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HomeMy WebLinkAboutOrd 869-1981 ORDINANCE NO. 869-81 AN ORDINANCE REGULATING THE CONVERSION OF CONDOMINIUMS, STOCK COOPERATIVES~AND COMMUNITY APARTMENT PROJECTS THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO DOES ORDAIN AS FOLLOWS: SECTION 1. FINDINGS/PURPOSE. The City Council finds that the existing stock of rental housing provides the majority of housing opportunities for lower and moderate income households, and that reduction of this stock is incompatible with the goals expressed in the Housing Element of the General Plan. The City Council also finds that the con- version of rental units to condominiums, stock cooperatives and community apart- ment projects often results in the displacement of lower and moderate income households and that the mitigation of such action is desirable and consistent with the goals expressed in the Housing Element of the General Plan. The City Council also finds that conversions of rental units to ownership units shall not be approved unless such conversions are found to be consistent with the General Plan. SECTION 2. DEFINITIONS. 2.01 "Apartment" or "Multiple Family Dwelling" shall be a dwelling unit within an apartment house as defined herein. 2.02 "Apartment House" shall mean a structure having two (2) or more dwelling units, attached to each other along sides(s), floor, and/or ceiling, the ownership of which does not conform to the definition of community apartment project, community housing project or condominium as defined herein. 2.03 "Community Apartment Project" means an undivided interest in land coupled with the right to exclusive occupancy of the apartment located therein. 2.04 "Community Housing Project" includes any of the following residential CENTRAI. RE~RDS uses: A condominium development, a community apartment project, a stock cooperative or a membership association. 2.05 "Condominium" means an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential, industrial, or commercial buildi~ng or such real property such as an apartment, office or store. A condominium may include, in addition, a separate interest in other portions of such real property. Such estate may, with respect to the duration of its enjoyment, be either (1) an estate of inheritance or perpetual estate, (2) an estate for life, or (3) an estate for years, such as a leasehold or subleasehold. 2.06 "Condominium Conversion" or "Conversion" means a proposed change, in the type of ownership of a parcel of land, together with the existing attached structures, to a condominium project, stock cooperative project, community apartment project or association, or any community housing project as defined herein, regardless of the present or prior use of such land and strucures and/or whether substantial improvements have been made to such structures. 2.07 "Dwelling Unit" shall mean a single unit providing complete, independent living facilities for one or more persons including permanent pro- visions for living, sleeping, eating, cooking and sanitation. 2.08 "Elderly" shall mean a person of 60 years of age or older. 2.09 "Handicapped" means a household in which the primary wage earner suffers from an orthopedic disability impairing his or her ability to obtain employment, or a single person with such physical disability where the person requires special care facilities in the home. "Handicapped" also includes a family in which the head of household suffers from a development disability or mental disorder which would render him or her eligible to participate in pro- grams of rehabilitation or social services conducted by or on behalf of a public e CENTRAL. agency, or a single person with such developmental disability or mental disorder. 2.10 "Lower Income" means a tenant or household that earns 80 percent (80%) or below of the County of San Mateo median income adjusted for family size. 2.11 "Moderate Income" means a tenant or household that earns more than 80 percent (80%), but not more than 120 percent (120%), of the County of San Mateo median income adjusted for family size. 2.12 "Other Handicapped" means a family member who is neither a primary wage earner nor head of household, who has a physical, developmental or mental disorder as defined in subsection 2.09. 2.13 "Stock Cooperative" means a corporation which is formed or availed of primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property. All or substantially all of the share- holders of such corporation must receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation, which right of occupancy is transferable only concurrently with the transfer of the share or shares of stock in the corporation held by the persons having such right of occupancy. 2.14 "Limited Equity Housing Cooperative" is as defined in Section 33007.5 of the State of California Health and Safety Code. SECTION 3. ANNUAL LIMITATION. 3.01 No conversion of a residential structure to a community housing pro- ject shall be approved when the vacancy rate of multiple-family dwelling units, within the City, as determined by the Director of Community Development, is equal to or less than three percent (3%). If the vacancy rate exceeds three per- cent (3%), the number of units allowed for conversion shall be restricted on an annual basis as follows: 3.02 On or before July 1 of each year, the' Director of Community Develop- e CE:NTRAJ. RE~CORD,~ ment shall determine the number of all multiple-family dwelling units within the City and the vacancy rate of those units. The number of apartment units available for conversion into units of a community housing project in the fiscal year, beginning on November 1 following said report, shall not exceed the number which would reduce the vacancy rate to three percent (3%). The burden of proof shall be on the applicant. 3.03 Data for determining the City's annual multiple-family vacancy rate shall be compiled from a variety of sources including, but not limited to, U. S. Postal Service Surveys, idle utility meter reports, reports from financial institutions and real estate organizations and U. S. Census Bureau data. SECTION 4. EXEMPTION. 4.01 The provisions of this Ordinance shall not apply to the conversion of residential structures to limited-equity housing cooperatives. SECTION 5. SELECTION PROCEDURE. 5.01 Applicants may submit applications for conversions of residential structures to community housing projects once a year, due at the close of business on the last Friday of April. The annual number of units approved for conversion shall not exceed the total determined in Section 3. These applications must contain all information required for a Tentative Map application pursuant to this Ordinance. 5.02 The Director of Community Development shall rank each group of applications in accordance with a formula based upon the following criteria: A. The extent to which the proposed conversion will provide housing opportunities for persons of all income levels in the community. B. The extent to which the proposed conversion's deleterious effect on occupying tenants will be mitigated by relocation assistance and other 0 CENTRAL RECORD~ assistance provisions by the applicant. C. The extent to which the building is suitable on the basis of its physical condition and other amenities, for conversion to a community housing project. 5.03 Applications will be rejected unless it is demonstrated that the proposed project will meet minimum requirements specified herein with respect to the criteria in Section 5.02, subsections (A) through (C). 5.04 The Planning Commission and City Council shall consider the highest ranking acceptable applications, the total units not to exceed the annual con- version limitation. The City Council may approve applications from those pre- sented. The total units in such approved applications shall not exceed the annual limitati:on. 5.05 Upon written request, the applicant shall receive from the Director of Community Development a written explanation of the rank given to the conver- sion application. 5.06 Upon written request, the applicant shall receive from the Director of Community Development a written explanation of the reasons for rejection of the conversion application. 5.07 Upon request, the applicant shall receive from the Director of Community Development written information concerning the process for appeal of the ranking or denial of the conversion application, which process shall be the same as that provided for in the "Subdivision Ordinance of the City of South San Francisco." SECTION 6. TENANT NOTIFICATION. 6.01 Notice to Tenants and Prospective'Tenants'of Intention to Convert. Not less than sixty (60) days prior to the filing of a Tentative Map, the applicant shall provide tenants and prospective tenants of any struc- CENTRAL. RECORDE 5. $ / ture which is to be the subject of a "condominium conversion" as defined herein with notice as required by Sections 66427.1, 66452.8 and 66452.9 of the Govern- ment Code. 6.02 Notice of Submission of Application for Public Report. The applicant shall provide not less than ten (10) days written notice to each tenant of a residential structure proposed for conversion to a community housing project that an application for a public report will be submitted to the Department of Real Estate of the State of California and that such report will be available on request. 6.03 Notice of Approval of Final Map. The applicant shall provide each tenant of a residential struc- ture proposed for conversion to a community housing project with written notice of the approval of a final map within ten (10) days of such approval. 6.04 Notification of Hearing on Tentative Map. With respect to requests to convert residential structures to community housing projects, not less than sixty (60) days prior to the public hearing for Tentative Map the applicant shall send all tenants of the building(s) proposed for conversion a written notice in non-technical language. Such notice shall indicate: That the subdivider intends to convert the building to a community housing project; the date and location of the public hearing; the steps and actions the subdivider and others, including governmental agencies, will or must take in order for the building to be converted. Such notice shall further specify: A. That the tenant will be permitted to terminate any lease or rental agreement without penalty upon notifying the subdivider in writing thirty (30) days in advance of such termination unless otherwise provided in a written lease. CENTRAL. RECORD~ B. That no existing tenant's rent will be increased from the level that existed three (3) months prior to the date of application for a Tentative Map until tenant purchase of the unit, or tenant relocation takes place, or the Tentative Hap application is approved or denied, whichever is later. This period shall not exceed twelve (12) months. The tenant may credit the amount of any rent paid in excess of the allowable rent to the rental payment(s) immediately following the approval of the Tentative Map. Any rent increase following the twelve (12) month period shall not exceed six percent (6%)/year. C. That tenants will have an exclusive right or option to contract for the purchase of the dwelling unit or, in the case of a cooperative, the share controlling the dwelling unit then occupied by the tenant -- or any other dwelling unit in the project not claimed by the present tenant -- upon the same or more favorable terms and conditions as those under which such unit is initially offered to the general public, and that this right shall be in effect for no less than ninety (90) days prior to the expiration date of the Notice of Intention to Convert. D. The tenant shall be notified of the availability of financing for initial purchase and for unit resale. E. That the provisions for relocation assistance and/or special group considerations specified in subsection 7.05, A-F, are applicable. F. That no tenant will be evicted during a period beginning with the date of application for Tentative Map and ending one hundred twenty (120) days after the issuance of the Notice of Termination of Tenancy and during the term of a lease required by subsection 7.03 of this Ordinance, except for the following reasons: (1) Violation of terms of an existing lease. e CENTRAL RE~ORD~. I (2) Failure to pay rent. (3) Waste of the property. 6.05 Notification of Proposed Conversion Prior to Termination of Tenancy Due to Conversion (Notice of Intention to Convert). Each tenant of a conversion project which will change a residential structure to a community housing project shall be given a 180 days' Notice of Intention to Convert prior to termination of his or her tenancy. The subdivider shall, at his/her discretion, establish the date of issuance of the Notice of Intention to Convert. Such notices shall apply to existing and subsequent tenants of units to be converted. Each person who becomes a tenant of a unit for which a 180 day Notice of Intention to Convert has already been issued, shall be informed and given a copy of said notice before entering into any written or oral rental agreement. At that time, such tenant shall also receive, in writing, notification of the number of days remaining before the expiration of the Notice of Intention to Convert previously issued. 6.06 The ninety (90) day Right of First Refusal shall terminate no later than the expiration date of the Notice of Intention to Convert. 6.07 A Notice to Quit, as authorized by Civil Code Section 1946, must be served after the expiration date of the Notice of Intention to Convert. 6.08 Any person who moves into a unit after any or all notices required by this Section have been issued, shall receive copies of all notices before entering into any lease or rental agreement. 6.09 Developer shall provide City with a statement that each tenant has been served with all notices required in this Section. SECTION 7. REQUIREMENTS FOR TENTATIVE MAP APPROVAL. 7.01 The Planning Commission and City Council shall adhere to the following e CENTRAL REQQRi:~ general requirements in their review and approval or disapproval of Tentative Maps. A. No map shall be approved without a finding by the approving body that the proposed subdivision, together with the provisions for its design and improvements, is consistent with the General Plan of the City, along with applicable specific plans, the Housing Element and applicable Ordinances. A proposed subdivision shall be deemed to be consistent with those authorities only if the proposed subdivision or land use is compatible with the objectives, policies, general land uses and programs specified in such authorities, including the objective of providing affordable housing for all ecomomic seg- ments of the community. In making such determination the City Council may consider such facts relevant to the public health, safety or welfare as may appear in each particular case. B. No Tentative Map shall be approved unless the City Council first finds that all of the provisions of Section 66427.1 have been or will be met by the applicant. C. A Tentative Map shall be disapproved if any of the following findings are made: (1) That the Tentative Map is not consistent with applicable authorities as set forth in subsection 7.01(A)~ (2) That approval of the Tentative Map would be inconsistent with this Ordinance; (3) That the site is not physically suitable for the proposed density of the development; (4) That the design or Proposed improvements of the subdivision are likely to cause or sustain substantial environmental damage as defined by CENTRAL RIr.COR,D~ ,=,,-£ ?- I'" California Public Resources Code Section 21000 et seq.; (5) That there is an insufficient supply of affordable replace- ment units in the City available to tenants who will be displaced as a result of the conversion; or (6) The application does not comply with any other provisions of this Ordinance, the Subdivision Map Act or other related laws or Ordinances. 7.02 In addition to the other improvements required by the Subdivision Ordinance, each condominium conversion shall meet all current requirements of the City of South San Francisco Building Code, Electrical Code, Plumbing Code, Mechanical Code, Fire Code and Building Security, Subdivision and Zoning Ordinances. The Planning Commission and City Council shall review all proposals for condominium conversions to determine their degree of compliance with exist- i ng codes. 7.03 The City Council is empowered to impose conditions on its approval which would require that specified modifications, designed to bring a structure into compliance with the City's codes and Ordinances, be made to the structure or si te. 7.04 The subdivider shall provide the Director of Community Development with the following information necessary to evaluate the conversion: A. A report prepared and signed by a qualified civil or structural engineer hired by the City and paid for by the Subdivider indicating the extent to which structural condition of all buildings and structures in the project comply with current Building, Electrical, Plumbing, Mechanical and Fire Codes or listing and describing any deficiencies relating to those Codes. The statement shall include a description and evaluation of the items listed below. The statement shall also include recommendations for repair or replacement of any 10. CENTRAL REOORD~ MLE NO.; ..~.~, ;.Y ! item or conditions requiring it and specific notification of any and all conditions presenting a potential danger or hazard or contributing to deteriora- tion of the structure. Acceptability of the statement shall be determined by the Director of Public Services and the Fire Chief. (1) Type and age of construction (2) Walls, interior and exterior (3) Plumbing (a) Each unit shall have separate water and gas meters where practical. (4) Electrical (a) Each unit shall have separate electric meters where practical. Roof (5) (6) (7) (8) (9) (10) (11) (12) (13) (14) (15) (16) (17) (lB) (19) Walks Garaging Insulation and soundproofing Fire detection system Trash disposal Tiling Fixtures and appliances Drainage Landscaping Swimming pools, saunas, fountains Driveways Walls and fences Stone or brickwork Heating 11. CENTRAL,. R EC.,,ORD~ (2o) (21) (22) (23) (24) (25) Air conditioning Fi repl aces Floors Laundry facilities Exterior lighting Deferred maintenance B. Other information pertinent to the proposed conversion as required by the Planning Commission or City Council. C. A Maintenance and Upkeep Plan shall be submitted including a proposed budget and a reserve account for long-term maintenance. D. In the case of conversions of a residential structure to a community housing project, tenant information as listed in a tenant profile form, developed by the Director of Community Development and reviewed annually by the Planning Commission and City Council. 7.05 In the case of a conversion of a residential structure to a community housing project, an adequate ReloCation ASSistance Plan shall be prepared by the applicant which indicates how the applicant will assist tenants who are displaced, or will be displaced, in securing decent, safe, sanitary and affordable replace- ment housing, not higher in cost than the rent of the existing unit being con- verted. This plan must include a specific commitment by the applicant to provide: A. Life-time leases for all low and moderate income elderly and handicapped tenants in the building being converted. B. Twenty-four (24) month leases in the building being converted or in comparable alternative housing for tenants with 'incomes equal to or below 80 percent (80%) of the County of San Mateo median income adjusted for family size. C. Twelve (12) month lease agreements for moderate income tenants 12. cENTRAL- RECORDS. in the building being converted. D. Lease agreements for other handicapped persons that will begin on or before the expiration date of the Notice of Intention to Convert and remain in effect for a maximum of twelve (12) months. E. Lease agreements for tenants with children (under 18 years old) that will be for a minimum of twelve (12) months beginning with the expiration of the Notice of Intention to Convert, provided that such agreements shall not result in the termination of a tenancy during any school year. F. Lease agreements for tenants who are full-time students that will be in effect until at least one (1) month after the end of the present school year. 7.06 Relocation assistance including, but not limited to, active assis- tance in securing replacement housing for tenants who will be displaced and a minimum payment of Two Thousand Dollars ($2,000.00) to each household for dis- placement costs. 7.07 The provisions of the ReloCation Plan shall apply to all tenants, (a) who are occupants of the building on the date of filing of the Tentative Map with the City, or (b) who became tenants before the date of issuance of the Department of Real Estate Subdivision Public Report and who resided in the building for ninety (90) or more days. All relocation payments shall be made within thirty (30) days of termination of tenancy, or if hard- ship exists, as determined by the Director of Community Development, upon the vacation of the unit. Applicant must further agree that: A. In the event that a tenant qualified for more than one of the provisions for extended leases, pursuant to subsection 7.05 (A-F), the tenant may choose from the applicable lease terms which shall apply. 13. CENTRAL. RECORD~ B. Rent increases on units with extended leases (as provided in this section) shall be limited to six percent (6%) (as in subsection 7.01(b), per twelve (12) month period). C. Tenants receiving lease extensions (as in subsection 7.05 (A-F) may be evicted for reasons as specified in sub~ection 6.01(F) of this Ordinance. This provision shall run for the duration of the lease. 7.08 In the case of a proposed conversion of a residential structure to a community housing project, in order to reduce the number of tenants being displaCed, the subdivider shall consider providing incentives that would aid tenants in becoming owners/shareholders in the converted project. Any such incentives, including terms and conditions, shall be documented and filed with the application to convert. 7.09 In the case of a proposed conversion of a residential structure to a community housing project, in order to mitigate the impact of displaced tenants on the community surrounding the conversion and meet the City's Fair Share responsibilities, the subdivider shall pay housing replacement fees for lower and moderate income households as follows: A. The applicant shall pay into a City trust fund a fee based on ten percent (10%) of the actual sales value of each unit converted in each project to be appropriated by the City Council to be utilized to provide replacement housing and otherwise support objectives of the Housing Element of the General Plan. 7.10 In addition to the requirements of this Ordinance, applications for a condominium conversion shall be processed in accordance with the pro- visions of the Subdivision Ordinance of the City of South San Francisco and shall be subject to all of the same requirements as a new condominium project (including permits and fees due) under that Ordinance. CENTRAL. RECORDS 1 .o., :'. $' I SECTION 8. 8.01 Final Map: REQUIREMENTS FOR FINAL MAP APPROVAL. The following findings must be made prior to approval of the A. That each of the tenants will be notified within thirty (30) days of the issuance of the Department of Real Estate Subdivision Public Report, and at that time each tenant will be notified that no remodeling of the interior of tenant-occupied units shall begin until at least ninety (90) days after issuance of said report, provided that this provision shall not prevent repairs necessary to protect the health, safety or welfare of the occupants of such units as required by applicable Building and Zoning Codes or Ordinances. B. That a Notice to Prospective Buyers has been completed and will be made available to all prospective buyers, including existing tenants, which notice shall include, but not be limited to, the following: (1) The information and reports referred to in subsection 7.04 and supplementary reports indicating steps taken to correct any deficiencies noted in the prior reports; (2) Estimated future property maintenance costs and proposed first year and long range budget. (3) Estimated homeowner association or management fees; (4) A notice stating that the Covenants, Conditions and Res- trictions (CC&R's), or equivalent document, shall contain on the first page thereof in type as large as any type used in the CC&R's, a notification in substantially the following terms: 15. CENTRAL RECORDS. "NOTICE" THE TERMS OF THIS DOCUMENT ARE LEGALLY BINDING. READ IT CAREFULLY. A REAL ESTATE BROKER IS QUALIFIED TO ADVISE YOU ON REAL ESTATE MATTERS. IF YOU DESIRE LEGAL ADVICE, CONSULT AN ATTORNEY. (5) A provision that discrimination against families with children is prohibited, which shall be worded as follows: III III III III III III III III III II! III III II! III (a) It shall be unlawful for an applicant or owner of the property which is the subject of this notice, or the owner of any unit which is created after the conversion to a community housing project has been completed, to refuse to sell, lease or rent any dwelling unit, or to otherwise deny occupancy of said unit, because the family which is the prospective purchaser, lessee, renter or occupier of said unit 16. CENTRAL RECORDS has one or more minor children. (b) It shall be unlawful for an applicant or owner of the property which is the subject of this notice, or the owner of any unit which is created after the conversion to a community housing project has been completed, to discriminate in the terms, conditions, privileges or availability of residential facilities or services against persons who are prospective residents because they have one or more minor children. (c) Excluded from the requirements of subsections (a) and (b) of this Section shall be studio units within such community housing project, or community housing projects, which have a publicly established and maintained policy of selling, leasing or renting dwelling units exclusively to elderly persons (i.e., those persons sixty (60) years of age or older). "Studio unit," as used in this sub- section, shall mean a dwelling unit having not more than one habitable room in addition to the kitchen and bathroom. (6) The Conditions, Covenants and Restrictions (CC&R's), or equivalent document, for any converted community housing project shall contain, or be amended to contain, the provisions set forth in subsections 8.01 (A) and (B) of this Section. The CC&R's shall also provide that the City be given the right to enforce these restrictions. C. That a Notice of Rescission will be made available to all pros- pective buyers stipulating a ten (10) day period following the execution of any agreement to purchase, during which period prospective buyers may cancel a purchase agreement and receive full repayment of any deposits or other consi- deration received by the subdivider with respect to the agreement to purchase. 8.02 In addition to those findings set forth above, all other requirements, 17. CENTRAL RECORD,.~ NO.=..a ?- terms and conditions set forth in this Ordinance must be met prior to the approval by City of a Final Subdivision Map. SECTION 9. SEVERABILITY. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance, and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses or phrases be declared invalid. SECTION 10. DISCRIMINATION UNLAWFUL. 10.01 It shall be unlawful foranapplicant or owner of any unit which is created afterthe conversion to a community housing project has been com- pleted, to refuse to sell, lease or rent any dwelling unit, or to otherwise deny occupancy of said unit, because the family which is the prospective purchaser, lessee, renter or occupier of said unit has one or more minor chi 1 dren. 10.02 It shall be unlawful for an applicant or owner of any unit which is created after the community housing project has been converted, to discriminate in the terms, conditions, privileges or availability of resi- dential facilities or services against persons who are prospective residents because they have one or more minor children. 10.03 Excluded from the requirements of subsections 10.01 and 10.02 shall be studio units within such community housing project, or community housing project, which have a publicly established and maintained policy of selling, leasing or renting dwelling units exclusively to elderly persons 18. CENTRA~ (i.e., those persons sixty (60) years of age or older). "Studio unit," as used in this subsection, shall mean a dwelling unit having not more than one habitable room in addition to the kitchen and bathroom. SECTION 11. PENALTY. Any person, firm, corporation, partnership or other association violating any of the provisions of this Ordinance shall be guilty of a misdemeanor and, upon conviction thereof, shall be punished by a fine of not more than Five Hundred Dollars ($500.00) or by imprisonment in the County Jail for a period of not more than six (6) months, or by both such fine and imprisonment. Nothing contained herein shall be determined to bar any legal, equitable or summary remedy to which the City of South San Francisco or other political subdivision or person, firm, corporation, partnership or other association may otherwise be entitled, and the City of South San Francisco or any other political subdivision, or person, firm, corporation or association may file an action in the Superior Court of the State of California, in and for the County of San Mateo to restrain or enjoin any attempted, proposed or existing violation of this Ordinance. SECTION 12. PUBLICATION. Pursuant to the provisions of Government Code Section 36933 (revised by Chapter 850, Statutes of 1978), a Summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after adoption of this Ordinance, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City Councilmembers voting for and against this Ordinance or otherwise 19. CENTRAI~ RE.QORD~. voting. SECTION 13. EFFECTIVE DATE. This Ordinance shall become effective thirty (30) days from and after its adoption. at a Francisco this 1st vote: AYES: NOES: ABSENT: Introduced this 17thday of June , 1981. Passed and adopted as an Ordinance of the City of South San Francisco regular meeting of the City Council of the City of South San ~day of July , 1981, by the following Councilmembers Ronald G. Acosta, Mark N. Addiego, Gus Nicolopulos; and Roberta Cerri Teqlia None Councilman Emanuele N. Damonte ATTEST: City As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this 1st day of July , 1981. 20. CENTRAL No.,