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HomeMy WebLinkAboutReso 36-2007 RESOLUTION NO. 36-2007 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO APPROVING THE RELOCATION PLAN FOR THE REDEVELOPMENT PROJECT LOCATED AT 317-321 COMMERCIAL AVENUE WHEREAS, the City Council of the City of South San Francisco ("City Council") originally approved and adopted the Redevelopment Plan for the Downtown/Central Redevelopment Project Area ("Project Area") by Ordinance No. 1056-89 adopted on July 12, 1989 (as subsequently amended, the "Redevelopment Plan"); WHEREAS, the Redevelopment Agency of the City of South San Francisco ("Agency") seeks rehabilitation of certain real property located at 317-321 Commercial Avenue near the Project Area in the city of South San Francisco (the "City") and known as San Mateo County Assessor's Parcel Nos. 012-333-120 and 012-333-110 (the "Property") in accordance with the Redevelopment Plan; WHEREAS, HIP Housing Development Corporation, a nonprofit public benefit corporation ("Developer") intends to purchase the Property and rehabilitate 15 units of rental housing affordable to low income households (the "Project"); WHEREAS, the Agency staff and Developer have negotiated a loan agreement (the "Loan Agreement") pursuant to which the Agency will provide a $1,800,000 loan to Developer for partial financing of the Project; WHEREAS, the Agency has determined that six households will be permanently displaced as a result of the Project; WHEREAS, pursuant to the California Relocation Assistance and Real Property Acquisition Guidelines, Title 25, California Code of Regulations, Chapter 6, Section 6000 et seq. ("Relocation Guidelines"), the Agency must prepare a relocation plan and to submit it to the City Council for approval prior to undertaking or participating in any activity that will result in the displacement of persons; WHEREAS, pursuant to the Loan Agreement, Developer will be responsible for providing all relocation assistance and benefits required by state and federal relocation law; WHEREAS, Developer retained Overland, Pacific & Cutler, Inc, an experienced relocation firm, to prepare a relocation plan for the Project herein attached as Exhibit A (the "Relocation Plan"); WHEREAS, pursuant to the Relocation Guidelines, notice of the Relocation Plan must be provided to the occupants of the Property 30 days prior to submission of the Relocation Plan to City Council for approval; WHEREAS, all occupants of the Property received a copy of the Relocation Plan on April 3, 2007; \VHEREAS, pursuant to the Relocation Guidelines, the Relocation Plan must be consistent with the City's housing element; WHEREAS, Health and Safety Code Section 33334.2 permits the Agency to use low-and-moderate income set aside funds outside a project area if the Agency and the City Council make a finding that the use will benefit the redevelopment project; and WHEREAS, the Project will be located near the Project Area, and the Project will benefit the Downtown/Central Redevelopment Project by improving and increasing the community's supply of affordable housing; NOW, THEREFORE BE IT RESOLVED that the City Council of the City of South San Francisco hereby: 1. Finds, based upon the foregoing Recitals, that the expenditure of low-and-moderate income set aside funds to partially finance the Project will be of benefit to the Downtown/Central Redevelopment Project because the Project is located near the Project Area and the Project will improve and increase the community's supply of affordable housing. 2. Finds that the Relocation Plan is consistent with the City's housing element. 3. Approves the Relocation Plan substantially in the form attached hereto as Exhibit A. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 9th day of May, 2007 by the following vote: AYES: Councilmembers Mark N. Addiego, Joseph A. Fernekes, Karyl Matsumoto Vice Mayor Pedro Gonzalez, Mayor Richard A. Garbarino NOES: None ABSTAIN: None ABSENT: None ATTEST: SCVLdl \Ch(~ Deputy City Clerk EXHIBIT A (Attach Relocation Plan) 317-321 Commercial Avenue RELOCATION PLAN South San Francisco, California PREPARED FOR HIP Housing 364 South Railroad Avenue San Mateo, CA 94401 By OVER1.AND, PACIFIC & CUTLER, INC. 7901 OAKPORT STREET, STE. 4800 OAKLAND, CA 94621-2015 (510) 638-3081 March 2007 P.l P.2 Page 2 PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. The Project will be in conformance with the requirements of the US Department of Housing and Urban Development ("HUD"), the State of California Housing and Community Development Department ("HCD"), and the City of South San Francisco The surrounding neighborhood has a mix of residential uses with single family residences and multi-family units. The property is located less than a mile from the closest elementary school, less than 2 miles from a medical center, within close proximity to grocery stores, and approximately 2% miles from a major shopping center. South San Francisco, home to many biotech companies such as Genentech, occupies the basin and portions of the sides of a broad valley formed by the San Bruno Mountains on the north and the Coast Range on the west. Most of the valley faces adjacent San Francisco Bay. With a population of 61 ,824 as of 2006, the city is served by a new BART station which opened in June 2003. The Project site is located at 317-321 Commercial Avenue, situated between Linden Avenue to the east and Maple Avenue to the west, and between First Lane and Second Lane in the City of South San Francisco and County of San Mateo. The site is four blocks from Grand Avenue, a main shopping district and has close access to the 101 Freeway and Airport Blvd. as illustrated on the Project Site Maps as shown in Attachment 1. There are 5 two-bedroom units and 10 one-bedroom units. In total, the acquisition of the property may result in the permanent displacement of up to 4 residential households. Due to the public nature of the proposed financing for the acquisitions, the California Relocation Assistance and Real Property Acquisition Guidelines, California Code of Regulations, Title 25, Chapter 6 and the Uniform Relocation Assistance and Real Property Acquisition Policies Act are assumed to apply. HIP Housing Development Corporation, an affiliate of Human Investment Project ("HIP Housing"), a non-profit housing organization was founded in 1972 to assist the disadvantaged and disabled locate housing within San Mateo County. HIP Housing provides homes to over 1,000 persons through the property it owns and manages, and through its Home Sharing, Self-Sufficiency and Home Equity Conversion Programs. HIP Housing, with financial assistance of the County of San Mateo and the Redevelopment Agency of the City of South San Francisco (lithe AgencylJ),intends to acquire and rehabilitate 317-321 Commercial Avenue, a residential property which includes 15 apartment units in the City of South San Francisco. HIP Housing proposes to secure funding from private bank funds and Community Development Block Grant (CDBG) funds from the County of San Mateo to maintain the property as affordable to low and very-low income tenants and to reduce overcrowding in the units. 317-321COMMERCIALAvE. RELOCATION PLAN General Plan requirements. Overland, Pacific & Cutler, Inc. (OPC), an experienced relocation firm, has been selected to prepare this Relocation Plan (the 'Plan'), and will provide all subsequently required relocation assistance for this Project. In compliance with statutory requirements, the Plan has been prepared to evaluate the present circumstances and replacement housing and storage requirements of the current Project occupants. This Plan sets forth policies and procedures necessary to conform with statutes and regulations established by the US Code Title 42, Chapter 61 "Uniform Relocation Assistance and Real Property Acquisition Policies Act" of 1970 (URA) and as amended thereafter, and the California Relocation Assistance Law, California Government Code Section 7260 et seq (the "CRAL") and the California Relocation Assistance and Real Property Acquisition Guidelines, Title 25, California Code of Regulations, Chapter 6, Section 6000 et seq. (the "Guidelines") for residential displacements. With certain narrow exceptions, federal funds cannot be used for any displaced person who is an alien not lawfully present in the United States. A. METHODOLOGY AND ASSESSMENT OF NEEDS To obtain information necessary for the preparation of this Plan, personal interviews were conducted with the current occupants of the Project site during the week of March 12, 2007. Inquiries made of the residential occupants included household size and composition, ages of occupant, rental and income information, length and type of occupancy, ethnicity, language first spoken in the home, disabilities/health problems, and preferences related to replacement housing and location. In addition, estoppel certificates dated October, 2006 and lease documentation were provided by the current building owner. It is noted that there have been changes to the household composition and current building tenancy since the time that the certificates were prepared. All information of a statistical nature supplied by the households was anecdotal and not validated by documentary evidence that otherwise would be required to comply with relocation qualifying criteria. Based on the information obtained from personal interviews, the following table describes some of the household occupants' characteristics and needs. All 15 units are currently occupied with overcrowding noted in 10 units. Of the 10 one- bedroom units, occupancy ranges from a low of 1 person to a maximum of 8 adults. In the two-bedroom units occupancy ranges from a single person household to a maximum of 7 persons. There are a variation of household composition with some families, some non-related adult members and some related and non-related members. PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Page 3 P.3 P.4 Page 4 PREPARED By OVERLAND, PACIFIC & CUTLER, INC. As indicated in the previous Table, there are 10 households which are considered "overcrowded in units located at the property." The standard housing density utilized is two persons per bedroom and one person in a common living area for tenant occupied units. In the current Project, based on the local Housing Authority occupancy standards, HIP intends to establish an occupancy standard of two persons per bedroom and two persons in a common living area. If the family size is in excess of these standards, then families would be referred to housing with an additional Income Composition Current Current Bedrooms Elderly/ Language Category Adults/Children Rent Bedrooms Needed Disabled moderate 8/0 $1195 1 4 no Spanish lower 4/0 $1195 1 2 no Spanish very low 5/2 $1595 2 3 no Spanish mod+ 4/0 $1225 1 2 no Spanish ext. low 2/2 $1195 1 2 no Spanish lower 6/0 $1495 2 3 no Spanish very low 4/0 $1495 2 2 no Spanish ext. low 1/0 $1250 1 1 yes English very low 5/1 $1295 1 3 no Spanish ext. low 1/0 $1495 2 1 yes English ext. low 3/0 $1295 1 1 no Spanish lower 4/0 $1195 1 2 no Spanish lower 4/1 $1295 1 2 no Spanish ext. low 3/2 $1245 1 2 no Spanish moderate 5/0 $1295 2 2 no Spanish Two households receive rental assistance in the form of Section 8 housing vouchers from the San Mateo County Housing Authority. There is one elderly household with the householder is age 62 or older. Spanish is the predominant language of the residents, although there are some bilingual residents and a few households speak English. Rents for the one-bedroom units vary from $1,195 to $1,295. The two-bedroom unit rents range from $1,295 to $1,595. 317-321COMMERCIAL AVE. RELOCATION PLAN 317 -321 COMMERCIAL AVE. RELOCA nON PLAN bedroom(s). Based on these criteria, households occupying 1 one-bedroom unit and three two-bedroom units would be permanently displaced with the intent of accommodating some of the overcrowded one-bedroom households into available two- bedroom units on site. The majority of the Project's households reported income levels that fall within the area's "extremely low," "very low," and "lower" income categories with a couple in the "moderate" category and one household reported over "moderate" income. The 2006 income limits for the "extremely low", "very low", "lower" "median" and"moderate" income categories, as established by HUD for San Mateo County, are shown in Attachment 2. B. REPLACEMENT HOUSING RESOURCES One of the primary purposes of a Relocation Plan is to demonstrate the availability of comparable, affordable, decent, safe and sanitary housing prior to the displacement of residential occupants. A rental housing survey was made during the week of March 12, 2007 to identify available comparable, decent, safe and sanitary units in proximity to the Project site. Based on the results of that survey, which is included as Attachment 3, 6 two-bedroom units and 9 three-bedroom available units were found to meet the potential needs of the households that will be permanently displaced. C. CONCURRENT DISPLACEMENT Based on the needs of the Project, there is no concurrent displacement which may impact upon the ability to relocate the Project occupants. D. TEMPORARY RELOCATION There is no anticipated need for temporary relocation. Should such a need arise, the Agency will respond appropriately, and in conformance with all applicable laws and requirements. E. PROGRAM ASSURANCES AND STANDARDS Adequate funds will be available to relocate the Project occupants. Pursuant to an agreement to be executed by and between HIP and the Agency, HIP will have responsibility for providing all relocation benefits by law. Relocation assistance services will be provided to ensure that displacement does not result in different or separate treatment of occupants based on race, color, religion, national origin, sex, marital status, familial status, disability or any other basis protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, the California Fair PREPARED By OVERLAND, PACIFIC & CUTLER, INC. Page 5 P.5 P.6 Page 6 PREPARED By OVERLAND, PACIFIC & CUTLER, INC. 3 Assistance with completion and filing of relocation claims and appeals forms, if necessary. 2. Timely referrals to replacement dwelling units as defined above and, if necessary, transportation will be provided to inspect potential replacement units. 1. Distribution of informational statements. Attachment 4 and 5 contain a sample of the informational notices that will be given to the displaced occupants. OPC staff is available to assist the displaced tenants in English or Spanish with questions about relocation and/or assistance in relocating. Relocation staff can be contacted toll-free at 1-(877) 972-8908 from 8:30 a.m. to 6:00 p.m Monday through Friday, and also available on-site by appointment. The Relocation Office is located at 7901 Oakport Street, Suite 4800, Oakland, CA. A comprehensive relocation assistance program, with technical and advisory assistance, will be provided to the tenants being displaced. Specific activities will include: F. RELOCATION ASSISTANCE PROGRAM The relocation program will conform with the standards and provisions set forth in the Uniform Relocation Act (46 U.S.C. 94600 et seq.), its implementing regulations (49 C.F.R. Part 24) and all other applicable regulations and requirements. The occupants will not be permanently displaced without 90 days advance written notice. Displacement of the residential occupants will not occur unless "comparable" replacement housing can be made available. "Comparable" housing includes standards such as: decent, safe, and sanitary, comparable as to the number of bedrooms, living space, and type and quality of construction of the acquired unit, but not lesser in rooms or living space than necessary to accommodate the displaced household; in an area that does not have unreasonable environmental conditions; not generally less desirable than the acquired unit with respect to location to schools, employment, health and medical facilities, and other public and commercial facilities and services; and within the financial means of the displaced household as defined in URA, CRAL and the Relocation Guidelines. Pursuant to the Guidelines, a second home shall be considered to be a dwelling only for the purposes of establishing eligibility for payment for moving and related expenses. Employment & Housing Act, and the Unruh Act, as well as any other arbitrary or unlawful discrimination. 317-321COMMERCIAL AVE. RELOCATION PLAN 317-321COMMERCJALAvE. RELOCATION PLAN G. RELOCATION BENEFIT CATEGORIES Benefits will be provided in accordance with URA, the CRAL, the Guidelines, and all other applicable regulations and requirements. Benefits will be paid upon submission of required claim forms and documentation in accordance with approved procedures. Appropriate benefits will be provided for the displacees as required by the above laws and requirements. 1. Residential Movina Expense Payments The subject household will be eligible to receive a payment for moving expenses. The payment will be made based upon either a fixed room count schedule or an invoice for actual reasonable moving expenses from a licensed professional mover. a) Fixed Payment - A fixed payment for moving expenses based on the number of rooms containing furniture or other personal property to be moved. The fixed moving payment will be based upon the most recent Federal Highway Administration schedule maintained by the California Department of Transportation, as indicated in Attachment 6. -OR- b) Actual Reasonable Movina Expense Payments - The displaced tenants may elect to have a licensed, professional mover perform the move; if so, Agency will pay for the actual cost of the move up to 50 miles and all reasonable charges for packing, unpacking, insurance, and utility connection charges. The payment will be made directly to the mover or as a reimbursement to the displaced tenants. 2. Rental Assistance/Down Payment Assistance Residential displacees are considered eligible for relocation assistance and benefits if they have established residency within the Project site for a minimum of 90 days prior to the "initiation of negotiations" and are eligible for both Rental Assistance and Moving Expense Payments. Commercial occupants are considered eligible for relocation assistance and benefits, if they lawfully occupied the subject property on the date of the "Initiation of Negotiations"; this date is defined as the date that the acquiring entity obtains funding approval. The anticipated date of "initiation of negotiations" for this Project is May 09, 2007. For residential displacees, except in the case of Last Resort Housing situations, as defined below, Rental Assistance Payments will be limited to a maximum of PREPARED BrOVERLAND, PACIFIC & CUTLER, INC. Page 7 P.7 P.8 Page 8 PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. After acquisition of the property, the occupants will become tenants of Hip Housing. Pursuant to law, eviction is permissible only as a last resort and that relocation records I. EVICTION POLICY The affected households will not be displaced until "comparable" housing is located as defined above. Relocation staff will pre-inspect any replacement units to which referrals are made to verify that they meet all the standards of decent, safe, and sanitary as defined in Section 6008, Subdivision (d) of the Guidelines. Relocation benefit payments will be made expeditiously. Claims and supporting documentation for relocation benefits must be filed within eighteen (18) months from the date the claimants moves from the displacement property. Procedures for preparing and filing of claims and processing and delivering of payments are included in this Plan as Attachment 7. Those households that are moved "on-site" from a one-bedroom unit to a two-bedroom unit to accommodate occupancy standards will be eligible to receive a residential moving expense benefit as outline above. Their rent will be limited to the lesser of 30% of the household income or 105% of their current rent for the first year. The one- bedroom units would rent for $1,125.00 and the two-bedroom units would rent for $1,495.00. H. PAYMENT OF RELOCATION BENEFITS "Last Resort Housing" payments are authorized by statute if affordable "comparable replacement housing" cannot be located for the displaced tenant household (Le., housing renting for not more than 30% of the household's gross monthly income). In this case, payments may be made beyond the $5,250 statutory cap up to forty-two (42) months' worth of rental assistance. Any supplemental increment beyond $5,250 will be paid in installments or in a lump sum at the discretion of HIP. Based on the survey results, it appears that an adequate number of "comparable replacement housing" units will be available at the time of displacement to meet the needs of the displaced tenants. 3. Last Resort Housing $5,250 based upon the monthly housing need over a forty-two (42) month period. In addition, the tenants may opt to apply the amount to which they are entitled toward the purchase of a replacement unit. 317-321COMMERCIALAvE. RELOCATION PLAN 317-321COMMERCIAL AVE. RELOCATION PLAN must be documented to reflect the specific circumstances surrounding any eviction. Eviction will only take place in cases of nonpayment of rent, serious violation of the rental agreement, a dangerous or illegal act in the unit, or if the displacees refuse all reasonable offers to move. Eviction will not affect the eligibility of a person legally entitled to relocation benefits. J. APPEALS POLICY The appeals policy will follow the standards described in Section 6150 et seq. of the Guidelines. Briefly stated, the displaced tenants will have the right to ask for review when there is a complaint regarding any of their rights to relocation and relocation assistance, such as a determination as to eligibility, the amount of payment, or the failure to provide a comparable replacement housing referral. K. PROJECTED DATES OF DISPLACEMENT Relocation is expected to be completed on or about August 01,2007. L. ESTIMATED RELOCATION COSTS Pursuant to an agreement executed by and between HIP and the Agency, HIP will be responsible for providing all relocation benefits required by law. Any and all required financial assistance will be provided. The anticipated budget for relocation benefits and consultant fees is $150,000. PREPARED By OVERLAND, PACIFIC & CUTLER, INC. Page 9 P.9 P.lO Page 10 PREPARED By OVERLAND, PACIFIC & CUTLER,INC. Relocation Payment Policy and Procedures for Relocation Payments and Assistance Attachment 7: Residential Fixed Moving Payment Schedule Attachment 6: Sample Informational Statement - (Residential Spanish) Attachment 5: Sample Informational Statement - R.esidential Attachment 4: Replacement Housing Survey Results Attachment 3: HUD Income Limits for San Mateo County - 2006 Attachment 2: Project Site Maps Attachment 1: 317-321 COMMERCIAL AVE. RELOCATION PLAN Figure 1: Project Site Location Figure 2: Regional Location PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Pagell P.ll P.12 Page l2 PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Figures are per the Department of Housing and Community Development (California), Division of Housing Policy Development, February 2006 HUD ANNUAL INCOME LIMITS BY CATEGORY -SAN MATEO COUNTY (2006) Area Four Person Median: $95,000. Family Extremely Very Low Lower Median Moderate Size Low Annual Annual Annual Annual Annual Income Income Income Income Income One Person $23,750 $39,600 $63,350 $66,500 $79,800 Two Person $27,150 $45,250 $72,400 $76,000 $91,200 Three Person $50,900 $81,450 $85,500 $102,600 $30,550 Four Person $33,950 $56,500 $90;500 $95,000 $114,000 Five Person $36,650 $61,050 $97,700 $102,600 $123,100 . Six Person $39,400 $65,600 $104,950 $110,200 $132,200 Seven Person $42,100 $70,100 $112,200 $117,800 $141,400 Eight Person $44,800 $74,650 $119,450 $125,400 $150,500 The following figures are approved by the U. S. Department of Housing and Urban Development (H.U.D.) for use in the County of San Mateo to define and determine housing eligibility by income level. ATTACHMENT 2 1 Bedroom 2 Bedroom 1 3 6 9 S1300- S1875 S1600-S2550 PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Page 13 P.13 P.14 Page 14 PREPARED By OVERLAND, PACIFIC & CUTLER, INC. PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT A NOTICE TO VACATE YOUR DWELLING. However, if you desire to move sooner than required, you must contact your representative with Overland, Pacific & Cutler, Inc., so you will not jeopardize any benefits. This is a general informational brochure only, and is not intended to give a detailed description of either the law or regulations pertaining to the relocation assistance program for this project. Spanish speaking representatives are available. Si necesita esta informacion en Espafiol, por favor Hame a su representante. Overland, Pacific & Cutler, Inc. 7901 Oakport Street, Suite 4800 Oakland, CA 94621 Telephone: (877) 972-8908 C~:'~~~"~,Z{ OVERL,~ND PACIFIC & CUTlER,INC. HIP and the Agency have retained the services of Overland, Pacific & Cutler, Inc., a qualified professional relocation firm, to assist you. The firm is available to explain the program and benefits. Their address and telephone number is: Please read this information as it will be helpful to you in determining your eligibility and the amount of your relocation benefits under the federal and/or state law . We suggest you save this informational statement for reference. The building in which you now live is in an area to be improved by the HIP Housing ("HIP") with financial assistance from the City of South San Francisco Redevelopment Agency ("Agency") and the County of San Mateo. As the project schedule proceeds, it will be necessary for you to move from your dwelling. You will be notified in a timely manner as to the date by which you must move. I. GENERAL INFORMATION 1. GENERAL lNFORMATION II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING m. MOVING BENEFITS IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS V. SECTION 8 TENANTS VI. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS VII. LAST RESORT HOUSING ASSISTANCE VIII. RENTALAGREEMENT IX. APPEAL PROCEDURES - GRIEVANCE X. TAX STATUS OF RELOCATION BENEFITS XI. LEGAL PRESENCE REQUIREMENT XII. ADDmONAL lNFORMATION AND ASSISTANCE A V AlLABLE Attachment 4: INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS Please continue to pay your rent to your current landlord, otherwise you may be evicted and jeopardize the relocation benefits to which you may be entitled to receive. Once HIP acquires the property, you will also be required to pay rent to HIP. ll. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING HIP, through its representatives, will assist you in locating a comparable replacement dwelling by providing referrals to appropriate and available housing units. You are encouraged to actively seek such housing yourself. When a suitable replacement dwelling unit has been found, your relocation consultant will carry out an inspection and advise you as to whether the dwelling unit meets decent, safe and sanitary housing requirements. A decent, safe and sanitary housing unit provides adequate space for its occupants, proper weatherproofing and sound heating, electrical and plumbing systems. Your new dwelling must pass inspection before relocation assistance payments can be authorized. ID. MOVING BENEFITS If you must move as a result of displacement by the project, you will receive a payment to assist in moving your personal property. There are two types of moving payments. You have the option of selecting either one of the following types of moving payments: A. Fixed Moving Payment A Fixed Moving Payment is based upon the number of rooms you occupy and whether or not you own your own furniture. The payment is based upon a schedule set forth below, and ranges, for example, from $400 for one furnished room to $2,150 for eight rooms in an unfurnished dwelling. (For details see the table below). Your relocation representative will inform you of the amount you are eligible to receive if you choose this type of payment. ., ::;SeH:Ii;:Du:LE~;OO:m() :b~::<....'::":: ::' ,,^ :,.: ':"::~,-",,i;:':~__~,:~,, -.,:;:::-i':~::"'"'-- ,'- ,.'.," _' ,'~- Occupant does NOT own furniture 1 room $400.00 each additional room $65.00 Occupant owns furniture 1 room 2 rooms 3 rooms 4 rooms 5 rooms 6 rooms 7 rooms 8 rooms each additional room $625.00 I $800.00 I I $1,000.00 I $1,175.00 I $1,425.00 I $1,650.00 I I $1,900.00 I $2,150.00 I $225.00 If you select a fixed payment, you will be responsible for arranging for your own move and neither the Agency nor HIP will assume liability for any loss or damage of your personal property. PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Page 15 P.15 P.16 Page 16 PREPARED By OVERLAND, PACIFIC & CUTLER, INC. All claims for relocation benefits must be filed with the Agency within 18 months from the date which you move. 3. The date comparable replacement dwellings are made available. 2. For an owner-occupant, the date you receive final payment for the displacement dwelling, or, in the case of condemnation, the date the full amount of estimated just compensation is deposited in court; or 1. For a tenant, the date you move from the displacement dwelling; To qualify for a Replacement Housing Payment, you must rent or purchase and occupy a comparable replacement unit within one year from the later of the following: VI. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS If you qualify, and wish to purchase a home as a replacement dwelling, you can apply up to the total amount of your rental assistance payment towards the down-payment and non-recurring incidental expenses. Your relocation representative will clarify procedures necessary to apply for this payment. B. Down-payment Assistance -OR- If you qualify, and wish to rent your replacement dwelling, your rental assistance benefits will be based upon the difference over a 42 month period between the rent you must pay for a comparable replacement dwelling and the lesser of your current rent or 30% of your gross monthly household income. You will be required to provide your relocation representative with monthly rent and household income verification prior to the determination of your eligibility for this payment. A. Rental Assistance You may be eligible for a payment of up to $5,250 to assist you in renting or purchasing a comparable replacement dwelling. In order to qualify, you must either be a tenant who has occupied your present dwelling for at least 90 days prior to the "Initiation of Negotiations" as defined in the Relocation Plan. IV. REPLACEMENT HOUSING PAYMENT - TENANTS AND CERTAIN OTHERS If you wish to engage the services of a licensed commercial mover, you may claim the ACTUAL cost of moving your personal property up to 50 miles. Your relocation representative will inform you of the number of competitive moving bids (if any) which may be required, and assist you in developing a scope of services for approval. B. Actual Moving Expense (professional Move) vn. LAST RESORT HOUSING ASSISTANCE If comparable replacement dwellings are not available when you are required to move, or if replacement housing is not available within the monetary limits described above, you will be provided with Last Resort housing assistance to enable you to rent or purchase a replacement dwelling on a timely basis. Last Resort housing assistance is based on the individual circumstances of the displaced person. Your relocation representative will explain the process for determining whether or not you qualify for Last Resort assistance. If you are a tenant, and you choose to purchase rather than rent a comparable replacement dwelling, the entire amount of your rental assistance and last resort eligibility must be applied toward the down-payment of the home you intend to purchase. Vlll. RENTAL AGREEMENT As a result ofHIP's purchase and rehabilitation of the property where you live, you may become a tenant of IDP. If this occurs, you will be asked to sign a rental agreement which will specify the monthly rent to be paid, when rent payments are due, where they are to be paid and other pertinent information. Except for the causes of eviction set forth below, no person lawfully occupying the property to be purchased will be required to move without having been provided with at least 90 days written notice. Eviction will be undertaken only in the event of one or more of the following infractions: A. Failure to pay rent; except in those cases where the failure to 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; B. Performance of dangerous illegal act in the unit; C. Material breach of the rental agreement and failure to correct breach within 30 days of notice; D. Maintenance of a nuisance and failure to abate within a reasonable time following notice; E. Refusal to accept one of a reasonable number of offers of replacement dwellings; or F. The eviction is required by State or local law and cannot be prevented by reasonable efforts on the part of the public entity. IX. APPEAL PROCEDURES .. GRIEVANCE Any person aggrieved by a determination as to eligibility for a relocation payment, or the amount of a payment, may have his/her claim reviewed or reconsidered in accordance with the Agency's appeals procedure. Complete details on appeal procedures are available upon request from the Agency. X. TAX STATUS OF RELOCATION BENEFITS Relocation benefit payments are not considered as income for the purpose of the Internal Revenue Code of 1986 or the Personal Income Tax Law, Part 10 (commencing with Section 17001) of Division 2 of the PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Page 17 P.17 P.18 Page 18 PREPARED By OVERLAND, PACIFIC & CUTLER, INC. Those responsible for providing you with relocation assistance hope to assist you in every way possible to minimi7.e the hardships involved in relocating to a new home. Your cooperation will be helpful and greatly appreciated. If you have any questions at any time during the process, please do not hesitate to contact your relocation representative. XII. ADDmONAL INFORMATION AND ASSISTANCE AV ARABLE Pursuant to the Public Law 105-117 of 11-21-97, in order to be eligible to receive relocation benefits in federally-funded relocation projects, all members of the household to be displaced must provide information regarding their lawful presence in the United States. In federal projects, any member of the household who is not lawfully present in the United States or declines to provide this information, may be denied relocation benefits. Relocation benefits will be prorated to reflect the number of household members with certified lawful presence in the US. XI. LAWFUL PRESENCE REQUIREMENT Revenue and Taxation Code, or the Bank and Corporation Tax law, Part 11 (commencing with Section 23001) of Division 2 of the Revenue and Taxation Code. ATTACHMENT 5: FOLLETO INFORMATIVO PARA FAMILIAS E INDIVIDUOS . 1. INFORMACI N GENERAL 2. AYUDA PARA ENCONTRAR UNlOAD DE REEMPLAZO 3. BENEFICIOS DE MUDANZA 4. PAGO EN REEMPLAZO DE VIVIENDA - INQUILlNOS 5. INQUILlNOS CON SECCION 8 6. CALlFICACIONES PARA LLENAR RECLAMOS DE REUBICACION 7. PAGOS DE ULTIMO RECURSO 8. CONTRA TO DE RENT A 9. PROCEDIMIENTOS DE APELACION-AGRAVIO 10. CONDICION DE IMPUESTOS SOBRE BENEFICIOS DE REUBICACION 11. REQUISITO DE PRESENCIA LEGAL 12. INFORMACION ADICIONAL Y ASISTENCIA DISPONIBLE I. INFORMACI6N GENERAL EI edificio en el que usted vive esta en una area que va a ser mejorada por HIP Housing ("HIP") con la ayuda financiera de la Agencia de Desarrollo de la Ciudad de South San Francisco ("Agencia") y el condado de San Mateo. De acuerdo a procedimiento de la agenda, sera necesario que usted se cambie de su residencia. Usted sera notificado(a) con suficiente tiempo sobre la fecha en que debera mudarse. Por favor lea esta informacion, sera de mucha ayuda para determinar su elegibilidad y la cantidad de sus beneficios de reubicacion. Le recomendamos que guarde esta informacion como referencia. HIP Y la Agencia han contratado los servicios de la compania Overland, Pacific & Cutler, Inc., una empresa profesional de reubicacion muy calificada para ayudarle. La empresa esta disponible para explicarle el programa y los beneficios. Su direccion y numero de telefono son: ~/{~;:' :"2;B~ OVERLAND PACIFIC & CUTLER,INC. Overland, Pacific & Cutler, Inc. 7901 Oakport Street, Suite 4800 Oakland, California 94621 Telefono: (877) 972-8908 POR FAVOR NO SE MUDE ANTES DE TIEMPO. ESTA NO ES UNA NOTIFICACION PARA DESOCUPAR SU VIVIENDA. Simembargo, si usted desea mudarse antes de la fecha requerida, debera con su representante de Overland, Pacific & Cutler, Inc., para que no pierda ninguno de sus beneficios. Este es unicamente un folleto de informacion general y no tiene la intencion de proporcionar una descripci6n detallada ni de la ley ni de los reglamentos relacionados que pertenecen al programa de reubicacion de la Agencia. Por favor siga pagando su alquiler mensual al dueiio de la propiedad en la cual usted vive de otra forma usted puede ser desalojado y pued perder los beneficios de reubicacion a los cuales usted tiene derecho a recibir. Una vez que HIP adquiera la propiedad, sera necesario que usted pague su alquiler a HIP. PREPARED By OVERLAND, PACIFIC & CUTLER, INC. P age I P.19 P.20 Page 2 PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Si usted escoge el pago fijo de mudanza, sera responsable por organizar su propia mudanza y ni la Agencia 0 HIP asumira ninguna responsabilidad por perdidas 0 dai'ios de su propiedad personal. 1 cuarto $625.00 1 cuarto $400.00 2 cuartos $800.00 Cada Cuarto Adicional $65.00 3 cuartos $1,000.00 4 cuartos $1,175.00 5 cuartos $1,425.00 6 cuartos $1,650.00 7 cuartos $1,900.00 8 cuartos $2,150.00 Cad a Cuarto Adicional $225.00 Ocupante no es Dueno de Muebles Ocupante Dueno de Muebles .,'i~jz~b;~.J(,;;OE:.i~~ci~ZA\'~~if~f:1i~\lJtlIJi_o;::2no~~:-~;. . -- ---.-. - --- -- - - -- --- Un Pago Fijo esta basado en e! numero de cuartos que ocupa y si as dueiio de los muebles o no. EI pago esta basado en una agenda aprobada por la Agencia, y sera de $325.00 por un cuarto amueblado hasta $1,750 por 8 cuartos con muebles. (Para detalle, yea la forma abajo). Su representante Ie informara la cantidad que recibira al ser elegible. A. Pago Fijo de Mudanza Si tiene que mudarse como resultado que ha side desalojado por el proyecto, usted recibira un pago para asistirle con la mudanza de su propiedad personal. Hay dos formas de pagos de mudanza. Usted tiene la opcion de escoger uno de los tipos de pagos de mudanza siguientes: III. MUDANZA En cuanto encuentre una vivienda de reemplazo, su consultor de reubicacion hara una inspecci6n de la unidad para determinar si la unidad reune todos los requisitos de una vivienda que es decente, segura y Iimpia. Una unidad que es decente, segura e y Iimpia debe proveer cupo suficiente para sus ocupantes, esta a prueba de te todo tipo de clima y tiene sistemas adecuados de calefacci6n, plomeria, y electricidad. Su vivienda de reemplazo debe pasar una inspecci6n antes de autorizar pagos de asistencia de reubicacion. HIP, a travEls de sus representantes, Ie ayudaran a localizar una vivienda de reemplazo comparable proporcionandole Iistas de viviendas apropiadas y disponibles. Se Ie urge que usted se mantenga activamente buscando una vivienda de reemplazo. II. AYUDA PARA ENCONTRAR UNA UNlOAD DE REEMPLAZO B. Gastos Actuales de Mudanza (Compania Profes/onal) Si usted decide contratar los servicios de una compania de mudanza comercial con Iicensia, usted puede reclamar el costo ACTUAL de mudar su propiedad personal hasta una distancia de 50 miIJas. Su representante de reubicaci6n Ie informara del numero de presupuestos (si alguno) que se requieran, y Ie asistira en preparar un plan para que sea aprobado. IV. PAGO EN REEMPLAZO DE VIVIENDA -INQUILlNOS Usted puede ser elegible para un pago de hasta de $5,250.00 como ayuda para rentar 0 comprar una vivienda comparable. Para calif/car" debe de haber side un inquilino que ha ocupado su vivienda actual por 10 menos de 90 dras, 0 un duefio-ocupante que ha vivido en la vivienda por no menos de 90 dias y no mas de 179 dras, antes de la primera oferta de la Agencia para comprar la propiedad. A. Asistencia de Renta Si usted califica y desea rentar su vivienda de reemplazo, sus beneficios se basaran en la diferencia sobre un periodo de cuarenta y dos (42) meses entre la renta que tiene que pagar por una vivienda comparable, y 10 menor de la renta actual 0 treinta porciento (30%) de los ingresos mensuales en bruto. Usted debera informar a Sll representante de su renta y sus ingresos mensuales antes de establecer su elegibilidad para el pago. -0- B. Aslstencia de Pago de Enganche Si usted calif/ca y desea comprar su vivienda de remplazo,. puede aplicar la cantidad total de su pago de asistencia de renta para un pago de enganche. Su representante de reubicaci6n Ie explicara los procedimientos necesarios para aplicar este pago. V. INQUILlNOS CON SECCION 8 Cuando usted se mUde, usted pod ria ser elegible para transferir su elegibilidad de Seccien 8 a un lugar de reemplazo. Como se indica anteriormente, a usted se Ie proporcionaran servicios de consejeria y otros servicios de asesoria junto con beneficios de mudanza. Ademas, la Agencia cubrira el costo de cualquier deposito de seguridad requerido para arrendar una vivienda de reemplazo aprobada porSecci6n 8, ytambiEln cubrira el costo de cualquier cargo por verificaci6n de credito. VI. CALlFICACIONES PARA LLENAR RECLAMOS DE REUBICACI6N Para calificar por un Pago de Remplazo de Vivienda, tiene que rentar 0 comprar una vivienda de reemplazo comparable durante un ano de 10 que ocurra despues de: 1. Para inquilino, la fecha que desocupo su vivienda, 2. Para duei'io-ocupante, la fecha en que recibira pago final por su vivienda 0, en caso de un procedimiento de l~ondenaci6n, la fecha del deposito de compensacien justa con la corte, 0 3. La fecha en la cual viviendad de reemplazo se Ie hizo disponible. PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Page 3 P.2l P.22 Page 4 PREPARED By OVERLAND, PACIFIC & CUTLER, INC. Pagos par beneficios de reubicaci6n no son considerados como ingreso para el proposito de impuestos del Internal Revenue Code de 1986 0 el Personal Income Tax Law, Parte 10 (comenzando con Section 17001) de Division 2 del Revenue and Taxation Code, 0 del Bank and Corporation Tax law, Part 11 (comenzando can Section 23001) de Division 2 del Revenue and Taxation Code. X. CONDICI6N DE IMPUESTOS SOBRE BENEFICIOS DE REUBICACI6N Cualquier persona con una queja por una determinaci6n de elegibilidad en un pago de reubicaci6n 0 de la cantidad de un pago, puede ped!r que su reclamo sea revisado 0 reconsiderado de acuerdo con el procedimiento de apelaciones de la Agencia. Los detalles completos; de apelaci6n y procedimientos estan disponibles solicitandolos a la Agencia. IX. PROCEDIMIENTOS DE APELACI6N-AGRAVI0 F. Cuando la evicci6n es requerida por leyes estatales 0 locales y no puede ser evitada por medio de esfuerzos de la entidad publica. E Despues de haber recibido una cantidad razonable de referencias a viviendas de reemplazo. D. Continuar con un desorden publico, despues de haber sida notificado. C. La falta de mantener los terminos del acuerdo de renta entre 30 dIas de haber sido notificado. B. La perpetraci6n de un hecho peligroso 0 ilegal en los predios. A. Falla de no pagar renta, excepto en casas donde este es debido a la falta del dueno de no mantener los predios en una condici6n habitable, 0 I::uando los servicios basicos han sido discontinuados 0 interrumpidos por un largo plaza. Excepto par las causas de desalojo dichas abajo, ninguna persona que leg aim ente ocupa una propiedad que va a ser comprada es requerida a mudarse si no tiene una notificacion por escrito par 10 menos de 90 dras. Desalojo es dado solamente por una 0 mas de las siguientes razones: Como resultado de la compra de HIP y la rehabilitacion de la propiedad donde usted vive, usted puede volverse un inquilino de HIP. Si esto ocurre, se Ie pedira que firme un contrato de alquiler que especificara el alquiler mensual que debe de pagar, cuando Ie toea pagar su alquiler y donde debe de pagar y otra informacion pertinente. VIII. CONTRATO DE ALQUILER SI es inquilino y escoge comprar en vez de alquilar una vivienda de reemplazo com parable, la cantidad total de su asistencia de alquiler y eligibilidad de ultimo recurso debe de ser aplicada hacla la quota inicial de la casa que usted piensa comprar. Si viviendas de reemplazo comparable no estan disponibles cuando se tiene que mUdar, 0 sl viviendas de reemplazo no astan disponibles dentro de ros Iimites manetarios ya citados anteriormente, se Ie proveera asistencia de ultimo recurso para que pueda alquilar 0 comprar una vivienda de reemplazo dentro de un tiempo adecuado. Asistencia de ultimo recurso esta basada en las circumstancias individuales del desplazado. Su representante de reubicaci6n Ie explicara el proceso para determinar sl califica 0 no para asistencia de ultimo recurso. VII. PAGOS DE ULTIMO RECURSO Todos 105 reclamos de reubicaci6n deben ser presentados ala Agencia dentro de dleciocho (18) meses de la fecha en la cual ustedse mud6. XI. REQUISITO DE PRESENCIA LEGAL De acuerdo a la Ley Publica 105-117 de 11-21-97, para poder ser elegible y recibir beneficios de reubicaci6n en proyectos de reubicaci6n con fondos federales, todos 105 miembros de la vivienda a ser desplazados deben de proporcionar informaci6n (~on relaci6n a su presencia legal en los Estados Unidos. En proyectos federales, cualquier miembro de la vivienda que no este legalmente presente en los Estados Unidos 0 rehuse proporcionar esta informaci6n, se Ie podrfan negar beneficios de reubicaci6n. Los beneficios de Reubicaci6n seran calculados de acuerdo al numero de miembros de la familia con presencia legal certificada en 105 Estados Unidos. XII. INFORMACION ADICIONAl Y ASISTENCIA DISPONIBLE Los responsables de proveer asistencia de reubicaci6n esperan ayudarle en todas las formas posibles para minimizar la diflcil tarea de reubicar a una nueva casa. Su cooperaci6n sera de mucha ayuda y gratamente apreciada. 5i tiene preguntas durante el proceso, no dude en comunicarse con su representante de reubicaci6n. PREPARED BY OVERLAND, PACIFIC & CUTLER, INC. Page 5 P.23 P.24 Claims and supporting documentation for relocation benefits must be filed within eighteen (18) months from the date the claimant moves from the acquired property. The procedure for the preparation and filing of claims and the processing and delivery of payments will be as follows: 1. Claimant(s) will provide all necessary documentation to substantiate eligibility for assistance. 2. Assistance amounts will be determined in accordance with the provisions of the URA and the California Relocation Law and Guidelines. 3. Required claim forms will be prepared by relocation personnel in conjunction with c1aimant(s). Signed claims and supporting documentation will be submitted by relocation personnel to the Agency. 4. The Agency and HIP will review and approve claims for payment or request additional information. 5. HIP will issue benefit checks which will be available for pick-up by Claimants, unless circumstances dictate otherwise. 6. Final payments will be issued after confirmation that the Project area premises have been completely vacated and actual residency at replacement unit is verified. 7. Receipts of payment will be obtained and maintained in the relocation case file. P.25 P.26 In the absence of any written comments, this Relocation Plan as presented is to be considered the Final Document to be adopted by the City of South San Francisco on _May 09,2007. As required by the California Relocation Assistance Law, the Relocation Plan was made available for review and written comments by the general public and the affected occupants for a period of 30-Days._May 4th, 2007 _marks the end of the 30-day period for the submission of any written comments to the Relocation Plan. No comments were received by the Relocation Consultant, or the Agency. ADDENDUM No.1 (IF NO COMMENTS ARE RECEIVED)