IMPLEMENTATION PLAN

 

Per Section 33352(c) of the CRL, the Implementation Plan prepared as part of the Report on the Plan Amendment must describe the specific goals and objectives of the Agency, specific projects proposed by the Agency, including a program of actions and expenditures proposed to be made within the first five years of the adoption of the Redevelopment Plan, a description of how these projects will improve or alleviate the blighting conditions in the Project Area, and show how the requirements for low- and moderate-income housing in the community will be met.  The initial Five-Year AB 1290 Implementation Plan for the Project Area was originally adopted in 1994, for the five-year period from 1994 through 1999.  In 1999, the Agency adopted the Second Five-Year AB 1290 Implementation Plan for the Project Area for the five-year period between December 1999 – December 2004.  This Implementation Plan was updated in June 2004.  The Implementation Plan (2004-2009) [current Implementation Plan] and the Five-Year Implementation Plan Update [Implementation Plan Update], collectively the Implementation Plan are provided as Appendix A.

 

The purposes of the proposed Amendment are to change certain development standards as they relate to five Sites.  The specific goals and objectives, projects and programs, and proposed expenditures contained in the Implementation Plan anticipate the development of the Sites and will not change as a result of the adoption of the proposed Amendment.

 

The Agency intends to continue to implement the same projects and programs identified in the Implementation Plan.  Furthermore, the identified expenditures for the Project Area will not change.  Therefore, the Implementation Plan will not be amended as a result of the Amendment.   

 

METHOD OR PLAN FOR RELOCATION

 

Section 33352(f) of the CRL requires that the Agency’s Report contain a "Method or Plan" for "the relocation of families and persons to be temporarily or permanently displaced from housing facilities in the project area, which...shall include the provision required by Section 33411.1."  Additionally, Section 33411 of the CRL requires the Agency to prepare a feasible "method or plan" for relocation of nonprofit local community institutions to be temporarily or permanently displaced from facilities actually used for institutional purposes in the Project Area. 

 

Section 33411.1 requires the legislative body to insure that "...such method or plan of the Agency...shall provide that no persons or families of low and moderate income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family at rents comparable to those at the time of their displacement.  Such housing units shall be suitable to the needs of such displaced persons or families and must be decent, safe, sanitary, and otherwise standard dwelling.  The Agency shall not displace such person or family until such housing units are available and ready for occupancy." 

 

This Method or Plan for Relocation below is not intended to be a "Relocation Plan" within the meaning of Section 6038 of the "Relocation Assistance and Real Property Acquisition Guidelines" promulgated by the California Department of Housing and Community Development (California Code of Regulations, Division 1 of Title 25, commonly called the "State Guidelines").  As described below, a Section 6038 Relocation Plan is not prepared until the Agency initiates negotiations for the acquisition of real property and prior to proceeding with any phase of a public improvement or facility project or other implementation activity that would result in any displacement other than an insignificant amount of non-residential displacement.

 

 

The Agency’s program of activities for the implementation of the Amendment does not contemplate the displacement of persons or businesses.  If in the future the Agency directly or through agreements with owners, developers or other cause occupants in the Project Area are to be displaced whether related to the implementation of the Amendment or other Agency action, the Agency will be responsible for providing relocation benefits.  The Agency is not responsible for any displacement, which may occur as a result of private development activities not directly assisted by the Agency under a disposition and development, participation, or other such agreement.

 

 

Displacement of businesses or tenants is not contemplated under the Agency’s proposed programs and activities for implementation of the Amendment.  Should displacement occur within the Project Area, the Agency will provide persons, families, business owners and tenants displaced by Agency activities with monetary and advisory relocation assistance consistent with the California Relocation Assistance Law (State Government Code, Section 7260 et seq.), the State Guidelines adopted and promulgated pursuant thereto, the Federal Uniform Relocation and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Section 4601 et. seq.), appropriate Federal Guidelines, and the provisions of the Redevelopment Plan.

 

The Agency will pay all relocation payments required by state and federal law.  The following portions of this Method or Plan for Relocation outline the general relocation rules and procedures, which must be adhered to by the Agency in activities requiring the relocation of persons and businesses.  Also identified below are the Agency determinations and assurances, which must be made prior to undertaking relocation activities.  The Agency’s functions in providing relocation assistance and benefits are also summarized.

 

 

In connection with the preparation of a Relocation Plan adopted pursuant to Section 6038 of the State Guidelines, the Agency shall adopt rules and regulations that: (1) implement the requirements of California Relocation Assistance Law (Government Code, Chapter 16 of Division 7 of Title 1, commencing with Section 7260) (the "Act"); (2) are in accordance with the provisions of the State Guidelines; (3) meet the requirements of the California Community Redevelopment Law and the provisions of the Redevelopment Plans; and (4) are appropriate to the particular activities of the Agency and not inconsistent; with the Act or the State Guidelines.

 

 

1. The Agency may not proceed with any phase of a project or other activity which will result in the displacement of any person or business until it makes the following determinations:

 

1. Fair and reasonable relocation payments will be provided to eligible persons as required by state and federal law, the State Guidelines, Federal Guidelines, and Agency rules and regulations adopted pursuant thereto.

 

1. A relocation assistance advisory program offering the services described in the State Guidelines will be established.

 

1. Eligible persons will be adequately informed of the assistance, benefits, policies, practices and procedures, including grievance procedures, provides for in the State Guidelines.

 

1. Based upon recent survey and analysis of both the housing needs of persons who will be displaced and available replacement housing, and considering competing demands for that housing, comparable replacement dwellings will be available, or provided, if necessary, within a reasonable period of time prior to displacement sufficient in number, size and cost for the eligible persons who require them.

 

1. Adequate provisions have been made to provide orderly, timely and efficient relocation of eligible persons to comparable replacement housing available without regard to race, color, religion, sex, marital status, or national origin with minimum hardship to those affected.

 

1. A Relocation Plan meeting the requirements of State law and the State Guidelines has been prepared.

 

1. No person shall be displaced until the Agency has fulfilled the obligations imposed by state and federal law, the California Community Redevelopment Law, the amended Redevelopment Plan, the State Guidelines and the Agency rules and regulations.

 

1. No persons or families of low and moderate income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family at rents comparable to those at the time of their displacement.  Such housing units shall be suitable to the needs of such displaced persons or families and must be decent, safe, sanitary and an otherwise standard dwelling.  The Agency shall not displace such persons or families until such housing units are available and ready for occupancy.

 

1.   Such persons and families shall be given priority in renting or buying such housing; provided, however, that failure to give such priority shall not affect the validity of title to real property.

 

1. If insufficient suitable housing units are available in the community for low- and moderate-income persons and families to be displaced by the Agency, the Board of Supervisors shall assure that sufficient land is made available for suitable housing for rental or purchase by low- and moderate-income persons and families.  If insufficient suitable housing units are available in the Project Area for use by such persons and families of low and moderate income displaced by Agency activities within the Project Area, the Agency may, to the extent of that deficiency, direct or cause the development, rehabilitation, or construction of housing units within the City.

 

1. Permanent housing facilities shall be made available within four years from the time occupants are displaced by the Agency, and pending the development of such facilities, there will be available to such displaced occupants adequate temporary housing facilities at rents comparable to those in the City at the time of their displacement.

 

 

The Agency shall implement a relocation assistance advisory program, which satisfies the requirements of the State law and Article 2 of the State Guidelines and the Civil Rights Act.  Such program shall be administered so as to provide advisory services which offer maximum assistance to minimize the hardship of displacement and to ensure that (a) all persons and families displaced from their dwellings are relocated into housing meeting the criteria for comparable replacement housing contained in the State Guidelines, and (b) all persons displaced from their places of business are assisted in reestablishing with a minimum of delay and loss of earnings.  No eligible person shall be required to move from his/her dwelling unless adequate replacement dwelling is available to such person.

 

This section outlines the general functions of the Agency in providing relocation assistance advisory services.  Nothing in this section is intended to permit the Agency to displace persons other than in a manner prescribed by law, the State Guidelines and the adopted Agency rules and regulations prescribing the Agency’s relocation responsibilities.

 

 

Responsible Entity

 

The Agency is responsible for providing relocation payments and assistance to site occupants (persons, families, business owners and tenants) displaced by the Agency and the Agency will meet its relocation responsibilities through the use of its staff and consultants, supplemented by assistance from local realtors and civic organizations.

 

Functions

 

The Agency’s staff and/or consultants will perform the following functions:

 

1. Prepare a Relocation Plan as soon as possible following the initiation of negotiations for acquisition of real property by the Agency and prior to proceeding with any phase of a public improvement or facility project or other implementation activity that will result in any displacement other than an insignificant amount of non-residential displacement.  Such Relocation Plan shall conform to the requirements of the Section 6038 of the State Guidelines.  The Agency shall interview all eligible persons, business concerns, including non-profit organizations, to obtain information upon which to plan for housing and other accommodations, as well as to provide counseling and assistance needs.

 

1. Provide such measures, facilities or services as needed in order to:

 

1. Fully inform persons eligible for a parcel of land as to the availability of relocation benefits and assistance and the eligibility requirements therefore, as well as the procedures for obtaining such benefits and assistance, in accordance with the requirements of Section 6046 of the State Guidelines.

 

1. Determine the extent of the need of each such eligible person for relocation assistance in accordance with the requirements of Section 6048 of the State and Federal Guidelines.

 

1. Assure eligible persons that within a reasonable period of time prior to displacement there will be available comparable replacement housing meeting the criteria described in Section 6008(c) of the State Guidelines, sufficient in number and kind for and available to such eligible persons.

 

1. Provide current and continuing information on the availability, prices and rentals of comparable sales and rental housing, and of comparable commercial properties and locations, and as to security deposits, closing costs, typical down payments, interest rates, and terms for residential property in the area.

 

1. Assist each eligible person to complete applications for payments and benefits.

 

1. Assist each eligible, displaced person to obtain and move to a comparable replacement dwelling.

 

1. Assist each eligible person displaced from his/her business in obtaining and becoming established in a suitable replacement location.

 

1. Provide any services required to insure that the relocation process does not result in different or separate treatment on account of race, color, religion, national origin, sex, marital status or other arbitrary circumstances.

 

1. Supply to such eligible persons information concerning federal and state housing programs, disaster loan and other programs administered by the Small Business Administration, and other federal or state programs offering assistance to displaced persons.

 

1. Provide other advisory assistance to eligible persons in order to minimize their hardships.  As needed, such assistance may include counseling and referrals with regard to housing, financing, employment, training, health and welfare, as well as other assistance.

 

1. Inform all persons who are expected to be displaced about the eviction policies to be pursued in carrying out the Project, which policies shall be in accordance with the provisions of Section 6058 of the State Guidelines.

 

1. Notify in writing each individual tenant and owner-occupant to be displaced at least 90 days in advance prior to requiring a person to move from a dwelling or to move a business.

 

1. Coordinate the Agency’s relocation assistance program with the project work necessitating the displacement and with other planned or proposed activities of other public entities in the community or other nearby areas which may affect the implementation of its relocation assistance program.

 

Information Program

 

The Agency shall establish and maintain an information program that provides for the following:

 

1. Within 15 days following the initiation of negotiations, and not less than 90 days in advance of displacement, except for those situations described in subsection 6042(e) of the State Guidelines, the Agency shall prepare and distribute informational materials (in the language most easily understood by the recipients) to persons eligible for Agency relocation benefits and assistance.

 

1. Conducting personal interviews and maintaining personal contacts with occupants of the property to the maximum extent practicable.

 

1. Utilizing meetings, newsletters and other mechanisms, including local media available to all persons, for keeping occupants of the property informed on a continuing basis.

 

1. Providing each person written notification as soon as his/her eligibility status has been determined.

 

1. Explaining to persons interviewed the purpose of relocation needs survey, the nature of relocation payments and assistance to be made available, and encouraging them to visit the relocation office for information and assistance.

 

Relocation Record

 

The Agency shall prepare and maintain an accurate relocation record for each person to be displaced as required by the State of California.

 

Relocation Resources Survey

 

The Agency shall conduct a survey of available relocation resources in accordance with Section 6052 of the State Guidelines.

 

Relocation Payments

 

The Agency shall make relocation payments to or on behalf of eligible displaced persons in accordance with and to the extent required by state and federal law, Article 3 of the State Guidelines and appropriate Federal Guidelines.

 

Temporary Moves

 

Temporary moves would be required only if adequate resources for permanent relocation sites are not available.  Staff shall make every effort to assist the site occupant in obtaining permanent relocation resources prior to initiation of a temporary move, and then only after it is determined that Agency activities in the area will be seriously impeded if such move is not performed.

 

b.   Last Resort Housing

 

The Agency shall follow state law and the criteria and procedures set forth in Article 4 of the State Guidelines for assuring that if the Agency action results, or will result in displacement, and comparable replacement housing will not be available as needed, the Agency shall use its funds or fund authorized for the Project to provide such housing.

 

c.    Eviction Policy

 

Eviction for cause is permissible only as a last resort and must conform to state and local law.  If a person is evicted for cause on or after the effective date of a notice of displacement issued, displaced persons retain the right to the relocation payments and other assistance for which they may be eligible.

 

d.   Grievance Procedures

 

The Agency may adopt grievance procedures to implement the provisions of the State Law and Article 5 of the State Guidelines.  The purpose of the grievance procedures is to provide Agency requirements for processing appeals from Agency determinations as to the eligibility for, and the amount of a relocation payment, and for processing appeals from persons aggrieved by the Agency’s failure to refer them to comparable permanent or adequate temporary replacement housing.  Potential displacees will be informed by the Agency of their right to appeal regarding relocation payment claims or other decisions made affecting their relocation.

 

e.   Relocation Appeals Board

 

If a relocation appeal is requested, the Redevelopment Commission shall establish a relocation appeals board in accordance with CRL Section 33417.5.

 

 

 

REPORT AND RECOMMENDATION OF THE PLANNING COMMISSION AND REPORT REQUIRED BY SECTION 65402 OF THE GOVERNMENT CODE

 

Section 33352(h) of the CRL requires that the Agency’s Report on the Plan Amendment contain the report and recommendations of the Planning Commission on the proposed Amendment.  Section 33352 (j) of the CRL requires that the Agency’s Report on the Plan Amendment contain the report required by Section 65402 of the Government Code.  Section 65402(c) states among other things, that no real property should be acquired by dedication or otherwise for public purposes, no real property shall be disposed of, no street shall be vacated or abandoned and no public building or structure shall be constructed or authorized until such activities have been submitted to and reported upon by the local planning agency as to conformity with the jurisdiction’s adopted general plan.

 

On December 1, 2004, the Planning Commission of the City of San Francisco received the proposed Amendment.  The Planning Commission has 30 days within receiving the Amendment to make and file its report and recommendations with the Agency.  On December 16, 2004, by Resolution No. 16903, the Planning Commission found that the proposed Amendment is in conformity with the City’s General Plan.  The Planning Commission’s report regarding the conformity of the proposed Amendment with the General Plan is included within this Report as Appendix B.

COMMUNITY CONSULTATIONS

 

Section 33352(i) of the CRL requires that the Agency’s Report on the Plan Amendment contain the summary referred to in Section 33387.  Section 33387 of the CRL refers to the consultations with the PAC, if any. 

 

There is no existing PAC for the Project Area.  However, there is The Mayor’s Western Addition A-2 Citizens Advisory Committee (WACAC), which meets on a regular basis.  The meetings are open to the public.  The Agency has had regular discussions with the advisory committee on the proposed development on the Sites, and has provided the committee with a copy of the Amendment for their review.  The committee has reviewed the Amendment but was unable to endorse the Amendment due to the lack of a quorum at its two meetings in January 2005.  The Agency will continue to consult and obtain the advice of property owners, business owners, tenants, community organizations, and other interested parties through the Amendment process.

 

As referenced above, the Agency will also consult and obtain the advice of property owners and occupants on the adoption of the Amendment at public hearings of the Agency scheduled for February 1 2005, respectively.  Per CRL Section 33349, the Agency sent a first class mailing containing the required notice of public hearings to the last known property tax assessee (the “property owner”) of each parcel of land and to all tenants and business owners (occupants) within the Project Area.  This notice explains the purpose of the public hearings and contains other pertinent information such as the meeting dates, times and locations.  A copy of the public hearings notice is included within this Report as Appendix C.  The notice of joint public hearings was also published in the San Francisco Chronicle for four (4) consecutive weeks in compliance with the CRL.  The notice was published on January 1, January 8, January 15, and January 22, 2005.   

 

THE REPORT REQUIRED BY SECTION 21151 OF THE PUBLIC RESOURCES CODE. (NEGATIVE DECLARATION)

 

Section 33352 (k) of the CRL requires that the Agency’s Report on the Plan Amendment contain the report required by Section 21151 of the Public Resources Code (environmental compliance document).  Since the proposed Amendment is technical in nature and only consists of amendments to development standards, it was determined, following the preparation of an Initial Study, that the proposed Amendment did not require the preparation of an Environmental Impact Report (EIR) and that a Negative Declaration was the appropriate environmental review document.  It was also determined that there were no environmental impacts that could not be mitigated. The Negative Declaration and related Initial Study prepared for the proposed Amendment are included within this Report as Appendix D. 

 

The Negative Declaration identified the following issues as having no impacts as a result of the implementation of the proposed Amendment; therefore, no mitigation measures are necessary:

 

Land Use

Visual Quality

Population

Transportation and Circulation

Utilities/Public Services

Biology

Water

Geology/Topography

 

The Negative Declaration identified the following issues as having less than significant impact with mitigation measures.

 

Noise

Air Quality/Climate

Hazards

Cultural

 

On April 19, 2004, the Draft Negative Declaration was circulated to the responsible entities for a 20-day review period beginning on April 27, 2004, and ending on May 17, 2004.  A Notice of Intent (NOI) to adopt a Negative Declaration was published in the San Francisco Independent.  The Agency did not receive any comments on the Draft Negative Declaration.  Subsequently, the Redevelopment Commission and Planning Commission approved the Negative Declaration on May 18, 2004. 

 

NEIGHBORHOOD IMPACT REPORT as warranted by the proposed amendment

 

Section 33352(m) of the CRL requires that the Agency’s Report on the Plan Amendment contain a neighborhood impact report if the redevelopment project contains low- or moderate-income housing.  The purpose of the neighborhood impact report is to describe in detail the impact of the proposed actions upon the residents of the project area and surrounding areas in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, effect on school population and quality of education, property assessments and taxes, and other matters affecting the physical and social quality of the neighborhood. 

 

A.        Impact On Residents In The Project Area And Surrounding Areas

 

 

As previously stated, the purpose of the proposed Amendment is to facilitate the development of five Sites by amending certain development standards in the Redevelopment Plan.  The Project Area contains residential dwelling units, many of which are assumed to be occupied by low- or moderate-income persons or families.  The Amendments will provide additional affordable housing and will not cause the displacement of any persons.  However, any non-voluntary or voluntary displacement which occurs as a result of Agency redevelopment activities not necessarily related to the Amendment will be mitigated by relocation assistance including financial payments, advisory assistance, and replacement housing plan provisions of state law relating to Agency assisted developments. 

 

As suggested by the five Sites, it is anticipated that existing non-residential, underutilized and vacant parcels will be selected as first development sites.  However, from time to time throughout the remaining life of the Redevelopment Plan, residential displacement and relocation may occur in conjunction resulting from voluntarily negotiated acquisitions.  Displacement and relocation resulting from redevelopment activity are generally dependent upon the following factors:

 

• Market demand for various types of development;

 

• Availability of funds to finance redevelopment activities; and

 

• Agency’s ability to meet applicable relocation and housing replacement requirements under the CRL for low- and moderate-income families.

 

Residents will not be displaced unless and until there are suitable relocation facilities available for occupancy at rents or costs comparable to those paid at the time of displacement.  The Agency will assist residents in finding housing, that is decent, safe and sanitary and within their financial means, in reasonably convenient locations and otherwise suitable to their needs.  As previously stated, any displacement which occurs as a result of Agency redevelopment activities will be mitigated by relocation assistance including financial payments, advisory assistance, and replacement housing plan provisions of State law relating to Agency assisted developments. 

 

Traffic Circulation

 

Traffic from the five Sites was analyzed in the Initial Study.  This included studying traffic service levels at five intersections in the vicinity of the Projects.  It was determined that the development of the Sites would not deteriorate the level of service at any intersection to an unacceptable level.

 

There are at least five Muni-lines that serve the proposed Sites.  Because there are more than 120 vehicles on these lines during the peak hour, and because some ridership would affect other lines, the impact would average approximately three new riders per bus, which would not significantly affect transit operations.

 

Parking for the proposed Sites is expected to be accommodated on-site or by street parking, or by other parking facilities in the vicinity with any shortfall being considered minor.

 

For Parcels A and C, loading would be at dedicated loading dock(s) and/or from the alley adjacent to each project.  Loading for Rosa Parks Annex buildings would be accomplished via existing off-street parking service courts.  The Jazz Center would include a dedicated off-street loading area because it would involve rehabilitation of a historic building.  The commercial component of the Muni Substation site would not include an off-street loading bay; loading for both the commercial and the residential development would occur on-street, either on Turk or Fillmore Streets. The Planning Code does not require any off-street loading for a project of the size proposed on the Muni Substation Site. 

 

The existing sidewalks in the vicinity of the Sites have substantial excess capacity and the Sites are well served by bicycle routes.

 

Finally, because the five Sites are separated by at least one block from one another, and because construction schedules would vary, the cumulative construction effects would not be substantially worse than those for each individual project.

 

Environmental Quality

 

On the basis of the Initial Study, it was determined that the proposed Amendment could have a significant effect on the environment.  However, there will not be a significant effect because of the mitigation measures proposed. 

 

Community Facilities and Services

 

Utilities and public services are already provided in the vicinity of the Sites.  The proposed development would incrementally increase the demand for and use of public services and utilities on each Site, but not in excess of amounts already expected and provided.  Thus, the proposed Amendment would not be expected to have a measurable impact on public services or utilities. 

 

School Population and Quality of Education

 

The impacts to school population and the quality of education resulting from the adoption of the Amendment and implementation of the development on the Sites is so small that impacts to schools were not identified independently from “Community Facilities and Services”.  Also, of the five Sites, three are exclusively for senior housing.  In total, there will only be 112 non-senior units. 

 

Property Assessment and Taxes

 

The proposed Amendment will not cause the property taxes paid by owners to increase.  In general, taxable valuations of property within and adjoining the Project Area should increase as development of that property occurs.  New development within the Project Area will be assessed at market value, as determined by the assessor.  Regardless of whether property is in the Project Area or not, the assessor may increase property valuations for existing properties at the maximum rate of two percent per year allowed under Proposition 13.  In cases where property changes hands, the assessor will reassess the added value to property and improvements due to any new development or rehabilitation which occurs.

 

B.         Relocation And Low- And Moderate-Income Housing

 

 

Implementation of the proposed Amendment will not directly include Agency acquisition of property within the Project Area as provided for by the Redevelopment Plan including the use of eminent domain.  No housing units are proposed to be destroyed or removed as a result of the Amendment.

 

Should future Agency activities other than implementation of the Amendment cause result in the removal of dwelling units occupied by person or families of low and moderate incomes from voluntary acquisition, the Agency will be required to construct, develop or rehabilitate, or cause the construction, development or rehabilitation of, low- and moderate-income dwelling units equal in number to those destroyed or removed.  These "replacement housing units" must be constructed within four years of their destruction or removal, must be of the same size (number of bed-rooms) or larger[1] and must be available at affordable housing cost to, and occupied by, persons in the same or a lower income category (very low, low or moderate) as the persons displaced from those destroyed or removed units.  The units must remain affordable for the longest feasible time, but not less than 55-years for rental units and 45-years for owner-occupied units as set forth in the CRL Section 33334.3.

 

Projected Residential Displacement

 

As mentioned above, the development that will be facilitated by the Amendment will not cause residential displacement.  Should, in the future, voluntary displacement be contemplated by other activities not related to the implementation of the Amendment, the Agency will conduct individual household surveys to determine the exact number, type and location of comparable replacement housing units and the required number of referrals thereto prior to displacement of any person of low or moderate income. 

 

Number and Location of Replacement Housing Units

 

Because no units are being displaced or destroyed on the five Sites which are the subject of the Amendment no replacement housing is planned.  However, should Agency activity unrelated to the implementation of the Amendment cause housing units to be destroyed or removed from the low- and moderate-income housing market by the Agency in a voluntary negotiated development, suitable replacement housing locations are available within the Project Area or other areas of the City.  

 

The Board of Supervisors and the Agency will make findings as may be necessary to provide such replacement housing.  When the Agency acquires property, enters into a disposition and development agreement, participation agreement or other agreement, or undertakes any other activities requiring or causing the destruction or removal of housing units from the low- and moderate-income housing market, the Agency will provide replacement housing required pursuant to Section 33413 of the CRL and replacement housing plan pursuant to Section 33413.5.

 

Number and Location of Low- and Moderate-Income Housing Units Planned Other than Replacement Housing

 

The Amendment will facilitate the construction of 422 units.  This includes 310 affordable senior restricted units, 44 non-restricted affordable units and 68 market rate units. 

 

Financing Method for Replacement Housing Requirements

 

It is anticipated that the Agency will provide direct financial assistance to three of the proposed projects contemplated for construction resulting from the adoption of the Amendment (Parcels A and C and the Rosa Parks Site).  However, development of the Sites will not cause displacement of residents regardless of the development entity.  The Agency is not obligated to provide replacement housing for projects which are developed solely by the private sector.  For activities unrelated to the Amendment, if the Agency were to provide financial assistance to a project which resulted in the removal of housing units, the Agency will employ, as necessary, the method outlined in this Report to meet replacement housing requirements and other obligations under the Community Redevelopment Law.  As discussed in this Report, not less than 20 percent of all taxes which may be allocated to the Agency pursuant to Section 33670 of Article 4 of the CRL shall be used by the Agency for purposes of increasing, improving, preserving the supply of low- and moderate-income housing available at affordable housing cost to persons and families of low- or moderate-income and very low income households.  This source of funding is expected to be utilized for replacement housing should the Agency be required to create such housing.

 

Timetable for Provision of Relocation Housing

 

No replacement housing will be necessary as a result of the adoption of the Amendment.  However, if replacement housing were necessary, the Agency would provide replacement housing pursuant to Section 33413 of the CRL.  This would include taking the necessary steps to cause the construction, rehabilitation or development of such housing in accordance with the time limits prescribed by law.

 

The relocation plan(s) prepared by the Agency for a particular development activity shall contain schedules to insure comparable replacement housing is available in accordance with the requirements of the CRL and the State Relocation Guidelines.

 

Other Matters Affecting The Physical And Social Quality Of The Environment

 

Implementation of the proposed Amendment is necessary to continue implementing the Agency’s redevelopment program.  By facilitating development of Parcels A and C, the Jazz Center, Rosa Parks and Muni Substation, the Agency will be causing the reuse of under utilized parcels, which will improve the esthetics of the urban environment, preserve a historic resource and providing a substantial number of new housing units at both affordable and market rates.  The Amendment will also facilitate the development of cultural facility on the Jazz Center site and provide community-serving retail at Parcels A and C, the Jazz Center and at the Muni Substation Site. 

 

 

 

 

SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING AGENCIES

 

Pursuant to Section 33352(n) of the CRL, the Report on the Plan Amendment must include an analysis of the Fiscal Officer’s Report, and must include a summary of consultations of the Agency, or attempts to consult by the Agency, with each of the affected taxing agencies.  If any of the affected taxing agencies have expressed written objections with the proposed Amendment as part of these consultations, the Agency shall include a response to these objections, additional information, if any, and, at the discretion of the Agency, proposed or adopted mitigation measures.

 

A.        The Report Of The CountyFiscalOfficer And Analysis Thereof

 

The proposed Amendment does not include adding territory to the Project Area.  Therefore, a fiscal officer’s report prepared by the San Francisco County Auditor-Controller’s Office is not required as part of the adoption process for the proposed Amendment.

 

B.         Summary Of Consultation With Affected Taxing Entities

 

Section 33328.3 of the CRL requires that if an agency proposes to adopt a redevelopment plan (or amend a plan to change the boundaries of a project area) the redevelopment agency shall notify the county officials by transmitting to them, the legislative or governing bodies of the taxing agencies, and to the State Board of Equalization, the information required By Section 33327[2] indicating the proposed project area boundaries or the areas to be added or detached.  Because the proposed Amendment does not affect the boundaries of the Project Area, this noticing requirement is not applicable to the proposed Amendment.  Furthermore, in instances where the Agency is merging project areas, increasing the tax increment limit, lengthening the debt establishment time period, lengthening redevelopment plan duration or adding significant capital improvements it shall follow the same procedures as required for a plan adoption.  Because the proposed Amendment does not include any of these amendments that require that the Agency follow the same procedure as a plan adoption, no notice of intent to amendment the Redevelopment Plan is required.  However, the Agency did send notices to all of the affected taxing entities of the Agency and Board hearings on the Amendment by certified mail as required by CRL Section 33349(d).  A copy of the tax agency notice that was sent certified mail on December 27, 2004. 

 

 

 

 

 

 

 

 

 

 

APPENDIX A

WESTERN ADDITION A-2

FIVE-YEAR IMPLEMENTATION PLAN

 

 

 

 

 

 

 

 

 

APPENDIX B

PLANNING COMMISSION’S REPORT

AND RECOMMENDATION

 

 

 

 

 

 

 

 

 

 

 

APPENDIX C

PUBLIC HEARINGS NOTICE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APPENDIX D

INITIAL STUDY/NEGATIVE DECLARATION