HomeMy WebLinkAbout1997-06-10 - AGENDA REPORTS - RDA 97-5 NRDA EIR (2)AGENDA REPORT
Executive Director Approv
Item to be presented by:
Ken Pulskamp
CONSENT CALENDAR
DATE: June 10, 1997
SUBJECT: RESOLUTION NO. RDA 97-5 - A RESOLUTION OF THE
REDEVELOPMENT AGENCY CONSENTING TO A JOINT PUBLIC
HEARING WITH RESPECT TO THE REDEVELOPMENT PLAN AND
ENVIRONMENTAL IMPACT REPORT FOR THE NEWHALL
REDEVELOPMENT PROJECT
DEPARTMENT: Newhall Redevelopment Agency
I:JI 641 {'!:[ll"Z 1'_
Attached is a resolution of the Agency establishing the time, date and place of a joint public
hearing on the Redevelopment Plan for the Newhall Redevelopment Project and the
Environmental Impact Report (EIR). The Joint Public Hearing will be at 7:00 p.m. on June 24,
1997, in the City Council Chambers at 23920 Valencia Boulevard, Santa Clarita.
All property owners, residents, businesses, and affected taxing agencies in the proposed Project
Area have been notified in accordance with State Law of the public hearing and will be given
the opportunity to comment on the Redevelopment Plan and the EIR.
RECOMMENDATION
Adopt Resolution No. RDA 97-5.
KRP:GEA:ll
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Attachment
U J'VE1
RESOLUTION NO. RDA 97-5
RESOLUTION OF THE SANTA CLARITA REDVELOPMENT AGENCY CONSENTING
TO A JOINT PUBLIC HEARING WITH RESPECT TO THE REDEVELOPMENT PLAN
FOR THE NEWHALL REDEVELOPMENT PROJECT AND THE ENVIRONMENTAL
IMPACT REPORT PREPARED IN CONNECTION THEREWITH
WHEREAS, the Santa Clarita redevelopment Agency (the "Agency") has initiated the
Newhall Redevelopment Project (the "Project"); and
WHEREAS, Sections 33348 and 33360 of the Community Redevelopment Law requires
that the Agency and Santa Clarita City Council must hold a joint public hearing on the
proposed Redevelopment Plan for the Project; and
WHEREAS, Section 33349 of the Community Redevelopment Law requires that a
notice of said public hearing be published in a newspaper of general circulation and be mailed
to each property owner, resident, business, and affected taxing agencies.
NOW THEREFORE, THE SANTA CLARITA REDEVELOPMENT AGENCY hereby
resolves as follows:
SECTION 1: The Agency hereby consents to a Joint Public Hearing with the Santa
Clarita City Council on the proposed Redevelopment Plan for the Newhall Redevelopment
Project and the Environmental Impact Report prepared in connection therewith at the
following time and place:
Date: June 24, 1997
Time: 7:00 p.m.
Place: City Council Chambers, 23920 Valencia Blvd., Santa Clarita, CA
SECTION 2: The Secretary of the Agency, in cooperation with the City Clerk,. is
authorized and .directed to give notice of such public hearing in the form and manner
required by law.
PASSED, APPROVED AND ADOPTED this day of 19_
Chairperson
Santa Clarita Redevelopment Agency
ATTEST:
Secretary
Santa Clarita Redevelopment Agency
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §
CITY OF SANTA. CLARITA )
I, Sharon L. Dawson, CMC, Secretary of the City of Santa Clarita Redevelopment
Agency, do hereby certify that the foregoing Resolution was duly adopted by the Santa
Clarita Redevelopment Agency at a regular meeting thereof, held on the day of
, 19_ by the following vote:
AYES:
8111013
ABSENT:
Secretary, Redevelopment Agency
nwh1ydv\res97.5.gea
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14R
June 10, 1997
Draft Relocation Method
CITY OF SANTA CLARITA REDEVELOPMENT AGENCY
GQC M DEVELOP= CONSULTANTS. INC
1340 South Valley Pita Drive
GRC Suite 120
Diamond Bar, California 91765
CITY COUNCIL/
REDEVELOPMENT AGENCY
PLANNING COMMISSION
REDEVELOPMENT
AGENCY STAFF
Draft Relocation Method
Hamilton C. Smyth, Mayor/Chair
Janice H. Heidt, Mayor Pro•Tem l Vice Chair
Carl Boyer, CouncilmemberlMember
Jo Anne Darcy, Councilmember/Member
Jill Majic, Councilmember/Member
Louis Brathwaite, Chair
Jerry Cherrington, Vice Chair
Michael Berger, Commissioner
Darla Hoback, Commissioner
Ralph Killmeyer, Commissioner
George Caravalho, Executive Director
Ken Pulskamp, Assistant to the Executive Director
Steve Stark, Treasurer
Sharon L. Dawson, Secretary
Michael Haviland, Marketing and Economic Development Manager
Glenn Adamick, Associate Planner
TABLE OF CONTENTS
Draft Relocation Method
1.0 Introduction................................................................................ I
1.1 General..................................................................................1
1.2. Definitions............................................................................ 2
2.0 Administrative Organization................................................11
2.1 Responsible Agency.............................................................11
2.2 Staffing.................................................................................11
2.3 Functions of the Relocation Program..................................12
3.0 Replacement Housing Standards.........................................15
3.1
General.................................................................................15
3.2
Standards for Dwellings......................................................15
3.3
Standards for Sleeping Rooms (Non -housekeeping Units)16
3.4
Standards for Mobile Homes...............................................17
3.5.
Ability to Pay.......................................................................17
3.6
Miscellaneous.......................................................................18
3.7
Exceptions..........................:.................................................18
3.8
Environmental Standards...................................................18
3.9
Temporary Housing Standards...........................................18
3.10
Obtaining Relocation Housing............................................19
4.0 Assurance of Relocation Resources ..................................... 21
4.1 General.................................................................................21
4.2 Persons of Low Income and Moderate Income ...................22
5.0 Relocation Advisory Assistance ............................................ 23
5.1 General.................................................................................23
5.2 Informational Material........................................................24
5.3 Listings, Referrals and Assistance in Obtaining Housing .25
5.4 Social Services.....................................................................26
5.5 Assistance to Business Concerns, Nonprofit
Organizations and Farm Operations..................................26
5.6 Equal Opportunity...............................................................27
5.7 Self Relocation and Inspections..........................................27
5.8 Relocation Records...............................................................28
5.9 Agency Evaluation...............................................................28
6.0. Relocation Payments.............................................................. 29
6.1 General.................................................................................29
6.2 Qualifications on Payment of Relocation Claim.................29
6.3 Restrictions on Payment of Relocation Claim ....................30
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1
6.4 Time for Filing Claims........................................................30
6.5 Payment Amounts...............................................................30
6.6 Filing Claims.......................................................................31
6.7 Documenting Claims...........................................................31
7.0 Assistance to Business and Others ....................................... 33
7.1 Individuals...........................................................................33
7.2 Others..................................................................................33
7.3 Businesses and Institutions................................................33
8.0 Notices to Vacate..................................................................... 35
8.1 General Policy......................................................................35
9.0 Grievance Procedure.............................................................. 37
9.1 Request for Review by Claimant.........................................37
9.2 Review by Director................................................:.............37
9.3 Public Hearing by Appeals Council.....................................37
10.0 Additional Relocation Requirements .................................. 39
Appendix A - Minimum Contents of Informational Statements
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Newhall Redevelopment Project
1.0 INTRODUCTION
1.1 General
Pursuant to Section 33411 of. the California Community
Redevelopment Law (the "CRL"), a method or plan must be
prepared for the relocation of families, persons and non-profit
local community institutions to be temporarily or permanently
displaced from a designated project area. The method that
follows is in compliance with the law, and is further intended
to demonstrate the clear intentions of both the City of Santa .
Clarita and the City of Santa Clarita Redevelopment Agency
(the_ "Agency") to provide relocation advisory assistance as
required by law to persons who may be displaced from the
Project Area. Such professional assistance, together with
payment of relocation benefits as provided for in Sections 7260
et seq. of the Government Code, are purposefully intended to
minimize the inconvenience caused by displacement and the
need to relocate.
The Redevelopment Plan is not a specific plan for the
redevelopment of the Project Area. The Redevelopment Plan
does not, for example, specify parcels that the Agency intends
to acquire, nor does the Redevelopment Plan indicate who will
be displaced by Agency activities. The Redevelopment Plan is,
however, a document that authorizes a wide variety of Agency
activities, some of which could result in displacement of some
businesses, residents, and others at some undetermined point
in the future. If relocation activities become necessary in the
future, such relocation activities will be governed by this
Relocation Method..
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I
City of Santa Clarita Redevelopment Agency
1.2 Definitions
Agency - . means the City of Santa Clarita Redevelopment
Agency, its staff, the consultants and contractors it employs.
Acquired Dwelling - means a dwelling purchased by the
Agency, a dwelling for which purchase negotiations have been
initiated, or a dwelling on which rehabilitation activities or
Owner Participation Agreement activities have been required.
Appraisal - means a written statement independently and
impartially prepared by a qualified appraiser setting forth an
opinion of defined value of an adequately described property as
of a specific date, supported by the presentation and analysis
of relevant market information.
Average Annual Net Earnings - means one-half of any net
earnings of the business or farm operation before federal, state
and local income taxes during the two taxable years
immediately preceding the taxable year in which the business
or farm operation moves from the real property having been
acquired, or during any other period as the Agency Executive
Director determines to be more equitable for establishing such
earnings, and includes any compensation paid by the business
or farm operation to the owner, the owner's spouse or the
owner's dependents during the two-year period or, in the case
of a corporate owner, earnings of the owner of a majority
interest in the corporation. For the purpose of determining
majority ownership, stock held by a husband, wife and their
dependent children shall be treated as one unit.
Business - means any lawful activity, excepting a farm
operation, conducted for any of the following:
1. Primarily for the purchase, sale, lease or rental of personal
and real property, and for the manufacture, processing or
marketing of products, commodities or any other personal
property.
2. Primarily for the sale of services to the public.
3. Primarily by a nonprofit organization.
4. Solely for the purpose of moving and related expenses, for
assisting in the purchase, sale, resale, manufacture,
processing, or marketing of products, commodities,
personal property, or services by the erection and
maintenance of an outdoor advertising display(s), whether
or not such display(s) is located on the premises on which
any of the activities are conducted.
City - means the City of Santa Clarita.
2
Draft
Newhall Redevelopment Project
Comparable Replacement Dwelling - means a dwelling,
which is:
1. Decent, safe, and sanitary as defined in Chapter 3.0.
2. Adequate in size to accommodate the occupants.
3. In the case of a displaced person who is a renter, within the
financial means of the displaced person. A comparable
replacement dwelling is within the .financial means of a
displaced person if the monthly rental cost of the dwelling
unit minus any replacement housing payment available to
the person does not exceed 25 percent of the person's
average monthly income or such greater percentage as may
be permitted by law.
4. Comparable with respect to the number of rooms, habitable
space, and type and quality of construction. Comparability
under this paragraph shall not require strict adherence to a
detailed feature -by -feature comparison. While a
comparable replacement dwelling need not possess every
feature of the displacement dwelling, the principal features
shall be present.
5. In an area not subject to unreasonable adverse
environmental conditions.
6. In a location generally not less desirable than the location
of the displaced persons dwelling with respect to public
utilities, facilities, services, and the displaced person's
place of employment.
Conventional Loan - means a mortgage commonly given by
banks, savings and loan associations to secure advances on, or
the unpaid purchase price. of, real property, payment of which
is not insured by any agency of the state or federal
governments.
Counted Room - means the space in a dwelling unit
containing the usual quantity of household furniture,
equipment and personal property. It shall include such space
as a recreation room, living room, study, library, dining room,
kitchen, laundry room, basement and garage. Rooms or
storage areas which contain substantial amounts of personal
property equivalent to one or more rooms may be counted as
additional rooms.
Date of Initiation of Negotiations for the Parcel - means
the date the Agency makes the first personal contact with the
owner or the owner's representative and furnishes the owner
with a written offer to purchase the property.
For purposes of establishing payment eligibility in the case of
rehabilitation, codeenforcement and Owner Participation
DraftG1-C
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City of Santa Clarita Redevelopment Agency
Agreement activities, "Initiation of Negotiations" shall mean
the date on which a displacee moves from a displacement site.
Director - means the Executive Director of the Agency
Displaced
Person or Relocatee - means both of the
following:
(1) Any
person who moves from real property, or who
moves his or her personal property from real property,
either:
(a)
As a direct result of a written notice of intent to
acquire or the acquisition of the real property, in
whole or in part, for a program or project
undertaken by a public entity or by any person
having an agreement with or acting on behalf of
a public entity.
(b)
As a direct result of the rehabilitation,
demolition, or other displacing activity as the
public entity may prescribe under a program or
project undertaken by a public entity, of real
property on which the person is a residential
tenant or conducts a business or farm operation,
in any case in which the public entity determines
that the displacement is permanent.
(2) Solely for the purposes of determining a person's
eligibility for relocation assistance and moving and
related expenses, any person who moves from real
property, or moves his or her personal property from
real property, either:
(a) As a direct result of a written notice of intent to
acquire or the acquisition of other real property,
in whole or in part, on which the person conducts
a business or farm operation, for a program or
project undertaken by a public entity.
(b) As a direct result of the rehabilitation,
demolition, or other displacing activity as the
public entity may prescribe under a program or
project undertaken by a public entity, of other
real property on which the - person conducts a
business or farm operation, in any case in which
the public entity determines that the
displacement is permanent.
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
Draft
Newhall Redevelopment Project
otherwise empowered to acquire the property to carry out the
public use. Except persons or families of low and moderate
income, as defined in Section 50093 of the CRL, who are
occupants of housing, which was made available to them on a
permanent basis by a public agency, and who are required to
move from the housing, a displaced person shall not include
any of the following:
I. Any person who has been determined to be in unlawful
occupancy of the displacement dwellings.
2. Any person whose right of possession at the time of moving
arose after the date of the public entity's acquisition of the
real property.
3. Any person who has occupied the real property for the
purpose of obtaining assistance under the .California
Relocation Assistance Law (Government Code Sections
7260 et seq.).
4. In any case in which the public entity acquires property for
a program or project (other than a person who was an
occupant of the property at the time it was acquired), any
person who occupies the property for a period subject to
termination when the property is needed for the program
or project.
Displacing Agency - means any public entity or person
carrying out a program or project which causes a person to be a
displaced person for a public project.
Dwelling - means any single-family or multipurpose house, a
single-family unit (including a nonhousekeeping unit) in a
multi -family building, a unit of a condominium or cooperative
housing project, a mobile home 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 second home will be considered to be a
dwelling only for the purpose of establishing eligibility for
payment for moving and related expenses.
Economic Rent - means the amount of rent a tenant or
homeowner would have to pay for a dwelling similar to the
acquired dwelling in a comparable area.
Effective Rate of Interest - means the annual percentage
rate paid on the debt of a mortgage as a result of including
debt service charges.in the total interest to be paid on the
mortgage debt, as an incident to the extension of credit, when
such debt service charges are normal to the market.
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City of Santa Clarita Redevelopment Agency
G12C
Eligible Person - means any displaced person who is lawfully
entitled to any relocation payment under state or federal
regulations.
Family - means two or more individuals who by blood,
marriage, adoption or mutual consent live together as a family
unit.
Farm Operation - means 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 these products or commodities
in sufficient quantity to be capable of contributing materially
to the operator's support.
Gross Income - means projected annual income from all
sources of each member of the family residing in the household
who is at least 18 years of age.
Incidental Expenses - means reasonable expenses incurred
for evidence of title, recording, fees and other closing costs on
the purchase of a replacement dwelling.
Lead Agency - means the Department of Housing and
Community Development.
Mobile Home - means a structure, transportable in one or
more sections, which is built on a permanent 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.
Monthly Gross Income - means the total monthly income of
a family or individual, irrespective of expenses and voluntary
or involuntary deductions, and includes, but is not limited to,
salaries, wages, tips, commissions, rents, royalties, dividends,
interest, profits, pensions and annuities.
Mortgage - means classes of liens that are commonly given to
secure advances on, or the unpaid purchase price of, real
property, together with the credit instruments, if any, secured
thereby.
Moving Expense - means the cost of dismantling,
disconnecting, crating, loading, insuring, temporary storage,
transporting, unloading and reinstalling of personal property,
including service charges in connection with effecting such
Draft
Newhall Redevelopment Project
reinstallations, and necessary temporary lodging and
transportation of eligible persons.
Nonprofit Organization - means an organization that is
incorporated under the applicable laws of the State or non-
profit organization and is exempt from paying Federal income
taxes under Section 501 of the Internal Revenue Code (26 U.S.
501).
Owner - person "owns a dwelling" if he or she:
1. Holds fee title, a life estate, a land contract, a 99 -year lease
or a lease including any option for extension with at least
50 years to run from date of acquisition of the property for
the Project.
2. Holds an interest in a cooperative housing project, which
includes the rights of occupancy of a dwelling unit therein.
3. Is the contract purchaser of any of the foregoing estates or
interests.
4. Has a leasehold interest with an option to purchase.
5. Owns a mobile unit, which, under state law, is determined
to be real property, not personal property.
Person - means any individual, partnership, corporation or
association.
Persons and Families of Low- and Moderate -Income -
means persons and families falling within the definition of said
term as set forth in Section 50093 of the CRL.
Personal Property - tangible, personal property means
tangible property which is situated on the real property
vacated, or to be vacated, by a displaced person and which is
considered personal property and is noncompensable (other
than for moving expenses) under the state law of eminent
domain, and in the case of a tenant, fixtures and equipment
and other property which may be characterized as real
property under state or local law, but which the tenant may
lawfully, and at his or her election, determines to move and for
which the tenant is not compensated in the real property
acquisition. In the case of an owner of real property, the
determination as to whether an item of property is personal or
real shall depend upon how it is identified in the acquisition
appraisals and the closing or settlement statement with
respect to the real property acquisitions: provided that no item
of property which is compensable under state and local law to
the owner of real property in the real property acquisition may
Draft GRC
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City of Santa Clarita Redevelopment Agency
W
be treated as tangible personal property in computing actual
direct losses of tangible personal property.
Prepaid Expenses - means items paid in advance by the
seller of real property and prorated between such seller and
the buyer of such real property at the close of escrow,
including, but not limited to, real property taxes, for insurance,
homeowners' association dues and assessment payments.
Project Area - means the Project Area as described in the
Redevelopment Plan.
Public Entity - includes the state, the Regents of the
University of California, a county, town, city, city and county,
district, public authority, public agency, and any other political
subdivision or public corporation in the state or any entity
acting on behalf of these agencies when acquiring real
property, or any interest therein, in any city, town or county
for public use and any person who has the authority to acquire
by eminent domain under the state law.
Public Use - means a use for which real property may be
acquired by eminent domain.
Purchases - (Replacement Housing) - means the acquisition,,
construction or rehabilitation of a dwelling, the purchase and
rehabilitation of a substandard dwelling, the relocation or
relocation and rehabilitation of an existing dwelling, or the
entering into a contract to purchase, or for the construction of
a dwelling to be constructed on a site to be provided by a
builder or developer or on a site which the displaced person
owns or acquired for such purpose.
Mobile homes must be registered with the California
Department of Motor Vehicles in the name of the claimant in
order that they be considered as "purchased" replacement
dwellings.
Small Business - means a business having at least one, but
not more than 500, employees working at the site being
acquired or displaced by a program or project.
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Newhall Redevelopment Project
2.0 ADMINISTRATIVE ORGANIZATION
2.1 Responsible Agency
The Agency is the local public agency that is responsible for
the relocation of individuals, families, businesses and
institutions displaced as a result of redevelopment project
activities, including rehabilitation, demolition, code
enforcement and acquisition. The Agency may meet its
relocation responsibilities through qualified staff or
consultants that will manage the complexities of providing
relocation advisory assistance. Their services may be
supplemented with assistance- from local realtors, social
agencies and civic organizations.
2.2 Staffing
The Agency's Executive Director shall be responsible for
developing and administering the Agency's program for
relocation advisory assistance to all occupants within the
Project Area that are required to move as a result of
redevelopment activities. Relocation assistance policies shall
provide for fair, uniform and equitable treatment of all affected
persons.
The Agency. shall insure that staff or consultants who are
charged with the duties of providing relocation implementation
services are qualified and experienced in housing and urban
development, relocation procedures, social service programs,
public housing and property management. The Agency's
relocation program shall be designed so as to maximize the use
of other City departments, as appropriate, as well as other
social service agencies that regularly provide counseling;
referral and specialized programs to those who.qualify. Such
relocation program shall, to the extent feasible, be designed to
Draft CRC
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City of Santa Clarita Redevelopment Agency
encourage relocation of families and persons into other
neighborhoods in the unincorporated portions of the City of
Santa Clarita without interfering with the displacee's option to
select a replacement house of his or her choice, whether that
choice is within or outside the unincorporated portions of the
City of Santa Clarita.
2.3 Functions of the Relocation Program
The functions of the Agency's relocation program shall include
the following:
1. Interpret the Agency s program to all site occupants and
the general public to enlist their understanding and
support, and to answer questions about the Project and its
effect upon Project site occupants.
2. Recognize at an early stage the problems associated with
the displacement of individuals, families, businesses, and
farm operations and provide for the resolution of these
problems in order to minimize adverse impacts on
displaced persons and to expedite project completion.
3. Determine and .make timely recommendations on the
relocation needs and preferences of all site occupants, and
to keep each informed of their rights and responsibilities
under the redevelopment program, as well as to apprise
them of the relocation resources, special services and aids
to which they are entitled.
4. Enlist the cooperation of real estate agents, home builders,
property management firms, social service agencies, civic
groups and others in locating suitable relocation
accommodations for. displacees, and to provide other
services deemed essential for the successful relocation of
site occupants.
5. Locate, inspect and evaluate or stimulate the development
of housing facilities to meet the needs of all site occupants
and. refer and otherwise assist site occupants to secure
housing which they require.
6. Secure priority consideration for persons eligible for and
desiring public housing or any other housing to which
displacees. are entitled as a result of Agency
redevelopment activities, and take other appropriate steps
as necessary to expedite their placement into such
housing.
7. Advise and assist affected owners and site occupants in
understanding and utilizing the "owner and tenant
participation" opportunities provided for in the
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Newhall Redevelopment Project
Redevelopment Plan and in the Rules. Governing
Participation and Preferences for Owners, Operators of
Businesses and Tenants.
8. Assist affected _prospective home -buyers in obtaining
appropriate mortgage financing and advise them of special
FHA, VA and other financial aids available.
9. Make referrals to community, social, welfare and other
similar agencies, when such referrals are deemed
advisable and cooperate with these agencies on an
individual basis to assist in the solution of specific
problems affecting the relocation of individuals or groups
of relocatees.
10. Maintain liaison services between businesses, site
occupants and commercial property - brokers, realty
councils, Chambers of Commerce, the Small Business
Administration, lending institutions and other appropriate
resources for advice and assistance in effecting the
satisfactory relocation of site occupants.
11. Assist affected site occupants in preparing all claims for
relocation payments to which they are entitled.
12. Establish records, maintain files and provide ongoing
reports to the Executive Director on field relocation.
activities.
13. Coordinate relocation activities with other Agency
operations.
Draft MC
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Newhall Redevelopment Project
3.0 REPLACEMENT HOUSING STANDARDS
3.1 General
It is the Agency's objective ,that all displaced residential site
occupants be rehoused, with a minimum of hardship, into a
Comparable Replacement Dwelling. The standards set forth
below have been established by the Agency to achieve these
objectives.
3.2 - Standards for Dwellings
A decent, safe, and sanitary dwelling is one that meets all of
the following minimum requirements:
1. Conforms with all applicable provisions for existing
structures that have been established under state or City
building, plumbing, electrical, housing and occupancy
codes and similar ordinances or regulations.
2. Has a continuing and adequate supply of potable safe
water.
3. Has a kitchen or an area set aside for kitchen use, which
contains a sink in good working condition connected to hot
and cold water and an adequate sewage system. A stove
and refrigerator in good operating condition shall be
provided when required by local code, ordinances or
custom. When these facilities are not so required by local
codes, ordinances or custom, the kitchen area or area set
aside for such use shall have utility service connections
and adequate space for the installation of such facilities.
4. Has an adequate heating system in good working order,
which will maintain a minimum temperature of 70
degrees in the living area, excluding bedrooms, under local
outdoor temperature conditions. A heating system will not
Draft GOC
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City of Santa Clarita Redevelopment Agency
CRC
14
be required in those geographical areas where such is not
normally included in new housing.
5. Has a bathroom, well -lighted and ventilated and affording
privacy to a. person within it, containing a lavatory basin
and a bathtub or stall shower, properly connected. to an
adequate supply of hot and cold running water, and a
flush toilet, all in good working. order and properly
connected to a sewage disposal system.
6. Has an adequate and a safe wiring system for lighting and
other electrical services.
7. Is structurally sound, weathertight, in good repair and
adequately maintained.
8. Each building used for dwelling purposes shall have a safe
unobstructed means of exit leading to safe open space at
ground level. Each dwelling unit in a multi -dwelling
building must have access, either directly or through a
common corridor, to a means of exit to open space at
ground level. In multi -dwelling buildings of three stories
or more, the common corridor on each story must have at
least two means of exit.
9. Has 150 square feet of habitable floor space for the first
occupant in a standard living unit and at least 100 square
feet of habitable floor. space for each additional occupant.
The floor space is to be subdivided into sufficient rooms to
be adequate for the family. All rooms must be adequately
ventilated. Habitable floor space is defined as that space
used for sleeping, living, cooking or dining purposes and
excludes such enclosed places as closets, pantries, bath or
toilet rooms, service rooms, connecting corridors, laundries
and unfinished attics, foyers, storage spaces, cellars,
utility rooms and similar spaces.
10. Every bedroom shall contain not less than 80 square feet
of surface floor area and at least one window opening to
the outside. If more than two persons occupy the room, an
additional 60 square feet of floor area shall be required for
each additional person.
3.3 Standards for Sleeping Rooms (Non -housekeeping
Units)
A decent, safe, and sanitary sleeping room is one which
includes the minimum requirements contained in Chapter 3.0,
Paragraphs 2, 4, 6, 7 and 8, and the following:
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Newhall Redevelopment Project
1. At least 100 square feet of habitable floor space for the first
occupant and 50 square feet of habitable floor space for
each additional occupant.
2. Lavatory, -bath and toilet facilities that provide privacy,
including a door that can be locked if such facilities are
separate from the room.
3.4 Standards for Mobile Homes
A decent, safe and sanitary mobile home is one which includes
the minimum requirements contained in Chapter 3.0,
Paragraphs 2, 4, 6, 7 and 8, and bears the insignia of approval
issued by the State of California, Department of Housing and
Community Development, pursuant to the California Health
and Safety Code, except those manufactured prior to
September 1, 1958.
3.5 Ability to Pay
The Agency's relocation staff will give consideration to the
particular financial situation of each family or individual, and
will seek the. occupant's concurrence in the final determination
of what he or she can afford to pay for housing. Reasonable
efforts will be made to maintain the lowest possible housing
cost -income ratio, which at the same time provides the
relocatee with adequate housing.
As a general rule, displacees should usually be able to pay
gross monthly rentals based on the following criteria:
1. Families and individuals - 25% of gross income or such
greater percentage as may be permitted by law.
2. Displacees eligible for public housing - rents as established
by a Housing Authority, which are graded to income.
3. Incomes, assets and debts are to be ,evaluated in
determining the relative price which is approximately two
and one-half times annual gross family income, combined
with monthly payments, not exceeding 25% of gross
monthly income or such greater percentage as may be
permitted by law, will be considered as being within the
financial means of those contemplating home ownership.
Displacees may voluntarily relocate to units exceeding these
standards in price, but such units may not be used as referrals
by the Agency.
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City of Santa Cfarita Redevelopment Agency
3.6 Miscellaneous
Additionally, units used for referral or feasibility purposes may
not be located in areas subject to unreasonable environmental
influences and must be available on a nondiscriminatory basis.
3.7 Exceptions
Exceptions to housing standards may be granted in emergency
or other unusual situations. Such exceptions will be limited to
items and circumstances that are beyond the reasonable
control of the relocatee. Exceptions will not be granted for
items that render the dwelling hazardous, unsafe or
unsanitary.
3.8 Environmental Standards
It will be the Agency's policy to refer families and individuals
to housing in areas not less desirable in regard to public
utilities and services and commercial facilities than presently
available in the Project Area. Furthermore, such housing
shall, to the extent possible, be within a reasonable distance
for daily commuting to the displacee's place of employment.
3.9 Temporary Housing Standards
Housing not meeting the Agency's established standards for
permanent relocation may be used for temporary housing only
when it becomes necessary to relocate a site occupant pending
the availability of permanent quarters; to facilitate the
commencement of operations for the demolition of site
improvement; to vacate premises that are unsafe; and/or to
effectuate reductions in overall Project costs. Permanent
housing facilities shall be made available no later than three
years from the date that any person is displaced. Pending the
development or location of permanent replacement housing
fulfilling the requirements of this method, the Agency will
assure that there are available to displaced persons adequate
temporary housing facilities at rents comparable to those being
paid in the community at the time of displacement.
In no event will the temporary housing offered by the
relocation staff be of less desirable character than that from
which the site occupant is being moved; further, such
temporary housing shall be in a safe and habitable condition.
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Newhall Redevelooment Prolect
Temporary relocations made by the Agency will be kept to a
minimum, both as to number and duration, and will not
diminish the Agency's obligation with respect to the displacee's
permanent relocation. The necessary costs incurred in
temporary on-site moves made at the direction of the Agency
will be paid by the Agency.
If a self-relocatee moves into temporary housing and declines
without satisfactory reason to accept standard housing to
which he or she is referred, the Agency's responsibility to the
relocates will be considered to have been discharged.
3.10 Obtaining Relocation Housing
The Agency will establish a working relationship with owners,
operating managers, realtors, multiple listing bureaus,
property management firms and others offering a wide variety
of private standard housing for rent or sale. Based principally
on this relationship, an ample supply of replacement housing
will be made available in order to carry out the Agency's
relocation program.
The Agency will obtain, inspect and maintain current listings
of standard rental and sale properties that are appropriate for
relocation and are available on a nondiscriminatory basis.
Information on the size, rental or sale price, financing terms
and location of available units will be given to displacees
seeking referrals and, as necessary, the relocation staff may
provide transportation or otherwise assist the site occupant in
obtaining such housing.
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Newhall Redevelopment Proiect
4.0 ASSURANCE OF RELOCATION RESOURCES
4.1 General
Before actual displacement is to occur, the Agency will assure
that, within a reasonable period of time, there will be available
to all displaced persons, a Comparable Replacement Dwelling
sufficient to meet the needs of the displacees.
In order that the Agency make such assurance, it will, prior to
any displacement, undertake surveys of the needs of displacees
and a survey and analysis of available relocation resources
including the nature and extent of available standard housing
suitable to meet the needs of those families and individuals to
be displaced. The survey shall be conducted in accordance
with the California Relocation Assistance and Real Property
Guidelines.
Adequacy of housing resources will be judged on the basis of
such factors as vacancy rates, actual availability within
applicable unit size and price range criteria, degree of choice
available within the housing supply, and relationship of
available units found to the needs of displaceesasdetermined
by occupancy surveys.
The Agency will document a finding of adequacy of housing
availability after completion of the required surveys and upon
demonstration that resources will be available at least sixty
(60) days before displacement occurs.
No family or individual will be required to move until or unless
suitable replacement housing is available at a price. they can
afford; no family or individual will be required to move unless
or until at least three (3) such suitable units have been offered
to the displacee and rejected by the displacee.
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City of Santa Clarita Redevelopment Agency
4.2 Persons of Low- and Moderate -income
Notwithstanding any provisions in this method to the contrary,
no persons or families of low- or moderate -income shall be
displaced by the Agency unless and until there is a suitable
housing unit available and ready for occupancy by such
displaced persons at rents which are comparable to those being
paid by such displaced persons at the time .of their
displacement.
GRC I Draft
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Newhall Redevelopment Project
5.0 RELOCATION ADVISORYASSISTANCE
5.1 General
The Agency will provide advisory assistance to all persons
displaced or to be displaced as a result of programs or projects
undertaken by the Agency, and to all persons who, because of
the acquisition of real property used for a business or farm
operation, are required to move their personal property from
such other real property.
In addition, relocation advisory assistance will be offered to
any person occupying real property immediately adjacent to
property being acquired by the Agency, if the Executive
Director determines that such person has been caused
substantial economic injury as a result of the Agency's
acquisition.
The Agency's relocation assistance advisory program is
designed to:
1. Fully inform displacees of the availability of relocation
payments and assistance and the eligibility requirements.
2. Determine and make timely recommendations on each
displaced person's need and preferences, if any, for
relocation assistance.
3. Provide current and continuing information on the
availability of comparable sales and rental housing and
location of comparable commercial properties.
4. Assure that, within a reasonable time period prior to
displacement, to the extent that it can be reasonably
accomplished, there will be comparable replacement
housing sufficient in number to meet the needs of, and
available for persons who are to be displaced.
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City of Santa Clarita Redevelopment Agency
5. Assure that a person shall not be required to move from a
dwelling unless the person has had a reasonable
opportunity to relocate to a comparable replacement
dwelling, except in the case of a major disaster, a state of
emergency declared by the President or Governor, or any
other emergency that constitutes a substantial danger to
the health or safety of the person.
6. Provide other advisory services, if necessary and
reasonably feasible, such as counseling and referrals, with
regard to financial, employment, training, health, welfare
and other problem areas in order to minimize the
hardships of relocation.
7. Assist persons in completing required applications and
forms.
8. Supply information concerning other federal and state
programs that may be of assistance to those persons in
applying for assistance under this program.
9. Inform all persons who are expected to occupy Agency
property about rental and property management policies
to be used in the Project.
10. Ensure adequate inspection of all relocation replacement
housing.
5.2 Informational Material
The Agency will distribute informational materials (see
Appendix A) to every area occupant to be displaced or
otherwise affected by the Project. Written information will be
given to each owner and occupant of property to be acquired at
the time the Agency acquires the property. A notification to
occupants as to their eligibility for relocation payments shall
be given to each occupant as soon as possible after the Agency's
date of initiation of negotiation for the parcel begins. In no
event, other than the occurrence of a disaster or a declared
state of emergency, shall this information be distributed more
than 15 days after the date of initiation of negotiation or less
than 90 days from the date of displacement.
Separate informational material (see Appendix A) will be made
available to business concerns (including nonprofit
organizations) and farms, when appropriate. In addition to
distributing written material, the Agency will conduct personal
interviews and maintain personal contacts to the .extent
possible. Informational materials will be written in the
language most easily understood by the persons affected. Site
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Newhall Redevelopment Project
occupants will be informed of Project activities and timing
through meetings and other means.
5.3 Listings, Referrals, and Assistance in Obtaining
Housing
Listings
The Agency will provide information to residents on the
availability, prices and rental rates of comparable, decent, safe
and sanitary housing. The Agency will provide residents to be
displaced with listings of available dwelling units of
appropriate size to meet their needs and which are within
their financial ability to pay. Listings will be available in
accordance with Federal Fair Housing Law (Title VIII of the
Civil Rights Act of 1968) and other applicable fair housing
laws. Listings will be maintained on a continuing basis as
derived from frequent reviews of newspaper ads, street
searches, contacts with owners, brokers, managers and agents.
Referrals
Relocation housing will be inspected prior to being provided as
a referral to assure that it meets replacement housing
standards. Units to be referred may not be in a neighborhood
slated for governmental action, unless that action is related to
rehabilitation activities. In no case will referrals be made to
housing from which it is reasonably anticipated that the family
or individual may again be displaced. In making referrals, the
Agency shall give consideration to the proximity of the housing
to the displacees' employment or potential employment,
including proximity to public transportation and other public
facilities essential to successful adjustment. The.Agency shall
refer all interested persons to local housing authorities and
sponsors of assisted housing. When appropriate, staff will
assist in filling out appropriate applications for occupancy.
Assistance in Obtaining Housing
Families and individuals are encouraged to tell the Agency of
problems experienced in obtaining housing or other
accommodations. It is the obligation of the Agency to assist in
resolving these problems. The Agency has the responsibility to
provide prompt information on the availability of housing and
to assist displacees in obtaining the units of their choice. The
Agency shall provide assistance to prospective homeowners in
the form of obtaining mortgage financing, including helping in
the preparation and submission of purchase offers, obtaining
credit reports and verifying employment and making any other
arrangements with lending institutions to facilitate the
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City of Santa Clarita Redevelopment Agency
obtaining of loans, particularly for minority -group and low-
income families and individuals.
5.4 Social Services
All displaced families and individuals will be provided with
access to social services and counseling, if needed, in order to
minimize hardships involved in the relocation process.
5.5 Assistance to Business Concerns, Nonprofit
Organizations, and Farm Operations
The Agency will provide relocation advisory assistance to all
business concerns, nonprofit . organizations and farm
operations to be displaced by a Project. The Agency will also
provide advisory services and assistance to any business
concern or nonprofit organization occupying property which is
immediately adjacent to one of the following:
1. The Project Area
2. Any real property acquired when the business is
determined to have suffered substantial economic injury as
a result of Project activities.
Among the services which the Agency will provide to business
concerns, nonprofit organizations and farm operations are the
following:
Consultations
The Agency will consult with the owner or operator to
determine the need for relocation assistance and nature of
replacement site requirements and preferences. The
consultation will include discussions of such items as space,
traffic patterns, market and other requirements and the total
number of employees.
Current Information on Relocation Sites
The Agency will provide current information on the
availability, costs and square footage of comparable locations
and make referrals to real estate brokers who may be able to
assist in obtaining suitable accommodations.
Economic Information
The Agency will provide information relative to property
values, growth potentials, and other economic information that
may assist in enabling the business to make informed
decisions relative to relocation.
zL 1. Draft
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Newhall Redevelopment Project
Referrals to SBA
Where appropriate, business concerns will be referred to the
Small Business Administration (SBA) for managerial, financial
and technical assistance.
5.6 Equal Opportunity
In carrying out relocation, the Agency shall take affirmative
steps in providing displaced families and individuals maximum
opportunities in selecting housing. The following are
affirmative actions that the Agency may take:
1. Make full use of government housing programs and normal
real estate management and brokerage services and supply
information concerning other federal and state programs
which may be of assistance to those persons applying for
assistance under the program.
2. Inform members of minority groups of the opportunities in
neighborhoods and provide services necessary to familiarize
them with those neighborhoods.
3. Provide escort services to real estate offices in all
neighborhoods.
4. Cooperate with all fair housing groups interested in equal
opportunities in housing.
5.7 Self -Relocation and Inspections
The Agency will make every effort to inspect the dwellings of
self -relocated families and individuals prior to their move.
When displacees move without notifying the Agency, every
reasonable effort will be made to locate the displacee and
inspect the replacement dwelling. Upon inspection, if a
dwelling is found to be substandard, the Agency must offer
assistance in securing standard accommodations. Should the
family or individual decline a minimum of three (3) offers of
standard dwelling units and its present dwelling unit does not.
meet standard housing criteria, the Agency shall notify the
displacee in writing of the displacee's ineligibility for
replacement housing payments.
5.8 Relocations Records
The Agency will maintain a relocation record, beginning with
the information obtained during the first interview, to assess
relocation needs. A separate record shall be prepared for each
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City of Santa Clarita Redevelopment Agency
family, each individual maintaining a unit, each business
concern, -nonprofit organization and farm operation. The
record shall contain all data relating to dates and types of
services provided, the type and amount of relocation payments
made and the location to which those displaced relocated,
including a description of the accommodation.
5.9 Agency Evaluation
The Agency will periodically evaluate the relocation program
to determine its effectiveness in assisting persons affected by
its projects and its conformance to provisions of state and
federal laws. Both the quality and. quantity of services
provided will be considered.
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Newhall Redevelopment Project
6.0 RELOCATION PAYMENTS
6.1 General
The Agency will make relocation payments to all eligible
families, individuals, businesses, and nonprofit and other
institutions displaced by Project activities in accordance with
the statutes and regulations governing relocation payments as
established by the State of California.
An informational statement (see Appendix A) will notify the
site occupant of his or her eligibility for relocation payments
and generally instruct the site occupant on procedures for
filing claims. Complete rules and regulations will be carefully
explained individually to each site occupant and copies of all
instructions will be given to him or her. Site occupants may
consult with Agency staff whenever problems arise and,
through recurring visits, Agency staff will attempt to
anticipate problems and plausible solutions.
6.2 Qualifications and Conditions for Payments
The Agency will pay reasonable and necessary moving
expenses and/or storage costs; actual direct loss of personal
property for which reimbursement or compensation is not
otherwise made by the Agency (through purchase, etc.); or a
combination of both.
Under certain circumstances as specified in Section 6102 of the
California Code of Regulations, Title 25, Chapter 6, some
families and individuals may qualify for replacement housing
payments, and certain businesses may be eligible for an
alternate payment in lieu of moving expenses and certain other
expenses. Former owners will be reimbursed for certain
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City of Santa Clarita Redevelopment Agency
GRC
28
settlement costs and related charges incurred in the sale of
property to the Agency.
Eligibility for payments will be based upon the provisions of
pertinent sections of the State of California Government Code
and applicable State regulations.
6.3 Restrictions on Payment of Relocation Claim
Site occupants who fail to pay rent or who remove, without
authorization, fixtures or other items purchased by the
Agency, may forfeit their right to all or a portion of the
relocation payment.
6.4 Time for Filing Claims
All claims for relocation payments or business displacement
payments must be submitted to the Agency within six (6)
months after the displacement of the claimant, except that a
claim for a replacement housing payment for a homeowner
must be submitted within eighteen (18) months after the
displacement of the owner. To the extent that funds are
available, persons and families of low and moderate income are
entitled to additional payments if their rent, within one year
after the rehabilitation of the dwelling unit is completed, is
increased to an amount exceeding 25% of the household gross
income or such greater percentage as may be permitted by law.
6.5 Payment Amounts
Eligible families and individuals will be given the option to
claim one of the following:
1. Reimbursement of their actual and reasonable moving
expenses and/or eligible storage costs.
2. A moving expense and dislocation allowance based on a
schedule established by the head of the Lead Agency.
In addition, homeowners may be entitled to receive a
replacement housing payment up to and not to exceed $22,500
when purchasing a replacement dwelling, and tenants,
including such tenants electing to purchase, and owners
electing to rent a replacement dwelling, may be entitled to
receive a payment up to and not to exceed $5,250 toward the
rental or purchase of a comparable replacement dwelling.
Draft
Newhall Redevelopment Proiect
Eligible business concerns and institutions will be reimbursed
for:
1. Actual and reasonable moving costs.
2. Any actual direct loss of personal property.
3. Actual and reasonable expenses- in searching for a
replacement business, not to exceed $1,000; or, in lieu
thereof, certain businesses may elect to receive an
alternate payment of not less than $1,000 nor more than
$20;000, equivalent to the average annual net earnings of
the business and based upon such earnings for the two
taxable years immediately preceding the year of
displacement.
No temporary on-site moves made for the convenience of the
Agency will be chargeable to a site occupant's allowable
relocation payment.
6.6 Filing Claims
All claims for relocation payments must be submitted on forms
which will be provided by the Agency. The following are
special conditions for business concerns:
1. A business concern must give the. Agency at least thirty
(30) days, but not more than ninety (90) days, written
notice of its intention to move and must permit the Agency,
at all reasonable times, to inspect the personal property to
be moved.
2. Claims for relocation payments must be supported by two
moving expense bids from reputable moving firms and, to
the extent required, other contractors. A relocation
payment covering moving expenses may not exceed the
lowest bid. If a business concern estimates that its moving
expenses will be $500 or less, bids will not be required;
however, the maximum payment in such cases will be $500.
3. Self -moves for businesses will be allowed.
6.7 Documenting Claims
A claim must be supported by the following:
1. If for moving expenses, except in the case of a fixed
payment, an itemized receipted bill or other evidence of
expense.
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City of Santa Clarita Redevelopment Agency
2. If for actual direct loss of personal property, written
evidence thereof, which may include appraisals, certified
prices, copies of bills of sale, receipts, canceled checks,
copies of advertisements, offers to sell, auction records and
such other records as may be appropriate to support the
claim.
3. Documentation may be required by. the Agency and may
include income tax returns, withholding or informational
statements and proof of age.
All claim papers and related evidence will become permanent
records in the Agency's files. The reason for disallowing any
portion of a claim will be stated in writing to the claimant.
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Newhall Redevelopment Project
7. D ASSISTANCE TO BUSINESSES AND OTHERS
7.1 Individuals
All services to be offered displaced families will be equally
available to individuals occupying separate housekeeping or
nonhousekeeping accommodations.
7.2 Others
The Agency will cooperate fully with an owner of any property
in the Project Area which is not proposed to be acquired by the
Agency but which must be vacated in order for the owner to
participate in the redevelopment program. If the owner and/or
tenants are so vacated, then all of the Agency's relocation
services will be offered to them.
7.3 Businesses and Institutions
Businesses and institutional site occupants will be personally
interviewed to determine their relocation needs and
preferences, provided general and special informational
material, assisted in preparing relocation claims, helped in
finding other suitable locations within or outside the Project
Area and referred to other groups or agencies for assistance in
completing a satisfactory relocation.
As the situation requires, the relocation staff will refer these
site occupants to, and maintain liaison between, the Small
Business Administration, trade associations, Chambers of
Commerce, lending institutions, real estate agencies, brokers
and multiple listing realty councils in order that they may be
assisted on a nondiscriminatory basis in obtaining suitable
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City of Santa Cladta Redevelopment Agency
relocation premises, financial help and guidance in re-
establishing their operations.
The Office of the Small Business Administration, and the
Redevelopment Agency will be made aware of the Project and
will work closely with the Agency and commercial site
occupants in extending their assistance. Information about
these two agencies 'will be available from the relocation staff,
and referrals to them and to others who can assist commercial
displacees will be made with the same consistency and
comprehensiveness as referrals of residents to social service
agencies.
As required or necessary, the Agency will provide special staff
and consulting services to effectively assist this group in
carrying out their goals.
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Newhall Redevelopment Project
8.0 NOTICES TO VACATE
8.1 General Policy
No person lawfully occupying real property acquired by the
Agency shall be required to move from a dwelling, assuming a
replacement dwelling will be available, or to move his or her
business or farm, without at least ninety (90) days' written
notice from the Agency of the date by which such move is
required, except in unusual emergency situations or where the
public health and safety require immediate possession. No
person lawfully occupying real.property shall be required to
vacate a dwelling unless comparable decent, safe and sanitary
replacement housing is available, except in public health and
safety emergencies. All notices shall be given in accordance
with the law.
Displacees will be informed by Agency staff of their right to
appeal regarding relocation decisions that are made. Any
person aggrieved by a determination as to eligibility for, or the
amount of, a relocation payment may have his or her claim
reviewed in accordance with the procedures described in
Chapter 9.0 herein.
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Newhall Redevelopment Project
9.0 GRIEVANCE PROCEDURE
9.1 Request for Review by Claimant
Such person shall request in writing that the Executive
Director, or the Executive Director's designee, review the
matter with the person making the request. The Executive
Director shall notify such person in writing of the decision
after reviewing and considering all reasonably available
evidence.
9.2 Review by Executive Director
After review of the matter by the Executive: Director, or the
Executive Director's designee, and receipt of the Executive
Director's decision or, in the event such person has not
received notification of the Executive Director's decision within
thirty (30) days after filing the initial request for review, the
person may file the complaint in writing with the Agency's
Relocation Appeals Council, which will be appointed by. the
Mayor of the City in accordance with Section 33417.5 of the
CRL. Such Relocation Appeals Council will promptly hear all
such complaints pursuant to. the provisions of the relocation
program providing for relocation assistance and administration
of claims as outlined in this Relocation Method. The Council
shall, after public hearing on the matter, transmit its findings
and recommendations to the Agency.
9.3 Public Hearing by Appeals Council
After a public hearing by the Relocation Appeals Council and
receipt of its findings and recommendations, the Agency shall
conduct a hearing on the aggrieved person's complaint and
shall give such person at least five (5) days' written notice
Draft GRC
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City of Santa Clarita Redevelopment Agency
prior to the hearing on the matter. The aggrieved person shall
be notified in writing of the decision of the Agency within five
(5) days after such decision and the basis for such decision.
The decision transmitted by the Agency shall represent the
final decision of the Agency.
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Newhall Redevelopment Proiect
10.0 ADDITIONAL RELOCATION REQUIREMENTS
In conducting relocation activities, the Agency shall also follow and
comply with all such requirements _ and restrictions prescribed
including those set forth in Government Code Section 7260 et seq.
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Newhall Redevelopment Project
APPENDIX A
MINIMUM CONTENTS OF INFORMATIONAL
STATEMENT(S)
Items to be Included
1. General description of the nature and types of activities
that will be undertaken, including an identification of areas
which may involve displacement. A diagrammatic sketch
of the Project Area should be attached.
2. Statement that public action may result in displacement,
but that no one lawfully occupying residential property will
be required to surrender possession without at least ninety
(90) days' written notice from the public entity, and no one
will be required to move until ninety (90) days after the
provision of information.
3. Statement and assurance that Displaced Persons will not
be required to move before reasonable offers of decent, safe,
sanitary and otherwise comparable housing within their
financial means have been made, except for the causes set
forth in the local agency's eviction policy and that persons
and families of low or moderate income shall not be
displaced until there is a suitable housing unit available
and ready for occupancy by such person at a rent
comparable to that being paid at the time of displacement.
4. General description of types of relocation payments
available including general eligibility criteria and a caution
against premature moves that might result in loss of
eligibility for a payment.
Draft GRC
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City of Santa Clarita Redevelopment Agency
5. Identification of the Agency's relocation program and a
description of the relocation services and aids that will be
available.
6. Encouragement to visit the Agency's relocation office and
cooperate with the staff. The address, telephone number
and hours of the relocation office should be specified.
7. Information on replacement housing, including:
Brief description of what constitutes comparable
replacement housing, including physical standards.
A layman's description of Federal Fair Housing 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.
Statement that the public entity (or its agent) 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.
Statement that. persons may seek their own housing
accommodations and urging them, if they do so, to
notify the relocation office prior to making a
commitment to purchase or occupy the property.
Statement that persons may be relocated to adequate
temporary housing for a period not to exceed three
years.
8. Statement that the public entity will provide maximum
assistance in locating relocation accommodations,
including consultation with the . Small Business
Administration and other governmental agencies which
might be of assistance.
9. Statement describing requirement for prior notification to
the Agency of the business concern's intention to move.
10. Summary of the local agency's eviction policy.
11. Statement describing the Agency's grievance procedure,
its purpose and how it may be used.
E \projects\ sanclar\docs \ relomthd.doc
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