquisition Policies 40 Sections 6180. Purpose 40 6182. Acquisition 40 6184. Notice of Decision to Appraise 43 6186. Time of Offer 43 6188. Notice of Land Acquisition Procedures 43 6190. Notice of Public Entity's Decision Not to Acquire 44 6192. Incidental Expenses 44 6194. Short Term Rental 44 6195. Public Information 44 6196. Service of Notice 44 6198. Nonpossessory Interest Exception 44 -3- COPMNUATION SHUT STD_A00A (sal? 600a FILING ADMINSTRATIVE REGULAT w9TH THE SECRETARY OF STATE (Pvr ,t t.cza"to a i cod*Section 11380.1) Chapter 6. Relocation Assistance and Real Property Acquisition Guidelines Article 1. General . (hereinafter referred to as the "Guide 6000. Order of Adoption. This subchapter/is adopted pursuant to the lines provisions of Section 41135, Health and Safety Code, in order to implement, interpret and to make specific provisions of Division 7., commencing with Section 7260 of the Government Code (hereinafter referred to as the "Act") , relating to relocation assistance, last resort housing and real property acquisition. 6002. Statement of Purpose and Policy. (a) The purpose of the Guide- lines is to assist public entities in the development of regulations and procedures implementing the Act. (b) The Guidelines are designed to carry out the following policies of the Act: (1) To ensure that uniform, fair and equitable treatment is afforded persons displaced from their homes, businesses or farms as a result of the actions of a public entity in order that such persons shall not suffer dis- proportionate injury as a result of action taken for the benefit of the public as a whole; and (2) In the acquisition of real property by a public entity, to ensure consistent and fair treatment for owners of real property to be W acquired, to encourage and expedite acquisition by agreement with owners of such property in order to avoid litigation and relieve congestion in courts, and to promote confidence in public land acquisition. (c) A public entity shall not participate in or undertake a project that will displace individuals from their homes unless comparable replacement dwell- ings (see subsection 6008(c)) will be available within a reasonable period of 3 time prior to displacement. o (d) The Guidelines are intended to establish only minimum requirements Z for relocation assistance and payments. They shall not be construed to limit ° any other authority or obligation which a public entity may have to provide additional assistance and payments. (e) The Act and the Guidelines are intended for the benefit of displaced persons, to ensure that such persons receive fair and equitable treatment and do not suffer disproportionate injuries as the result of programs designed for the benefit of the public as a whole. The Act, Guidelines and all applicable regulations on which determinations are based shall be construed to effect this intent. 6004. Apolicability and Supersedure. the Guidelines are TaT (1 Except as otherwise noted in this section, applicable to all displacement and acquisition occurring on or after their effective date, January 1, 1977. A public entity may determine that the Guidelines shall at an earlier date be applicable to its displacement and acquisition. (2) With respect both to redevelopment activities undertaken pursuant to a plan or amendment adopted prior to January 1, 1976 and to the acqui- sition of real property located within the California coastal zone (as defined in Public Resources Code, Section 30103, S tats. 1976, c. 1330) for use as park lands or open space, the provisions of the Guidelines speci- fically relating to last resort housing shall not be effective until January 1 , 1978. „t,t_� -2- CONTINUATION SHIT STD.AOOA 147.11 LA10 400 R F1Ld3�1G ADMINSTRATIVE REGUA WITH THE SECRETARY OF STATE (Pursuant to C»ye,nmenr Code soc,icn 11780.1) (b) These Guidelines supersede those adopted b commission Housing and Community Dev ep� ton0ctober 171973 The guidelinsosuperseded shall not apply to any displacement or acquisition occurring on or after the effective date of these Guidelines. Any such displacement or acquisition shall be governed solely by these Guidelines. The provisions of these Guidelines, however, shall not be construed retroactively to apply to action(s) undertaken by a public entity prior to their effective date where the purpose of the action was to fulfill obligations imposed by the Act and the action is in compliance with the requirements of the Act and the existing Guidelines. For the purpose of this section the term "action" shall include but is not limited to: the provision of information, notice, other assistance, comparable replacement housing, payments and other benefits; the preparation or relocation and last resort housing plans, including the survey and analysis Of needs and resources; the processing of grievances; and the various steps taken in connection with the acquisition of property for public use. 6006. Regulations. (a) Each public entity before undertaking or partici- pating in activity which will result in the displacement of persons shall adopt rules and regulations that implement the requirements of the Act, are in accor- dance with the provisions of the Guidelines, and prescribe additional procedures and requirements that are appropriate to the particular activities of the public entity and not inconsistent with the Act or Guidelines. (b) Rules and regulations issued under this section shall be promptly revised as necessary, to conform to any amendment of the Act or Guidelines. 6008. Definitions. The following terms shall mean: Acquisition. Obtaining ownership or possession of property by lawful means. Business. Any lawful activity, except a farm operation, conducted Lb)W primarily: (1) For the purchase, sale, lease, or rental of personal and real property, and for the manufacture, processing, or marketing of products , z commodities, or any other personal property; 8 (2) For the sale of services to the public; (3) By a nonprofit organization; or (4) Solely for the purpose of a moving expense payment (see section 6090) , for assisting in the purchase, sale, resale, manufacture, process- ing, or marketing of products, commodities, personal property, or services by the erection and maintenance of an outdoor advertising display, whether or not such display is located on the premises on which any of the above activities are conducted. Comoarable Reolacement Dwellin . A dwelling which satisfies each of the following standards: (1) Decent, safe and sanitary (as defined in subsection 6008(d)) , and comparable to the acquired dwelling with respect to number ofnro lesser habitable living space and type and quality of construction, but in rooms or living space than necessary to accommodate the displaced person. (2) In an area not subjected to unreasonable adverse environmental conditions from either natural or manmade sources, and not generally less desirable than the acquired dwelling with respect to public utilities, public and commercial facilities and neighborhood conditions, including schools and municipal services, and reasonably accessible to the displaced 1111.-'!0 •,!].M C -3- CoNTMUAT10N SHUT STD.AQ0A (n.7+' R FILING ADMINSTRATIVE REGULATI WMH THE SECRETARY OF STATE (Pum.aW,.G rmrnn nl cud.s«,;cn 11380.1) person's present or potential place of employment; provided that a potential place of employment may not be used to satisfy the accessibility require- ment if the displaced person objects. dw The Act and Guidelinedoredwellingewithlrespect toeenvirone as the generally as desirable acquired mental characteristics. Though a displaced person does not have to accept a dwelling subject to unreasonable adverse environmental conditions, neither is a public entity required to duplicate environmental character- istics , such as scenic vistas omenaroximity to the ocean, lakes, rivers , forests or other natural If the displaced person erson every made to relocate such p Whenever practicable the replacement dwelling shall be reasonably close to relative, friends, services or organizations with whom there is an existing dependency relationship. (3� Available on the private market to the displaced person and available to all persons regardless of race, color, sex, marital status, religion, or national origin in a manner consistent with Title VIII of the Civil Rights Act of 1968. (4) To the extent and where consistent with (c)(1) of this section, as the acquired dwelling, but not excluding newly constructed housing. (5) Within the Financial Means of the Displaced Person. A replace- ment dwelling is within ncludinnana�ents means foromortgagelainsurancenand the monthly housin cost (including P property taxes}g or rental cost (including utilities aanenttavailablereasonable recurring expenses) minus any replacement housing p ym _ F the person (as provided in erson�ssave0ragenmontOhl does o y income (asxdefdinedeiny Z five percent (25A) of the p F subsection 6008(1 )) . A replacement dwelling is within the financial means a of a displaced person also costseandrother reasonablehexpensesn(asndescribed related increased interest Z in section 6102) does not a ngeacqueredtandothehm replacement housingpansent $ tion provided for the available to the person (as provided in section 6102) . If a dwelling which satisfies these standards is not available the public entity may consider a dwelling which exceeds them. (� Decent Safe and Sanitar . clean and weather tight condition, in goos 1 Housing in sound, ned, in conformance with the tate repair and adequately maintai app and local building, plumbing, electrical , housing and occupancy codes or similar ordinances or regulations and which meets the following minimum standards: (p,) Each housekeeping unit shall include a kitchen with a fully usable sink, a stove or connection for a stove, a separate and com- plete bathroom, hot and cold running water in both bathroom and kitchen, an adequate and safe wiring system for lighting and other electrical services and heating as required by climatic conditions and local codes. (B) Each ncodeustandards fortboardingehousesl,f hotels eandtother state and local co dwellings for congregate living. -4- i CONTINUATION SNiR ST0.1400A le.717 OR MING ADMINSTRATIVE REGU WSTH THE SECRETARY OF STAT eo Cod*Socnan 11380.1) (2) When the term decent, safe and sanitary is interpreted, under local , state or federal law, as establishing a higher standard, the element, of that higher standard, which exceed the provision of paragraph (1) of this subsection,.- are incorporated herein. e Department. Department of Housing and Community Development. ((ff Disolaced Person.. Any person who moves from real property, or who moves his persona property from real property, either as a result of the acqui- sition of such real property, in whole or in part, by a public entity or by any person having an agreement with or acting on behalf of a public entity, or as the result of a written order from a public entity to vacate the real property, for public use. This definition shall be construed so that persons displaced as a result of public action receive relocation benefits in cases where they are displaced as a result of an owner participation agreement or an acquisition carried out by a private person for or in connection with a public use where the public entity is otherwise empowered to acquire the property to carry out the public use. (Q) Dwelling. The place of permanent or customary and usual abode of a person, incivaing a single-family dwelling, a single-family unit in a two- family dwelling, multi-family or multipurpose dwelling, a unit of a condominium or cooperative housing project, a nonhousekeeping unit, a mobilehome, or any other residential unit which either is considered to be real property under State law or cannot be moved without substantial damage or unreasonable cost. A residence need not be decent, safe and sanitary to be a dwelling. A second home shall be considered to be a dwelling only for the purpose or establishing eligibility for payment for moving and related expenses (as u. provided in section 6090) . e amount of rent a tenant or homeowner would have (h) Economic Rent. Th Z to pay for a dwelling similar to the acquired dwelling in a comparable area. W (i ) Elderl Household. A household in which the head of household or spouse is 62 years or older. Famil y. Two or more individuals who by blood, marriage, adoption, 0 or mutual consent live together as a family unit. o (k) Farm Operation. Any activity conducted solely or primarily for the production of one or more agricultural products or commodities, including timber, for sale or home use, and customarily producing such products or commodities in sufficient quantity to be .capable of contributing materially to the operator' s support. (1 ) Gross Income. Gross income means the total annual income of an " individual , or where a family is displaced total annual income or the parents or adult heads of household, less the following: (1) A deduction of $500 for each dependent in excess of three. (2) A deduction of ten percent (10') of total income for an elderly io or handicapped household. (3) A deduction for recurring, extraordinary medical expenses, defined for this purpose to mean medical expenses in excess of three percent of total income, where not compensated for or covered by in- surance or other sources, such as public assistance or tort recovery. (4) A deduction of reasonable amounts paid for the care of children or sick or incapacitated family members when determined to be necessary to employment of the head or spouse, except that the amount deducted shall not exceed the amount of income received by the person thus released. Gross income is divided by twelve to ascertain the average monthly income. Relocation and property acquisition payments are not to be considered as income for the determination of financial means. 11.,8•750 3-73 1.1 -5- CONTINUATION SHRIFT STD.AOOA (6.711 R FILJIMG ADMINSTRATIVE REGUTA 4OwITH THE SECRETARY OF STATE (Pvrm.+aM to ,o,sr""WM Cod*Section 11980.1) (m) Handicapped Household. A household in which any member is handi- capped or disab ea. (n) Initiation of Necotiations. The initial written offer made by the acquiring entity to the owner of real property to be purchased, or the owner's representative. (o) Mobile Home. A, structure, transportable in one or more sections, which is built on a permarRent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained therein. A self-propelled vehicle is not a mobile home. (p) Mortgage. Such classes of liens as are commonly given to secure advances on, or the unpaid purchase price of, real property, together with the credit instruments, if any, secured thereby. (q) Ownership. Holding any of the following interests in a dwelling, or a contract to purchase one of the first six interests: (1) A fee title. (2) A life estate. (3) A 50-year lease. (4) A lease with at least 20 years to run from the date of acqui- sition of the property. (5) A proprietary interest in a cooperative housing project which includes the right to occupy a dwelling. (6) A proprietary interest in a mobilehome. (7) A leasehold interest with an option to purchase. In the case of one who has succeeded to any of the foregoing interests by devise, bequest, inheritance or operation of law, the tenure of ownership, but not occupancy, of the succeeding owner shall include the tenure of the preced- ing owner. corporation, or asso- (r) Person. Any individual , family, partnership, Z W ciation. (s) Public Entity. Includes the state, the Regents of the University of California, a county, city, city and county, district, public authority, zpublic agency, and any other political subdivision or public corporation in o the state when acquiring real property, or any interest therein, or ordering that acquired property be vacated, in any city or county for public use. (t) Public Use. A use for which property may be acquired by eminent domain. (u) Tenant. A person who rents or is otherwise in lawful possession of a dwelling, including a sleeping room, which is owned by another. 6010. Prior Determinations. (a) Displacement. No public entity may proceed with any phase of a project or other activity which will result in the displacement of any person, business or farm until it makes the following determinations: (1) Fair and reasonable relocation payments will be provided to eligible persons as required by Article 3 of the Guidelines . (2) A relocation assistance program offering the services described in Article 2 of the Guidelines will be established. (3) Eligible persons will be adequately informed of the assistance, benefits , policies , practices and procedures, including grievance proce- dures, .provided for in these Guidelines. ,,.,..T,c -6- CONTINUATION SH[tT STO..',AOOA ce-71, 4POR HUNG ADMINSTRATIVE REG W'JT,H THE SECRETARY OF STATE (p,Arsuorrr to Go"mmo,rr Cod*Soctioo 11]80.1) (4) Based upon recent survey and analysis of both the housing needs of persons who will be displaced and available replacement housing and considering competing demands for that housing, comparable replace- ment dwellings will be available, or provided, if necessary, within a reasonable period of time prior to displacement sufficient in number, size and cost for the eligible persons who require them. (5) Adequate provisions have been made to provide orderly, timely, and efficient relocation of eligible persons to comparable replacement housing available without regard to race, color, religion, sex, marital status , or national origin with minimum hardship to those affected. (6) A relocation plan meeting the requirements of section 6038 has been prepared. proceed with any phase of a (b) Acquisition. No public entity may p project or any other activity which will result in the acquisition of real property until it determines that with respect to such acquisition and to the greatest extent practicable, (1) Adequate provisions have been made to be guided by the pro- visions of Article 6 of the Guidelines, and (2) Eligible persons will be informed of the pertinent benefits, - policies and requirements of the Guidelines. 6012. Citizen Participation. (a) All persons who will be displaced, neighborhood groups and any relocation committee shall be given an opportunity and should be encouraged fully the relocationlastoSparticipate in reviewing the W relocation plan and monitor g U (b) When a substantial will be displaced from their number of person dwellings the public entity shall encourage the residents and community organ- =- izations in the displacement area to form a relocation committee. The com- Z mittee shall include, when applicable, residential owner occupants, resi- W dential tenants, business people, and members of existing organizations within entities which have con the area. In lieu of iducted1or e o areconductinga citizen participation process 3 0 as part of an existing development program may substitute such process if it 0 satisfies the requirements of this section. from If a substantial number of astsconsultlwith anddobtainethe adviicelofdresiings , the public entity shall at le dents and community organizationriordto submitting oittton the alegislative body such persons and organizations P for approval . (See section 6038. ) (c) At a minimum the displacing entity shall guarantee the following: (1) Timely and full access to all documents relevant to the reloca- tion program. A public entity may reasonably restrict access to material where its confidentiality is protected by law or its disclosure is pro- hibited by law. The displacing entitresultensure disclosure of information identity documents eligiblethe provision of which would . closure. This persons is provided in a manner designed to avoid obligation to avoid improper disclosure shall no effect right erson author- the person to which the information relates (or P ized in writing by such person) to inspect such documents. (2) The provision technical otherspertinentpmaterials�nterpret elements of the relo cation P lan -7- CONTINUATION SHEET STD.aooA +.7++ R fIMMG ADMINSTRATIVE REGUTA r 7H THE SECRETARY OF STA (Vet M++an,to G.O"rnn"H"Cods SWion 11380.1) (3)-' The right $A submit written or oral comments and objections, including the right tO submit written comments on the relocation plan and to have these comments attached to the plan when it is forwarded to the local legislative body or the head of the state agency for approval . (4) Prompt, written response to any written objections or criticisms. 6014. Prerequisite to Displacement. No person shall be displaced until the pub is entity has ru i ed the ob igations imposed by the Act and Guide- lines. 6016. Remedies. (a) If the public entity has not fulfilled or is not substantially fulflIling its relocation responsibilities, it shall cease dis- placement until such time as its responsibilities are fulfilled. When appropri- ate project implementation :shall be suspended or terminated. (b) Eligible persons who move without offers of assistance and benefits , after the public entity was required to offer assistance or benefits , shall be provided such assistance and payments and, when appropriate, compensation for additional costs incurred. The displacing entity shall make every effort to identify and locate such persons. complainant's attorney's fees and costs (c) A public entity may pay a and is encouraged to consider doing so when a complainant institutes a suc- cessful administrative appeal or judicial action. (d) The enumeration of remedies in this section is not intended to discourage or preclude the use of other remedies consistent with the intent of the Act and Guidelines. Rather a public entity is encouraged to consider and adopt other remedies. CL 6018. Pr.__�orit of Federal Law. If a public entity undertakes a project Z with federal tltldncld assistance and consequently must provide relocation W assistance and benefits as required by federal law, the provisions of the Act and Guidelines shall not apply; but if an obligation to provide relocation 3 assistance and benefits is not imposed by federal law the provisions of the z Act and Guidelines shall apply. $ 6020. Severabilitv. If any provision of the Guidelines or the applica- tion thereof is he d invalid, such invalidity shall not affect other provisions or applications of the Guidelines which can be given effect without the in- valid provision or application, and to this end the provisions of the Guide- lines are severable. Article Relocation Proram and As ing 6030. Purpose. The purpose of this part is to set forth requirements with respect to the F_velopment and program for the provision o p of a public entity not to displace or cause the displacement of any p erson from his dwelling without adequate notice and unless comparable replacement housing is available. 1111•:14 1.11 1.M -a- COHTIHUATIOH SHVR 3TU.¢OOA (P-7 1) 4POR pI{.!?1G ADMINSTRATIVE REGULA WITH THE SECRETARY OF STATE (Pursuant to C,o"rntnlnt Cod•S.ction 11380.1) 6032. Relocation Assistance Advisory Proqram. Public entities shall - develop and implement a relocation assistance advisory program which satislies the requirements of this article and of Title VI of the Civil Rights Act of 1964, Title VIII- of the Civil Rights Act of 19 ministered the Unruh Civil Rights Act and the Rumford Act. Such program shall be administered so as to provide mize the hardship of advisory services which offer maximum assistance to mini displacement and to ensure that (a) all persons displaced from their dwellings are relocated into housing meeting the criteria for comparable replacement housing, and (b) all persons displaced from their places of business or farm operations are assisted in reestablishing with. a minimum of delay and loss or earnings. 6034. Eligibility. (a) Relocation assistance and benefits shall be available to: (1) Any person who occupies property from which he will be displaces. (2) Any person who will move from real property -or will move his personal property from real property, because he will be displaced from other real property on which he conducts a business or farm operation. (3) Any person who moves from real property as a result of its acquisition by a public entity whether the move is voluntary or involuntary. (4) Any person who, following the initiation of negotiations , moves as the result of the pending acquisition. Such a person is eligible if the property is subsequently acquired by the public entity; if it is not acquired, such a person, at the discretion of the public entity, may be declared eligible. (5) Any person who moves as the result of pending acquisiton by a public entity either following receipt of a Notice of Intent to Displace (see section 6086) or as a result of inducement or encouragement by the public entity. ro ert (b) (1) Post-acquisition tenants, those who lawfully occupy p P y only after a public entity acquires it, are not eligible for assistance 3 and benefits if, before occupying the property, they are informed by the zpublic entity that the property has been acquired for a public use and o will be available as housing only in the interim between acquisition and ° d that development for such use may result in termination of the tenancy sooner than would otherwise be expected. When post-acquisi development an - not elii tion tenantsyaof aowritten order yfrom the publiclentity toovacateetheoreal as the resulL. property. A public entity shall inform prospective tenants regarding the projecte date of displacement and, periodically, should inform post-acquisition tenants of any changes in this projection. - Persons who become post-acquisition tenants after the effective date 01 the Guidelines, who are not so informed and who move as the result of a written order from the public entity to vacate are eligible for assistance and benefits , except where they are evicted in accordance with the provi- sions of section 6058. (2) When the displacement of a post-acquisition tenant causes a hardship for that person because of a critical housing shortage, age, handicap, infirmity, lack of financial means or other circumstance, the displacing entity may provide relocation assistance and benefits. In such hardship situations a public entity is encouraged to provide assistance and payment for moving expenses. ]t]t •T)O].T]].M -9- STD.1400A 1•.+n CONnNUATION SHRT 4FOR FILLNG ADMINSTRATIVE REGULA40S WITH THE SECRETARY OF STATE (Pvnuont to Govern~"Cod*S*ction 11380.1) (3) Where a public entity, on property it owns, is making housing available on a permanent basis (i .e. , not pending development) , a post- acquisition tenant who moves as the result of a written order from the public entity to vacate is eligible for relocation assistance and benefits if the order to vacate is related to a plan to demolish or rehabilitate such units. Sale of such units to a private person establishes eligibility without need for a written order to vacate. 6036. Rehabilitation Demolition Code Enforcement. If a public entity undertakes a rehabilitation or demolition program or enforcement of building codes and as a result a person or business is displaced from privately owned property, the public entity may provide assistance and benefits , but it is not required to do so. If a person or business is displaced by such an undertaking from property acquired by a public entity, the public entity shall provide assistance and benefits. 6038. Relocation Plan. (a) As soon as possible following the initia- tion of negotiations and prior to proceeding with any phase of a project or other activity that will result in displacement a public entity shall prepare a Relocation Plan and submit it for approval to the local legislative body, or in the case of a state agency, the head of the agency. When the public entity's action will only result in an insignificant amount of non-residential displace- ment, the requirements of this section need not be satisfied. (b) A Relocation Plan shall include the following: W (1) A diagrammatic sketch of the project area. (2) Projected dates of displacement. (3) A written analysis of the aggregate relocation needs of all Z persons to be displaced (as required by section 6048) and a detailed Z explanation as to how these needs are to be met. W (4) A written analysis of relocation housing resources (as required by section 6052) . 3 (5) A detailed description of the relocation advisory services 0 program, including specific procedures for locating and referring eligible 0 persons to comparable replacement housing. (6) A description of the relocation payments to be made (pursuant to Article 3) and a plan for disbursement. (7) A cost estimate for carrying out the plan and identification of the source of the necessary funds. (8) A detailed plan by which any last resort housing (as described in section 6054 and Article 4) is to be built and financed. (9) A standard information statement to be sent to all persons to be displaced (as required by section 6046) . (10) Temporary relocation plans, if any. (11) A description of relocation office operation procedures. (12) Plans for citizen participation. (13) An enumeration of the coordination activities undertaken (pur- suant to section 6052). (14) The comments of the relocation committee, if any (pursuant to section 6012) . (15) A written determination by the public entity that the necessary resources will be available as required. 319 10-)SO]-1]].Y -10- STd.AOOA (9.71) CONTINUATION SNIT 4pr-OR FILING ADMINISTRATIVE REGU O NS WITH THE SECRETARY OF STA (Pvnuant to Government Code Section 11380.1) (c) A Plan prepared by a local public entity shall be consistent with the local housing element (prepared pursuant to California Administrative Code, Title 25, Chapter 1, Subchapter 3. ) (d) In the event of delay of implementation of the relocation program, the plan shall be updated annually. (e) (1) Copies of the plan shall be submitted for review to the reloca- tion committee and the department 30 days prior to submission to the local legislative body or head of state agency for approval . Copies shall be available to the public upon request. (2) General notice of the plan shall be provided. Notice shall be designed to reach the occupants of the property; it shall be in accordance with the provisions of paragraph 6046(a)(3) and subsection 6046(b) ; and it shall be provided 30 days prior to submission to the local legislative body or head of state agency for approval . 6040. Minimum Requirements of Relocation Assistance Advisory Proaram. (a) Each relocation assistance advisory program undertaken pursuant to this Article shall include, at a minimum, such measures, facilities or services as may be necessary or appropriate in order to: (1) Fully inform eligible persons under this Article within 15 days following the initiation of negotiations for a parcel as to the avail- ability of relocation benefits and assistance and the eligibility require- ments therefor, as well as the procedures for obtaining such benefits and assistance, in accordance with the requirements of section 6046. (2) Determine the extent of the need of each such eligible person U for relocation assistance in accordance with the requirements of sec- tion 6048. (3) Assure eligible persons that within a reasonable period of time X -L prior to disp acement there will be available comparable replacement ? housing, meeting the criteria described in section 6008(c) , sufficient in number and kind for and available to such eligible persons. rati�h;i ;-v 3 (4) Provide current and continuing infor tin_nL n the a , zprices, a ,s of comparable sales and rental housing, and of com- p parable commercial properties and locations, and as to security deposits , closing costs, typical down payments, interest rates, and terms for resi- dential property in the area. (5) ssist each eligible person to _Umnlete applications for pay- ments and benefits. to nhtaln and ,�nve to a (6) Assist each eligible, displaced person comparable r placement dwelling. Only quote inspection w� insure that a particular unit meets this standard. If a displaced person occupies a unit to which he is referred by the public entity and the unit does not satisfy the comparable re- placement dwelling standard, the public entity has not fulfilled its obligation to assist the displaced person to obtain such a dwelling. Whenever this occurs the public entity shall off e to locate such related dwelling for the displaced person and to pay again expenses. If the displaced person chooses not to move from the unit that he occupied following referral , the public entity shall not assert that he is ineligible to receive relocation assistance and benefits on the basis of that unit's failure to satisfy the comparable replacement dwelling standard. -11- s-rD.♦'OOA (6.7V9 cownNUAT1ON SHUT 4OR FILING ADMINSTRATIVE REGULA7 WITH THE SECRETARY OF STATE (Puna nt to Go~nnveM Code$--flan 11380.1) (7)' Assist each eligible person displaced from his business or farm operation in obtaining and becoming established in a suitable replacement location. (8) Provide any services required to insure that the relocation process does not result in different or separate treatment on account of race, color, "religion, national origin, sex, marital status or other arbitrary circumstances. (9) Supply to such eligible persons information concerning federal i and state housing programs, disaster loan and other programs administered by the Small Business Administration, and other federal or state programs , offering assistance to displaced persons. (10) Provide other advisory assistance to eligible persons in order to minimize their hardships. It is recommended that, as needed, such assistance include counseling and referrals with regard to housing, financing, employment, training, health and welfare, as well as other assistance. (11) Inform all persons who are expected to be displaced about the eviction policies to be pursued in carrying out the project, which policies shall be in accordance with the provisions of section 5058. (b) Relocation Office. When a substantial number of persons will be dis- placed and the relocation staff's office is not easily accessible to those per- sons, a displacing entity is encouraged to establish at least one appropriately equipped site office which is accessible to all the area residents who may be displaced and is staffed with trained or experienced relocation personnel . W Office hours should be scheduled to accommodate persons unable to visit the office during normal business hours. CL (c) Each displacing entity shall establish and maintain a formal griev- ance procedure for use by displaced persons seeking administrative review or Z the entity's determinations. The procedure shall be in accordance with the w requirements of Article 5. 3 6042. Replacement Housino Prior To Displacement• Notices To Displaced Z Persons. (a No eligible person shall be required to move from his dwelling g unless within a reasonable period of time prior to displacement comparable re- placement dwellings (as defined in subsection 6008(c)) or, in the case of a temporary move (as defined in section 6044) , adequate replacement dwellings (as defined in subsection (b) below) are available to such person. (b) The criteria for adequate replacement dwellings are in all respects identical to those for comparable replacement dwellings , except thathabitable adequate replacement dwelling, with respect to the number of rooms , livin space and type of construction, need be only adequate not comparable. g(c) Reasonable Offer of Replacement Housing. The requirements of this section shall be deemed to have been satisfied if a person is offered and refuses without justification reasonable choices of specifically identified comparable replacement dwellings which fully satisfy the criteria set forth in the Guidelines. The offers shall be in writing, in a language understood by the displaced person. The number of offers determined to be reasonable should be not less than three. ro erty shall be required to (d) Notice. No eligible person occupying p p move from a dwelling or to move a business or farm operation, without at least 90 days written notice from the public entity requiring the displacements. Public entities shall notify each individual tenant to be displaced as well as each owner-occupant. (These requirements are in addition to those contained in sections 6040 and 6046. ) nn.-rya .n nor, -12- STD.'ACOA ta.9il CONTINUATION SHIFT FOR FILIVG ADMINSTRATIVE REGULA S wT7.H THE SECRETARY OF STATE (ptImma"t to Cvav rn,nant Coda$action 11]80.1) (e) Waiver. The requirement in subsection (a) above may be waived only when immediate possession of real property is of crucial importance and by one of the following circumstances: (1) When displacement is necessitated by a major disaster as defined in Section 102(2) of the "Disaster Relief Act of 1974" (88 Stat. 143, 42 U.S.C. 5121) . ' (2) During periods of declared national or state emergency. 6044. Temporary Move.. (a) General . (1 A public entity shall be required to minimize to the greatest extent feasible the use of temporary relocation resources (as defined in section 6042) but, when a project plan anticipates moves back into completed project accommodations, temporary relocation resources may be used, at the displaced person's election for a limited period of time. (2) Temporary relocation does not diminish the responsibility of the public entity to provide relocation assistance, services and benefits designed to achieve permanent relocation of displaced persons into comr parable replacement dwellings. (b) Requirements. (1) Temporary replacement housing may not be relied upon if compara- ble replacement housing will not be available to the displaced person within 12 months of the date of the temporary move. (2) Prior to the move, the public entity shall have determined and have provided written assurance to each displaced person that: (A) Comparable replacement housing will be made available at the earliest possible time but in any event no later than 12 months from the date of the move to temporary housing. Temporarily housed persons may agree to extend the 12 month limitation but, if they do not, the public entity shall ensure that comparable replacement dwell - W ings are available within the 12 month period. (B) Comparable replacement housing will be made available, on a priority basis, to the individual or family who has been temporarily 0 rehoused. 0 (C) The move to temporary housing will not affect a claimant's eligibility for a replacement housing payment nor deprive him of the same choice of replacement housing units that would have been made available had the temporary move not been made and the costs of a temporary move will not be considered as all or a part of the reloca- tion payments to which a displaced person is entitled. (D) If a project plan anticipates moves back into replacement housing accommodations in the project or program area, the person who has been temporarily displaced will be given priority opportunity to obtain such housing accommodations. (E) The public entity will pay all costs in connection with the move to temporary housing, including increased housing costs. 6046. Informational Program. (a) Basic Requirements. The displacing entity shall establish and maintain an information program that provides for the following: -13- STO AOOA (6-711 CONTINUATION SHIT 4PFOR, FILJNG ADMINSTRATiVE REGULA 5 WITH. THE SECRETARY OF STATE (pvnmont to Govw mm*M Code Section 11]80.1) (1) ' Preparation and distribution of informational material as early as practicable, to each occupant of the property. This material shall be distributed within is days following the initiation of negotiations (see paragraph 6040(a)(1) ) and not less than 90 days in advance of displace- ment except for those situations described in subsection 6042(e). Where appropriate, separate informational statements shall be prepared for resi- dential and for non-residential occupants. (2) Conducting personal interviews and maintaining personal contacts with occupants of the property to the maximum extent practicable. (3) Utilizing meetings, newsletters, and other mechanisms , including local media available to all persons, for keeping occupants of the property informed on a continuing basis. The criterion for selecting among various alternatives shall be the likelihood of actually communicating information to such persons. Legal publications , legal ads in local newspapers of general circulation and similar means which may go unnoticed are deemed to be inadequate. b Language. Informational material should be prepared in the lan- guage�s) most easily understood by the recipients. In displacement areas where there are significant concentrations of persons who do not read, write, or understand English fluently, the native language of the people should be used and all informational material should be provided in the native language(s) and English. (c) Method of Delivery. To assure receipt of the informational material , the local agency should arrange to have the material either hand-delivered to W each occupant of the property with a request for a written receipt, or sent by certified mail , return receipt requested. (d) General and Specific Information. In addition to disseminating general information of the type described in this section, the displacing Z entity shall also provide each person with individual , written notification W as soon as his eligibility status has been established. (e) Content of Informational Statement. Attachment A identifies the 3 kinds of information required to be included in statements distributed to Z occupants of the pro perty. The figure lists minimum requirements. The dis- $ placing entity should include any additional information that it believes would be helpful . (See Attachment A.) 6048. Survey and Analysis of Relocation Needs. Tam (1 equirement. mmeaiately following the initiation of negotiations interview all eligible persons, business concerns, including nonprofit organ- izations, and farm operations to obtain information upon which to plan for housing and other accommodations, as well as counseling and assistance needs. (2) Coordination with Other Agencies. Other agencies may also be con- ducting surveys in the area at the same time. Coordination will be necessary to avoid duplication and to ensure that necessary information is available at the appropriate time. Surveys utilized to gather data for social service referrals should be planned in cooperation with social service agencies and a referral system should be established. (3) Information to Persons To Be Displaced. The local agency shall carefully explain and discuss fully with each person interviewed the purpose of the survey and the nature and extent of relocation payments and assistance that will be made available. All persons shall be advised and encouraged to visit the relocation office for information and assistance. -14- „G l-)f 34w c STD_'A00A ,s-'.'n CONTINUATION SHUT 4PFOR FILING ADMINSTRATIVE REGULA 5 WrrH THE SECRETARY OF STATE (pursuant to Government Code Section 11380.1) (4) -' Relocation Records. Based on information obtained during the survey and other sources as applicable, the local agency shall prepare and maintain an accurate relocation record for each person to be displaced. The record shall contain a description of the pertinent characteristics of the persons to be displaced and the assistance deemed to be necessary. (b) The survey shall be by direct, personal interview, except where repeated efforts indicate that is not possible. When a person cannot be in- terviewed or the interview does not produce the information to be obtained reasonable efforts shall be made to obtain the information by other means. Eligible persons should be encouraged to bring any change in their needs to the attention of relocation officials. The survey shall be updated at least annually. (c) A public entity shall endeavor to obtain the following information: income; whether a person is elderly or handicapped; size of family; age of children; location of job and factors limiting accessibility; area of preferred relocation; type of unit preferred; ownership or tenant preference; need for social and public services, special schools and other services; eligibility for publicly assisted housing; and with reference to the present dwelling, the rent, the type and quality of construction, the number of rooms and bedrooms , the amount of habitable living space, and locational factors including among others public utilities, public and commercial facilities (including trans- portation and schools) and neighborhood conditions (including municipal ser- vices) . Other matters that concern ,a household as its members contemplate relocation should also be included. W (d) A written analysis of relocation housing needs shall be prepared. < It shall be prepared in sufficient detail to enable determination of the avail- : ability for all potential displacees of housing which meets the standards set forth in the definition of comparable replacement housing. Z The information concerning homeownership and rental units shall be provided W separately. The number of units needed shall be identified by cost for each 3 size category. The needs of elderly and handicapped households shall be shown separately and shall include information on the number of such households Z requiring special facilities and the nature of such facilities. g The statement of relocation housing needs shall include a description of the locational characteristics of the displacement area neighborhoods corresponding to the requirements of comparable replacement housing. Information shall be provided concerning proximity to present employment sources, medical and recreational facilities, parks, community centers, shopping, transportation and schools. Information concerning proximity to other relevant needs and amen- ities is essential to ensuring that no residents are incapacitated by the relocation and such information also should be provided. 6050. Failure to Conduct Timely and Effective Survey. When a survey is not conducted in a timely and effective manner, the public entity shall be obligated to make every effort to locate all eligible persons who have moved so that their needs can be included in the survey and the impact on the housing stock in the community can be more accurately determined. The public entity shall offer such persons all relocation assistance and benefits for which they otherwise qualify and, in addition, shall compensate such persons for all costs occasioned by the entity's failure to provide timely notice and offers of relocation assistance and benefits. A STD_,A00A te.i CONTINUATION SHUT 4POR FJUNG ADMINSTRATIVE REGULA WrTH THE SECRETARY OF STATE (PumWo",to Garernment Code 5* ion 11380.1) 6052. Survey and Analysis of Available Relocation Resources. (a) (1) To enable a public entity reasonably to determine that thublic requisite comparable replacement dwellings will be available, entity, within 15 days following the initiation of negotiations, shall initiate a survey and analysis of available comparable relocation re- sources. If a recent survey that provides the information identified in this section is not available, the public entity shall conduct a survey and analysis of the housing market. If a recent survey is available, but it does not reflect more recent, significant changes in housing market conditions, the survey shall be updated or it shall not be relied upon. (2), When more than 25 households will be displaced, survey results shall be submitted for review to local housing, development and planning agencies and shall be compared to other existing information on housing availability. (3) The survey shall be updated at least annually. (b) The survey area shall be reasonably related to the displacement area and to the needs and preferences of the persons to be displaced, as indicated in the written analysis prepared pursuant to section 6048. The survey area shall have relevant characteristics (see subsection 6008(c)) which equal or exceed those of the neighborhood from which persons are to be displaced. (c) A written analysis of relocation housing resources shall be prepared in sufficient detail to enable determination of the availability for all poten- tial displacees of housing which meets the standards set forth in the definition W of comparable replacement housing. The information concerning homeownership and rental units shall be provided separately. The number of units available shall be identified by cost for each size category. Resources available to meet the needs of elderly and Z handicapped households shall be shown separately and shall include information W on the number of units with special facilities and the nature of such facil- ities. The analysis of resources shall include a description of the locational D characteristics of the survey area neighborhoods corresponding to the require- dmeets of comparable replacement housing. Information shall be provided con- cerning proximity to present employment sources (with the consent of the displaced person a potential employer may be substituted) , medical and re- creational facilities, parks, community centers, shopping, transportation and schools. Information concerning proximity to other relevant needs and amenities is essential to ensuring that residents are not incapacitated by the relocation and such information should also be provided. (d) (1) Units which do not satisfy the standards of comparable replace- ment housing, including the locational criteria, shall not be counted as a relocation resource. (2) Uncompleted new construction or rehabilitation shall not be in- Mess there is a substantial likelihood that cluded in the gross figure u when needed and at housing or rental costs the units will be available within the financial means of the prospective occupants. (3) In addition to the other requirements of this section, the gross figure representing the number of units available shall be discounted to reflect both concurrent displacement and the extent to which turnover is represented. Concurrent displacement by the federal government and its agencies, including federally-assisted projects, as well as displacement by other public entities shall be taken into account. Turnover is the —16— I1919.7W 3.13 3.1 STD.•400A (6%71) CONTINUATION SHIFT 4PFOR FILING ADMINSTRATIVE REGULA S WITH THE SECRETARY OF STATE 'pursuant to Governn»rrf Codes S.ctia+ 11 80.1) dynamic operation by which occupancy changes occur within a standing inven- tory over a period of time and theoretically could occur in the complete absence of vacancies on a person to person basis. The use of turnover for relocation Is not permissible. The displacing entity shall assume that four percent of the rental and one percent of the ownership units which meet the standards of Comparable replacement dwellings (see section 6008(c)) re- presents turnover. The displacing entity shall use a higher percentage figure if such figure is more accurate. The displacing entity may use a lower figure if it establishes that the lower figure is a more accurate assumption. (4) Publicly subsidized housing, including public housing, shall not be counted as a resource unless it reasonably can be established that: (A) The units will be available when needed; (8) The governmental body providing the subsidy has made, in writing, a reasonably binding commitment of assistance; and (C) The units have been inspected and determined to be decent, safe and sanitary and the income ceilings , rent ranges and age restrictions, if any, have been considered. (D) The number of units available in the community exceeds the number of households in need of the units. This requirement may be waived by the department if the public entity can establish that such units will be replaced by last resort housing within two years. To establish that last resort housing will be developed as required the W public entity must have site control with permissive zoning, pre- liminary plans and conditional commitments for subsidy and financing or the equivalent. The public entity also must identify ownership. (c) Uncompleted new construction or rehabilitation which is subsidized by public funds shall not be counted as a relocation resource unless the units W are being subsidized to provide relocation resources. 6054. Last Resort Housin . (a) No eligible person shall be required to z move 7 rom his owe Fling because of the action of a public entity unless compara- o ble replacement housing is available to him. (b) If on the basis of its survey and analysis of relocation needs and resources a public entity cannot determine that comparable replacement housing will be available as required, the public entity may not proceed with any phase of a project or other activity which will result in displacement unless it provides such housing. (See Article 4.) (c) If the action of a public entity has resulted or is resulting in displacement and comparable replacement housing is not available as needed, the public entity shall use its funds, or funds authorized for the project to provide such housing (see Article 4) , or shall terminate or suspend further implementation of the project activity in accordance with the provisions of section 6018. (d) Temporary relocation resources may be relied upon in the interim only if the provisions of section 6004 are satisfied. CoKnNUATwN SHM STC%•OOA tet7i) FOR FlUWG ADMINSTRATIVE REGU WITH THE SECRETARY OF STA (pvrsuonr to Co"wntneM Code Section 11]80.1) 6056. Termination of Relocation Assistance. A public entity's reloca- tion obligations cease under the following circumstances: (a) A displaced person moves to a comparable replacement dwelling and receives all assistance and payments to which he is entitled. (b) The displaced person moves to substandard housing, refuses reasonable offers of additional assistance in moving to a decent, safe and sanitary replacement dwelling and receives all payments to which he is entitled. (c) All reasonable efforts to trace a person have failed. To ensure that the action of a public entity does not reduce the housing supply in critical categories or locations, unsuccessful efforts to trace a particular displaced person shall not lessen the obligation to provide last resort housing. (See Article 4. ) (d) The business concern or farm operation has received all assistance ed and has been successfully relocated or and payments to which it is entitl has ceased operations. able offers displaced from reason- 6058. Eviction. (a) Eviction is permissible only as a last resort. It in no way affects the eligibility of evicted displaced persons for relocation payments. Relocation records must be documented to reflect the specific cir- cumstances surrounding the eviction. (b) Eviction shall be undertaken only for one or more of the following reasons: W (1) Failure to pay rent, except in those cases where the failure 1A pay is due to the lessor's failure to keep the premises in habitable condition, is the result of harassment or retaliatory action or is the result of discontinuation or substantial interruption of services. Z (2) Performance of a dangerous, illegal act in the unit. W (3) Material breach of the rental agreement and failure to correct 3 breach within 30 days of notice. (4) Maintenance of a nuisance and failure to abate within a reason- = able time following notice. $ (5) Refusal to accept one of a reasonable number of offers of replacement dwellings. (6) The eviction is required by State or local law and cannot be prevented by reasonable efforts on the part of the public entity. 6060. Evaluation of Relocation. (a) A public entity is encouraged to evaluate its relocation program, assessing the quality and quantity of services provided as well as displacee satisfaction, to determine the adequacy of pro- gram planning and to ascertain whether any persons have been denied the full benefits and services to which they are entitled. The evaluation should be based upon an annual or continual inspection of files and records, case inter- views, and inspection of replacement housing and business and farm replacement locations and discussions with local individuals or organizations familiar with relocation issues. A written evaluation should be prepared at least annually. (b) The files and records of displaced persons and property owners should be selected at random. The review should include any cases that were identified by previous monitoring as requiring corrective action and should assess the public entity's progress in taking corrective action. Both relocation and acquisition activities should be covered by the review. -18- CoKnKUAnCM SHIR STU.A00A (,4•711 4P FOR FLUNG ADMINSTRATIVE REGULA WITH THE SECRETARY OF STATE (Punuonr to C vwrnment cods S*ction 11380-1) (1) The relocation sample should include cases in which all pay- meats have been completed yet beensmade. The tsample soshould providesalaced but all payments have not y ot basis for the reviewer to determine nwhether di�splacedapersons w computed received and made promptly, but proper notice,of the full range of relocation assistance and services to which they are entitled. Priority attention should be given to cases in which a grievance has been filed or the agency has deter-mined that a person is ineligible for relocation benefits. (2) The acquisition sample should be based on cases in which settle- ment has been completed. However, if necessary to provide a representa- tive sample of acquisition activities, the reviewer should include in- complete transactions in which negotiations have been initiated. (c) After the records and files have been reviewed, the reviewer should select cases for further evaluansoecthonuof hous�ngltointerviews persons havelaced persons and/or owners and the p moved. The interviews and housing ofttheorecordshand the accuracy of the informatio n o files and give the evif perspectiv on the and housingsinspecti)onseare The number and typpe o to be carried out shoulddrefGenerally,eanei'nterviewgandtinspection the shouldo a be tion he has just reviewe carried out for at least one hof every five of persons for which the edfiselessdthano25s have been reviewed. Only w e e should the number of interviews and d inspections be less inspections be lowertthan 10the lesser of five should the number of interviews and the number of persons displaced. To the extent possible, should cover a representative cross section of families htype various esizes tas well as workload: e.g. , relocation cases involving Z individuals and business concerns (including both owners and tenants) , and acquisition transactions involving residential , commercial and industrial 3 properties. z (d) In addition to the above, the following factors are among those whit S should be considered: (1) The effectiveness of efforts to provide relocation services to displaced persons, including timeliness of notice and correctness of eligibility determinations. (2) The satisfaction of relocated families, individuals and business concerns in their new locations. (3) The extent to which self-moves to substandard housing have been minimized. (4) The effectiveness of efforts to provide relocation services �o business concerns, including counseling services and SBA loans to aid in their reestablishment. a ents , (5) The promptness of processing claims and the making ts.payments , including the acquisition (6) and displacement. (7) The effectiveness of methods used to resolve difficulties ex- perienced by site occupants. (8) The effectiveness of the public entity's g rievance procedures. (9) The extent of resident involvement in planning the relocation program. -IS- STD'.400w �a-�n CONTINUATION SHIT FOR HUNG ADMINSTRATiVE REGU S WITH THE SECRETARY OF STA (Pvrswortt to Gommmerrt Code Section 11380.1) (10).- The effectiveness in assuring equal opportunity for displaced persons and in reducing patterns of minority-group concentration. (11) The effectiveness of relocation in upgrading the housing and overall environmental conditions of persons displaced. (12) The effectiveness of the social service program, including counseling services , in helping residents adjust to relocation and in helping solve individual and family problems. (13) The impact on those segments of the housing market serving the income groups displaced. Article 3. Relocation Payments. 6080. Purpose. The purpose of this Article is to set forth the types of, and specs"c eligibility criteria for, relocation payments to displaced persons. Basic eligibility conditions are set forth in section 6084. Speci- fic conditions relating to particular payments are described in later sections. 6082. Relocation Payments by Public Entity. A public entity shall make relocation payments to or on behalf of eligible displaced persons in accordance with and to the full extent permitted by this Article. The obligations des- cribed in this Article are in addition to those in Article 6. U 6084. Basic Eligibility Conditions. A person establishes basic eligi- bility for relocation payments if he satisfies the conditions described in section 6034. A person who moves from real property or who moves his personal property from real property because he will be displaced from other real W property on which he conducts a business or farm operation, establishes eligibility on the basis of the move from such other property only for payments made pursuant to section 6090. 0 6086. Notice of Intent to Displace. A public entity may issue a written ° Notice of Intent to Displace at any time after forming a reasonable expecta- tion of acquiring real property. Such a notice, by establishing eligibility prior to acquisition, will enable a public entity to respond to hardship and other situations. 6088. Filing of Claims- Submission of Tax Returns. All claims filed with the public entity shall be submitted within eighteen months of the date on which the claimant receives final payment for the property or the date on which he moves, whichever is later. The displacing entity may extend this period upon a proper showing of good cause. Except where specifically provided otherwise a claimant shall not be re- quired to submit a copy of his tax returns in support of a claim for reloca- tion payments. 6090. Actual Reasonable Moving Expenses. (a) General . A public entity shall make a payment to a displaced person who satisfies the pertinent eligi- bility requirements of section 6084 and the requirements of this section, for actual reasonable expenses specified below and subject to the limitations set -20- STD:AOOA (ftl„ COPMHUAMN SH"T 4PFOR HUNG ADMINSTRAME REGU O W6TH THE SECRETARY OF STATE (Puw3YaM to Government Code S*cnon 11380.1) forth in subsection (c) of this section for moving himself, his family, business, farm operation or other personal property. In all cases the amount of a pay- ment shall not exceed the reasonable cost of accomplishing the activity in connection with which a claim has been filed. The moving and related expenses for which claims may be filed shall include: (1) Transportation of persons and property not to exceed a distance of 50 miles from the site from which displaced, except where relocation beyond such distance of 50 miles is justified; (2) Packing, crating, unpacking and uncrating personal property; (3) Such storage of personal property, for a period generally not to exceed 12 months, as determined by the public entity to be necessary in connection with relocation; (4) Insurance of personal property while in storage or transit; and (5) The reasonable replacement value of property lost, stolen or damaged (not through the fault or negligence of the displaced person, his agent, or employee) in the process of moving, where insurance covering such loss, theft or damage is not reasonably available. (6) The cost of disconnecting, dismantling, removing, reassembling, reconnecting and reinstalling machinery, equipment or other personal property (including goods and inventory kept for sale) not acquired by the public entity, including connection charges imposed by public utilities for starting utility service. (b) Actual Reasonable Moving Expenses -- Displaced Business Concerns and Farm Operations. In addition to those compensable expenses set forth in sub- section (a) of this section, a displaced business concern or farm operation may file a claim for the following moving and related expenses: (1) The cost, directly related to displacement and subject to the limitation imposed by paragraph (b)(2) , of: (A) Any addition, improvement, alteration or other physical W change in or to any structure or its premises in connection with the reassembling, reconnection or reinstallation of machinery, 3 equipment or other personal property. A public entity, at its zdiscretion, may compensate a displaced business or farm for any S addition, improvement, alteration or other physical change otherwise required to render such structure, premises, or equipment suitable for the business or farm's use. (B) Modifying the machinery, equipment, or other personal property to adopt it to the replacement location or to utilities available at the replacement location or modifying the power supply. (2) Claims for payment under this subsection shall be subject to the following limitations: RA) Reimbursable costs shall be reasonable in amount. ) The cost shall bbfotherwisehnecessaryetoltheted by law or ordinance or to e reestablish- ment of the displaced business or farm. (C) The cost could not be avoided or substantially reduced at an alternate available and suitable site to which the business was referred. (D) The public entity shall deduct, on the basis of a reason- able estimate, the amount, if any, realized by the displaced business concern as compensation for comparable additions, improvements, alter- ations or other physical changes to the structure and premises acquired, as part of the payment made for the acquisition of such structure and premises. -21- coM"NUATION SMIXT sro..00A (*.III FOR HUNG ADMINSTRATIVE REGiJLA'_ _VS WITH THE SECRETARY OF STAI (Pv,svant to GovNnrMrtt Cod*S&6on 11380.1) (3) The cost of any license, permit or certification required by a displaced business concern to the extent such cost is necessary to the reestablishment of its operation at a new location. (4) The reasonable cost of any professional services (including but not limited to, architects' , attorneys' or engineers' fees, or con- sultants' charges) necessary for planning the move of personal property, moving the personal property, or installation of relocated personal property at the replacement site. (5) Where an item of personal property which is used in connection with any business or farm operation is not moved but is replaced with a comparable item, reimbursement in an amount not to exceed (1) the re- placement cost, minus any net proceeds received from its sale, or (2) the estimated cost of moving, whichever is less. (c) Advance Payments. A displaced person may be paid for his anticipated moving expenses in advance of the actual move. A public entity shall provide advance payment whenever later payment would result in financial hardship. Particular consideration w and moderate h income limitations experienced by to business operations. (d) The specific provisions contained in this section are not intended to preclude a public entity's reliance upon other reasonable means of effec- ting a move, including contracting moves and arranging for assignment of moving expense payments by displaced persons. (e) Self-moves. Without documentation of moving expenses actually in- W curred, a displaced person electing to self-move may submit a claim for his moving expenses to the public entity in an amount not to exceed an acceptable 0. low bid or an amount acceptable to the displacing entity. (f) Personal Property of Low Value and High Bulk -- Business or Farm ZOperation. Where, in the judgment of the public entity, the cost of moving any item of personal property of low value and high bulk which is used in connection with any business or farm operation would be disproportionate in 3 relation to its value, the allowable reimbursement for the expense of moving the difference between the cost of replacing ° such property shall not exceed g the same with a comparable item available on the market and the amount which would have been received for such property on liquidation. This provision may in appropriate situations be applied to claims involving the moving of junkyards, stockpiles, sand, gravel , minerals, metals and similar property. (g) Documentation in Support of a Claim. (1) General . Except in the case of a displaced person conducting a self-move as provided in subsection (e) above, a claim for a payment under this section shall be supported by a bill or other evidence of ex- penses incurred. By prearrangement between the public entity, the site occupant, and the mover, evidenced in writing, the claimant or the mover may present an unpaid moving bill to the public entity, and the public entity may pay the mover directly. (2) Business and Farm Operations. Each claim in excess of $1,000 for the costs incurred by a displaced person for moving his business or farm operation shall be supported by competitive bids in such number as are practical . If the public entity determines that compliance with the bid requirement is impractical or if estimates in an amount of less than $1,000 are obtained, a claim may be supported by estimates in lieu o� bids. -22- ,,.,..,,o,.,,261 STD.AOOA (0.71) COHnNUATtON SHUT FOR FILING ADMINSTRATIVE REGiJ' 7N5 WITH THE SECRETARY OF ST. (ftnuant to Governownt Code Section 11380.1) (h) Whenever a public entity must pay the actual cost of moving a displaced person the costs of such move shall be exempt from regulation by the Public Utilities Commission as provided by section 7262(e) of the Act. The public entity may solicit competitive bids from qualified bidders for performance of the work. Bids submitted in response to such solicitations shall be exempt from regulation by the Public Utilities Commission. 6092. actual Direct Losses of Tangible Personal Property. (a) General . A pub is entity sha ma e a payment to a displaced person who satisfies the eligibility requirements of section 6090 and this section, for actual direct losses of tangible personal property as a result of moving or discontinuing a business or farm operation, in an amount determined by the public entity to be in accordance with the provisions of this section. (b) Determining Actual Direct Loss of Property. Actual direct loss or property shall be determined on the basis of the lesser of the following: (1) The fair market value of the property for continued use at its location prior to displacement. (2) The estimated reasonable costs of relocating the property. The public entity may require that the owner first make a bona fide effort to sell the property or it may permit the owner not to do so. The proceeds realized from any sale of all or part of the property shall be deducted from the determination of loss. In calculating payment under this section the reasonable cost of an effort to sell shall be added to the determination of loss. W (c) Documentation to Support Claim. A claim for payment hereunder shall be supported by written evidence of loss which may include appraisals, certi- fied prices, bills of sale., receipts, cancelled checks, copies of advertise- = ments, offers to sell , auction records, and other records appropriate to support the claim or the public entity may agree as to the value of the pro- perty left in place. E 6094. Actual Reasonable Expenses in Searchinq for a Replacement Business z or Farm. A isp aced person who satisfies the pertinent eligibility require 0 ments of section 6090 with respect to actual reasonable moving expenses, shall be eligible for a payment in an amount not to exceed $500, in searching for a replacement business or farm, including expenses incurred for: (a) Transportation; (b) Meals and lodging away from home; (c) Time spent in searching, based on the hourly wage rate of the salary or earnings of the displaced person or his representative, but not to exceed $10 per hour; and (d) Fees paid to a real estate agent or broker to locate a replacement business or farm. 6096. Moving Expenses -- Outdoor Advertising Businesses. A displaced person who conducts a lawful activity primarily for assisting in the purchase, sale, resale, manufacture, processing, or marketing of products, commodities , personal property, or services by the erection and maintenance of outdoor advertising displays is entitled to payment for the reas_o.n.able cost of moving such displays or their in-place value, whichever is tess-,�T- -23- CONTINUATION SHIV STD.AOOA (8-711 FOR }'>)LiEiiG ADMINSTRATIVE REGULA" AS WITH THE SECRETARY Of STAI (P,N,.Gnt to Go.errtrMnt Code Section 11380.1) 6098. Alternate Payments -- Individuals and Families. A person or family, who is displaced from a dwelling and is eligible for a payment for actual rea- sonable moving expenses under section 6090, may elect to receive and shall be paid, in lieu of.- such payment: (a) A moving expense allowance not to exceed $300, and determined in accordance with established Federal Highway Administration schedules maintained by the California Department of Transportation, and (b) A dislocation allowance of $200. 6100. Alternate Payments -- Businesses and Farm Ooerations. (a) General . (1) A person who is displaced Trom his place of business or farm operation and is eligible for payments under sections 6090, 6092, 6094, or 6096, and complies with the requirements of this section, may elect to receive and shall be paid, in lieu of such payments, a payment equal to the average annual net earnings of the business or farm operation (but not including a business as described in section 6096) as determined in accordance with subsection (b) below, except that such payment shall be not less than $2,500 nor more than $10,000. For purposes of this section, the dollar limitation specified in the preceding sentence shall apply to a single business, regardless of whether it is carried on under one or more legal entities. (2) Loss of Goodwill. When payment under this section will precede settlement of a claim for compensation for loss of good will under the Eminent Domain Law, the public entity before tendering payment shall state W 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, Sections 1265.510 et seq. (the Eminent Domain Law, Chapter 9, Article 6 - "Compensation for Loss of Goodwill") will be reduced in the same amount. The portion considered to be compensation for loss of goodwill shall not exceed the difference between the payment made under this section and an amount which reasonably approximates the payments for which the displaced person z otherwise would be eligible under Sections 6090, 6092, 6094, and 6096. 8 Failure to provide such written statement and explanation shall consti- tute a conclusive indication that no portion of the payment is considered to be compensation for loss of goodwill for the purposes of that portion of the Code of Civil Procedure referenced above. (b) Requirements -- Businesses. Payment shall not be under this section unless the public entity determines that: (1) The business cannot be relocated without a substantial loss of its existing patronage, based on a consideration of all pertinent circum- stances including such factors as the type of business conducted, the nature of the clientele, the relative importance to the displaced business of its present and proposed location, and the availability of a suitable relocation site; (2) The business is not part of a commercial enterprise having another establishment which is not being acquired for a project and which is engaged in the same or similar business. Whenever the sole remaining facility of a business which has been displaced from its principal location: -24- )I,1,-T]0,.t,10M 1 STD,400A i•-ta CONTINUATION SMUT FOR FILING ADMIN5TRATIVE REGUL�l15 WITH THE SECRETARY OF STA�NI (Pursuant to Crovernmm"Code Section 11]80.1) (A) Has been in operation for less than two years; (B) Has had average annual gross receipts of less than $2,000 during the two taxable years prior to displacement of the major component of the business; or (C) Has had average annual net earnings of less than $1,000 during the two taxable years prior to the displacement of the major component of the business, the remaining facility will not be con- sidered another "establishment" for purposes of this section; and (3) The displaced business: (A) Had average annual gross receipts of at least $2,000 during the two taxable years prior to displacement; or (B) The displaced business had average annual net earnings of at least $1,000 during the two taxable years prior to displacement; or (C) The displaced business contributed at least 33-1/3 percent of the total gross income of the owner(s) during each of the two taxable years prior to displacement. If in any case the public entity determines that the two year period prior to displacement is not representative of average receipts, earnings or income, it may make use of a more representative period. (c) Determination of Number of Businesses. In determining whether one or more legal entities, all of which have been acquired, constitute a single business, the following factors among others shall be considered: (1) The extent to which the same premises and equipment are shared. (2) The extent to which substantially identical or intimately inter- related business functions are pursued and business and financial affairs are commingled. (3) The extent to which such entities are held out to the public, and to those customarily dealing with such entities, as one business. (4) The extent to which the same person or closely related persons Z F own, control or manage the affairs of the entities. (d) Requirements -- Farms. In the case of a farm operation, no payment shall be made under this section unless the public entity determines that the z farm met the definition of a farm operation prior to its acquisition. If the 0 displacement is limited to only part of the farm operation, the operator will be considered to have been displaced from a farm operation if: the part taken met the definition of a farm operation prior to the taking and the taking caused such a substantial change in the nature of the existing farm operation as to constitute a displacement. (e) Requirements -- Nonprofit Organizations. In the case of a nonprofit organization, no payment shall be made under this section unless the public entity determines that: (1) The nonprofit organization cannot be relocated without a substan- tial loss of its existing patronage (the term "existing patronage" as used in connection with a nonprofit organization includes the membership, per- sons, community, or clientele served or affected by the activities of the nonprofit organization) ; and (2) The nonprofit organization is not a part of an enterprise having at least one other establishment not being acquired which is engaged in the same or similar activity. STD_A00A )4.7t> CONTINUATION SHUT FOR FILfBmIG ADMINSTRATIVE REGi1LA3 WMH THE SECRETARY OF STA;9 (Puenvont to(,w"fnnMM Code Section 11380.1) (f) Net. Earnings. The term "average annual net earnings" as used in this section means one-half of zany net earnings of the business or farm operation, before federal and state income taxes, during the two taxable years immediately preceding the taxable year in which the business or farm operation moves from the real property acquired for such project, or during such other period as the head of the public entity determines to be more equitable for establishing such earnings, and includes any compensation paid by the business or farm operation to the owner, his spouse or his dependents during such period. The term "owner" as used in this section includes the sole proprietor in a sole proprie- torship, the principal partners in a partnership, and the principal stockholders of a corporation, as determined by the public entity. For purposes of deter- mining a principal stockholder, stock held by a husband, his wife and their dependent children shall be treated as one unit. (g) If a displaced person who conducts a business or farm operation elects to receive a fixed payment under this section, he shall provide proof of his earnings from the business or farm operation to the agency concerned. Proof of earnings may be established by income tax returns, financial statements and accounting records or similar evidence acceptable to the public entity. 6102. Replacement Housing. Payments for Homeowners. (a) General . A public entity steal make to a person who is displaced from a dwelling and who satisfies the pertinent eligibility requirements of section 6084 and the condi- tions of subsection (b) of this section, a payment not to exceed a combined total of $15,000 for: (1) The amount, if any, which when added to the acquisition cost of the dwelling acquired for the project equals the reasonable cost, as deter- mined in accordance with subsection (c) , of a comparable replacement dwelling. This amount shall not exceed the difference between the acqui- sition price of the acquired dwelling and the actual purchase price of the = W replacement dwelling, except where a displaced person, in the circum- stance described in paragraph 6108(a)(1) , is willing to use the extra money to improve the condition of the dwelling. 0 (2) The amount, if any, to compensate the displaced person for any 8 increased interest costs, as determined in accordance with subsection (c) , he is required to pay for financing the acquisition of a replacement dwelling. The payment shall not be made unless the dwelling acquired by the public entity was encumbered by a bonafide mortgage which was a valid lien on the dwelling for not less than 180 days prior to the imitation of negotiations for acquisition of such dwelling. (This time requirement may be modified in accordance with the provisions of subsection (b) below. ) (3) Reasonable expenses, determined in accordance with subsection (c) of this section, incurred by the displaced person incident to the purchase of the replacement dwelling. (4) In accordance with section 6106, the cost of rehabilitating a dwelling which does not satisfy the decent, safe and sanitary standard. (b) Eligibility Conditions. (1) A displaced person is eligible for payment under this section if such person: 3\,,,.730 Y71 2.M n -26- STD.400A (0+71) CONTMUATMH SHIET FOR FILING ADMINSTRATIVE REGUI NS WITH THE SECRETARY OF STA. (PWntIon1 to cva"m,onf Code S*c ion 11 38D.1) (A) Is displaced from a dwelling that is acquired; (B) Has actually owned and occupied such dwelling for not less than 180 days prior to the initiation of negotiations for its acqui- sition; and (C) Purchases and occupies a replacement dwelling within one year subsequent to the date on which he received final payment from the public entity of all costs of the acquired dwelling or the date on which he moves from the acquired dwelling, whichever is later. (2) If an owner satisfies all but the 180 day requirement and can establish to the satisfaction of the public entity that he bought the dwelling with the intention of making it his place of residence, that the move was not motivated by a desire to receive relocation assistance and benefits, and that he neither knew nor should have known that public acquisition was intended the public entity may reduce the requirement as necessary. (3) Where for reasons beyond the control of the displaced person completion of construction, rehabilitation, or relocation of a replacement dwelling is delayed beyond the date by which occupancy is required, the public entity shall determine the date of occupancy to be the date the displaced person enters into a contract for such construction, rehab- ilitation, or relocation or for the purchase, upon completion, of a dwelling to be constructed or rehabilitated, if, in fact, the displaced person occupies the replacement dwelling when the construction or re-. habilitation is completed. W (4) Where, for reasons of hardship or circumstances beyond the control of the displaced person, such person is unable to occupy the replacement a dwelling by the required date, the public entity may extend the deadline as necessary. If by the deadline the displaced person has contracted to Z purchase a replacement dwelling, the public entity should extend the deadline. (5) No person otherwise eligible for a payment under this section or under section 6104 shall be denied such eligibility as a result of his 0 being unable, because of a major state or national disaster, to meet the $ occupancy requirements. (c) Computation of Replacement Housing Payment. (1) Cost of Comparable Replacement Dwelling. (A) In determining the reasonable cost of a comparable replace- ment dwelling, the public entity concerned shall use one of the fol- lowing methods: 1.- Comparative Method. On a case-by-case basis by deter- mining the listing price of dwellings which have been selected by the public entity and which are most representative of the acquired dwelling unit and meet the definition of comparable replacement dwelling set out in subsection 6008(c). Whenever possible the listing price of at least three dwellings shall be considered. 2. Schedule Method. Where the public entity determines that the comparative method is not feasible, it may establish a schedule of reasonable acquisition costs for the various types of comparable replacement dwellings. If more than one entity is administering a project causing displacement in the area; it shall cooperate with the other entities in establishing a uniform schedule for the area. The schedule shall be based on a current -27- auranw air CONTINUATION SNIT STD.AOOA (0.7)> FOR FILING ADMINSTRATIVE REGULA 3 WI'TF! THE SECRETARY OF STAT), (Pursuant to GovKnment Cod.S.crion 11380.1) analysis of the market to determine a reasonable cost for each type of dwelling to be purchased. In large urban areas this analysis may be confined to the sub-area from which persons are displaced or may cover several different sub-areas, if they satisfy or exceed the criteria listed in subsection 6008(c). , To assure the greatest comparability of dwellings in any analysis, the analysis shall be divided into classifications of the type of construction, number of bedrooms, and price ranges. 3. Alternative Method. Where the public entity deter- mines that neither the schedule, nor comparative method is feasible in a given situation, by the use of another reasonable method. (B) Whichever method is selected the cost shall be updated to within three months of the date of purchase of the replacement dwelling. (2) Interest Payments. Interest payments shall be equal to the dis- counted present value of the difference between the aggregate interest applicable to the amount of the principal of the mortgage on the acquired dwelling over its remaining term at the time of acquisition, and other debt service costs, and the aggregate interest paid on the mortgage on the replacement dwelling, and other debt service costs. The term and amount of the mortgage on the replacement dwelling for purposes of this paragraph shall be the lesser of the remaining term and amount of the mortgage on the acquired dwelling, or the actual term and amount of the mortgage on W the replacement dwelling. The amount of the debt service cost with respect to the replacement dwelling shall be the lesser of the debt service cost based on the cost required for a comparable dwelling, or the debt service cost based on the actual cost of the replacement dwelling. Prepaid interest or "points" shall be considered in the determination of aggregate interest. In calculating the amount of compensation, increased interest cost shall 3 be reduced to discounted present value using the prevailing interest rate paid on savings deposits by commercial banks in the general area in which $ the replacement dwelling is located. (3) Expenses Incident to the Purchase of the Replacement Dwelling. Payment under this section shall include the amount necessary to reimburse the displaced person for actual costs incurred by him incident to the purchase of the replacement dwelling, including but not limited to the following: legal , closing, and related costs including title search, preparing conveyance contracts, notary fees, surveys, preparing drawings or plats, and charges paid incident to recordation; lender, FHA, VA or similar appraisal cost; FHA, VA or similar application fee; cost for certification of structural soundness; credit report charges; charge for owner' s and mortgagee's evidence or assurance of title; escrow agent' s fee; and sales or transfer taxes. Payment for .any such expenses shall not exceed the amount attributable to the purchase of a replacement dwelling.- Such expenses shall be reasonable and legally required or customary in the community. Reimbursement shall not be made under the provisions of this paragraph for any fee, cost, charge, or expense which is determined to be a part of the debt service or finance charge under Title I of the Truth in Lending Act (Pub. L. 90-321) , and Regulation Z issued pursuant thereto by the Board of Governors of the Federal Reserve System. Any such sum should be considered in the determination of interest payments. -28- ]1,,.•,10,_),2- CONTINUATION SMUT STO-400A (0.71) FOR HUNG ADMINSTRATIVE REGULA. 5 WITH THE SECRETARY OF STATE (Nrwcw to Go"rnnNnt Code Swion 11180.1) (d) Multi-family Dwelling. In the case of a displaced homeowner who is required to move from a one-family unit of a multi-family building which he owns, the replacement housing payment shall be based on the cost of a compara- ble one-family unit in a multi-family building of approximately the same density or if that is not available in a building of the next less density, or, if a comparable one-family unit in such a multi-family building is not available, the cost of an otherwise comparable single-family structure. (e) Owner Retention. (1) If a displaced homeowner elects to retain, move, and occupy his dwelling, the amount payable under this section is the difference between the acquisition price of the acquired property and the sum of the raving and restoration expenses, the cost of correcting decent, safe, and sani- tary deficiencies, if any, and the actual purchase price of a comparable relocation site. A public entity may limit the payment made under this subsection to the amount of the replacement housing payment for which the homeowner would otherwise be eligible. (2) The payment shall not exceed $15,000. (f) Provisional Payment Pending Condemnation. If the exact amount of a replacement housing payment cannot be determined because of a pending condem- nation suit, the public entity concerned may make a provisional replacement housing payment to the displaced homeowner equal to the difference between the public entity's maximum offer for the property and the reasonable cost of a comparable replacement dwelling, but only if the homeowner enters into an agreement that upon final adjudication of the condemnation suit the replace- ment housing payment will be recomputed on the basis of the acquisition price determined by the court. If the acquisition price as determined by the court is greater than the maximum offer upon which the provisional replacement housing payment is based, the difference will be refunded by the homeowner to the public entity. If the acquisition price as determined by the court is W less than the maximum offer upon which the provisional replacement housing it payment is based, the difference will be paid to the homeowner. 3 (g) Lease of Condominium. For the purposes of this section, the leasing 0 of a condominium for a 99-year period, or for a term which exceeds the life 8 expectancy of the displaced person as determined by the most recent life tables in Vital Statistics of the United States, as published by the Public Health Service of the Department of Health, Education and Welfare,. shall be deemed a purchase of the condominium. 6104. Replacement Housing Payments for Tenants and Certain Others. (a) General- A pub is entity ;ha make to a displaced person who satisfies the eligibility requirements of section 6084 and the conditions of subsection (b) below, a payment not to exceed $4,000 for either: (1) An amount, computed in accordance with paragraph (d)(1) of this section, necessary to enable such person to lease or rent a replacement dwelling for a period not to exceed 4 years; or (2) An amount, computed in accordance with paragraph (d)(2) of this section, necessary to enable such person to make a downpayment on the purchase of a replacement dwelling (including incidental expenses des- cribed in section 6102). If such amount exceeds $2,000, the displaced person shall equally match any such amount in excess of $2,000 in making the downpayment. 7191..730 3.71 16 Y -29- COPMNUAT}ON SNIT STD.AOOA (1.71) FOR FILING ADMINSTRATIVE REGUl1 5 • WITH THE SECRETARY OF STAT. (pun nt to Ga"rmMnt Cod*S*c ion 11180.1) (b) Eligibility Conditions. A displaced person is eligible for the payments specified in subsection (a) if he satisfies the following conditions: (1) Has occupied the dwelling from which he is displaced for a period of not less than 90 days prior to the initiation of negotiation for acqui- sition of such dwelling. (2) Is not eligible to receive a replacement housing payment for homeowner under section 6102 or elects not to receive such payment. Where the displaced person is the owner-occupant of the dwelling, the payment made under paragraph 6104(a)(2) shall not exceed the amount of payment to which the person would be eligible under section 6102. (3) Whenever a payment under subsection (a)(2) is sought the dis- placed person shall within one year from the date of displacement pur- chase and occupy a replacement dwelling. (c) The provisions in subsection 6102(b) for modifying the conditions of eligibility also apply to this section. (d) Computation of Payment. (1) Rentals. The amount of payment necessary to lease or rent a comparable replacement dwelling, under subsection (a)(1) , shall be com- puted by subtracting 48 times the base monthly rental of the displaced person (as determined in accordance with this subsection) , from 48 times the monthly rental for a comparable replacement dwelling (as determined in accordance with this subsection) : Provided, that in no case may such amount exceed the difference between 48 times the base monthly rental as determined in accordance with this subsection and 48 times the monthly rental actually required for the replacement dwelling occupied by the U displaced person. (A) Base Monthly Rental . The base monthly rental shall be the lesser of the average monthly rental paid by the displaced person for the 3-month period prior to initiation of negotiations = and 25 percent of the displaced person's average monthly income. (See subsection 6008(1) .) Where the displaced person was the owner 3 of the dwelling from which he was displaced or was not required to o pay rent for that dwelling, the economic rent (see subsection 6008(h)) o shall be used in lieu of the average monthly rental to calculate base ° monthly rental . (B) Comparable Rental . The monthly rental for a comparable replacement dwelling shall be the amount of rent determined by the public entity by one of the methods described in paragraph 6102(c)(1) , considering rental charges instead of listing price or acquisition cost. (C) Whichever method is selected the cost shall be updated to within three months of the date of rental of the replacement dwelling. (2) Downpayment. The downpayment for which a payment specified under paragraph (a)(2) of this section may be made, together with any matching share which may be required, shall not exceed the amount of a reasonable downpayment for the purchase of a comparable replacement dwelling where such purchase is financed, plus expenses incident to the purchase of a replacement dwelling computed in accordance with Section 6102. The full amount of a downpayment under this section shall be applied to the purchase of the replacement dwelling and shall be shown on the closing statement or other document acceptable to the public entity. ,...... -30- CONTINUATION SN[[T STD.•A00A (8.71) _ FOR FILING ADMINSTRATIVE REGUU IS WITH THE SECRETARY OF STATE (Pwsvant to Goverarne.rt Code Section 11]80.1) (e) Rental Payments for Displaced Owners and Dependents. (1) Owners. A displaced owner who elects to rent rather than purchas a replacement dwelling and who meets the eligibility conditions specified in subsection (b) is eligible for the payment specified in paragraph (a)(1) . (2) Dependents. A dependent who is residing separate and apart from the person or family providing support, whether such separate residence is permanent or temporary, shall be entitled to payment under this section, but such payment shall be limited to the period during which the displaced dependent resides in the replacement dwelling. At the time the displaced dependent vacates that dwelling, no further payment under this section shall be made to such person. For the purposes of this paragraph a 'dependent' shall be a person who derives fifty-one percent or more of his income in the form of gifts from any private person or any academic scholarship or stipend. Full-time students shall be presumed to be dependents but may rebut this presumption by demonstrating that fifty percent or more of their income is derived from sources other than gifts from another private person or academic scholarships or stipends. Dependents residing with the family of which they are a part shall not be entitled to any payment except as a part of the family. (f) Disbursement. Except where specifically provided otherwise, the public entity shall have the authority to disburse payments under this section in a lump sum, monthly or at other intervals acceptable to the displaced person. W 6106. Proration of Payments. For the purpose of calculating an alternate payment under section 09 or a replacement housing payment under section 6102 or 6104, two or more individuals (whether they are members of one family or i not) living together in and displaced from a single dwelling shall be regarded as one person. W Where a tenant is sharing a single-family dwelling with an owner-occupant and paying the owner-occupant rent for the privilege, the tenant shall not be entitled to more than one-half of the rental supplement otherwise payable. Z The owner-occupant shall not be required to share the payment to which he is g entitled or accept a prorated amount. 6108. Condition of Replacement Dwelling. (a) When a displaced person qualifies for a replacement housing payment sunder section 6102 or 6104) by purchasing or renting a replacement dwelling, the unit, as a general rule, must be decent, safe and sanitary. There are three exceptions. One is described in paragraph 6040(a)(6) . The others are: (1) If the purchase of such a dwelling is the result of the public entity's failure to identify a reasonable number of comparable replace- ment dwellings as required or if the dwelling is one to which the person was ;1;2 red by the public entity, the condition of the dwelling does not ec eligibility for a replacement housing payment. If the purchase of such a dwelling is not the result of a public entity's referral or failure to refer, the otherwise eligible person qualifies for a replacement housing payment if the unit is brought into compliance with the decent, safe and sanitary standard. In this situa- tion payment shall be limited to the amount that would be provided in connection with the purchase of a similar, comparable replacement dwelling or the sum of the actual costs of acquisition (including related expenses) and rehabilitation, whichever is less. _31- 3,.,..7,E,.7,1..: sro.AOOA f4.7+1 CONTINUATION SHUT FOR HUNG ADMINSTRATIVE REGUU' is • WTTH THE SECRETARY OF STAT (Pvrword to Gowrnn%ent Cod.Section 11180.1) (b) A public entity shall not induce or encourage a displaced person to acquire a dwelling which does not satisfy the comparable replacement housing standard. (See section 6008(c) .) 6110. Certificate of Eligibility. Upon request by a displaced homeowner or tenant who has not yet purchased and occupied a replacement dwelling, but who is otherwise eligible for a replacement housing payment, the public entity concerned shall certify to any interested party, financial institution, or lending agency, that the displaced homeowner or tenant will be eligible for the payment of a specific sum if he purchases and occupies a dwelling within the time limits prescribed. 6112. Mobile Homes. (a) General . A mobile home is a dwelling. (See subsection 6008 g) . A person displaced from a mobile home must satisfy the same eligibility requirements and must be provided the same assistance, assur- ance and payments as a person displaced from a conventional dwelling. (b) Moving Expenses. If a mobile home is moved to another site, the dis- placed person shall be compensated for moving expenses in accordance with sections 6090 and 6092. The provisions of these sections which generally apply only to businesses and farms shall also apply to displaced persons who move a mobile home. (c) Replacement housing payments. (1) A person who owns a mobile home and site and as a replacement purchases both a dwelling and site shall be provided a replacement housing payment in accordance with section 6102. A person who owns a mobile home U and site, and as a replacement rents both a dwelling and sire, shall be provided a payment in accordance with section 6104. (2) A person who rents a mobile home and site, and as a replacement rents or purchases a dwelling and site, shall be provided a payment in Z accordance with section 6104. W (3) A person who owns a mobile home and site, and as a replacement 3 purchases a dwelling and rents a site, shall be provided a payment in o accordance with sections 6102 and 6104. The payment shall be limited to S the lesser of: (A) The amount necessary to purchase a conventional comparable replacement dwelling; and (B) The amount necessary to purchase a replacement mobile home (in accordance with section 6102) plus the amount necessary to rent a replacement site (in accordance with section 6104) . In calculating this amount, the economic rent for the site shall be used in lieu of average monthly rental to determine the base monthly rental (as provided in paragraph 6104(d)(1)) . (4) A person who owns a site from which he moves a mobile home shall be provided a replacement housing payment under section 6102 if he purchases a replacement site and under section 6104 if he rents a re- placement site. (5) A person who owns a mobile home which is acquired and rents the site shall be provided payment as follows: -32- 3T0..t00A (9-71) CONTINUATION SMUT * FOR HUNG ADMINSTRATIVE REGULA 5 WITH THE SECRETARY OF STATE (htnwaM to Government Code Section 11180.1) (A) If a mobile home is not available the amount required to purchase a conventional replacement dwelling (in accordance with section 6102); (8) The amount necessary to purchase a replacement mobile home (in accordance with section 6102) plus the amount necessary to lease, rent or make a downpayment on a replacement site (in accordance with section 6104) ; or (C) If he elects to rent a replacement mobile home and site, the amount required to do so in accordance with section 6104. In calculating this payment, the average monthly rental shall equal the economic rent for the mobile home plus the actual rent for the site. (6) Similar principles shall be applied to other possible combina- tions of ownership and tenancy upon which a claim for payment might be based. 6114. Affected Prooerty. (a) In addition to the payments required by Section 7262 of the Act see sections 6090, 6092, 6094, 6096, 6098 and 6100) , as a cost of acquisition, the public entity shall make a payment to any af- fected property owner meeting the requirements of this section. (b) Such affected property is immediately contiguous to property acquired for airport purposes and the owner shall have owned the property affected by acquisition by the public entity not less than 180 days prior to the initiation of negotiation for acquisition of the acquired property. (c) Such payment, not to exceed fifteen thousand dollars ($15,000) , W shall be the amount, if any, which equals the actual decline in the fair market value of the property of the affected property owner caused by the • acquisition by the public entity for airport purposes of other real property Fand a change in the use of such property. Z (d) The amount, if any, of actual decline in fair market value of affected property shall be determined according to rules and regulations adopted by the public entity. Such rules and regulations shall limit payment under this section only to such circumstances in which the decline Z in fair market value of affected property is reasonably related to objective g physical change in the use of acquired property. (e) "Affected property" means any real property which actually declines in fair market value because of acquisition by a public entity for public use of other real property and a change in the use of the real property acquired by the public entity. Article 4. Last Resort Housing. 6120. Pur ose. The purpose of this part is to set forth the criteria and procedures for assuring that if the action of a public entity results, or will result in displacement, and comparable replacement housing will not be available as needed, the public entity shall use its funds or funds author- ized for the project to provide such housing. -33- 31910-7w 1-13].N Q STD:•OOA (6171 CONTINUATION SHM FOR FIUNG ADMINSTRATIVE REGUL' NS WITH THE SECRETARY OF STA (Pursuant to Ga"mmont Cod*S*cS*n 11380.1) 6122. Determination of Need for Last Resort Housin . If on the basis of data derived rom surveys and analyses which satisfy the requirements of sections 6048 and 6052, the public entity is unable to demonstrate that compara- ble replacement housing will be available as required, the head of the public entity shall determine whether to use the public entity's funds or the funds authorized for the project to provide such necessary replacement housing or to modify, suspend or terminate the project or undertaking. 6124. Develooment of Reolacement Housing Plan. (a) General . (1) Following the determination pursuant to section 6122, the head of the displacing public entity shall develop or cause to be developed a replacement housing plan to produce a sufficient number of comparable replacement dwellings. The plan shall specify how, when and where the housing will be provided, how it will be financed and the amount of funds to be diverted to such housing, the prices at which it will be rented or sold to the families and individuals to be displaced, the arrangements for housing management and social services as appropriate, the suitability of the location and environmental impact of the proposed housing, the arrangements for maintaining rent levels appropriate for the persons to be rehoused, and the disposition of proceeds from rental , sale, or resale of such housing. If a referendum requirement or zoning presents an obstacle, the issue shall be addressed. (2) All contracts and subcontacts for the construction, rehabilita- tion or management of last resort housing shall be let without discrimina- W tion as to race, sex, marital status, color, religion, national origin, ancestry or other arbitrary circumstance and pursuant to an affirmative action program. The public entity shall encourage participation by minority persons in all levels of construction, rehabilitation, planning, = financing and management of last resort housing. When the housing will W be located in an area of minority concentration, the public entity shall 3 seek to secure significant participation of minorities in these activities. ,. The public entity shall require that, to the greatest extent feasible, Z opportunities for training and employment arising in connection with 0 the planning, construction, rehabilitation, and operation of last resort housing be given to persons of low income residing in the area of such housing and shall determine and implement means to secure the participa- tion of small businesses in the performance of contracts for such work. (b) Citizen Participation. (1) If the need for last resort housing exceeds 25 units, the head of the displacing public entity shall establish a committee which will consult with and provide advice and assistance to the displacing public entity in the development of the plan. The committee should include appointed representatives of the displacing entity and state and local agencies knowledgeable regarding housing in the area, including but not limited to the local housing authority and the central relocation agency, if any. In addition, the committee should include representatives of other appropriate public groups (for example, local and areawide planning agencies) and private groups knowledgeable regarding housing and the problems of housing discrimination. (2) The committee shall include representatives of the residents to be displaced. These representatives may be appointed by the displacing entity or elected by the residents, as the residents wish. Resident repre- sentatives shall , at a minimum, constitute one-third of the committee membership. Votes shall be allocated so that the total votes of resident representatives shall equal one-half of the total votes of the committee membership. -34- STD:AOOA (6.71) CONTINUATION SHUT FOR F11JNG ADMINSTRATIVE REGUL N5 WITH THE SECRETARY OF STA). (pwmn 011t to Go+K?ffwnt Code SMion 11330.1) (3)• The plan must be approved by the vote of a simple majority of the committee membership. In the event the committee fails to approve the plan, the local governing body or, where the displacing entity is a state agency, the head of the state agency may substitute its approval . (c) Consultation with Other Housing Agencies and Organizations. The head of the displacing public entity may consult or contract with the department, a local housing authority, or other agency or organization having experience in the administration or conduct of housing programs to provide technical assis- tance and advice in the development of the replacement housing plan. 6126. Submission of Plan for Comment. The head of the displacing public entity shall submit the plan and all significant amendments to the department and local housing and planning agencies for comment and to assure that the plan accurately reflects housing conditions and needs in the relocation area. Reviewing agencies shall have 30 calendar days following receipt of the plan to prepare their comments. Copies of all comments received shall be forwarded to the committee and available to all interested persons. General notice of the plan shall be provided. Notice shall be designed to reach the residents of the relocation area; it shall be in accordance with the provisions of paragraph 6046(a)(3) and subsection 6046(b) ; and it shall be provided 30 days prior to submission to the committee, or the local govern- ing body or head of state agency for approval . 6128. Determination by Displacing Public Entity-of Feasibility and`' Com- lip 'ance. Upon receipt and consi eration of the comments, the displacing public entity shall determine whether or not: (a) The plan is feasible. (b) The plan complies with applicable environmental standards and pro- = cedures. W (c) The plan is compatible with the local general plan and housing element and the areawide housing plan or strategy. 3 If any of the above determinations by the displacing public entity is 0 negative the displacing public entity shall revise the plan as necessary. o Substantial modifications in the plan shall be submitted for review and comment ° as provided in section 6126. If necessary for timely implementation of the plan or execution of the project, the head of the displacing public entity may shorten the time allowed in section 6126 for review of modifications. 6130. Implementation of the Replacement Housing Plan. Upon making the determinations require by section 6128, the head of the displacing entity may expend funds and take such other actions as necessary to provide, rehabili- tate, or construct replacement housing pursuant to the approved replacement housing plan through methods including but not limited to the following: (a) Transfer of funds to state and local housing agencies. (b) Contract with organizations experienced in the development of housing. (c) Direct construction by displacing public entity. Whenever practicable, the head of the displacing public entity should utilize the services of federal , state, or local housing agencies, or other agencies having experience in the administration or conduct of similar housing programs. ]1!1]•l!G].T!].M -35- CONTINUATION SHIFT ST0,400A (a-7() FOR F1UMG ADMINSTRATIVE REGULA" 'S WITH THE SECRETARY OF STAT (PvnMant to CO"Vnment Code Section 11380.1) 6132. Hdusina Production. The head of the displacing public entity shall monitor the production of the last resort housing to ensure that it is in accordance with the plan. 6134. Jointly Soonso and Development. Where several agencies are adminis- tering programs resulting inl residental displacement, opportunities shall be sought for joint development and financing to aggregate resources in order most efficiently to provide replacement housing in sufficient quantity to satisfy the aggregate needs of such programs. 6136. Last Resort Housing In Lieu of Payments. A public entity shall not require a displaced person to accept a dwelling provided pursuant to this Article in lieu of the displaced person's acquisition payment, if any, for the real property from which he is displaced or the relocation payments for which he may be eligible. dLU, Conformity with the Act and Other Statutes Policies and Proce- dures. (a) Civil Rights and Other Acts. The administration of this Article shall be in accord with the provisions of the Unruh Civil Rights Act (Civil Code, Sections 51 et seq. ) , the Rumford Act (Health and Safety Code, Section 35700 et seq. ) , Section 1 of the Civil Rights Act of 1866 (42 U.S.C. 1982) , Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, the Environmental Quality Act of 1970 (Public Resources Code, Section 21100 et seq. ) and regulations issued pursuant thereto. (b) Dwelling and Relocation Standards. Determinations made pursuant to section 6122 and any plan developed and implemented for providing replacement housing and all such housing provided thereunder shall be in conformity with the standards established in the Act and Guidelines. Z W t- 3 Article 5. Grievance Procedures. 0 Z ° 6150. Purpose. The purpose of this article is to set forth guide- lines for processing appeals from public entity determinations as to eligi- bility, the amount of payment, and for processing appeals from persons aggrieved by a public entity's failure to refer them to comparable permanent or adequate temporary replacement housing. Public entities shall establish procedures to implement the provisions of this Article. 6152. Riaht of Review. (a) Any complainant, that is any person who believes himse aggrieve by a determination as to eligibility, the amount of payment, the failure of the public entity to provide comparable permanent or adequate temporary replacement housing or the public entity's property management practices may, at his election, have his claim reviewed and re- considered by the head of the public entity or an authorized designee (other than the person who made the determination in question) in accordance with the procedures set forth in this article, as supplemented by the procedures the public entity shall establish for such review and reconsideration. -36- STD.•AOOA (*•>>> CONTMUATION SHUT FOR FILING ADMINSTRATIVE REGUI VS WFTH THE SECRETARY OF STA. (PvnvoM to Gowrnnrnt code Section 11]80.1) (b) A person or organization directly affected by the relocation plan may petition the department to review the final relocation plan of a public entity to determine if the plan is in compliance with state laws and guidelines or review the implementation of a relocation plan to determine if the public entity is acting in compliance with its relocation plan. Review undertaken by the department under this section may be informal or may follow the pro- cedures outlined in Government Code, Sections 11180 et seq. Before conducting an investigation under the Government Code sections, the department should attempt to constrain disputes between parties. Failure to petition the department shall not limit a complainant's right to seek judicial review. (c) If a relocation appeals board has been established pursuant to Section 33417.5 of the Health and Safety Code, a city by ordinance may desia- nate the board to hear appeals from local public entities which do not have an appeal process. In the absence of such an ordinance, public entities shall establish procedures to implement the provisions of this Article. L4. Notification to Complainant. If the public entity denies or refuses to consider a claim, the pud is entity's notification to the complain- ant of its determination shall inform the complainant of its reasons and the applicable procedures for obtaining review of the decision. If necessary, such notification shall be printed in a language other than English in accordance with section 6046. W 6156. Stages of Review by a Public Entity. (a) Request for Further Written Information. A complainant may request the public entity to provide him with a full written explanation of its determination and the basis there- = fore, if he feels that the explanation accompanying the payment of the claim or Z notice of the entity's determination was incorrect or inadequate. The public W entity shall provide such an explanation to the complainant within three weeks 3 of its receipt of his request. (b) Informal Oral Presentation. A complainant may request an informal z oral presentation before seeking formal review and reconsideration. A request g for an informal oral presentation shall be filed within the period described in subsection (d) of this section, and within 15 days of the request the public entity shall afford the complainant the opportunity to make such presentation. The complainant may be represented by an attorney or other person of his choosing. This oral presentation shall enable the complainant to discuss the claim with the head of the public entity or a designee (other than the person who made the initial determination) having authority to revise the initial determination on the claim. The public entity shall make a summary of the matters discussed in the oral presentation to be included as part of its file. The right to formal review and reconsideration shall not be conditioned upon requesting an oral presentation. (c) Written Request for Review and Reconsideration. At any time within the period described in subsection (d) a complainant may file a written request for formal review and reconsideration. The complainant may include in the request for review any statement of fact within the complainant's knowledge or belief or other material which may have a bearing on the appeal . If the complainant requests more time to gather and prepare additional material for consideration or review and demonstrates a reasonable basis therefor, the complainant' s request should be granted. -37- on.nw s re x.w C STD.400A (0.71) CD"NUAMN SHUT FOR HUNG ADMINSTRAME REGULV NS .. w" THE SECRETARY OF STA" (PvrwoM to Go•nrn�nt Cod*Soctioo 11]80.1) (d) Time Limit for Requesting Review. A complainant desiring either an informal oral presentation or seeking a formal review and reconsideration shall make a request to the public entity within eighteen months following the date he moves from the property or the date he receives final compensation for the property, whichever is later. 6158. Formal Review and Reconsideration by the Public Entit y- (a) General . The public entity shall consider the request or review an shall decide whether a modification of its initial determination is necessary. This review shall be conducted by the head of the public entity or an authorized, impartial designee. (The designee may be a committee). A designee shall have the authority to revise the initial determination or the determination of a previous oral presentation. The public entity shall consider every aggrieved person's complaint regardless of form, and shall , if necessary provide assistance to the claimant in preparing the written claim. When a claimant seeks review, the public entity shall inform him that he has the right to be represented by an attorney, to present his case by oral or documentary evidence, to submit rebuttal evidence, to conduct such cross-examination as may be required for a full and true disclosure of facts, and to seek judicial review once he has exhausted administrative appeal . (b) Scope of Review. The public entity shall review and reconsider its initial determination of the claimant's case in light of: (1) All material upon which the public agency based its original determination including all applicable rules and regulations, except that no evidence shall be relied upon where a claimant has been improperly < denied an opportunity to controvert the evidence or cross-examine the witness. (2) The reasons given by the claimant for requesting review and Z reconsideration of the claim. W (3) Any additional written or relevant documentary material sub- a mitted by the claimant. (4) Any further information which the public entity in its dis- z cretion, obtains by request, investigation, or research, to ensure fair g and full review of the claim. (c) Determination on Review by Public Entity. (1) The determination on review by the public entity shall include, but is not limited to: (A) The public entity's decision on reconsideration of the claim. (B) The factual and legal basis upon which the decision rests , including any pertinent explanation or rationale. (C) A statement to the claimant of the right to further admin- istrative appeal , if the public entity has such an appeal structure, or if not, a statement to the claimant that administrative remedies have been exhausted and judicial review may be sought. provided to (2) The determination shall be in writing with a copy p the claimant. (d) Time Limits. (1) The public entity shall issue its determination of review as soon as possible but no later than 6 weeks from receipt of the last ma- terial submitted for consideration by the claimant or the date of the hearing, whichever is later. 71f If-Tf0 2.71 2f M -38- sra:.00A (&-Ili CONTINUATION SHUT FOR FILING ADMINSTRATIVE REGUU S WITH THE SECRETAR- OF STATE (pWMMn„o Government Code Section 11380-1) (2) In the case of complaints dismissed for untimeliness or for any other reason not !based on the merits of the claim, the public entity shall furnish a written statement to the claimant stating the reason for the dismissal of the claim as soon as possible but no later than 2 weeks from receipt of the last material submitted by the claimant or the date of the hearing, whichever is later. 6160. Refusals to Waive Time Limitation. Whenever a public entity rejects a request by a claimant for a waiver of the time limits provided in section 6088, a claimant may file a written request for review of this decision in accordance with the procedures set forth in sections 6156 and 6158, except that such written request for review shall be filed within 90 days of the claimant' s receipt of the public entity's determination. 6162. Extension of Time Limits. The time limits specified in section 6156 may be extended for good cause by the public entity. 6164. Recommendations by Third Party. Upon agreement between the claimant an the public entity, a mutually acceptable third party or parties may review the claim and make advisory recommendations thereon to the head of the public entity for its final determination. In reviewing the claim and making recommendations to the public entity, the third party or parties shall be guided by the provisions of this Article. 6166. Review of Files by Claimant. Except to the extent the confiden- tiality of materia is protected by law or its disclosure is prohibited by law, a public entity shall permit the claimant to inspect all files and re- cords bearing upon his claim or the prosecution of the claimant's grievance. If a claimant is improperly denied access to any relevant material bearing W on the claim, such material may not be relied upon in reviewing the initial determination. 3 z 6168. Effect of Determination on Other Persons. The principles estab- lished in all determinations by a public entity shall be considered as prece- dent for all eligible persons in similar situations regardless of whether or not a person has filed a written request for review. All written determina- tions shall be kept on file and available for public review. 6170. Riaht to Counsel . Any aggrieved party has a right to representa- tion by Tega7 or other counsel at his expense at any and all stages of the pro- ceedings set forth in these sections. 6172. Stay of Displacement Pending Review. If a complainant seeks to prevent disp acement, the public entity shall not require the complainant to move until at least 20 days after it has made a determination and the com- plainant has had an opportunity to seek judicial review. In all cases the public entity shall notify the complainant in writing 20 days prior to the proposed new date of displacement. -39- V910-110]-T.34Y C COPMNUAT1ON SHIT STO. 400A (t•71) FOR fiLllhlG ADMINSTRATIVE REGIJV 'NS WrTM THE SECRETARY OF STA (Pvmuawe to C Q"rnoww code Secrioe( 11380.1, 6174. Joint Comolainants. Where more than one person is aggrieved by the fai'Fre of the pub is entity to refer them to comparable permanent or adequate temporary replacement housing the complainants may join in filing a single written request for review. A determination shall be- made by the public entity for each of the complainants. 6176. Judicial Reviews Nothing in this Article shall in any way preclude or limit a claimant from seeking judicial review of a claim upon exhaustion of such administrative remedies as are available under this Article. Article 6. Acquisition Policies 6180. Purposes The purpose of this Article is to set forth the practices to be7oTloweq with respect to acquisition of real property by a public entity. Public entities shall , to the greatest extent practicable, be guided by these practices. 6182. Acquisition. (a) A public entity shall make every reasonable effort to acquire property by negotiation and to do so expeditiously. (b) Before negotiations are initiated (see subsection 6008(n)) a public entity shall : (1) Have the property appraised, giving the owner or his represen- U tative designated in writing an opportunity, by reasonable advance written notice, to accompany the appraiser during the inspection of the property; (2) If the owner of real property is also the owner of a business ? conducted on the real property to be acquired or on the remainder, inform him of his possible right to compensation for loss of goodwill . The 3 public entity should include a copy of the pertinent provisions of the 0 Eminent Domain Law (Code of Civil Procedure Sections 1230.010 et seq.). 8 (3) Establish an amount it believes to be just compensation for the property, which amount shall , in no event, be less than the public entity's approved appraisal of the fair market value of the property as improved. (c) The determination of just compensation shall be based upon considera- tion of: (1) The real property being acquired; (2) Where the real property acquired is part of a larger parcel , the injury, if any, to the remainder; and (3) Loss of goodwill , where the owner of the real property is also the owner of a business conducted upon the property to be acquired or on the remainder and where the provisions of the Eminent Domain Law pertaining to compensation for loss of goodwill are satisfied. 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 or" new patronage. 111r•110 1.]!1!M -40- STD,AOOA cs.71t CONTINUATION SMUT FOR HUNG ADMINSTRATIVE REGUL IS WITH THE SECRETARY OF STAI. (Pvr ont to Co"rnnwnt Cod*S"dion 11180.1) (d) As soon as possible after the amount of just compensation is estab- lished, the public entity shall offer to acquire the property for the full amount so established and shall provide the owner with a written statement of the basis for -determination of just compensation. The statement shall in- clude the following: (1) A general statement of the public use for which the property is to be acquired. (2) A description of the location and extent of the property to be taken, with sufficient detail for reasonable identification, and the interest to be acquired. (3) An inventory identifying the buildings, structures, fixtures, and other improvements. (4) A recital of the amount of the offer and a statement that such amount: (A) Is the full amount believed by the public entity to be just compensation for the property taken; (B) Is not less than the approved appraisal of the fair market value of the property as improved; (C) Disregards any decrease or increase in the fair market value of the real property to be acquired prior to the date of valuation caused by the public improvement for which the property is to be acquired for such public improvement, other than that due to physical deterioration within the reasonable control of the owner or occupant; and W (D) Does not reflect any consideration of or allowance for any relocation assistance and payments or other benefits which the owner is entitled to receive under an agreement with the public Z entity, except for an amount to compensate the owner for that portion of loss of goodwill provided in accordance with Section W 6100. (5) If the real property is a portion of a larger parcel , the state- ; ment shall include an apportionment of the total estimated just compensa- 0 tion for the partial acquisition between the value of the property being Z taken and the amount of damage, if any, to the remainder of the larger $ parcel from which such property is taken. (6) If the owner of the real property to be acquired is also the owner of a business conducted upon the property or the remainder, the statement shall include an indication of the amount of compensation for loss of goodwill . (e) At the initiation of negotiations (see subsection 6008(n)) a public entity shall provide written notification to the owner of a business conducted on the real property to be acquired or on the remainder, who is not also the owner of the real property, concerning his possible right to compensation for loss of goodwill . The public entity should include a copy of the pertinent provisions of the Eminent Domain Law (Code of Civil Procedure, Section 1230.010 et seq. ) . (f) (1) If after receiving the public entity's offer the owner requests additional information regarding the determination of just compensation, the public entity shall provide the following information to the extent that the determination of just compensation is based thereon: -41- STD:A00A (•-m CONTINUATION SH91T FOR FILlr4.G ADMINSTRATIVE REGULA S WITH THE SECRETARY OF STAT (Pururo,M to Gcrrn~t Code Section 11380.1) (A) The date of valuation used. (B) The highest and best use of the property. (C) The applicable zoning. (D) Identification of some of the sales, contracts to sell and purchase, and leases supporting the determination of value. (E) ' If the property is a portion of a larger parcel , a description of the larger parcel , with sufficient detail for reasonable identification. (2) With respect to each sale, contract, or lease provided in accordance with (1)(D) above, the following data should be provided: (A) The names and business or residence addresses, if known, of the parties to the transaction. (B) The location of the property subject to the transaction. (C) The date of transaction. (D) The price and other significant terms and circumstances of the transaction, if known. In lieu of stating the other terms and circumstances, the public entity may, if the document is avail- able for inspection, state the place where and the times when it is available for inspection. (3) The requirements of this subsection do not apply to requests made after an eminent domain proceeding is commenced. (g)- Whenever a part of a parcel of property is to be acquired by a public entity for public use and the remainder, or a portion of the remainder, will be left in such size, shape or condition as to constitute an uneconomic remnant ., the public entity shall offer to acquire the remnant if the owner so desires. For the purposes of these Guidelines an "uneconomic remnant" shall be a parcel 0. of real property in which the owner retains an interest after partial acqui- sition of his property and which has little or no utility or value to such z owner. (Nothing in this subsection is intended to limit a public entity's authority to acquire real property.) (h) Nothing in this section shall be construed to deprive a tenant of othe right to obtain payment for his property interest as otherwise provided = by law. 8 (i ) (1) Prior to commencement of an eminent domain proceeding the public entity shall make reasonable efforts to discuss with the owner its offer to purchase the owner's real property. The owner shall be given a reasonable opportunity to present material which he believes to be relevant as to the question of value and to suggest modification in the proposed terms and conditions of the purchase, and the public entity shall carefully consider the owner's presenta- tion. (2) Prior to commencement of an eminent domain proceeding, if the evidence presented by an owner or a material change in the charac- ter or condition of the property indicates the need for a new appraisal or if a significant delay has occurred since the determination of just compensation, the public entity shall have its appraisal updated. If a modification in the public entity's determination of just compensation is warranted, an appropriate price adjustment shall be made and the new amount determined to be just compensation shall be promptly offered in writing to the owner. -42- STD>.3OOA (3•:i) CotMNUAMN SHAT FOR F UNG ADMINSTRATIVE PEGU )NS WITH THE SECRETARY OF ST. (pumuant to Go w"merrt Code Section 11380.1) (j) (1) In no event shall the public entity either advance the time of condemnation, or defer negotiations or condemnation on the deposit of funds in court for the use of the owner, or take any other action coercive or misleading in nature, in order to compel or induce an agreement on the price to be paid for the property. (2) If any interest in property is to be acquired by exercise of the power of eminent domain, the public entity shall promptly institute formal condemnation proceedings. No public entity shall intentionally make it necessary for an owner to institute legal proceedings to prove the fact of the taking of this real property. 6184. Notice of Decision to Aooraise. The public entity shall provide the owner with written notice of its decision to appraise the real property as soon as possible after the decision to appraise has been reached. The notice shall state, as a minimum, that: (a) A specific area is being considered for a particular public use; (b) The owner's property has been determined to be located within the area; and (c) ine owner's property, which shall be generally described, may be acquired in connection with the public use. 6186. Time of Offer. The public entity shall make its first written offer as soon as practicable following service of the Notice of Decision to Appraise. (See section 6184.) 6188. Notice of Land Acquisition Procedures. (a) At the time the public entity notifies an owner of its decision to appraise real property it shall furnish the owner a written explanation of its land acquisition procedures, Z describing in non-technical , understandable terms the public entity's acqui- w sition procedures and the principal rights and options available to the owner. 3 (b) The notice shall include the following: (1) A description of the basic objective of the public entity's z land acquisition program and a reference to the availability of the $ public entity's statement covering relocation benefits for which an owner-occupant may be eligible; (2) A statement that the owner or his representative designated in writing shall be given the opportunity to accompany each appraiser during his inspection of the property. (3) A statement that if the acquisition of any part of real pro- perty would leave the owner with an uneconomic remnant as defined in subsection 6182(g) the public entity will offer to acquire the unecon- omic remnant; if the owner so desires; (4) A statement that if the owner is not satisfied with the public entity's offer of just compensation he will be given a reasonable opportunity to present relevant material , which the public entity will carefully consider, and that if a voluntary agreement cannot be reached the public entity, as soon as possible, will either institute a formal condemnation proceeding against the property or abandon its intention to acquire the property, giving notice of the latter as provided in section 6190. ann•ow a- a as -43- STD.'t OOH (n:.i CONTINUATION SHRU FOR FILING ADMINSTRATIVE REGULA" S wirm THE SECRETARY OF STAT (Pvrwcain to Go"mn.or Cod.S.c+ion 11]90.1) (5) A statement that construction or development of a project shall be so scheduled that no person lawfully occupying real property shall be required to move from a dwelling (assuming a replacement dwelling as required by these Guidelines will be available) or to move his business or farm operation without at least 90 days written notice from the public entity of the date by which the move is required; and (6) A statement that, if arrangements are made to rent the property to an owner or his tenant -for a short term or for a period subject to termination by the public entity on short notice, the rental will not exceed the lesser of the fair rental value of the property to short term occupier or the pro rata portion of the fair rental value for a typical rental period. If the owner or tenant is an occupant of a dwelling, the rental for the dwelling shall be within his financial means. (See subsection 6008(c) . ) 6190. Notice of Public Entity's Decision Not to Acouire. Whenever a public entity which has forwarded a Notice of Decision to Tppraise or has made a firm offer subsequently decides not to acquire the property, the public entity shall serve a notice in writing on the owner, all persons occupying the property and all other persons potentially eligible for relocation payments and assistance. This notice shall state that the public entity has decided not to acquire the property. It shall be served not later than 10 days following the date of the public entity decision not to acquire. 6192. Incidental Exoenses. If the real property is acquired by purchase, W the public entity shall pay a77reasonable expenses incident to transfer. Among < the expenses requiring payment are: recording fees, transfer fees and similar expenses incident to the conveyance of real property, and the pro rata portion of charges for public service such as water, sewage and trash collection which are Z allowable to a period subsequent to the date of transfer of title to the public W entity, or the effective date of possession of such property by the public entity, whichever is earlier. The public entity shall inform the owner that he may apply for a rebate of the pro rata portion of any real property taxes paid. 0 0 6194. Short Term Rental . (a) If the public permits an owner or tenant to occupy the real property acquired on a rental basis for a short-term or for a period subject to termination by the public entity on short notice, the amount of rent required shall not exceed the lesser of the fair rental value to a short-term occupier or the pro rata portion of the fair rental value for a typical rental period. If the owner or tenant is an occupant of a dwelling, the rental for the dwelling shall be within his financial means. (See subsection 6008(c) .) (b) A post-acquisition tenant who occupies real property acquired on a rental basis for a short term and who is informed that the property has been acquired for a public use shall be given not less than 30 days notice of term- ination of the tenancy. 6195. Public Information. The purchase price and other consideration paid by the public entity is public information and shall be made available upon request. 6196. Service of Notice. Service of all notices required by this article shall be made either by first class mail or by personal service upon the person to be notified. 6198. Nonoossessory Interest Exception. The provisions of 6182(b) , (c) , (d)(4) , and _Ff and 6188 shall not—apply to the acquisition of any easement, right-of-way, covenant or other non-possessory interest in real property to be acquired for the construction, reconstruction, alteration, enlargement, main- tenance, renewal , repair or replacement of sub-surface sewers, waterlines appurtenance, drains, septic tanks, or storm water drains. -44- ccmnnuwnom sHm sro:.00w ;e.>>> - FOR HUNG ADMINSTitATIVE REGIJU 15 WITH THE SECRETARY OF STA1 ^rsuo"t to Gavwrrnmortt Code Section 11180.1) Attachment A Minimum Contents of Informational Statement(s) For Distribution To Business Item To Be Included Displaced Concerns Persons and Others 1. General description of the nature and types of X X activities that will be undertaken, including an identification of areas .which may involve displace- ment. A diagrammatic sketch of the project area should be attached. 2. Statement that public action may result in dis- X X placement but that no one lawfully occupying property will be required to surrender possession without at least 90 days' written notice from the public entity and no one will be required to move until 90 days after the provision of information. 3. Assurance that families and individuals will not be X required to move before reasonable offers of decent, safe, sanitary and otherwise comparable housing within their financial means have been made, except W for the causes set forth in the local agency's eviction policy (which shall be in accordance with t- section 6058.) 0 z S 4. General description of types of relocation payments X X available, including general eligibility criteria and a caution against premature moves that might result in loss of eligibility for a payment. 5. Identification of the agency's relocation program X X and a description of the relocation services and aids that will be available. 6. Encouragement to visit the agency's relocation X X office and cooperate with the staff. The address, telephone number, and hours of the relocation office should be specified. -45- �D A00A CONTINUATION SHIT FOR FILMG ADMINSTRATIVE REGULATIONS WaN THE SECRETARY OF STAY {PvmvaRt to GowrnMrtt Cad*Section 11180. For Distribution To Business Item To Be included Displaced Concerns Persons and Others 7. Information on replacement housing, including: X a. Brief description of what constitutes com- parable replacement housing, including physical standards. b. Laymen's description of Federal fair housing X law (Title VIII of Civil Rights Act of 1968) , and applicable State and local fair housing laws, as well as rights under Title IV of the Civil Rights Act of 1964. C. Statement that the public entity (or its agent) X will identify comparable replacement dwellings within the financial means of and otherwise available to displaced persons and will provide assistance to persons in obtaining housing of their choice, including assistance in the referral of complaints of discrimination to the appropriate Federal , State or local fair housing enforcement agency. < d. Statement that persons may seek their own X housing accommodations and urging them, if they do so, to notify the relocation office Z prior to making a commitment to purchase or occupy the property. a 3 = 8. Statement that the public entity will provide maxi- X 8 mum assistance in locating relocation accommodations, including consultation with the Small Business Admin- istration and other governmental agencies which might be of assistance. 9. Statement describing requirement for prior notifica- X tion to the agency of the business concern's inten- tion to move. -46- 31016.7w 3.75 1.0 S i sn C0KTM "TW" SHUT TD. a�oA MR RUNG ADMINSTRATIVI RIGULA_ VS WITH THE SV-MARY OF STA7 ^rswent 10 Govwvwn~Coo.Salon i 1380.1) For Distribution io Business item To Be Included Displaced Concerns Persons and Others 10. Summary of the. local agency's eviction policy, X x which shall be in accordance with the provisions of section 6058. i 11: Statement describing the agency's grievance pro- X cedure, its purpose, and how it may be used, which procedure shall be in accordance with the provisions of Article 5. i r U 4 • S Z_ Y r C 3 F 0 Z D -47- 71.1..,,G,-71].M BUSINESS , FARM AND NON - PROFIT ORGANIZATION REL 0 C T/ON A SS/S TANCE HANDBOOK CITY OF DUBLIN September 1991 II ���CATCOnt A��TanY�+rA BUSINESS RELOCATION ASSISTANCE PROGRAM City of Dublin TABLE OF CONTENTS Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i Who is Eligible For Benefits? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 What Relocation Benefits Are Available? . . . . . . . . . . . . . . . . . . . . . . . . 1 A. To a Business? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B . To a Farm? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 C. To a Non-Profit Organization? . . . . . . . . . . . . . . . . . . . . . . . . . 1 What Are The Requirements to Obtain Benefits? . . . . . . . . . . . . . . . . . . 2 What is Relocation Advisory Assistance? . . . . . . . . . . . . . . . . . . . . . . . . 4 Moving Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 What Is The Relocation Payment Program? . . . . . . . . . . . . . . . . . . . . . . . . 6 What Are Reestablishment Expenses? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 What Is The In Lieu Payment? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 What Moving And Related Costs Are Ineligible For Payment? . . . . . . 10 Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Important Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 INTRODUCTION What Right does a Public Agency have to Acquire Private Property? The City of Dublin has certain powers which are necessary for it to operate effectively. For example, state and local governments have the power to acquire and/or assemble private property for public purposes. This is known as the power of eminent domain. The power of eminent domain is exercised through the process known as condemnation. The rights of each U.S. citizen are protected, however, by the Fifth and Fourteenth Ammendments of the U.S. Constitution, by State constitutions and by local government codes. Eminent Domain laws provide that if a public agency purchases private property it must pay "just compensation" to the owner. In addition, affected property owners, residential tenants business operators and non-profit organizations may be eligible for relocation benefits as specified in Federal and State legislation. The City of Dublin complies with State of California Real Property Acquisition and Relocation Assistance Laws which provide property occupants displaced by projects certain benefits and protection--much of which is outlined in this brochure. It is the policy of the City of Dublin to acquire property for projects without the use of condemnation unless that alternative is in the best inter- ests of the City. THIS BROCHURE DESCRIBES THE RELOCATION BENEFITS THAT ARE AVAIL- ABLE TO DISPLACED BUSINESS ENTITIES FROM CITY PROJECTS IN THE CITY OF DUBLIN. i WHO IS ELIGIBLE FOR BENEFITS? Every owner operator or tenant operator who is in "lawful occupancy" AND who occupied the premises at the time of the first written offer AND who will be displaced from their business, farm or non-profit organization property as a result of a City of Dublin project is protected under the Uniform Relocation Assistance and Real Property Acquisition Policies Act (Uniform Act) or corresponding State Legislation or both. The law requires in part that no lawful occupant shall be required to move unless he or she has received at least a 90 day advanced written notice of the date on which he or she may be require to move. Caution Relocation legislation establishes strict eligibility requirements for owners and tenants. To receive payment for a particular bene- fit as either an owner or tenant, you must satisfy ALL the require- ments for that particular benefit payment. WHAT RELOCATION BENEFITS ARE AVAILABLE? A. To a Business 1. Relocation Assistance 2. Moving Cost Payments 3. Alternate Moving Cost Payments a. Low value-high bulk personal property b. Loss of tangible personal property 4. Search Cost Payments OR 5. An "In Lieu" Payment B. To a Farm Same as for a business. C. To a Non-Profit Organization Same as for a business. 1 WHAT ARE THE REQUIREMENTS TO OBTAIN BENEFITS? Following are listed the major requirements for each benefit, but they are not all inclusive. Please consult your Relocation Advisor about additional re- quirements, if any, to insure that your have complied before you vacate. BENEFIT REQUIREMENT Relocation Assistance Occupy a business property acquired by the City Moving Costs 1. Occupy a business property acquired by the City prior to and at the date of possession of the property by the City. 2. Prepare a certified inventory of the items to be moved. 3. Assist the City in obtaining at least two bids. 4. a. Accept a move by the low bidder. OR b. Negotiate a self-move on the basis of the low bid. 5. Give the City reasonable notice of your move date. 6. Vacate the property. 7. File a claim. Low Value-High Bulk Personal 1. Occupy a business property acquired by the City Property Payment property by the City. 2. Prepare a certified inventory of the low value-high bulk items/materials. 3. Assist the City in obtaining at least two (2) written moving bids. 4. Assist the City in obtaining replacement and sales values of the low value-high bulk items/material. 5. Vacate the property. 6. File a claim. 2 Loss of Tangible Personal 1. Occupy a business property acquired by the City Property Payment prior to and at the date of possession of the property by the City. 2. Enter into a specific written agreement with the City. 3. Make a reasonable effort to sell the personal property 4. Vacate the property. 5. File a claim. Search Cost Payment 1. Occupy a business property acquired by the City prior to and at the date of possession of the property by the City. 2. Keep accurate records of time, dates, expenses, locations, individuals contacted, etc. involved in the search. 3. Vacate the property. 4. File a claim. Business Reestablishment Payment 1. Occupy a business acquired by the City prior to and at the date of possession of the property by the City. 2. Keep accurate records of costs, expenses, fees, etc. incurred in reestablishing your business at the replacement location. 3. Vacate the premises acquired by the City. 4. File a claim. In Lieu Payment 1. Occupy a business property acquired by the City prior to and at the date of possession of the property by the City. 2. Request an In Lieu payment. 3. Provide the City with two (2) years appropriate income data. 4. Vacate the property. 5. File a claim. 3 Utility Facility Payment 1. Occupy a Utility Facility property acquired by the City prior to and at the date of possession of the property by the City. 2. Encounter "extraordinary expenses" in relocating the facility. 3. Relocation of the utility facility is required for the primary purpose of the project. 4. This is no other Federal, State of Local Law, other than the Uniform Act, which clearly establishes payment of utility moving costs required by the project. 5. Keep accurate records of costs, expenses, materials, salvage values, etc. as a result of the utility facility relocation. 6. Vacate the premises acquired by the City. 7. File a claim. WHAT IS RELOCATION ADVISORY ASSISTANCE? Relocation Advisory Assistance means the City Relocation Advisor will assist you in finding a new business property. A Relocation Advisor is assigned to each displacee for this purpose. The Advisor will assist you in finding properties being offered for sale or rent that are suitable in condition, price or rental range. Also available is information concerning the services offered by other agencies. The Relocation Advisor is your principal contact in all matters concerning the City relocation programs and procedures. Following are some examples of the areas in which your Relocation Advisor can help you: 1 . Provide information relative to zoning ordinances, public transportation, and other economic and general information which may assist the business owner or tenant. 2. Provide information concerning federal , state and conventional business loan programs. Assist and/or refer you to the- Small Business Administration or other organization(s) designed to assist businesses. 3. Assist in filing claim forms for the various types of relocation payments. 4 4. Provide information on the availability, size, prices, and locations of comparable commercial , industrial , or farm property including referrals to real estate brokers who may be able to assist in obtaining suitable property. 5. Serve as a source of advice during the relocation process; referring you to outside sources as necessary. MOVING OPTIONS For payment of moving expenses, the business, farm or non-profit organization may claim payment under the following options: Option 1 . ACTUAL COST AS PERFORMED BY A COMMERCIAL MOVER The business operator may elect to have the moving job done by a qualified commercial mover. In this event, the City will work with you in obtaining moving bids and arranging the move. The City can arrange to pay the mover directly. Option 2. SELF-MOVE BASED ON BIDS Instead of using a commercial mover, the business operator may wish to do the moving. In this event, the City will negotiate with the business operator on a moving payment not to exceed the lower of at least two moving bids. No further documentation is required. No additional costs can be added to the self- move payment to cover the operator's time, downtime to the business, or overtime costs. Option 3. SELF-MOVE BASED ON RECEIPTS If the operator and/or the City cannot obtain bids, the business operator may instead choose to do all the moving, disconnecting, reconnecting, etc. , by himself or contract out privately to have others do all or some of the work. The business operator may then present the City with receipts and claim reimbursement on eligible items. No additional costs can be added for downtime to the business or for overtime costs. 5 WHAT IS THE RELOCATION PAYMENT PROGRAM? Relocation payments to businesses, farms and non profit organization consist entirely of moving costs and moving related costs. These various type pay- ments are described in more detail on the following pages. Relocation pay- ments DO NOT cover costs such as down time, goodwill , or higher rents or purchase prices and similar items. PAYMENT FOR MOVING COSTS In general , moving expense benefit payments include all regular and normal costs of services such as the following: Dismantling Crating, uncrating Loading, unloading insuring Disconnecting and reconnecting machinery and equipment Packing, unpacking Transporting Also, included is payment for such items as stationary reprinting, telephone reinstallation, burglar and fire alarm system reinstallation if not purchased by the City and moving and reconnection costs of other specialty equipment or systems not purchased by the City. Moving payments are generally made after the move is completed and the prem- ises are left clean and orderly. Payment typically takes three weeks to process from receipt of a signed claim form. LIMITATION Moving payments are limited to a distance of 50 miles. Charges for additional mileage are the responsibility of the business being moved. PAYMENT FOR LOW VALUE-HIGH BULK PERSONAL PROPERTY When a business operator elects to retain and move personal property which has low value and high bulk such as stockpiled sand, gravel , minerals, metals or similar items, payment for actual reasonable moving expenses may not exceed the cost of replacing that property at the relocation site minus the amount for which it could be sold at the displacement site. 6 PAYMENT FOR LOSS OF TANGIBLE PERSONAL PROPERTY A business may claim payment for actual direct loss of tangible personal property as a result of moving or discontinuing a business operation, but not in an amount to exceed the cost of moving same. Actual direct losses of tangible personal property are allowed when a person who is displaced from a place of business is entitled to relocate such proper- ty in whole or in part, but elects not to do so. To be eligible for this benefit, the owner of the personal property must: 1 . Be eligible to receive payment for actual and reasonable moving expenses. 2. Enter into a written agreement with the City electing this method of payment, and agreeing that the personal property specifically described is not to be moved. 3. Make a reasonable effort to sell the described personal property. Payment is computed on the basis of the lesser of: 1 . The replacement cost of the item not moved minus the net proceeds of the sale. OR 2. The difference between the depreciated value in place of the item and net proceeds of the sale; OR 3. The estimated cost of moving the item. The sales prices, if any, and the actual , reasonable costs of advertising and conducting the sale shall be supported by a copy of the bills of sale or similar documents and by copies of any advertisements, offers to sell , auction records, or other data supporting the bona fide nature of the sale. When personal property is abandoned with no effort being made by the owner to dispose of such property, the owner will not be entitled to claim moving expenses or losses for the items involved. 7 PAYMENT FOR SEARCH COSTS A business may claim actual reasonable expenses in looking for a replacement business site. Payment for searching expenses may not exceed $1,000.00. Search expenses may include transportation expense, meals, lodging away from home, fees paid to a real estate agent or broker to locate a property and the reasonable value of time actually spent in searching. All expenses claimed must be supported by receipted bills or other applicable documentation. Payment for time shall be based on the average hourly wage rate for the person(s) conducting the search. WHAT ARE REESTABLISHMENT EXPENSES? A small business, farm or non-profit organization may receive a payment, not to exceed a total of $10,000, for expenses incurred in reestablishing such small business, farm or non-profit organization. Such expenses must be rea- sonable and necessary and may include the following: 0 Repairs or improvements to the replacement property required by law, code or ordinance. 0 Exterior sign costs, not to exceed $1,500. 0 Bringing in utilities from the right of way to the replacement site improvements. 0 Redecoration or replacement of soiled or worn surfaces of the replacement location. 0 Feasibility surveys, soil testing and marketing studies. 0 Advertisement of the replacement location, not to exceed $1,500. 0 Increased costs of operation at the replacement site, not to exceed $5,000. WHAT IS THE IN LIEU PAYMENT? Instead of any of the above mentioned actual moving expense payments, a busi- ness may claim an amount equal to the average annual net earnings of the business, except that such payment shall not be less than $1,000 nor more than $20,000. For a business to be eligible for this payment, the City must determine that: 8 1 . The business cannot be relocated without a substantial loss of existing patronage (clientele or net earnings) ; and, 2. The business is not part of a commercial enterprise having more than three (3) other establishments which are not being acquired, are under the same ownership and which are engaged in the same or similar business; and, 3. The business is not operated solely for the purpose of renting the site or dwelling(s) to others. 4. The business contributes materially to the income of the displaced owner in the following manner: a. Had average annual gross receipts of at least $5,000 in value; or b. Had average annual net earnings of at least $1,000 in value; or c. Contributed at least 33 1/3% of the average gross annual income of the owner(s) including income from all sources. Average annual net earnings are those earnings before federal , state or local income taxes, generally during the two taxable years immediately preceding the taxable year in which the business is displaced. Certified copies of income tax returns will be used as a means of establishing net earnings. Any amount the business receives as a goodwill payment must be deducted from any In-Lieu payment to be received or vice-versa. WHAT ARE UTILITY FACILITY RELOCATION PAYMENTS? Should a City project require the relocation of a utility facility (power, gas, water or telephone lines; power, water, sewage plants, etc. ) payment of "extraordinary expenses" may be paid to the owner. "Extraordinary expenses" are defined as those expenses which are not routine or predictable and which are not ordinarily budgeted as operating expenses. Any such payment shall not exceed the cost to functionally restore the service disrupted and shall be pursuant to PRIOR written agreement between the City and the utility facility owner. Any such payment shall be only if there is no other Federal Law, other than the Uniform Act, or State or Local Law which clearly establishes a policy for the payment of utility moving costs. 9 WHAT MOVING AND h,,ATED COSTS ARE INELIGIBLE . JR PAYMENT? The following moving and relate cost items are specifically excepted from payment under Relocation law. 0 The move of any structure or other real property in which you have reserved ownership. 0 Interest on a loan to cover moving expenses. 0 Loss of goodwill . 0 Loss of profits. 0 Loss of trained employees. 0 Additional operating expenses, except as otherwise provided. 0 Personal injury. 0 Any legal fee or cost incurred for preparing a relocation claim or for representing you before the City. 0 Physical changes to real property at the replacement location, except as otherwise provided. 0 Costs for storage of personal property on real property already owned or leased by you. APPEALS If you have been denied a payment which you think you should receive or be- lieve the amount of a payment was not correctly computed, you should contact your Relocation Advisor. The Relocation Advisor will provide you with infor- mation regarding the appeal procedure. Your appeal is an administrative process. It will be heard first by the Director of Public Works who will issue a written decision. If you are dissatisfied after this first review of your case, you may appeal the decision at the Appeals Board level . You and/or your attorney may present your case at any level of appeal . You also have the right to judicial review of the final administrative decision. If you are a tenant, appeals must be filed no later than 18 months after you vacate the premises acquired by the City. If you are an owner, an appeal must be filed within 18 months of the later of: 10 i A. The date on which the City has made its fin4, payment of all costs for the acquired property, or in the case of condemnation, the date the required amount is deposited in court; or, B. The date you vacate the acquired property. You may accept the amount of your claim the City agreed to pay with no effect on your right to appeal for any additional amount. Your necessary and reasonable expenses will be paid if you must travel over 25 miles to an appeal hearing. However, NO attorney's fees or expenses will be paid. IMPORTANT NOTICE By law, relocation payments are not considered as income for the purpose of personal income tax laws. Furthermore, these payments are not considered income or resources to persons who receive welfare or public assistance pay- ments. Relocation benefit payments are also generally not subject to attachment for payment of debt or liens. If any problem arises regarding this, please noti- fy, your Relocation Advisor, who will assist you in determining your liabili- ty. ADDITIONAL INFORMATION No person eligible for relocation payments and who is LAWFULLY occupying real property required for a project will be asked to move without first being given at least 90 days advance notice in writing. In the event you rent from the City subsequent to the City's purchase you may be evicted for the following reasons WITHOUT 90 days advance notice in writ- ing. 1 . Failure to pay rent, except for just cause. 2. Performance of a dangerous or illegal act on the premises. 3. Material breach of the rental agreement and failure to correct within 30 days of notice. 4. Maintenance of a nuisance and failure to abate within a reasonable time following notice. 5. The eviction is required by State law or the City, and cannot be prevented by reasonable efforts on the part of the public entity. 11 Additional information regarding the Relocation Assistance Program can be obtained from your Relocation Advisor. This brochure is a general description of the relocation assistance program and is not intended as a complete statement of all the State and Federal laws and regulations which, if not compiled with, could cause loss of or reduction in the amount of relocation benefits a person might otherwise receive. Loss of eligibility may occur if you sell or move from your property without first contacting your Relocation Advisor. Your Relocation Advisor is: 12