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HomeMy WebLinkAboutResolution No. 98-R260 • RESOLUTION NO. 98—R26 RESOLUTION OF THE AZUSA REDEVELOPMENT AGENCY APPROVING AND ADOPTING A METHOD OF RELOCATION AND OWNER PARTICIPATION RULES FOR THE MERGED CENTRAL BUSINESS DISTRICT PROJECT AREA, WEST END AND RANCH CENTER REDEVELOPMENT PROJECT AREAS WHEREAS, the City Council of the City of Azusa, California (the "City Council") did duly pass and adopt Ordinance No. 2062 on September 18, 1978, and did thereby adopt and approve the Redevelopment Plan for the Central Business District Redevelopment Project, as subsequently amended, (the "Central Plan"); and WHEREAS, the City Council did duly pass and adopt Ordinance No. 2196 on November 28, 1983, and did thereby adopt and approve the Redevelopment Plan for the West End Redevelopment Project, as subsequently amended, (the "West End Plan'); and WHEREAS, the City Council did duly pass and adopt Ordinance No. 2382 on November 17, 1988, and did thereby adopt and approve a merger of the Central Business District Redevelopment Plan and the West End Redevelopment Plan (the "Merged Central Business District/West End Redevelopment Plan'); and WHEREAS, the City Council did duly pass and adopt Ordinance No. 2402 on July 17, 1989, and did thereby adopt and approve the Redevelopment Plan for the Ranch Center Redevelopment Project ("Ranch Center Plan'); and WHEREAS, Section 33411 of the CRL provides that the Redevelopment Agency of the City of Azusa ("Agency") shall prepare a feasible method or plan for relocation of all of the following: (a) Families and persons to be temporarily or permanently displaced from housing facilities in a project area; and (b) Nonprofit local community institutions to be temporarily or permanently displaced from facilities actually used for institutional purposes in a project area; and WHEREAS, Section 33345 of the CRL requires that the Agency adopt and make available for public inspections rules to implement the operation of owner participation in connection with the Redevelopment Plan; and WHEREAS, in connection with the adoption of the Redevelopment Plans the Agency previously adopted a Method of Relocation and Owner Participation Rules; and WHEREAS, the Agency desires to repeal and replace the previously adopted Method of Relocation and Owner Participation Rules, and to adopt the and the Owner Participation Rules attached hereto as Exhibit "A" and Method of Relocation attached hereto as Exhibit "B;" and WHEREAS, notices of the Agency meeting to consider amendments to the Owner Participation Rules and Relocation Rules were mailed by certified mail with return receipt requested to each person who has filed "Statements of Interest" and the participants who have entered into participation agreements with the Agency. NOW, THEREFORE, BE IT RESOLVED by the Azusa Redevelopment Agency as follows: Section 1. The Agency hereby approves and adopts the Method of Relocation for the redevelopment project area governed by the Redevelopment Plan attached hereto as Exhibit "A" and incorporated herein by reference, as the Method of Relocation for the Merged Central Business District/West End and Ranch Center Redevelopment Project Areas. I Section 2. The Agency hereby approves and adopts the Rules Governing Participation and Preferences for Owners, Operators of Businesses and Tenants attached hereto as Exhibit "A" and incorporated herein by reference as the Owner Participation Rules for the Merged Central Business District/West End and Ranch Center Redevelopment Project Areas. Section 3. The Secretary of the Agency shall certify to the adoption of this Resolution. APPROVED AND ADOPTED BY THE members of the Azusa Redevelopment Agency this 20" day of April , 1998. 1 HEREBY CERTIFY that the foregoing Resolution was duly passed, approved, and adopted by the Board of Directors of the Redevelopment Agency of the City of Azusa, at a regular meeting of said Board held on the 20" day of April , 1998 by the following vote of the Board: AYES: BOARDMEMBERS: HARDISON, STANFORD, ROCHA, BEEBE, MADRID NOES: BOARDMEMBERS: NONE ABSTAIN: BOARDMEMBERS: NONE ABSENT: BOARDMEMBERS: NONE 10 r 7-_- '_ RVPUWSPD\24363 Rules Governing Participation and Preferences for Owners, Operators of Business and Tenants Azusa Redevelopment Agency 9 0 Rules Governing Participation and Preferences for Owners, Operators of Businesses and Tenants Table of Contents 1.0 PURPOSE AND INTENT . . . . . . . . . . . . . . . . . . . . 1 2.0 DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . 1 3.0 GENERAL PROCEDURES . . . . . . . . . . . . . . . . . . . . 3 3.1 Priorities and Preferences Among Participants . . . . 4 3..2 Criteria for Evaluation Proposals Submitted by — - - Participants . . . . . . . . . . . . . . . . . . . . 5 3.3 Time Periods for Participation and Procedures for Evaluation of Submittals . . . . . . . . . . . . . . 8 4.0 PARTICIPATION BY OWNERS . . . . . . . . . . . 4.1 Participation in the Same Location . . . 4.2 Participation in a Different Location . . 5.0 PARTICIPATION BY BUSINESSES AND TENANTS 6.0 PARTICIPATION AGREEMENTS . . . . . . . . . . 6.1 Completion of a Participation Agreement 7.0 LIMITATIONS ON ACQUISITION OF PROPERTY BY THE AGENCY 8.0 PROCEDURE FOR AMENDING PARTICIPATION RULES RVPU13\SPD\24363 10 10 10 11 11 11 12.< 13 0 1.0 PURPOSE AND INTENT 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project The Agency desires to put into effect rules for owner participation, which shall be applicable to the Merged Central - West End Redevelopment Project Area and the Ranch Center Redevelopment Project Area. These "Rules Gc:erning Participation and Preferences for Owners, Operators of Businesses and Tenants" for the Project Areas (the "Owner Participation Rules") are promulgated to implement the provisions of the CRL, and the foregoing Redevelopment Plans regarding participation by owners, operators of businesses and tenants in the Project Areas, and are required pursuant to CRL Section 33345. It is the intention of the Agency to encourage and permit participation in the redevelopment of the Project Areas by owners, operators of businesses, and tenants residing within the boundaries of the Project Areas, to the extent feasible and consistent with the Merged Central -West End and Ranch Center Redevelopment Plans. Participation by individual persons and firms or combinations of persons and firms are permitted and encouraged. 2.0 DEFINITIONS Agency - means the Azusa Redevelopment Agency. Business - means any person, persons, corporation, association, partnership, or other entity engaged in business within the Project Areas on the date of, or subsequent to, adoption of the Redevelopment Plans by the Agency. City - means the City of Azusa. County - means the County of Los Angeles, California. CRL - means Sections 33000, et seg., of the California Health and Safety Code. - 1 RVPUWSPD\24363 0 0 Merged Central Business District/West End Redevelopment and Rance Center Redevelopment Project Executive Director - means the Executive Director of the Agency, or his/her designee. owner - means any person, persons, corporation, association, partnership, or other entity holding title of record to real property in the Project Areas on the date of, or subsequent to adoption of the respective Redevelcpment Plans by the Agency. Owner Participation Rules - -means these Rules Governing Participation and Preferences for Owners, Operators of Businesses and Tenants. Participation Agreement - means an agreement entered into between the Agency and an Owner, Business or Tenant living or operating within the applicable Project Area in accordance with the provisions of the applicable Redevelopment Plan and the rules as designated herein. Project Area or Areas - means the Merged Central Business District/ West End Redevelopment Project and Ranch Center Redevelopment Project Areas, as described in the applicable Redevelopment Plans. Redevelopment Plan or Plans - means the Merged Central Business District/West End Redevelopment Project and the Ranch Center Redevelopment Plans, as amended. Statement of Interest, and Statement of Interest to Participant - means Exhibit "A" hereto, which is incorporated herein by reference. Tenant - means any person, persons, corporation, association, partnership or other entity that rents or leases real property on the date of, or subsequent to, adoption of the applicable Redevelopment Plan by the Agency. 2 RVPUB%SPD\24767 0 3.0 GENERAL PROCEDURES 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project These Owner Participation Rules have been adopted by the Agency specifically to implement the provisions of the Redevelopment Plans for the Project Areas regarding participation and the exercise of re-entry preferences for owners, businesses and tenants within the Project Area (Section 313 of the Redevelopment Plan). Owners, operators of businesses, and tenants who are desirous of exercising their participation rights and preferences shall abide by these Owner Participation Rules in exercising their preferences and participation opportunities. The Agency desires and encourages participation in the redevelopment of the Project Areas by existing owners, operators of businesses, and tenants to the extent feasible in best achieving the objectives of the Redevelopment Plans. In view of the pattern of land use and development envisioned by the Redevelopment Plans, owners, operators of businesses, and tenants in the Project Areas, will be encouraged, when feasible, to take advantage of their participation, re-entry and preference opportunities as described herein. Participation opportunities are, however, necessarily subject to and limited by factors such as the following: • Removal, relocation and/or installation of public utilities and public facilities. • The construction, realignment, abandonment, widening, opening or other alteration or elimination of public rights-of-way. • The elimination and/or modification of some existing uses. • The qualifications and the ability of participants to finance and complete proposed redevelopment within a reasonable time pursuant to a schedule for performance, 3 RVPUMSM24363 0 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project with uses and improvements consistent with and in furtherance of the applicable Redevelopment Plan. • Any aggregation or reparcelization of parcels in the applicable Project Area. • Any change in orientation or character of the applicable Project Area. • The requirements of the applicable Redevelopment Plan and applicable rules, regulations, and ordinances of the City. • Any design guidelines adopted by the Agency pursuant to the applicable Redevelopment Plan. • The assembly and development of areas for public and/or private development in accordance with the applicable Redevelopment Plan, and the necessity to assemble areas for such development. • The feasibility of the potential participant's proposal. • The capability and/or experience necessary to implement proposed development, as determined in good faith by the Agency. • The construction and expansion of public facilities. 3.1 Priorities and Preferences Among Participants If conflicts develop between the desires of participants and developers for particular sites or land uses, the Agency is, with consideration of the factors above, authorized to establish reasonable priorities and preferences among the potential participants and developers and to determine a solution by consideration of factors including but not limited to: 4 RVPU13\SPDU4363 0 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project 1. Length of time in the area. 2. The needs of and desires for the area. 3. Accommodation of as many potential participants as possible. 4. Ability to perform. S. Similar land uses. 6. Conformity with intent and purpose of the applicable Redevelopment Plan. Participation, to the extent feasible, shall be available for two or more persons, firms or institutions to join together in partnerships, corporations, or other joint entities. If a conflict develops, the Agency shall review the applicable factors and shall make a determination as to which of the competing proposals best meets the objectives of the CRL, the applicable Redevelopment Plan and these Owner Participation Rules. The Agency is authorized to make that determination in its subjective judgment. 3.2 Criteria for Evaluation Proposals Submitted by Participants The Agency may, in its discretion, decline any offer of owner participation, resolve conflicting proposals between Owners or resolve conflicting proposals between Owners and others interested in developing their property. Proposals submitted for particular sites or land uses will be appraised by the Agency after consideration of the following factors: 1. Conformity of the proposal, including with respect to uses, with the applicable Redevelopment Plan and other applicable enactments. 5 RVPLIB\SPD%24363 Merged Central Business DistricOVest End Redevelopment and Ranch Center Redevelopment Project 2. Conformity of the proposal with the intent and objectives of the applicable Redevelopment Plan. 3. The degree to which the proposal best furthers the objectives of the applicable Redevelopment Plan. 4. The employment opportunities and economic benefits to the Agency and to the community that can be reasonably expected to result from the implementation of the proposals. 5. Development team qualifications, including experience and financial capacity to undertake the project, the ability of the person(s) desiring to redevelop the property to implement the proposed project, taking into consideration the proponent's financial capability, prior experience with similar development, degree of site control, ability to obtain financing, ability to abide by Agency design standards and development controls, and readiness to proceed. 6. Estimated cost, if any, of City or Agency involvement, including the provision of City or Agency services, to be required if the proposal is accepted. 7. Removal of blighting conditions within the applicable Project Area and the upgrading of uses. 8. Economic benefits to the Agency and the community, as determined by a cost/benefit analysis, if the proposal is approved and the proposed development implemented. 9. The likelihood of successful implementation. 10. Time schedule for completion of the proposed project. 11. Involvement of other Project Area tenants or owners. 6 RWUB\SPD\24363 Merged Central Business DistrictlWest End Redevelopment and Ranch Center Redevelopment Project 12. Completeness of the proposal, including land uses, site control, financing proposal, densities, tenants and, if applicable, manufacturer or franchise approval. 13. Environmental benefits (or lesser degree of detrimental impact). 14. Quality of design, project concept and architectural design features. Satisfaction of the above listed criteria can be effected by the submitted party itself, or by a partner or joint venturer. Any such partner or joint venturer must be identified at the time of submittal, and must be authorized to make representations to the Agency on behalf of the partnership or joint venturer. In the event conflicting submittals are received that satisfy the criteria set forth in the above, the following criteria shall be applied to resolve such conflict: 1. Best satisfaction of the criteria set forth above. 2. Greatest public benefit. -The Agency may receive and consider proposals from persons other than owners or tenants concurrent with the receipt and consideration of proposals by owners and tenants. The Agency will evaluate all such proposals based upon the criteria set forth in the above section. The Agency shall give preference to proposal by owners and tenants in the event an owner or tenant submits a proposal that fulfills the criteria set forth in the above section to substantially the same extent as that achieved by a proposal by a person other than an owner or tenant. RVPUB\SPD\24363 7 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project 3.3 Time Periods for Participation and Procedures for Evaluation of Submittals At any time prior to entering into an agreement with a developer who is not an Owner or a Tenant in the applicable Project Area for the assemblage of a particular site, the Agency, will notify all directly affected Owners and Tenants frcm within the particular site of the Owner Participation Rules. Owners and tenants so notified will be given an appropriate period of time to respond of not less than fourteen (14) calendar days. Any Owner or Tenant interested in participating in the redevelopment of the particular site must submit a "Statement of Interest". Any Statement of Interest must be in writing, and in substantially the form of the Statement of Interest which is attached hereto as Exhibit "A" or in such other form as required by the Agency. A blank Statement of Interest form shall be attached to the Agency's notification. The Agency shall, within ten (10) calendar days after receipt of a Statement of Interest, acknowledge receipt of the Statement of Interest by a confirming letter to the prospective participant. Such written acknowledgment shall not obligate the Agency to ultimately reach agreement with the applicant or to reject other proposals. Within an appropriate period of time, as determined by the Executive Director, based upon the complexity of the project, following the submittal of the Statement of Interest, any owner or tenant desiring to be considered as a developer must submit a detailed proposal for the project, which shall include such items as required by the Executive Director including but not limited to a development proforma, a business plan, a financing plan, and a site plan for the proposed development. An Owner or Tenant desiring to participate in the proposed development as a tenant shall describe generally its business, and shall provide such additional information as may be requested by the Executive Director. The Agency's staff will be available throughout the submittal period to discuss proposals and to assist Owner and RVPUBISPDk24363 8 0 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project Tenant participants. The participant shall be fully responsible for the content of any proposal. The Agency will make reasonable efforts to accommodate the interested Owners, Businesses, and Tenants desiring to participate in the project. Upon receipt of requests for consideration by Owners or Tenants from within tn= Project Area with respect to owner participation or re-entry of business within the applicable Project Area, the Agency through its staff, will review such submittals, as set forth below. Upon receipt of submittals, initial evaluation shall be conducted by the Executive Director. Each party making a submittal is responsible for the completeness and accuracy of its submittals in accordance with the Executive Director's written requirements. Proposals to participate as tenants shall include a description of the subject business, a business plan, and such other information as the proponent may deem appropriate or as may be requested by the Executive Director. In the event that incomplete proposals are submitted which do not comply with the Executive Director's written requirements such failure to provide the required information may terminate consideration of any such submittal at the Executive Director's discretion. Upon receipt of one or more submittals, and additional information as applicable, the Executive Director will evaluate the submittal and make a determination with respect to whether the, submittal conforms to the criteria set forth in this Section 3.0. Where the Executive Director deems appropriate, the Executive Director or a staff member will meet with the applicant and discuss the proposal prior to making a determination concerning the proposal. A determination shall be made by the Executive Director within a reasonable period after the receipt of the proposal and the Executive Director shall make its recommendation to the Agency RVPUMSM24363 9 0 0 Merged Central Business DistrictlWest End Redevelopment and Ranch Center Redevelopment Project Board. The Agency Board, in its consideration of the Executive Director's recommendation, may consider written information submitted by an applicant not in agreement with the Executive Director. The Agency Board's decision shall be final. 4.0 PARTICIPATION BY OWNERS 4.1 Participation in the Same Location In appropriate circumstances where such action would foster the unified development contemplated by the applicable Redevelopment Plan, an Owner may participate in substantially the same location either by retaining all or portions of his property, or by retaining all or portions of his property and purchasing adjacent property if needed and available for development in accordance with the applicable Redevelopment Plan. An owner who participates in the same location may be required to rehabilitate or demolish all or part of his existing buildings or the Agency may acquire only the buildings and remove or demolish such buildings. Where a proposal to participate in the same location involves a property in good condition, but with an existing use which does not conform to the provisions of the applicable Redevelopment Plan, the Agency may allow such use to continue provided that such use is generally compatible with the permi-tted uses in the area. In order to remain in the applicable Project Area with a nonconforming use, the owner must agree to the imposition of such reasonable restrictions as are necessary to protect the permitted uses in the remainder of the applicable Project Area. The final decision concerning acquisition of real property by the Agency will be based upon the conditions existing at the time the Agency purchases property or enters into Participation Agreements. 4.2 Participation in a Different Location RVPUBISPD\24363 10 0 0 Merged Central Business Distrialwest End Redevelopment and Ranch Center Redevelopment Project When necessary to accomplish the objectives of the applicable Redevelopment Plan, the Agency may purchase property from existing Owners within the Project Area. The Agency may thereafter offer for sale or lease such properties and/or consider using the property for public use. The Agency may receive and consider proposals from persons other than Owners or Tenants concurrent with the receipt and --consideration of proposals by Owners and Tenants. The Agency will evaluate all such proposals based upon the criteria set forth in Section 3.2. 5.0 PARTICIPATION BY BUSINESSES AND TENANTS Pursuant to these Owner Participation Rules, Businesses or Tenants in the applicable Project Area will be given a reasonable opportunity to remain or preferences to re-enter, within the applicable Project Area, if they otherwise meet the requirements prescribed by the applicable Redevelopment Plan and these Owner Participation Rules. In the case of re-entry, preferences will be given if suitable facilities become available with implementation of the applicable Redevelopment Plan. The viability of the involvement of a business or tenant in re-entry will depend, in part, upon the ability of the person to participate on the basis proposed, including such factors as the ability to pay the requisite rent, the suitability of the proposed tenancy for the development under consideration, readiness to proceed, and those other factors as generally set forth in Section 3.2. 6.0 PARTICIPATION AGREEMENTS 6.1 Completion of a Participation Agreement Each Owner, Business, or Tenant who has submitted a proposal for participation which is accepted by the Agency Board pursuant to the requirements of these Owner Participation Rules shall enter into a Participation Agreement with the Agency. Each Participation Agreement will contain provisions necessary to ensure that the participation proposal will be carried out, and that the subject RVPUBVPDV4363 11 0 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project property will be developed and/or rehabilitated and used in accordance with the conditions, restrictions, rules and regulations of the applicable Redevelopment Plan and the subject Participation Agreement. Each Participation Agreement will require the participant to join in the recordation of such documents as the Agency may require in order to ensure conformance with applicable laws, conditions, restrictions, rules and regulations. A Participation Agreement may provide that if the Owner, Business, or Tenant does not comply with the terms of the Participation Agreement, the Agency, in addition to other remedies, may acquire their property or any interest therein by any lawful means, and the Agency may thereafter dispose of the property or interest so acquired in accordance with the applicable Redevelopment Plan. All Participation Agreements will become effective only when approved by the Agency Board. 7.0 LIMITATIONS ON ACQUISITION OF PROPERTY BY THE AGENCY The Agency shall not acquire real property to be retained by a participant pursuant to a Participation Agreement if the participant fully performs under the Participation Agreement. The Agency shall not acquire real property on which an existing building is to be -continued at its present site and in its present form and use without the consent of the owner or occupant unless: • Such building is required, under applicable housing, building, electrical, plumbing or other codes or standards to be improved, modernized or rehabilitated to assure that such structures are decent, safe and sanitary for people and businesses to occupy. • The site or lot on which the building is situated requires modification in size, configuration or use. 12 RVPUB%SPDU4363 0 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project • It is necessary to impose upon such property any of the standards, restrictions and controls of the applicable Redevelopment Plan, and the Owner fails or refuses to participate in the applicable Redevelopment Plan by executing a Participation Agreement. 8.0 PROCEDURE FOR AMENDING PARTICIPATION RULES These Owner Participation Rules shall be subject to review and amendment by the Agency from time to time upon adoption of a resolution so providing. EXHIBIT "A" Statement of Interest in Participation RVPLJMSPDU4363 13 0 0 Merged Central Business District/West End Redevelopment and Ranch Center Redevelopment Project Redevelopment Project Area Statement of Interest in Participation I hereby express my interest in participating in the Redevelopment Project Area (the "Project Area") and submit the following information: 1. Name: 2. Home Address: 3. Name of Business: 4. Address of Business: Telephone 5. My present involvement in the Project Area is (please check where applicable): I now own (_); am a Tenant ( ); and wish to rehabilitate (_); build (_); sell (_) my present property. If Tenant, indicate: month-to-month (_); lease (_); term of lease: expiration date of lease: _Options extend lease to If lease, is there an option to purchase? Yes (_); No (_). Comments: 14 RVPUB\SPD\24363 0 0 Merged Central Business DistrictlWest End Redevelopment and Ranch Center Redevelopment Project 6. I am interested in participating: As a Property Owner (_); As a Tenant (_); Other (please describe): 7. My present type of business is: 8. If I participate: I would like to continue at the same location (_) I would like to change my present location (_) I would like to acquire real property for expansion (indicate approximate location requirements) 9. Background, experience, and information concerning your proposal (you may include further information on this page or attach additional sheets if you desire to do so):. (a) Generally describe background and experience: 15 RVPUBISPD\7I363 0 0 Merged Central Business DistrictlWest End Redevelopment and Ranch Center Redevelopment Project (b) Describe the activities you propose and indicate your experience relevant to your proposal: (c) If you enclose a business plan or construction and operating proforma relative to your proposed activity, these will be considered with your Statement of Interest. ADDITIONAL REMARKS: 10. I understand that submission of this Statement of Interest does not in any way obligate me to participate in the Project. Signed: Print Name: Title (if applicable): Dated: RVnMSPM24163 16 0 0 Merged Central Business DistricdWest End Redevelopment and Ranch Center Redevelopment Project RETURN WITHIN 30 DAYS T0: Statement of Interest Azusa Redevelopment Agency 213 East Foothill Blvd. P 0. Box 1395 Azusa, CA 91702-1395 RVPUH'SPD\24363 17 0 METHOD OF RELOCATION FOR THE 0 MERGED, CENTRAL BUSINESS DISTRICT PROJECT AREA, WEST END AND THE RANCH CENTER REDEVELOPMENT PROJECT AREAS Pursuant to Section 33411 of the Community Redevelopment Law, California Health and Safety Code Sections 33000, et seq.("CRL"), a method or plan must be prepared for .the relocation of: (i) families a. -:id persons to be temporarily or permanently displaced from housing facilities in a redevelopment project area (the "Project Area"); and (ii) nonprofit local community institutions to be temporarily or permanently displaced from facilities actually used for institutional purposes in the Project Area. CRL Section 33411.1 requires that the method or plan of the Azusa Redevelopment Agency (the "Agency") provide that no persons or families of low or 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. This Relocation Method is intended to demonstrate the clear intentions of the Agency to provide relocation assistance as required by law to persons .who may be displaced ,from the Project Area, as amended. Such assistance as provided for herein, together with compliance with anyy and all applicable legal requirements regarding relocation, are purposefully intended to minimize the inconvenience caused by displacement and the need -to relocate. The Redevelopment Plans for the Merged Central Business District/West End Redevelopment and Ranch Center Projedt Areas and the Ranch Center Redevelopment Project Area are not a specific plan for the redevelopment of the Project Areas. The Redevelopment Plans do not, for example, specify parcels that the Agency intends to acquire, nor do the Redevelopment Plans indicate who may be displaced by Agency activities. The Agency does not anticipate that implementation of the Redevelopment Plans will dislocate businesses, residents or local community institutions; however, it may be necessary for the Agency to undertake relocation.actions at some time during project implementation. As such, specific RVPUMSM24363 1 EMBIT "B" i .• businesses, residents, or local community institutions to be relocated cannot be identified at this time. If relocation activities are undertaken, the Agency will handle those relocation cases which result from project activities on a case by case basis. As an agency formed under the provisions of State law, the Agency is required to adhere to the. California Relocation Assistance Act, Government Code Sections 7260, et seg. (the "Act") and the Relocation Assistance and Real Property Acquisition Guidelines, 25 California Code of Regulation Sections 6000, et sea. (the "Guidelines"). Therefore, in conformance with Sections 33352(f) and 33411 of the CRL, the Agency adopts as its "Method of Relocation" the Act and the Guidelines as they now exist and as they may be amended from time to time. A copy of the currently applicable version of the Act and the Guidelines is on file in the offices of the City Clerk/Agency Secretary and is incorporated herein by reference. Any revisions to the Act and/or the Guidelines shall be automatically incorporated within this Method of Relocation without further action by the Agency. Prior to commencement of any acquisition activity which will cause substantial displacement of residents, the Agency will adopt a specific relocation plan in conformance with the Guidelines. To the extent appropriate, the Agency may supplement those provisions provided in the Guidelines to meet the particular relocation needs of a specific project. Such supplemental policies will not involve reduction, but instead enhancement, of the ,relocation benefits required by the Act and the Guidelines. RVPUU\SPD&24363 2 FJIBIT "B"