ALICE GRIFFITH PUBLIC HOUSING REDEVELOPMENT FINAL …hstrial-sanfranciscohous.homestead.com/~local/...Final_Plan_Jan_15… · FINAL DRAFT RELOCATION PLAN FOR PRESENTATION TO SFHA

ALICE GRIFFITH PUBLIC HOUSING REDEVELOPMENT

FINAL DRAFT RELOCATION PLAN FOR PRESENTATION TO SFHA

COMMISSION

For

Housing Authorities of the City and County of San Francisco

By

Oakland, CA

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RELOCATION PLAN For the ALICE GRIFFITH PUBLIC HOUSING REDEVELOPMENT

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For the Housing Authority of the City and County of San Francisco

ALICE GRIFFITH RELOCATION PLAN

Overland, Pacific & Cutler, Inc. Page 2

INTRODUCTION ............................................................................................................. 4

A. REGULATORY FRAMEWORK AND REQUIREMENTS ................................... 15

B. RELOCATION PLAN METHODOLOGY AND ASSESSMENT OF NEEDS ...... 16

C. DATA COLLECTED THROUGH INTERVIEW PROCESS ................................ 20

D. RELOCATION ASSISTANCE ELIGIBILITY ...................................................... 25

F. TEMPORARY RELOCATIONS .......................................................................... 34

G. CONCURRENT RESIDENTIAL DISPLACEMENT ............................................ 36

H. PROGRAM ASSURANCES AND STANDARDS ............................................... 36

I. RELOCATION ASSISTANCE PROGRAM ........................................................ 38

J. CITIZEN PARTICIPATION/PLAN REVIEW ....................................................... 41

K. RELOCATION BENEFIT CATEGORIES ........................................................... 42

L. PAYMENT OF RELOCATION BENEFITS ......................................................... 48

M. IMMIGRATION STATUS .................................................................................... 49

N. EVICTION POLICY ............................................................................................ 50

O. APPEALS POLICY ............................................................................................ 50

Q. ESTIMATED RELOCATION COSTS ................................................................. 51



INDEX OF TABLES

Table 1: Units to Be Demolished................................................................................ 8 Table 2: Total Population .......................................................................................... 20 Table 3: Age Distribution of Residents Based on Interview Data ......................... 21 Table 4: Race Distribution of Households Based on Interview Data .................... 21 Table 5: Languages Spoken .................................................................................... 22 Table 6: Disabilities and Other Medical Conditions ............................................... 22 Table 7: Alice Griffith Existing Unit Mix .................................................................. 23 Table 8: Current Occupied Unit Mix ......................................................................... 23 Table 9: Over-crowding and Over-housing Unit Changes ..................................... 24 Table 10: Replacement Housing Question Responses .......................................... 31 Table 11: Replacement Housing Unit to Be Developed ......................................... 32 Table 12: Potential Adjustments to Replacement Housing Mix ............................ 32 Table 13: Replacement Housing Survey Results ................................................... 34 Table 14: Federal Fixed Move Payment Schedule .................................................. 43 Table 15: Example Computation of Rent Differential Payment ............................. 45 Table 16: Pro-forma Relocation Budget .................................................................. 52



INTRODUCTION

The Alice Griffith Public Housing Development ("Alice Griffith") is a 256 unit rental

housing project, owned and managed by the Housing Authority of the City and County

of San Francisco ("SFHA" or "Authority") and is located in San Francisco’s

Bayview/Hunters Point area.

Alice Griffith will be repositioned and repurposed (re-used for a new purpose) as part of

the Candle Stick Point - Hunters Point Shipyard Phase 2 (CP-HPS2) master

redevelopment project that is governed by the Office of Community Investment and

Infrastructure, Successor Agency to the Redevelopment Agency of the City and County

of San Francisco (“OCII”). The CP-HPS2 project is being master developed by CP

Development Company L.P.; a Delaware limited partnership and an affiliate of Lennar

BVHP (“Master Developer”).

The existing units at Alice Griffith will be demolished and five hundred and four (504)

new rental units, including two hundred and fifty six (256) replacement housing units

(the "Public Housing Replacement Units"), will be constructed on the Site (collectively,

the "Alice Griffith Replacement Housing Projects). Alice Griffith residents will be

permanently relocated as a result of this project. Residents will not be relocated until the

new units are constructed, and they will have the right to move directly into the new

rental units.

In addition to the displacements caused by the demolition of the 256 residential units,

there will be approximately eight non-residential displacements, including a San

Francisco Police Department sub-station, office and meeting space for five community

development non-profit organizations, a community garden and a playground.

SFHA will continue to own the land making up the seven blocks of Alice Griffith

replacement housing on site. This land will be ground-leased to private limited

partnerships that will own the new housing units. Replacement housing will be

developed by Double Rock Ventures, LLC (“DRV”), an affiliate of McCormack Baron

Salazar (“MBS”).

To accomplish the Alice Griffith Replacement Housing Projects as contemplated by the

Master Developer, several steps have or will be completed:



1. Approval of a Master Development Agreement between the Master Developer,

the Authority, Double Rock Ventures, LLC ("DRV"), the affordable housing

developer, and the Successor Agency to the Redevelopment of the City and

County of San Francisco, also known as the Office of Community Investment and

Infrastructure ("OCII" or "Agency"). The MDA set forth how the site will be

developed to (i) demolish the existing public housing units, (ii) convey land

amongst the parties, and (iii) leasing of the land by the developer(s), who will

construct the Alice Griffith Replacement Housing Projects, including the Public

Housing Replacements Units.

2. Approval of the Ground Lease(s) between the Authority and the Alice Griffith

Developers for the construction and development of the Public Housing

Replacement Units, including approving the financing plan and development

team for each development as required by the lenders to the projects;

3. Approval of the Disposition and Demolition Application for the Site by the United

States Department of Housing and Urban Development ("HUD”) (approval was

granted October 2014); and

4. Preparation of this Relocation Plan to address the temporary and permanent

relocation of the tenants on the Site and approval of the Plan by the Authority's

Board of Commissioners ("Board"). The Relocation Plan must be made available

to the public, any relocation committee, and the affected occupants at least 30

days prior to the Plan being approved by the Board.

The process outlined above has resulted in a robust planning process for the financing

and design of the replacement housing for Alice Griffith, development and submittal of

the required disposition and demolition application to HUD, the development of

schedules to execute the MDA and Ground Leases related to the re-housing of the

residents, and the start of construction of a substantial portion of the replacement

housing.

The federal participation and project financing are the critical components in

determining the rules and regulations to be followed and the level of rights and

assistance afforded to those who will be permanently relocated by the demolition and

disposition project.

The Project is subject to both federal and state relocation law. The Relocation Plan

must comply with both federal and state law. The adoption of the Relocation Plan is

required by the California Relocation Law (California Government Code Section 7260 et



seq. (the CRAL"), the California Relocation Assistance and real Property Acquisition

Guidelines, Title 15, CCR, Section 6000 et seq. (the "Guidelines"), and collectively, the

"California Relocation Law". The Project is also subject to San Francisco Ordinance No.

227-12 - Public Housing Right to Return to Revitalized Housing (the “Ordinance”).

Disposition of public housing projects is subject to the provisions of Section 18 of the

U.S. Housing Act of 1937, and implementing regulations found at 24 CFR Part 970

(collectively, "Section 18"), and is not subject to the Uniform Relocation Act (46 U.S.C.

§4600 et seq.) and its implementation regulations (49 CFR Part 24)(collectively, "URA").

However, the Choice Neighborhood Initiative ("CNI") program and the RAD program are

subject to the URA. Pursuant to both the federal and state laws, relocation planning is

required to minimize displacement to affected Project occupants.

Scope of This Relocation Plan

The scope of the project that is the subject of this relocation plan is the permanent and

temporary relocation of the residents at Alice Griffith and the permanent relocation of

the three non-residential uses. This plan is concerned with the relocation rights and

benefits of the displacees and the required relocation process. This plan also describes

the role, rights and responsibilities of the Displacing Agency (SFHA). The plan is limited

to this scope, which is consistent with the guidance of Part 970, the URA, the

Ordinance, CRAL, and the Guidelines.

The relocation plan is a communication and management document for the

stakeholders involved in the permanent relocations, including the residents, SFHA, City,

and other interested parties, including advocacy organizations. The plan is ONLY

intended to address issues related to relocation and provide stakeholders with the:

1. Description of the project that is requiring the permanent relocation of the

residents and non-residential tenants, including its location, and financing;

2. Laws, statutes and regulations governing the permanent relocation of the Project

occupants, including the requirements for a relocation plan;

3. Process to develop, approve and update the relocation plan;

4. Details about the people impacted by the project who will be permanently

relocated;

5. Description of the replacement housing resources available to re-house the

residents who will be permanently relocated and resources available for the non-

residential uses;



6. Relocation program to be provided, including the rights of the displacees,

benefits and services they are eligible to receive, and criteria for eligibility to

receive relocation assistance;

7. Responsibilities of the SFHA in the implementation of this plan;

8. Process for any appeals of the relocation benefits and services provided;

9. Preliminary schedule of relocation activity and cost estimate for permanent

relocation cost.

Subject Property

Alice Griffith is a 256 unit public housing community opened in 1963 to serve low

income families in the Bay View/Hunters Point area. Figure 1 below provides the

location of the property in relation to the CP-HPS2 project.

Figure 1: Area Map

Table 1 below describes the mix of units at Alice Griffith, which will be replaced by DRV

through the development of the Alice Griffith Replacement Housing Projects.



Table 1: Units to Be Demolished

BR Size # of Units

1 BR 8

2 BR 131

3 BR 25

4 BR 75

5 BR 17

Sub-Total 256

Overview of the Regulatory Requirements for This Relocation Plan

A key step in SFHA’s ability to dispose of the Alice Griffith site and receive the approval

and the authority to permit the demolition of the site is HUD’s approval of the demolition

and disposition application. The demolition and disposition of public housing is

authorized under Section 18. HUD details the administrative steps required to perform

demolition/disposition activity in accordance with the Act in 24 CFR Part 970. HUD

approved the disposition and demolition application October 8, 2014.

The URA is not applicable to Section 18, but is applicable to this Project due to the

federal assistance being provided to the project through the CNI grant and RAD

funding. The OCII funding provided to the CPHPS-2 project makes project relocations

subject to CRAL and the Guidelines. Public housing residents impacted by projects

such as this are also protected under the Ordinance.

These regulations require that eligible persons relocated by a publicly assisted project

receive the following services and benefits:

1. Required advanced notice of the relocation.

2. Written information statement of their rights to relocation benefits and services for

which they are eligible.

3. Assistance in locating and securing comparable, decent, safe and sanitary

replacement housing (residential occupants) or suitable commercial sites (non-

residential occupants).

4. Assistance moving to replacement housing, including relocation of personal

property and transferring utility accounts to their replacement sites.

5. Right to appeal decisions made within the relocation program that affect them.



The regulatory requirement for the preparation of a relocation plan, 30-day review and

comment period, approval, and adoption of the plan by the appropriate local legislative

body comes from CRAL and the Guidelines. These requirements are triggered by the

funding that the City has contributed to the CP-HPS2 project through its former

redevelopment agency.

It has been determined that the San Francisco Housing Authority Commission Board

(Board) is the appropriate legislative body to approve this plan. The Board is the

appropriate body, because they make all legislative and policy decisions for the SFHA,

including those necessary and required for the disposition and demolition of the site.

There are provisions set forth in the Ordinance, which permit OCII to review and provide

comment to this plan. OCII has been provided the opportunity to review and comment

on this plan.

This plan has been developed in accordance with the guidance of the URA,

requirements of the CRAL, Guidelines, Bayview Hunters Point Redevelopment Plan,

and input by the Alice Griffith Tenants Association (AGTA), residents, and staff from

SFHA, the San Francisco Mayor’s Office of Housing and Community Development

(MOHCD), OCII, DRV, and Urban Strategies.

Overview of the Project Requiring Relocation of Alice Griffith Residents

The project, which is creating the necessity to relocate the residents of Alice Griffith and

the three non-residential tenants, is the Master Development known as CS-HPS2. The

project that is the subject of this relocation plan is the demolition and disposition of the

Alice Griffith public housing site and not the development of the Alice Griffith

Replacement Housing Projects or the entire Master Development. Other projects

involved will benefit from separate relocation plans.

HUD selected the HOPE SF transformation plan for the Alice Griffith Public Housing

Development and the surrounding Bayview neighborhood as a 2011 recipient of the

selective Choice Neighborhoods Implementation (CNI) Grant.

An Exclusive Negotiating Rights Agreement (ENA) for the revitalization of Alice Griffith

with the Lennar Corporation (parent of Lennar Urban) and its development partner,

DRV, setting the stage for the inclusion of Alice Griffith in Lennar's pending Candle Stick

Point – Hunters Point Shipyard Phase 2 mixed-use development project.



The Lennar project will include:

A completely rebuilt Alice Griffith community

More than 10,000 new residential units

More than 300 acres of new and improved parks and open space

Vastly expanded transportation systems

Extensive new retail and office space

A research and development campus

Inclusion of the Alice Griffith Replacement Housing Projects in this larger development

will bring to Alice Griffith residents additional resources such as increased funding for

the rebuilding of their homes, job training opportunities, and access to neighborhood

amenities like parks and recreational space.

The specific plans for the Alice Griffith site will conform to HOPE SF principles, including

one-for-one replacement of the 256 Alice Griffith units within a new mixed-income

community that will include affordable rentals, as well as below-market-rate “workforce”

and market-rate homes.

As can be seen above, a significant amount of planning and plan development has

been invested in the redevelopment of the Alice Griffith site, neighborhood, and

Bayview/Hunters Point area. A critical next step in the process is approval by HUD of

the disposition and demolition. SFHA will transfer the site to OCII, pursuant to the MDA,

after all residents have been relocated in phases as set forth in the demolition and

disposition application.

The disposition and demolition application for the developed and occupied residential

portion of the Alice Griffith site was by submitted to HUD in April of 2014 and approved

on October 8, 2014. HUD approved the disposition application for the vacant land that

will make up the initial two phases of onsite replacement housing at Alice Griffith on

August 1, 2014.

A significant part of the relocation planning and benefits to be offered to the residents

includes the one-for-one replacement of the Alice Griffith units within new projects being

developed by DRV to ensure that an adequate amount of comparable, decent, safe and

sanitary replacement housing is available to re-house the residents at Alice Griffith.

http://hope-sf.org/guiding-principles.php



There are a total of five phases that will deliver the Alice Griffith Replacement Housing

Projects. DRV is currently constructing the first replacement housing project, which is a

senior housing project. Construction of the second, third and fourth projects will

commence construction in 2015.

The commencement of permanent relocations of eligible Alice Griffith residents may

start as early as the 4th Quarter of 2015 when the first senior housing project (housing

for persons 62 years and older) is ready for occupancy. The relocation of non-senior

households is expected to commence in phases in 2016.

The replacement housing is discussed in greater detail in Section E of the Plan with

graphic depictions in Appendix G. The preliminary phasing of the replacement housing

is also discussed in Section E, and the preliminary phasing of the move-outs of Alice

Griffith is presented in Section O of this plan.

Proposed Project Funding Sources

The planning for the redevelopment of the Alice Griffith site, including the development

of replacement housing, has been federally assisted by a HUD CNI grant. This source

of federal assistance requires that permanent relocation is carried out in accordance

with the URA and HUD Handbook 1378. The Alice Griffith Replacement Housing

Projects will receive operating subsidy from HUD’s Rental Assistance Demonstration

(RAD) and Project Based Section 8 (PBS8) programs. No other sources of federal

assistance are involved in the disposition, demolition and redevelopment of the Alice

Griffith site. Should additional federal sources be used in this project, including HOME

or CDBG, this plan will be required to be revised to consider additional benefits

available to the households to be relocated.

Requirements for the project to be subject to the CRAL and Guidelines are due to the

SFHA being a State Agency, the Master Development Disposition and Development

Agreement (DDA) with the former San Francisco Redevelopment Agency, and financial

assistance from OCII in the master Development project.

The rights, benefits and services required by the URA, Guidelines and CRAL due to the

federal and local participation in the project are described throughout the plan. The

rights, benefits and services applicable to this project are described in greater detail in

Sections D, E, F, H, I, J, K, L, M, N, and O.



The RAD and PBS8 assistance to be provided by HUD to the Alice Griffith Replacement

Housing Projects are not assisting the disposition and demolition of the Alice Griffith

site. These programs require relocations to be carried out in accordance with the URA,

and the relocation program being proposed is consistent with the URA and thus would

satisfy any RAD or PBSB relocation requirements, where applicable to the project.

Because RAD and PBS8 are a form of available replacement housing assistance, there

is discussion of the availability and the eligibility for RAD, PBS8 and HUD Section 8

Housing Choice Vouchers (HCV). It is expected that most, if not all, households will

utilize these subsidy sources for long-term rental assistance. Discussion regarding

Section 8 and RAD assistance is found in Section D of this plan.

Overview of Relocation Planning and Implementation

Overland, Pacific & Cutler, Inc. (OPC), a public real estate services consulting firm

specializing in providing relocation assistance consulting, relocation planning services

and relocation implementation services, was hired by DRV to prepare this plan.

OPC implemented the relocation planning process with the assistance of the SFHA,

DRV, Urban Strategies, MOHCD, and OCII staff. Most importantly, the planning process

has included input and assistance from the AGTA and the residents at Alice Griffith. The

parties listed above are herein after referred to as the “relocation team.”

The relocation team determined that a relocation committee or work group should be

formed, including leadership from the residents to assist in the relocation planning

process. The relocation work group has served in an advisory capacity to share the

concerns of the residents as they understood them. This group was formed and began

meeting in April 2014. This group has met 14 times to discuss the concerns of the

residents, the required relocation planning process, and the relocation plan’s content. In

addition, the group identified policy decisions for SFHA to make regarding relocation

and the re-housing of the Alice Griffith residents.

From August 18, 2014 through October 1, 2014, OPC made attempts to interview all

218 households presently occupying Alice Griffith. OPC conducted preliminary

relocation interviews with 206 of the 218 households (94%) for this plan. Interviews

generally took between 30 to 45 minutes to complete. Interviews were conducted mostly

in the homes of the residents. OPC did make the offer to meet with residents at a

location most convenient for them, including their work place. Phone interviews were



also offered. OPC collected data including the number of persons in the household,

their ages, gender, and special needs such as disabilities and language needs. OPC

took note of resident concerns regarding the overall project, the relocation process, and

the occupancy requirements at Alice Griffith and replacement housing units. All data

collected was documented on an interview form. These forms will be turned over to

SFHA for their use and inclusion in the tenants’ relocation files. Information regarding

the needs of the non-residential occupants is based on preliminary conversations with

SFHA.

This plan was made available to all Project occupants for a period of 30 days to review

the plan and provide written comments. Each household and business owner received a

plan availability letter in the mail with directions on how to provide written comments to

the plan, if they choose. The plan was available at the Alice Griffith Opportunity Center,

the Alice Griffith Property Management office and other locations deemed appropriate

for public review including online resources. A summary of the plan was also mailed to

all households.

All written comments received have been addressed. The comments and the responses

to the comments are included in Appendix J of this plan. This relocation plan was

presented to the Board and approved by the Board on December 18, 2014.

Upon the plan’s approval, relocation activity could begin. However, relocations will not

occur until late 2015 or early 2016. SFHA staff will be responsible for providing

relocation assistance to the residents at the appropriate time. Relocation services will

include providing the displacees with advisory services, a Notice of Eligibility (NOE),

Notice to Vacate, referrals to replacement housing and commercial sites, coordination

of moves to replacement housing with all households, and preparation of claims for

relocation assistance as needed.

In cases where a resident elects to move to housing not being developed by DRV,

SFHA will assist those households locate suitable replacement housing. Additional

services to be provided, as needed, will include providing on-going referrals until they

lease a replacement unit, helping them to register for waitlist, and making applications

for replacement housing.



Prior to any relocation activity, SFHA will conduct follow up interviews with all

households to ensure that all of their needs and concerns are understood and to

determine their eligibility for relocation assistance.

Relocation Phasing

Relocation will be phased. The phasing of the relocation has not yet been determined.

SFHA is working with DRV to develop the criteria for the order of relocations to the Alice

Griffith Replacement Housing Projects as part of a tenant selection plan for the projects.

Qualified households, who wish to permanently move to the senior housing project

(housing for persons 62 or older) being developed by DRV, will be offered the option to

move to a unit in the 4th quarter of 2015.

The relocations to the next phases of Alice Griffith Replacement Housing are

anticipated to start in late 2016. Relocations from Alice Griffith to the non-age restricted

family housing would occur based on the demolition schedule for the Alice Griffith

redevelopment. Households will not be permanently relocated from the Alice Griffith site

until replacement housing is available for them.

The preliminary relocation schedule including phasing is described in Section O of this

plan. Demolition phasing maps are provided in Appendix G.



RELOCATION PLAN

This Relocation Plan has been prepared in accordance with the provisions of the

Uniform Relocation Act (URA), California Relocation Assistance Law (CRAL) and

California Relocation Assistance Guidelines.

A. REGULATORY FRAMEWORK AND REQUIREMENTS

The project received a CNI grant from HUD, which is federal assistance to the project,

making this project subject to the URA. The CP-HPS2 project being developed by the

Master Developer is receiving assistance from OCII. This is a source of local funds,

which requires that the relocation program for the project is carried out in accordance

with the Guidelines and CRAL. Alice Griffith is a public housing development. When

public housing residents are impacted by a project, the Ordinance applies to the project.

The requirement to provide this plan to the residents for a 30-day review and comment

period, opportunity for them to submit written comments to the plan, including

responses to those comments in the final plan, and approval of the plan by the SFHA

Board of Commissioners comes from CRAL and the Guidelines. The URA does not

require this course of action for a relocation plan. The Guidelines and CRAL also do not

prohibit providing relocation assistance to persons not lawfully present in the United

States as does federal law as described in Section M of this plan.

The laws, regulations and statutes applicable to the relocation of the households at

Alice Griffith are listed below.

1. 24 CFR Part 970 – Public Housing Program – Demolition or Disposition of Public

Housing Projects (Part 970);

2. 49 CFR part 24 - Uniform Relocation and Real Property Acquisition Policies Act

of 1970, as amended (URA);

3. HUD Handbook 1378 - HUD’s implementing guidelines of the URA;

4. San Francisco Ordinance No. 227-12 - Public Housing Right to Return to Revitalized Housing (the “Ordinance”);

5. California Government Code Title 1, Chapter 16, Section 7260-7277 – State of

California Relocation Assistance Law (CRAL);



6. California Code of Regulations Title 25, Division 1, Chapter 6 - State of California

Relocation Assistance and Real Property Acquisition Guidelines (Guidelines);

and,

7. The Bayview Hunters Point Redevelopment Plan

A comparison of relocation regulations is provided in Appendix F of this plan.

B. RELOCATION PLAN METHODOLOGY AND ASSESSMENT OF NEEDS

Early Resident Outreach

Traditionally, relocation plans are developed in cooperation with the project sponsor (for

housing relocation projects typically a Public Agency or Developer), tenants and other

stakeholders. The typical role of the tenant is participation in a relocation interview so

the preparer of the plan can gain an understanding of the household composition and its

relocation needs in order to develop a relocation program in accordance with applicable

regulations. At the beginning of the plan development process, it was determined that

the residents should have as much opportunity for involvement in the relocation

planning process as possible.

An important first step was to first meet with the AGTA to discuss their concerns and

gain an understanding of the concerns of the Alice Griffith community. A meeting with

the AGTA was held on March 20, 2014. At this meeting, an initial list of Frequently

Asked Questions (FAQs) [please see Appendix B] was presented to the group as a set

of talking points for the meeting. The group was asked to help expand the initial list,

which they subsequently did.

To introduce the planning process and make the request for tenant participation, OPC

was introduced at a regularly scheduled community meeting held at Brett Hart

Elementary School on April 7, 2014. OPC’s project manager provided an overview of

the relocation planning process and general relocation assistance benefits. He invited

questions from the audience and informed the residents that a relocation work group

was to be formed, and residents were invited to participate as often as their time

allowed. An initial list of FAQs was presented at this meeting with a request that the

residents provide feedback and ask additional questions to be added to the list.



The first relocation work group meeting was held on April 14, 2014. At this first meeting,

the purpose of forming the group was explained, and the purpose of the relocation plan

and its general content along with the proposed timeline for completing the plan were

introduced and explained. The request to have residents assume a leadership role was

discussed as was the process for establishing that leadership. The FAQ list presented

at the April 7th meeting was also discussed, and residents in attendance were asked to

contribute additional questions to add to the list so an expanded list could be mailed

directly to all households by OPC. After this meeting, the list of FAQs was updated and

then mailed directly to each household on May 6, 2014. This list of FAQs has been

provided in Appendix A.

This first relocation work group meeting has been followed by semi-monthly meetings at

the Alice Griffith Opportunity Center. At these meetings, the concerns of the residents,

their thoughts on the content of the plan, and progress of the plan’s development were

discussed. Agenda’s for the meetings are included in Appendix B. At each meeting, a

toll-free call in number is provided for stakeholders to join the meeting by phone, if

needed. Each meeting agenda featured a brief re-cap of the previous meeting in lieu of

formal minutes. Residents, SFHA staff, DRV staff, Urban Strategies staff, staff from the

MOH and HOPE SF participated in these meetings as their time permitted. Legal aid

representatives were also invited to participate in these meetings and have attended

meetings.

The questions, comments and concerns raised at these meetings were used to develop

a list of policy questions for SFHA to consider, many of which have helped to develop

this relocation plan.

Resident Interview Process

An important process in preparing any relocation plan is to meet individually with

residents, preferably in their homes, to gather information on the household

composition, their needs and their concerns regarding relocation. An early topic of the

relocation work group meetings was the form of the initial communication with the

residents to invite their participation in the interview process, the follow up that would be

needed, and the approach to completing the relocation interview process.

The relocation work group was instrumental in the development of an interview request

letter that was mailed directly to the residents on August 5, 2014. The group reviewed



the draft letter and provided OPC feedback on its clarity and usefulness. In addition, the

group advised OPC on the approach to directly engage the residents to encourage their

participation and the follow-up process.

By way of the initial letter, residents were invited to contact OPC to schedule an

appointment at a time and location best suited for the residents. The letter provided the

residents with a toll-free number and email address for the OPC staff scheduling the

interviews. The letter featured direction for residents needing assistance in Chinese,

Russian, or Spanish to contact OPC staff able to communicate in that language. A copy

of this letter is provided in Appendix D.

After the letter was mailed, OPC staff attended the annual Back to School Fair at Alice

Griffith on August 9, 2014. OPC was available to answer questions and schedule

interviews.

Personal interviews with all households were attempted between August 18, 2014 and

October 1, 2014. The initial wave of interviews was scheduled from the early response

to the letter OPC mailed. OPC carried out direct outreach to households who had not

yet responded to the request to schedule interviews. OPC was able to conduct

interviews without scheduled appointments by having agents go door to door to engage

with residents. Resident interview services were made available in Spanish and

Chinese. Interviews were conducted in Spanish and English at the tenants’ request. No

other languages were requested, including Chinese and Samoan.

A follow-up letter was mailed August 29, 2014 to remind the residents of the process

and OPC’s timeframe. It was requested in this follow-up letter that those residents who

had participated in the interview process assist OPC by speaking with their neighbors

and asking them to contact OPC to help with this vital process. A copy of this follow-up

letter in is provided in Appendix D.

To date, OPC has met with 206 of 218 households (94%). Each household was asked

to sign the interview form that OPC used during their interview to validate the

information and verify the meeting actually occurred. The interviews forms will be

forwarded to the SFHA for inclusion in the tenants’ individual relocation files. A copy of

the interview form and supplemental questionnaire is provided in Appendix D.



OPC received valuable assistance and input from SFHA property management staff

and Urban Strategies staff in the interview outreach process. Those stakeholders

assisted OPC by directly reaching out to tenants to request their participation. Where

feasible, OPC will attempt to meet with the remaining 12 households to interview them

and update the data provided in Section L of this relocation plan.

Follow up interviews to determine any final needs of the residents will be conducted by

the SFHA prior to the SFHA issuing Notices of Eligibility (NOE) and commencing with

any relocation activity, including moving residents, to ensure that resident needs are

addressed.

Plan Preparation, Approval and Updates

In accordance with the Guidelines, this plan was made available to the Project

occupants and interested parties for a 30-day review and comment period prior to

requesting Board approval and adoption of this plan. Adoption of the plan is required

before the SFHA will serve any 90-Day Notice to Vacate; plan approval prior to serving

this notice is required by CRAL and the Guidelines. The review period started

November 10, 2014 and concluded on December 9, 2014. Responses to written and

verbal comments received are included as Appendix J of this plan. Where written

comments were provided, a copy of the actual comment received is also provided.

This plan should be periodically reviewed for consistency with the project as changes

occur. Updates should be made to the plan should major substantive changes occur in

the project such as, but not limited to, the elimination of a phased approach to the

relocation.

In accordance with the Guidelines, should implementation of the plan not occur within

12 months of this plan’s approval, the plan must be updated. If substantial changes are

made to the relocation plan once it is approved, it may be necessary to recirculate the

plan for comment and be sent back to the Board for approval.



C. DATA COLLECTED THROUGH INTERVIEW PROCESS

Demographics of Residential Occupants

Based on information provided by SFHA property management and verified in the field

by OPC, a total of 218 households will be required to permanently relocate from Alice

Griffith. The data below is presented in aggregate form and not specific to any

household to ensure the privacy of the household. This section provides the household

composition (total number of persons, ages, gender, race and special needs, including

disabilities and languages spoken) for Alice Griffith.

The data provided in Tables 2-6 below represents what was collected during the

interview process related to household composition and needs. Data for households

who participated in the relocation planning interview process may be updated where

necessary by SFHA prior to the issuance of an NOE. Should data related to the 12

households who did not participate in the interview process become available; the

tables below will be updated with their information.

Table 2: Total Population

Data Point # of

Total Households 218

Total Persons 755

Persons Per Household 3.46

Total Female 395

Total Male 269



Table 3: Age Distribution of Residents Based on Interview Data

Age Cohorts # of Residents

5 and Under 68

6-10 87

11-15 88

16-20 104

21-25 51

26-30 47

31-35 32

36-40 25

41-45 42

46-50 32

51-55 29

56-60 19

61-65 9

66-70 13

71-75 5

76-80 7

81-85 3

86-90 2

Over 90 2

Total Persons Under 18 292

Total Persons Over 62 40

Table 4: Race Distribution of Households Based on Interview Data

Race # of Households

Black/African American 137

Asian 3

Pacific Islander 35

Hispanic 26

White 2

Other 5

Total Households

Interviewed 208



Table 5: Languages Spoken at Home Other Than English Based on Interview Data

Languages Spoken Number of Households

Spanish 13

Cantonese 2

Samoan 2

Table 6: Disabilities and Other Medical Conditions Reported During Interview

Disabled Households Possibly

Qualifying for ADA Unit 54

Mobility Impaired Persons in

Households 60

Persons Hearing or Sight Impaired 1

Persons w/ Other Medical

Conditions to Be Considered 54

Persons Reporting Allergies 57

Housing Characteristics

Table 7 below shows the unit mix of the existing units at Alice Griffith.



Table 7: Alice Griffith Existing Unit Mix

BR Size # of Units

1 BR 8

2 BR 131

3 BR 25

4 BR 75

5 BR 17

Sub-Total 256

Table 8 shows the current mix of occupied units.

Table 8: Current Occupied Unit Mix

Unit Size # Occupied

1 BR 8

2 BR 105

3 BR 21

4 BR 67

5 BR 17

Total 218



There are approximately eight households that are possibly under-housed and 79

households who are possibly over-housed when using a standard of one bedroom for

the head of household and spouse/partner and one bedroom for each additional two

persons, regardless of the age and gender of the occupants in the additional rooms.

The living room was not used as a possible sleeping area to assess potential over-

crowding and/or over-housing situations, however, if used to recalculate replacement

housing needs, some unit size needs may further change.

Table 9 below provides analysis of households who may need to increase or decrease

the size of their unit to relieve over-crowding or over-housing conditions. Note the data

in Table 9 is based on interview data and information provided by SFHA; these

conditions are subject to change.

Table 9: Over Crowding and Over Housing Unit Changes

Unit Size

Increase

# of

Households

Unit Size

Decrease

# of

Households

1 to a 2 0 2 to a 1 14

1 to a 3 0 3 to a 1 1

1 to a 4 0 3 to a 2 10

1 to a 5 0 4 to a 1 2

2 to a 3 7 4 to a 2 22

2 to a 4 0 4 to a 3 20

2 to a 5 0 5 to a 1 0

3 to a 4 1 5 to a 2 2

3 to a 5 0 5 to a 3 1

4 to a 5 0 5 to a 4 7

Other Upsize

Needs 0

Other Down

Sizes 0

Total Under

Housed 8

Total Over

Housed 79



Comments, Questions and Concerns from Resident Engagement Process

Throughout the engagement process with the residents, including the relocation work

group meetings and the interview process, a number of comments were made,

concerns were raised, and questions were asked. Many of these have been addressed

in the FAQ's found in Appendix B of this plan, while others have been addressed

throughout the plan.

Description of Non-residential Occupants

There are approximately eight non-residential uses that utilize space at Alice Griffith that

will be relocated in addition to the residents. Uses include a San Francisco Police

Department sub-station, community garden, playground, and office and meeting space

for five not-for profit organizations. These uses are operated by seven separate entities.

D. RELOCATION ASSISTANCE ELIGIBILITY

Relocation Eligibility Under 24 CFR Part 970 and the URA

Part 970.5 (h) determines that it is the responsibility of SFHA to comply with the URA

and to ensure compliance with the URA (not withstanding any third party contractual

agreements).

As applied to this project, 970.5 (i) defines a displaced person as any person

(household, business or non-profit organization) that moves from the Alice Griffith site

as a direct result of the demolition of Alice Griffith. Notwithstanding that definition, in

accordance with 970.5 (i) (2) (v) (B) (3) a person does not qualify as a displaced person

if they have been:

Evicted for serious or repeated violation of the terms and conditions of their

lease, violation of applicable Federal, State or local law or other good cause, and

SFHA determines that eviction was not undertaken for the purpose of evading

the obligation to provide relocation assistance;

The person moved into the property after submission of the application for

demolition or disposition and the person was informed of the impact the Project

could have on them in writing (also referred to as a Move-In Notice); or

The person is otherwise ineligible for relocation assistance under the URA as



described in in 24.2 (9) (ii) of the URA.

All relocation programs must establish the date on which a person becomes eligible to

receive relocation assistance. This date is known as the Initiation of Negotiations (ION).

Per 970.5 (k), the ION is the date that HUD approves the SFHA demolition and

disposition application, which occurred October 8, 2014. In accordance with the URA

the ION is the date the project agreed to accept federal assistance, which was October

14, 2010, the date on which the CNI agreement was executed. In accordance with the

CRAL and Guidelines the ION is the date that an agreement was entered into to receive

local public agency assistance. DRV entered into an Exclusive Negotiating Rights

Agreement (ENRA) with SFHA on October 14, 2014

For the purposes of this plan, the ION date for the intent of establishing the date a

displacee is eligible for relocation assistance will be October 14, 2010. This date is used

to establish the ION for determining relocation assistance eligibility under the Guidelines

and CRAL. Households who were lawful tenants on this date would be eligible to

receive relocation assistance so long as they are in good standing, did not sign a move

in notice, and do not vacate the property prior to receiving a Notice of Eligibility (NOE)

from SFHA. The term “in good standing” means that a resident is a lawful tenant and is

either not in the process of an eviction or having already been evicted. At this time there

are not believed to be any households that would not be eligible for relocation

assistance. SFHA will conduct relocation eligibility interviews and provide the household

with an NOE or notice of non-eligibility based on that interview. Should a household feel

the determination made by SFHA is in error they have the right to appeal the decision;

the appeals process is provided in Section O and Appendix H of this plan.

The SFHA issued a General Information Notice (GIN) to all households in 2011 and

then re-issued the notice to all current households in May 2014. This notice advised the

households not to move until they receive further notice. Any household or person who

vacates after receiving this notice and prior to receiving a NOE and Notice to Vacate will

not be eligible to receive relocation assistance as a displaced person. The NOE for this

project will not be issued any sooner than after the RAD conversion takes place.

Notices to Vacate will not be issued until at least 90 days prior to the required vacation

date for a given phase of the project.

SFHA has not determined if it will offer an early voluntary relocation program to

households who may receive a Section 8 Housing Choice Voucher (HCV) or Tenant



Protection Voucher (TPV). If such a program is offered, all households will receive

written notification of the availability of the program, the requirements to participate in it,

and their rights under the program as well as the services and benefits available, if they

are eligible to receive them. Eligibility for benefits for this type of program would be the

same as those of the involuntary relocation program discussed above.

Households in good standing and lawfully occupying the unit will be eligible to receive

relocation assistance, if they were in occupancy of their unit on the ION date and did not

sign a Move-in Notice informing them of the Project and their ineligibility for relocation

assistance.

Residents that have been evicted for cause, have voluntarily moved from the property

after receiving the GIN, or are not properly documented on the lease will not be eligible

to receive relocation assistance.

The three non-residential occupants including the San Francisco Police Department,

Urban Strategies, and the therapeutic healing center, all are potentially eligible for

permanent relocation assistance under the URA.

Relocation Eligibility Under RAD

The Replacement Housing Projects will receive RAD assistance, and DRV is presently

working on the identification of specific RAD units for conversion. RAD is a source of

federal participation that requires relocation to be in accordance with the URA. Under

the RAD program, a household is eligible to receive permanent relocation assistance, if

they are displaced by a demolition project. The household becomes eligible for

relocation assistance once HUD issues a RAD Conversion Certificate (RCC). The RCC

has not yet been issued by HUD. Presently the eligibility date (ION) for relocation

assistance under the RAD program has not been established, however, due to the CNI

award, all current households would be eligible to receive relocation assistance in

accordance with the URA, so long as they are in good standing with the SFHA.

Each household will receive a RAD Relocation Notice after the RCC is issued. The

notice will explain their relocation rights under the RAD program, including the

requirement for their permanent relocation to be in accordance with the URA, their right

to move to a new unit if they choose or receive permanent relocation assistance to

move to other housing, and other benefits under the RAD relocation requirements. This



notice will be in addition to other notices required under the URA.

Eligibility Under the San Francisco’s Right to Return to Revitalized Housing

Ordinance

Under SEC 39.2, public housing households have a right to revitalized housing and

relocation assistance after a displacement so long as the household is not in the

eviction process or has not been evicted.

This ordinance treats all persons residing within a unit as a household, and the

household shall be eligible to return to a single revitalized unit and not separate

replacement units. This ordinance does not provide the right to return to revitalized

housing or relocation assistance to prior tenants who have already vacated Alice

Griffith.

Under Sec 39.4, all current households, whose tenancy at Alice Griffith was not lawfully

terminated prior to or after the Initiation Date (date of first notice for eligibility for

relocation assistance), shall have a right to, and the highest priority for, a replacement

unit at the new DRV housing developments. All households will be subjected to income

certification at the new development. No household will be ineligible to return based on

income. Higher income tenants will be placed in a RAD voucher unit.

The intent of the rehousing strategy is to provide the opportunity to any household

displaced by the project, who is in good standing with SFHA, to move into one of the

new DRV units for which they meet the occupancy standard.

There is presently no consideration to provide priority for additional units for households

who want to move separately from each other or accommodate persons not on the

lease and provide persons in those situations with their own units per section 39.3 of the

Ordinance. Persons not on the lease must take immediate action to rectify any such

situation by immediately meeting with SFHA property management at Alice Griffith.

Replacement Housing Priority Eligibility

Current Alice Griffith households in good standing with SFHA will have the first priority

for the replacement housing being developed by DRV. Details of replacement housing

priority and priority for phasing of permanent relocation to the Alice Griffith Replacement

Housing will be included in a tenant selection plan being developed by SFHA with DRV.



Households cannot be required to go through a criminal or credit background check to

be considered for occupancy at one of the DRV units. The household will be required to

be income certified for the Low Income Housing Tax Credit (LIHTC) program and the

RAD or PBS8 program in order to be eligible for the rental subsidy provided by these

programs.

A site-based waiting list will be created for the 5800 Third Street Senior Housing

Development. Residents of Alice Griffith, who are 62 years of age and older and who

apply, will be given a preference. Should the senior resident have remaining family

members on the lease at the existing Alice Griffith unit, those remaining family members

will retain their right to a replacement unit so long as they are in good standing. Seniors

at Alice Griffith will have the first priority for these units.

Eligibility for RAD or Section 8 Rental Subsidy

A major component of the financial assistance for the households’ permanent relocation

assistance is expected to be long-term rental subsidy available to them through the

RAD or Project Based Section 8 programs at the new DRV developments. Additional

forms of long-term rental assistance that will be available are HCV or TPV should the

household elect to utilize a voucher to move to other replacement housing (non-DRV

units) that participate in the Section 8 program. Like project-based assistance (RAD and

PBS8), HCV and TPV would be expected to offset the need for a relocation rent

differential payment.

The RAD program does not require that the household be re-screened, including for

income. Section 8 (HCV, TPV, and Project-Based) require that households be at or

below 80 percent of the area median income (AMI) in order to receive rental subsidy.

These programs require the household to complete an income certification and be re-

certified on an annual basis to continue receiving the assistance. The household’s total

tenant payment (TTP) is typically based upon 30 percent of their gross annual adjusted

household income, and the amount of rental subsidy they receive is adjusted up or

down based on changes in their income. The household also receives a utility

allowance under these programs to assist with water, electricity and other utility services

they are required to have in their name at their homes. Should a tenant’s utility usage

cause them to incur additional cost not covered by the utility allowance, they are

responsible to pay that additional cost out of pocket without reimbursement.



Non-residential Relocation Eligibility

The non-residential occupants will be eligible for relocation assistance due to the

demolition of the spaces they utilize and occupy. In order to be eligible the entity must

be in good standing with the terms of their use agreement or lease with SFHA. It is

expected that most of the uses will be relocated space within the Alice Griffith

Replacement Housing Projects and will only require assistance with the move of

personal property. Where new space is not available, SFHA will work with the entity to

locate a replacement space. The SFHA is presently working to relocate the community

garden to a location adjacent to Bret Harte Elementary School; a few blocks from its

current location at Alice Griffith.

E. REPLACEMENT HOUSING RESOURCES

Replacement Housing Needs

A total of 218 replacement housing units are needed to serve the housing needs of the

affected households. The primary replacement housing resource will be the units to be

built by DRV (a total of 256 units). All residents, who remain in good standing with

SFHA, will have the opportunity to move into a new unit.

Replacement Housing Options

The 218 former public housing households will each be afforded the opportunity to

move directly into a new affordable housing unit. Long-term rental subsidy under the

RAD and PBS8 programs will be provided at the 256 replacement housing units.

During the interview process, households were asked to inform OPC if they had an

interest in relocating to other replacement housing (non-project replacement units), or if

they would be interested in moving to senior housing being developed by DRV. In cases

where a household has senior and non-senior members, they were asked if the senior

member had an interest to move to a senior housing unit and the rest of the household

move to other housing. The responses to these inquiries are provided in Table 10

below.



Table 10: Replacement Housing Question Responses

Want to Move to Non-project

Replacement Housing 10

Mixed Household (Senior and

Non-senior Members): Senior

Wanting to Move to Unit

Separately from Rest of

Household

4

Senior: Want to Move to Senior

Housing 5

Those households, who have an interest in permanently relocating to other replacement

housing, cited safety concerns as their reason for not wanting to move to the

replacement housing being built by DRV. Some households simply want to move to

other locations in San Francisco, while others have an interest in relocating to locations

including Sacramento, Vallejo, Modesto and Oakdale.

Tenant Protection Vouchers (TPV) for all 218 public housing households are also

expected to be available. The TPVs will provide the households with alternatives to the

primary housing option available to them, which is the new replacement housing DRV is

developing. The vouchers would provide eligible households the ability to lease

replacement housing within the market place that participate in the Section 8 program in

other parts of the Bayview area, San Francisco, or other cities, if they elected to do so.

Long term residents may be able to put themselves in a position for first-time home

buyer opportunities. The San Francisco Housing Development Corporation (SFHDC)

provides a range of services useful for Alice Griffith residents. SFHDC is a services

partner with DRV for the Alice Griffith Replacement Housing projects. Their

programs/services include first time home buyer workshops, financial education,

housing counseling assistance, and access to quality affordable housing and supportive

services. More can be learned about SFHDC programs at

http://www.sfhdc.org/index.php/workshops/workshops.

http://www.sfhdc.org/index.php/workshops/workshops



Replacement Housing to Be Developed

DRV will replace all 256 public housing units one for one with new permanently

affordable units. DRV will also develop an additional 248 new affordable housing units.

Alice Griffith households will have the first priority to lease one of the 504 affordable

housing units. DRV expects to complete and open 120 units for seniors in late 2015.

The replacement housing to be developed is discussed below, and the unit mix is

provided in Table 11.

Table 11: Replacement Housing Unit to Be Developed

Unit Size # Proposed

1 BR 191

2 BR 169

3 BR 51

4 BR 77

5 BR 16

TOTAL 504

Based on the interview data, some adjustments to the mix of replacement unit sizes to

be built may be warranted. Table 12 below provides a potential adjusted unit mix to

ensure that all current households would have the unit size needed for their household

composition.

Table 12: Potential Adjustments to Replacement Housing Mix

Unit Size Adjusted Mix Needed for

Replacement

1 BR 25

2 BR 145

3 BR 38

4 BR 41

5 BR 7

Adjusted Unit Mix 256

It should be noted that DRV is building more than 256 units, and the residents will have

a range of options available to them and choices for their replacement housing.



Replacement Housing for Persons with Disability

RAD and many other federal programs require that persons with disabilities must be

relocated to housing that contains the features they require. Part of this requirement

includes, if necessary, assistance to aid the resident to acquire and install those

features in the replacement unit. The URA permits such reimbursement for reasonable

and necessary acquisition and/or installation costs.

The Alice Griffith Replacement Housing projects will provide housing for persons with

disabilities. Should a person with disabilities elect not to move to one of the Alice Griffith

Replacement Housing units, they will receive assistance relocation to housing

accessible to them.

Replacement Housing Survey

As required by the URA and Guidelines, where there is a potential for residents to

choose to relocate to housing other than what is provided by the one-for-one

replacement program a replacement housing survey is required to be included in the

plan. The relocation plan should evaluate the availability and rental ranges of other

replacement housing located on the market at the time of the plan’s preparation. Based

on the interview data, there were 10 households who indicated their interest in moving

to other replacement housing (housing not developed by DRV).

OPC conducted a preliminary replacement housing survey of units currently available in

the City on October 29, 2014. Below are the results of that survey. Note that SFHA will

conduct more in-depth replacement housing searches based on resident needs and

requests at the time of displacement to provide households with referrals to

replacement housing. Table 13 below provides the results of this survey.



Table 13: Replacement Housing Survey Results

Unit Size # Located

# Confirmed Accepting Section 8

# in Affordable Housing Projects

# in Senior Housing Projects

Rental Range

Deposit Range

1 11 2 2 1 $731-$3,800

$800-$5,700

2 21 3 1 0 $812-$8,500

$600-$8,500

3 11 5 0 0 $2,000-$8,950

$900-$17,900

4 5 1 0 0 $3,000-$6,900

$3,000-$5,962

5 6 0 0 0 $6,000-$13,500

$6,000-$10,000

F. TEMPORARY RELOCATIONS

The phasing of the permanent relocations from Alice Griffith to newly constructed

replacement housing is intended to eliminate the need for temporary relocations and the

need to secure temporary housing. Some on-site temporary relocation may be carried

out to ensure that residents are residing in safe and sanitary conditions. Such temporary

relocations may also be carried out to facilitate demolition should there be a scheduling

need to do so based on permanent replacement housing need and availability. On-site

housing would be provided in a habitable unit at Alice Griffith.

Although off-site temporary relocation is not anticipated, it is a tool that could be used to

expedite the complete vacation of the property. Should there be a decision made to

temporarily relocate households to facilitate a more immediate vacation of the site, this

relocation plan will need to be revised to identify the temporary relocation program to be

implemented and the temporary housing and moving resources required to implement

such a plan.



The URA and Guidelines require that residents who are temporarily relocated have all

reasonable costs associated with the temporary relocation paid for directly by SFHA

(funded through Lennar) or have their costs reimbursed. Reasonable costs include

temporary housing cost increases, moving and storage costs (including labor and

packing materials), and items such as utility transfer fees. In certain cases, additional

types of temporary relocation assistance may be provided, including assistance with

transportation to view potential temporary units.

To satisfy temporary housing requirements, temporary housing may be leased for the

use of the residents that are temporarily relocated, units may be utilized within DRV’s

own portfolio, units may be provided through agreement with associated organizations,

or direct payment may be provided to the resident (or on their behalf) to pay for the

actual and reasonable cost of the temporary housing the resident chooses. Any

temporary housing must be determined to be decent, safe and sanitary (DS&S) and

provide adequate sleeping area for the household. The temporary housing is not

required to be identical in size or features to the tenant’s permanent unit, and the

temporary housing is not required to be in the same neighborhood. Steps will be taken

to temporarily house residents at Alice Griffith or as close to the existing Alice Griffith

property as possible should it be necessary to house residents off-site temporarily.

The actual cost to move the temporarily relocated household’s personal property to

temporary housing (or storage if a furnished unit is provided) may be directly paid to the

vendor. The resident may also be reimbursed for the actual and reasonable cost of their

move based upon receipts, invoices or agreements with a moving contractor. It is

expected that should temporary relocations occur, the cost of the moves will be directly

paid by SFHA to the vendor selected to provide the moving services.

Residents who are temporarily relocated should be provided with a minimum of a 30-

day notice to vacate and a memorandum of understanding (MOU) that explains their

relocation rights and benefits. Proof of service of the notice and an original signature on

the MOU should be obtained, and these documents should be kept in the tenant’s

relocation case file.

Should a person be temporarily relocated for a period exceeding 12 months, they are

eligible to receive permanent relocation benefits as a displaced person with no

deduction for temporary benefits’ payments already received. Any household who



remains in good standing through any required temporary relocation would maintain

their eligibility for the right to return to revitalized replacement housing.

G. CONCURRENT RESIDENTIAL DISPLACEMENT

The San Francisco affordable housing landscape is undergoing a major repositioning.

SFHA is in the process of planning, programming and implementing a plan to transfer

much of its public housing portfolio to other owners, once they have received HUD’s

approval. The majority, if not all, of the over 6,000 units to be removed from the public

housing program and repositioned as privately operated affordable housing will be

rehabilitated over the next several years.

The impact of this program on the disposition, demolition and redevelopment of Alice

Griffith is expected to be minor (if at all) because the 256 replacement housing units

being built by DRV are anticipated to be ready prior to the phased permanent relocation

of the residents at Alice Griffith. One impact on the Alice Griffith project could be the

constrained supply of temporary housing caused by the rehab of other projects, if there

was a temporary relocation program required to be implemented.

Because there is no anticipated need to temporarily relocate any of the Alice Griffith

households, there should be NO impact of concurrent residential displacements

(permanent or temporary) at other properties and projects, on the Alice Griffith project.

H. PROGRAM ASSURANCES AND STANDARDS

Adequate funds will be made available for the permanent relocation of the residents at

Alice Griffith.

Relocation assistance services will be provided to ensure that displacement does not

result in different, or separate treatment of households based on race, nationality, color,

religion, national origin, sex, marital status, familial status, disability or any other basis

protected by the federal Fair Housing Amendments Act, the Americans with Disabilities

Act, Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, and

the Unruh Act, as well as any otherwise arbitrary or unlawful discrimination. Relocation

notices will be provided in the households primary language.



All eligible residential and non-residential occupants will be provided relocation

assistance and benefits under the URA. Where the Guidelines or CRAL provide a

higher level of benefit, the resident will receive benefits under the Guidelines or CRAL,

including cases where a resident may not be lawfully present in the United States, and

they are otherwise ineligible for assistance under the URA as explained in Section M of

this plan.

All residents will be protected under San Francisco Ordinance No. 227-12, which under

Section 39.2 of the Ordinance expressly gives public housing households a right to

revitalized housing after temporary relocation or displacement as a result of a Public

Housing Development Project, so long as the household is not in the eviction process,

having duly and properly been served with a summons and complaint by the SFHA, or

has not been evicted from a unit that is managed by the SFHA. Furthermore, this

Ordinance requires that relocation assistance be provided under the URA to eligible

households. A copy of this Ordinance is provided in Appendix H.

The opportunity for review and to provide written comments to this plan by the residents

and other interested stakeholders for a period of no less than 30 days is required. This

plan was approved by the Board on December 18, 2014.

Each eligible household currently in occupancy as of the ION date, who has not signed

a Move-in Notice, must be provided a Notice of Eligibility (NOE) for relocation

assistance prior to, or concurrently with, a 90-Day Notice to Vacate. If a household is

deemed ineligible for relocation assistance, they must be informed in writing of the

reasons why they are not eligible to receive relocation assistance and the procedures to

appeal this decision, if they disagree.

Any resident, who disagrees with the determination of the eligibility or in-eligibility for

relocation assistance, or the type and amount of relocation assistance that is being

offered, is afforded the right to appeal the decision to SFHA, and if necessary have their

appeal heard by the appropriate appellate body, which is the San Francisco Rent

Stabilization Board.



I. RELOCATION ASSISTANCE PROGRAM

Relocation Staff Availability and Responsibilities and Advisory Services

Requirements

SFHA staff is available to assist any displaced household with questions about

relocation and/or assistance in relocating. Relocation staff can be contacted at (415)

715-3215 from 9:00 AM to 6:00 PM, Monday through Friday. Close personal contact will

be maintained with each household. Should the staff contact’s information change, this

relocation plan will be updated, and the households will receive a notice of the change.

Specific activities performed by relocation staff will include:

1. Provide General Information Notice to all households and business owners;

2. Distribute notices, including a 90 Notice to Vacate and where applicable a 30

Day Notice to Vacate

3. Personally present and explain the Notice of Eligibility to all displacees and

provide proof of service of receipt

4. Provide referrals to replacement housing to residential occupants, if the

household elects to move to a units other than what is being developed by

DRV;

5. Provide the displacees with counseling services to assist them in making good

decisions regarding replacement housing and commercial sites and move

planning;

6. Coordinate moves to replacement housing and commercial sites;

7. Assist with the completion and filing of relocation claims, rental applications,

and appeals forms, if necessary; and

8. Other assistance that may be appropriate to ensure that the displacee receives

services and benefits that are reasonably permitted under the URA and

necessary to ensure that hardships and impacts are reduced as much as

possible in the relocation process.



Noticing Requirements

At a minimum each household and non-residential displacee will receive:

1. A RAD Relocation Notice (residential only).

2. A relocation assistance informational brochure.

3. A Notice of Eligibility (NOE). The notice will state what relocation assistance they

are eligible to receive. These notices will be personally presented where feasible.

Where personal service is not feasible, the notice will be mailed certified

mail/return receipt requested and first class mail with directions to contact the

SFHA relocation agent to review the notice

4. A notice of non-eligibility. Any person not eligible for relocation assistance will

receive a notice of non-eligibility. The notice will state why they are not eligible to

receive relocation assistance. These notices will be personally presented to the

household where feasible. Where personal service is not feasible, the notice will

be mailed certified mail/return receipt requested and first class mail with

directions to contact the SFHA relocation agent to review the notice.

5. A 90-Day Notice to Vacate prior to their required vacation date. These notices

will be mailed to the residents via certified mail/return receipt requested and first

class mail with directions to contact the SFHA relocation agent to review the

notice. These notices may be served concurrently with the NOE or notice of non-

eligibility.

6. Where appropriate, households will receive a 30-Day Notice to Vacate. These

notices will be mailed to the residents via certified mail/return receipt requested

and first class mail with directions to contact the SFHA relocation agent to review

the notice. A 30-Day Notice to Vacate would only be served in cases were a

household was still occupying their Alice Griffith unit 30 days prior to the

expiration of the 90- Day Notice.

7. Non-residential occupants will receive the same types of notices but customized

to describe the business relocation program, where applicable.

Notices will be provided to the household in their primary language. All notices will

inform the household of their right to request a reasonable accommodation.

Referrals to Comparable Housing

It is expected that most households will move directly into a new Alice Griffith

Replacement Housing unit. Where necessary to serve the options elected by the



household, SFHA will provide referrals to replacement housing for units that participate

in the Section 8 program or market rate housing. DRV property management staff will

work directly with households that elect to move to a DRV developed replacement

housing unit. Written notice of availability of directions for application to the DRV

housing will help serve as the requirement for referrals to replacement housing.

Should it be needed, SFHA will provide transportation services to the households to

view potential replacement sites and meet with landlords. SFHA will also provide

residents assistance to be placed on waiting lists for chosen properties and assist them

with the application process.

Moving Services and Other Vendors

SFHA will meet with each household to explain their moving assistance options,

including the ability to schedule a professional mover to move them to replacement

housing or claim a fixed move payment. SFHA will be responsible for developing an on-

call list for moving contractors to assist the residents and will provide payment for their

services directly to the vendor.

Other vendors that may be needed, including debris hauling services or runners for

senior and disabled households, will be handled on a case by case basis by SFHA as

the need is identified.

Relocation Fair

SFHA may at a future date organize a relocation fair where the residents can meet the

relocation staff, vendors, and other parties that will help implement this relocation plan.

Spring Cleaning

Leading up to all relocation phases, SFHA will make debris boxes and labor available to

the residents to assist them in disposing of unwanted items as they prepare for their

moves.



J. CITIZEN PARTICIPATION/PLAN REVIEW

This plan was discussed with the AGTA, PHTA (the City wide public housing

leadership), and relocation work group during a public meeting on October 30, 2014.

The relocation program including this plan was reviewed along with the Alice Griffith

Replacement Housing design at an Alice Griffith community meeting on November 3,

2014 prior to the release of the Public Draft. Additional presentations to the work group

and Board regarding the relocation program and Plan occurred during the 30-day

review and comment period for the Plan.

This Plan was made available to each household and non-residential occupant for a 30-

day review period and their written comments will be requested. Households received

three separate notices of the plan availability and a summary of the plan. Non-Alice

Griffith residents, including public agencies, advocacy groups and other interested

parties, are also invited to provide written comments to the plan. The comment period

was open between November 10, 2014 and December 9, 2014

Written and verbal comments received are included in Appendix J of this final

Relocation Plan. Written comments were requested to mailed, faxed, or emailed to:

Chad Wakefield

Project Manager

Overland, Pacific and Cutler

7901 Oakport Street, Suite 4800

Oakland, CA 94621

Email: [email protected]

Fax: (562) 304-2020

The Plan was made be available at the Alice Griffith Opportunity Center, Alice Griffith

Property Management Office, and on-line at www.sfha.org, and www.sf-moh.gov. This

final relocation plan will also be posted on those websites.

This Plan was approved by the Board on December 18, 2014.

mailto:[email protected]

http://www.sfha.org/

http://www.sf-moh.gov/



K. RELOCATION BENEFIT CATEGORIES

Eligible households that will permanently relocate will be offered a comprehensive

permanent relocation package. All eligible households will receive relocation advisory

services, including referrals to available comparable, decent, safe and sanitary

replacement housing, noticing and personal assistance with their relocation. As part of

their agreements for the CP-HPS2 project, Lennar will pay the relocation cost of the

project.

Residential Moving Assistance

All eligible households will receive moving assistance to relocate their personal property

to replacement housing. Residents will have the option to have a moving company

move them with the cost of the move being paid for by SFHA, or they may choose to

receive a fixed move payment to conduct a self-move and to be provided to them based

on the current number of moveable rooms in their Alice Griffith unit in accordance with

the current federal fixed move payment schedule. The current federal fixed move

payment schedule for the state of California is presented in table 14 below. SFHA will

hire a moving contractor directly or develop an on-call list of pre-approved contractors

for those wanting to choose an actual move payment.

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Table 14: Federal Fixed Move Payment Schedule

# of Moveable

Rooms

Typical Unit Size

Equivalent Payment Amount

1 Room SRO $685

2 Rooms Studio $880

3 Rooms 1 BR $1,100

4 Rooms 2 BR $1,295

5 Rooms 3 BR $1,570

6 Rooms 4 BR $1,815

7 Rooms 5 BR $2,090

8 Rooms 6 BR $2,365

Additional Room 6+ BR $250

Housing Assistance

In cases where a resident conducts their own move and accepts the fixed move

payment (FMP), they would not receive moving compensation for costs such as labor,

boxes and other packing materials, utility transfers, or other cost related to the physical

move of their home, because the intent of the FMP is to provide funds to the household

to pay for all costs associated with the move.

In cases where a household moves into a replacement unit developed by DRV, the

household is expected to be able to lease a unit with a rent at no greater than 30% of

their income. Eligible households will occupy a unit that receives a project-based rental

subsidy from the RAD or PBS8 program to cover the difference between their TTP and

the contract rent at their replacement unit.



Should a person be eligible to receive a Section 8 Housing Choice Voucher (HCV) and

elect to utilize the HCV and permanently relocate to a unit not developed by DRV, the

household may also be eligible to receive a rent differential payment.

Should a household permanently relocate to a unit not developed by DRV and not be

eligible to receive a HCV, the household will be eligible to receive a rent differential

payment as further explained below.

In either case, where applicable, the rental differential payment will be based on the

monthly differential between the rent for a comparable replacement housing unit and the

lesser of 30% of their income (ability to pay) or their displacement rent and utilities’

costs at Alice Griffith. This monthly differential will be multiplied by 42 months to derive

their maximum eligible replacement housing benefit. The actual rent differential

payment the eligible household would receive would be based on the differential

between the actual contract rent and utilities costs at the replacement unit and the

lesser of 30% of their income (ability to pay) or their displacement rent and utilities’

costs. A calculation of the replacement housing payment is provided below in Table 15.

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Table 15: Example Computation of Rent Differential Payment *

1. Rent of Displacement

Unit

$800 Displacement Rent plus Utility Costs

or

2. Ability to Pay $750 30% of the Gross Household Income

3. Lesser of lines 1 or 2 $750

Subtracted From:

4. Actual New Rent $950 Actual New Rent including Utility Allowance

or

5. Comparable Rent $1,000 Determined by Agency; includes Utility

Allowance

6. Lesser of lines 4 or 5 $950

7. Yields Monthly Need: $200 Subtract line 3 from line 6

8. Rental Assistance $8,400 Multiply line 7 by 42 months

*Note: This is a sample case only and is not reflective of actual market

conditions. Please also further note that not all households will receive this type

of relocation assistance. The household should discuss their eligibility for this

type of relocation assistance prior to making any decisions regarding their

replacement options. This form of payment will be provided based on need.



Non-residential Occupant Moving Expense Payments

Relocation benefits will be provided to the non-residential occupants pursuant to

Federal and State relocation law. Eligible non-residential occupants may receive a

relocation payment to cover the reasonable cost of moving their personal property from

Alice Griffith to their replacement site.

There are two options:

(A) A payment for actual reasonable and necessary moving and related

expenses;

Or,

(B) A fixed payment in lieu not to exceed fourty thousand dollars ($40,000).

Payment for Actual Reasonable and Necessary Moving and Related Expenses

This payment may include the following:

a) Transportation of persons and property from the present location to the

replacement location (transportation costs are limited to a distance of 50

miles);

b) Packing, crating, uncrating, and unpacking personal property;

c) Disconnecting, dismantling, removing, reassembling, and installing

relocated and substitute machinery, equipment and other personal

property. This includes connection to utilities available nearby, and

modifications necessary to adapt such property to the replacement

structure, or to the utilities, or to adapt the utilities to the personal property;

d) Storage of personal property generally for up to twelve (12) months, at the

Agency’s discretion;

e) Insurance of personal property while in storage or transit and, the

replacement value of property lost, stolen, or damaged (though not

through the fault or negligence of the displaced person) in the process of

moving;



f) Subject to certain limitations, any license, permit or certification required

by the displaced business, to the extent that the cost is necessary for

reestablishment at the replacement location;

g) Subject to certain limitations, reasonable and pre-authorized professional

services, including architects', attorneys', engineers' fees and consultants'

charges, necessary for: (1) planning the move of the personal property; (2)

moving the personal property; or, (3) installing the relocated personal

property at the replacement location;

h) Subject to certain limitations, the purchase and installation of substitute

personal property limited to the lesser of: (1) the estimated cost to move

the item to the replacement location; or, (2) the replacement cost, less any

proceeds from its sale;

i) Subject to certain limitations, modifying the machinery, equipment or other

personal property to adapt it to the replacement location or to utilities

available at the replacement location or modifying the power supply.

j) Actual direct losses of tangible personal property resulting from moving, or

discontinuing a business or non-profit organization, not-to-exceed the

lesser of:

k) The fair market value of the tangible, personal property for continued use

at its location prior to displacement; or,

An amount equal to the reasonable expenses that would have been

required to relocate the property, as determined by the Related, subject to

certain limitations;

l) Actual, and reasonable expenses incurred in searching for a replacement

business location, not-to-exceed $2,500.

m) Actual, and reasonable expenses necessary to reestablish a displaced

small business at its new location, not-to-exceed $25,000. Examples of

expenses that may be considered for reimbursement include advertising,

redecoration and certain increased costs of operation at the new location.



Fixed Payment In Lieu of a Payment for Actual Reasonable Moving and Related

Expenses

The amount of this payment shall be based on the average, annual net earnings of the

business. The payment to an eligible business may neither be less than $1,000, nor

more than $40,000. To qualify for this payment a displaced business:

A) Cannot be a part of a commercial enterprise having at least three (3) other

establishments which are not being displaced by Related as part of this

Project, and which is under the same ownership and engaged in the

same, or similar business activities;

B) Must not be able to relocate without substantial loss of patronage; and,

C) Must have contributed at least 33% of the owner's total gross income

during each of the two (2) taxable years prior to displacement, or meet

specific earnings criteria.

L. PAYMENT OF RELOCATION BENEFITS

Should there be relocation benefit payments payable directly to the household or

business owner, the payment will be made expeditiously. Households must secure and

occupy decent, safe and sanitary replacement housing within 12 months after they

vacate Alice Griffith. All displacees must submit claims and supporting documentation

for relocation benefits to SFHA no later than 18 months after the date the Project site in

order to remain eligible for payment.

The procedure for the preparation and filing of claims and the processing and delivery of

payments will be as follows:

1. Claimant(s) will provide all necessary documentation to substantiate eligibility for

assistance;

2. SFHA will review all necessary documentation before reaching a determination

as to which expenses are eligible for compensation;

3. Required claim forms will be prepared by SFHA and be presented to the claimant

for their review and signature. Signed claims and supporting documentation will

be returned to relocation staff and for processing of payment;

4. SFHA will review and approve claims for payment or request additional

information;



5. SFHA will issue benefit checks to claimants in the most secure, expeditious

manner possible;

6. Receipts of payment and all claim material will be maintained in the relocation

case file;

7. In cases where the displacee disputes the amount of payment that they are

awarded in the claim, they may make a written appeal in accordance with the

appeals process defined in Section O of this plan. Further details regarding the

appeals process and a sample appeals request form is provided in Appendix H of

this plan.

M. IMMIGRATION STATUS

Federal legislation (PL105-117) prohibits the payment of relocation assistance benefits

under the URA to any alien not lawfully present in the United States unless such

ineligibility would result in an exceptional and extremely unusual hardship to the alien’s

spouse, parent, or child any of whom is a citizen or an alien admitted for permanent

residence. Exceptional and extremely unusual hardship is defined as significant and

demonstrable adverse impact on the health or safety, continued existence of the family

unit, and any other impact determined by the SFHA to negatively affect the alien’s

spouse, parent or child.

In order to track and account for relocation assistance and benefit payments, the SFHA

will be required to seek immigration status information from each displacee 18 years of

age or older by having them self-certify as to their legal status. Each household will be

required to sign a certificate of lawful presence prior to any direct payment of relocation

payments. Any residents not lawfully present in the United States that are paid

relocation assistance will not be paid with any source of federal funds.

Pursuant to the Public Law 105-117, in order to be eligible to receive non-residential

relocation benefits in federally-funded projects, in the case of an unincorporated

business, each owner must be either a citizen or national of the United States, or an

alien who is lawfully present in the United States. The owner of a sole proprietorship

and all owners of a partnership must provide information regarding their lawful presence

in the United States, and a for-profit or a non-profit corporation must certify that it is

authorized to conduct business within the United States.



Owners of sole proprietorships or partnerships, who are not lawfully present in the

United States, or who decline to provide this information, are not eligible for relocation

assistance, unless such ineligibility would result in an exceptional and extremely

unusual hardship to the alien’s spouse, parent, or child, any of whom is a citizen or an

alien admitted for permanent residence. Exceptional and extremely unusual hardship is

defined as significant and demonstrable adverse impact on the health or safety,

continued existence of the family unit, and any other impact determined by the

Displacing Agency to negatively affect the alien’s spouse, parent or child. Relocation

benefits will be prorated to reflect the number of owners with certified lawful presence in

the United States.

In order to track and account for relocation assistance and benefit payments, Developer

staff will be required to seek immigration status information from each sole proprietor

and/or partner having them self-certify as to their legal status.

SFHA will pay relocation assistance with a non-federal source to persons not lawfully

present in the United States.

N. EVICTION POLICY

SFHA recognizes that eviction is permissible only as a last resort and that relocation

records must be documented to reflect the specific circumstances surrounding any

eviction. Eviction will only take place in cases of nonpayment of rent; a serious violation

of the rental agreement; a dangerous or illegal act in the unit; violation of federal, state,

or local laws; or, if the household refuses all reasonable offers to move.

O. APPEALS POLICY

The appeals policy and grievance procedures will follow the standards described in the

URA as implemented by the San Francisco Rent Stabilization Board. Briefly stated, a

displaced household will have the right to ask for review when there is a perceived

grievance regarding any of its (the household’s) rights to relocation and relocation

assistance, including the determination as to eligibility, the amount of payment, or the

failure to provide a comparable replacement housing referral. Appendix H provides a full

description of the appeals process.



Should the appellant and SFHA not be able to resolve the appeal, the appellant may

forward their appeal to the SFHA Commission. Households also have the right in

accordance with the Ordinance to the San Francisco Rent Stabilization Board.

P. PROJECTED RELOCATION SCHEDULE AND PHASING PLAN

The general relocation planning and implementation schedule is shown below. The

relocation schedule is subject to change and will be updated in future updates to this

plan.

Preliminary Relocation Schedule

Relocation Plan Development: March – October 2014

Plan Public Comment Period: November 10 – December 9, 2014

Board Adoption Hearing: December 18, 2014

Relocation Status Update Meetings With Tenants: Periodically 2014-2017

Permanent Relocations: As early as September 2015 – December 2017

The households at Alice Griffith will be relocated in phases once the replacement

housing is available. Phasing will occur in the order the buildings are scheduled for

demolition. Demolition phasing maps for the project are provided in Appendix G of this

plan.

The relocation schedule will be developed in greater detail by the SFHA once more

detailed project schedules are available for the completion of the replacement housing

and the demolition of the Alice Griffith units. This Plan will be updated with a more

detailed relocation phasing schedule at a later date.

Q. ESTIMATED RELOCATION COSTS

The estimated relocation budget provided below is based on the best current available

data related to the overall project schedule, potential number of permanent relocations,

and estimated vendor cost based on written quotes as of October 1, 2014.

The budget is considered conservative at this time and should remain as such until

certain factors are better understood and more easily controlled, including the number

of permanent relocations that may require the payment of a rent differential payment as

described in Section K.



The approval of this plan does not constitute the approval of the relocation budget for

the purposes of determining maximum levels of eligible compensation. These

maximums will be based on actual data at the time of the preparation of an NOE in

accordance with the URA. SFHA cannot offer lesser relocation payments than those

required by the URA, Guidelines or CRAL in order to conform to the parameters of the

preliminary budget that is included in an approved relocation plan.

This is an important Section of this relocation plan to be monitored and periodically

updated.

A 30% contingency has been used to mitigate against potential cost increases,

including the provision of services not yet considered in the plan, permanent relocations

that require rent differential payments, moving cost increases based on formal bids and

ultimate vendor contract, and other unforeseen factors that could increase the cost of

implementing this plan. A 30% contingency is used because there is a lengthy time

horizon between its approval and actual implementation.

As the project variables become more reliable, updates to this budget will be prepared.

Table 16 below provides the preliminary proforma cost estimate for the Project. As

stated this cost estimate is subject to change as the project details are solidified in

greater detail.

Table 16: Proforma Relocation Budget

Cost Estimate Line Item

Estimated

Cost

Advisory and Counseling Services Estimate $545,000

Residential Moving Cost Estimate $948,930

RAD Residential Dislocation Payments $21,800

Non-residential Relocation Cost $120,000

Other Relocation Cost $765,200

Sub-Total Estimated Relocation Cost $2,400,930

Contingency (30%) $720,279

Total Relocation Cost Estimate $3,121,209



LIST OF APPENDICIES:

A. RELOCATION TERMS GLOSSARY .................................................................. 54

B. CURRENT FREQUENTLY ASKED QUESTIONS LIST ..................................... 60

C. MEETING AGENDA AND RESIDENT OUTREACH FLYERS .......................... 69

D. RELOCATION INTERVIEW PROCESS DOCUMENTS ..................................... 84

E. RELOCATION FORMS ....................................................................................... 94

F. APPLICABLE RELOCATION REGUALTIONS ................................................ 119

G. PROJECT GRAPHICS ..................................................................................... 133

H. RELOCATION APPEAL / GRIEVANCE PROCEDURES ................................. 141

I. EXHIBITS (ABRIDGED) TO THE RELOCATION PLAN .................................. 149

J. WRITTEN COMMENTS TO THE RELOCATION PLAN ................................... 151



A. RELOCATION TERMS GLOSSARY



GLOSSARY OF RELOCATION TERMS

90-Day Notice This is a notice that may be given to a person who will be required to

move a residence, business or personal property as a result of the agency's project. It

informs the person that he or she must move the residence, business or personal

property 90 days from the date of the notice. This notice can only be given after a

relocation plan is approved and a Notice of Eligibility or other form of eligibility notice for

relocation benefits has been given to the displaced person(s).

30-Day Notice This is a notice that may be given to a person who will be required to move a residence, business or personal property as a result of the agency's project. It informs the person that he or she must move the residence, business or personal property 30 days from the date of the notice. This notice can only be given after a 90-day notice is given to the displaced person(s).

Comparable Replacement Dwelling The term comparable replacement dwelling

means a dwelling which is:

(i) Decent, safe and sanitary;

(ii) Functionally equivalent to the displacement dwelling. The term functionally

equivalent means that it performs the same function, and provides the same utility.

While a comparable replacement dwelling need not possess every feature of the

displacement dwelling, the principal features must be present. Generally, functional

equivalency is an objective standard, reflecting the range of purposes for which the

various physical features of a dwelling may be used. However, in determining whether a

replacement dwelling is functionally equivalent to the displacement dwelling, the Agency

may consider reasonable trade-offs for specific features when the replacement unit is

equal to or better than the displacement dwelling;

(iii) Adequate in size to accommodate the occupants;

(iv) In an area not subject to unreasonable adverse environmental conditions;

(v) In a location generally not less desirable than the location of the displaced person’s

dwelling with respect to public utilities and commercial and public facilities, and

reasonably accessible to the person’s place of employment;

(vi) On a site that is typical in size for residential development with normal site

improvements, including customary landscaping. The site need not include

special improvements such as outbuildings;

(vii) Currently available to the displaced person on the private market; and

(viii) Within the financial means of the displaced person: A replacement dwelling rented

by an eligible displaced person is considered to be within his or her financial means if,

after receiving rental assistance under this part, the person’s



monthly rent and estimated average monthly utility costs for the replacement dwelling

do not exceed the person’s base monthly rental for the displacement dwelling; For a

displaced person who is not eligible to receive a replacement housing payment because

of the person’s failure to meet length-of occupancy of occupancy requirements,

comparable replacement rental housing is considered to be within the person’s financial

means if an Agency pays that portion of the monthly housing costs of a replacement

dwelling which exceeds the person’s base monthly rent for the displacement dwelling.

Such rental assistance must be paid under Replacement housing of last resort.

(ix) For a person receiving government housing assistance before displacement, a

dwelling that may reflect similar government housing assistance. In such cases any

requirements of the government housing assistance program relating to the size of the

replacement dwelling shall apply.

Decent, Safe, and Sanitary Dwelling The term decent, safe, and sanitary dwelling

means a dwelling which meets local housing and occupancy codes. However, any of

the following standards which are not met by the local code shall apply unless waived

for good cause by the Federal Agency funding the project. The dwelling shall:

(i) Be structurally sound, weather tight, and in good repair;

(ii) Contain a safe electrical wiring system adequate for lighting and other devices;

(iii) Contain a heating system capable of sustaining a healthful temperature (of

approximately 70 degrees) for a displaced person, except in those areas where local

climatic conditions do not require such a system;

(iv) Be adequate in size with respect to the number of rooms and area of living space

needed to accommodate the displaced person. The number of persons occupying each

habitable room used for sleeping purposes shall not exceed that permitted by local

housing codes or, in the absence of local codes, the policies of the displacing Agency.

In addition, the displacing Agency shall follow the requirements for separate bedrooms

for children of the opposite

gender included in local housing codes or in the absence of local codes, the policies of

such Agencies;

(v) There shall be a separate, well lighted and ventilated bathroom that provides privacy

to the user and contains a sink, bathtub or shower stall, and a toilet, all in good working

order and properly connected to appropriate sources of water and to a sewage drainage

system. In the case of a housekeeping dwelling, there shall be a kitchen area that

contains a fully usable sink, properly connected to potable hot and cold water and to a

sewage drainage system, and adequate space and utility service connections for a

stove and refrigerator;



(vi) Contains unobstructed egress to safe, open space at ground level; and

(vii) For a displaced person with a disability, be free of any barriers which would

preclude reasonable ingress, egress, or use of the dwelling by such displaced person.

Displacement The act of requiring a displaced person to move permanently from the

dwelling in which they occupy for a federally or State funded or sponsored project.

Displacement Dwelling The term displacement dwelling means the dwelling unit in the

real property that the displaced person moves from or moves his or her personal

property from the real property.

Displacing Agency The term displacing Agency means any Federal Agency carrying

out a program or project, and any State, State Agency, or person carrying out a

program or project with Federal financial assistance, which causes a person to be a

displaced person.

Displaced Person (i) General the term displaced person means any person who

moves from the real property or moves his or her personal property from the real

property. This includes a person who occupies the real property prior to its acquisition,

but who does not meet the length of occupancy requirements. (A) As a direct result of a

written notice of intent to acquire, the initiation of negotiations for, or the acquisition of,

such real property in whole or in part for a project; (B) As a direct result of rehabilitation

or demolition for a project. (ii) Persons not displaced. The following is a nonexclusive

listing of persons who do not qualify as displaced persons under this part: (A) A person

who moves before the initiation of negotiations, unless the Agency determines that the

person was displaced as a direct result of the program or project; (B) A person who

initially enters into occupancy of the property after the date of its acquisition for the

project; (C) A person who has occupied the property for the purpose of obtaining

assistance under the Uniform Act; (D) A person who is not required to relocate

permanently as a direct result of a project. Such determination shall be made by the

Agency in accordance with any guidelines established by the Federal Agency funding

the project, or as a result of the rehabilitation or demolition of the real property.

(However, the displacement of a tenant as a direct result of any acquisition,

rehabilitation or demolition for a Federal or federally assisted project is subject to this

part.); (E) A person who, after receiving a notice of relocation eligibility, is notified in

writing that he or she will not be displaced for a project. Such written notification shall

not be issued unless the person has not moved and the Agency agrees to reimburse



the person for any expenses incurred to satisfy any binding contractual relocation

obligations entered into after the effective date of the notice of relocation eligibility.

Fixed Residential Moving Cost Schedule This schedule is used to calculate the amount of reimbursement that displaced persons may be eligible to receive if they decide to move their own personal property. The Federal Highways Administration periodically updates and distributes this schedule. A copy can be found on our web site at: http://www.fhwa.dot.gov/realestate/index.htm In the section Relocation Assistance. Payment per this schedule is also known as a fixed move payment.

Good Standing means that a household is the lawful tenant of the unit and the

household must not have been evicted or be in the process of an eviction to maintain

their eligibility.

Household means one or more persons occupying a housing unit.

Low-income Families means families whose annual incomes do not exceed 80

percent of the median income for the area, as determined by HUD with adjustments for

smaller and larger families, except that HUD may establish income ceilings higher or

lower than 80 percent of the median for the area on the basis of HUD findings that such

variations are necessary because of prevailing levels of construction costs or fair market

rents, or unusually high or low family incomes.

Memorandum of Understanding (MOU) The term Memorandum of Understanding is

used to describe the document that explains the temporary relocation benefits to be

provided to an occupant of residential dwelling unit that is required to move from the unit

temporarily. The MOU must be provided the occupant for their review and signature

prior to the expected move date.

Notice of Eligibility (NOE) The term Notice of Eligibility, also referred to as an NOE, is

the written description of the type of permanent relocation benefits and the monetary

amount(s) of those benefits a displaced person is eligible to receive under the

appropriate relocation statutes or laws for example the URA. This can be given prior to

the approval of the relocation plan as deemed appropriate by the displacing agency.

Relocation The act of moving permanently or temporarily from a dwelling unit as a

result of a federally or State funded or sponsored project where the URA or other

relocation statutes or laws are triggered.

http://www.fhwa.dot.gov/realestate/index.htmi



Rent Differential Payment Amount of assistance paid to a displaced person, who is a

renter, to compensate for the difference between the monthly rent and utility payment

that they will pay at the replacement dwelling unit and what was paid for rent and

utilities at the displacement dwelling. This difference is calculated over a 42 month

period. If Tenant-based Rental Assistance such as Section 8 Housing Choice Voucher

is available to the displaced person that amount of assistance will offset a portion of the

difference and any un-met portion of the difference is eligible to paid for with a rent

differential payment. The payment must be claimed within 18 months after the displaced

person moves from the displacement dwelling. Also referred to as a Rental Assistance

Payment (RAP) or Replacement Housing Payment (RHP).

Replacement Dwelling A replacement dwelling is the unit the displaced person elects

to move to from the displacement dwelling. A displaced person must locate and move

into a replacement dwelling within 12 months of the date they vacate the displacement

dwelling to claim a RAP.

Tenant-based Rental Assistance is a form of rental assistance in which the assisted

tenant may move from a dwelling unit with a right to continued assistance. Tenant-

based rental assistance under this part also includes security deposits for rental of

dwelling units. A common form of Tenant Based Rental Assistance is a Section 8

Housing Choice Voucher.

Uniform Act Relocation (URA) The term Uniform Act means the Uniform Relocation

Assistance and Real Property Acquisition Policies Act of 1970 (Pub. L. 91–646, 84 Stat.

1894; 42 U.S.C. 4601 et seq.), and amendments thereto. Also known as the URA.



B. CURRENT FREQUENTLY ASKED QUESTIONS LIST



ALICE GRIFFITH

REDEVELOPMENT PROJECT

FREQUENTLY ASKED QUESTIONS

UPDATED MAY 6, 2014

1. What is going to happen to Alice Griffith?

Alice Griffith is part of the Hunters Point Shipyard/Candlestick Point Redevelopment

Project in the Bayview/Hunters Point area of San Francisco. There are 256

apartment units presently operated under HUD’s Public Housing Program by the

San Francisco Housing Authority (SFHA). New units will be built to replace all 256

public housing units and an additional 248 affordable units will also be built onsite for

a total of 504 units. These 504 Alice Griffith Replacement Units will be developed by

McCormack Baron Salazar (DRV). Lennar Urban is the Master Developer of the

broader Hunters Point Shipyard / Candlestick Point project and is responsible for the

infrastructure, such as streets and utilities, of the new Alice Griffith housing.

2. Is there any other housing associated with Alice Griffith?

Yes. DRV is presently developing 120 new affordable housing units for seniors in

the neighborhood on Carroll Avenue and Third Street. If they so choose, Alice

Griffith seniors will have first priority to inhabit this new senior housing. The senior

housing is expected to be ready for occupancy the later part of 2015.

After completion of the 504 units, Lennar Urban will also facilitate the development

of an additional 622 units next to the new Alice Griffith units. Those 622 units will

include 310 market rate units, 281 workforce units, and 31 affordable housing units.

3. Once you start construction at Alice Griffith will you build all the projected

units (public housing and affordable) at once?

The development will be built in phases. Each phase will include both public

housing and affordable units integrated throughout the development.



Construction for the first two phases of new multi-family housing for Alice Griffith

residents will start in the beginning of 2015 and be completed within 18-24 months

after construction starts. After Alice Griffith residents vacate their current units to

move into the newly constructed public housing units, Lennar Urban will facilitate the

demolition of the vacated Alice Griffith buildings.

4. How will bedroom sizes be determined in the new community?

The square footage of the bedrooms will be determined through the design process

for the new community including requirements under the City’s building code. The

occupancy standard for those units will be determined by the standards for the

applicable rental assistance program.

5. How long will the new development remain affordable?

The housing will be required to remain as affordable housing by a covenant

restriction for at least 55 years.

6. Will my household be required to leave the Alice Griffith community?

No. The plan is to open the new housing for occupancy prior to demolition of the

existing housing, so that current residents will be able to move directly into new

affordable housing. The senior housing will be ready for occupancy first, and future

projects will create new housing for families, so that households will ultimately have

the opportunity to remain a part of the Alice Griffith community.

7. Will my household be required to move to the new Alice Griffith Replacement

Units?

No. Households will be able to choose whether they want to move to the new

housing or seek comparable, decent, safe and sanitary housing elsewhere with

assistance from the relocation program.



8. What relocation assistance will be provided to my household to move to the

new housing developed in Bayview/Hunters Point?

Households that elect to move to the new housing will be provided moving

assistance in accordance with the Uniform Relocation Act (URA) and the State of

California Relocation Assistance Guidelines (Guidelines), and reimbursement for

out-of-pocket expenses associated with the move.

9. What relocation assistance will be available to me if I choose to move to other

housing?

If you choose to move to other housing you will receive relocation assistance in

accordance with the URA and the Guidelines. The San Francisco Housing Authority

will verify eligibility for all relocation assistance. Assistance will include moving

assistance, relocation advisory assistance and other relocation benefits required to

meet the household’s needs.

10. Will there be cash assistance provided for moving?

Residents will be provided the opportunity to do a self-move in which they will

receive a payment that covers the reasonable cost of their move.

11. How will I be notified of what relocation assistance I will be eligible to

receive?

Your household will receive a Notice of Eligibility (NOE). The NOE will inform you of

your eligibility for relocation assistance. Your relocation benefit options will be

explained in the NOE. Please note that you should not move anywhere until you

receive a NOE. Should you move prior to receiving the NOE you may forfeit

your rights to receiving relocation assistance.

12. Have any notices been sent to residents to discuss their relocation rights?

A General Information Notice (GIN) was served to all original tenants on October 15,

2010 by SFHA. Future notifications will be included a relocation assistance

Informational Brochure, Notice of Eligibility and a Notice to Vacate. These notices



will be provided by SFHA. Residents will also be personally advised by SFHA of

their relocation rights and the benefits available to them.

13. When will I have to move?

You will not be required to move until you receive a 90 Day Notice to Vacate.

Because of the phased nature of the future demolition, your receipt of this notice

may be two years or more in the future.

14. Who will pay for my relocation expenses?

Relocation expenses will be paid for by the project’s public partners or development

team. Reasonable, pre-approved advanced payments will be advanced to you if

possible or will otherwise be reimbursed to you. You should not incur any out of

pocket costs until first communicating your needs with a project representative.

Please do not spend your own funds pre-maturely as you may not be reimbursed for

some cost.

15. What relocation assistance is available to residents who voluntarily moved

after they received the General Information Notice (GIN)?

Residents, who voluntarily moved after the receipt of the GIN and prior to receiving a

Notice of Eligibility (NOE), are not eligible to receive relocation assistance. Former

residents that have already moved who feel they are eligible to receive relocation

assistance may request a review of their case to SFHA.

16. What relocation assistance is available to residents who moved to Alice

Griffith after the GIN was provided?

Residents who moved in since the GIN was served and did not sign a move in notice

with their lease (informing them that the property is planned for redevelopment, they

may be required to permanently relocate and that they would not receive relocation

assistance) may be eligible to receive relocation assistance. Relocation assistance

provided to these residents will be the same as what is offered to all Alice Griffith

residents who maintain their tenancy in good standing.



17. What is the process for writing the relocation plan and getting it approved?

The content of the relocation plan is outlined by the URA and is enhanced by

information gathered from individual interviews with persons who may be impacted

by the project, and input from other project stake holders including the Relocation

Committee. Once the plan is ready for a community review it will be made available

to the residents of the Alice Griffith Community and other stakeholders for a period

of 30 days to review and provide written comments. At the close of the 30 day

review and comment period all written comments received will be reviewed,

responded to and included in the Final Draft Relocation Plan to be submitted for

approval by the appropriate legislative body. Residents will be notified in writing

when the relocation plan is ready for review, instructions for how to provide their

written comments to OPC and when hearings will be held to approve the plan.

18. Is there a separate relocation plan for families and seniors?

There will be one relocation plan for the Alice Griffith redevelopment. The

relocation plan will consider the unique needs of seniors and families.

19. How will the relocation committee be formed? Who will be a part of the

relocation committee?

Volunteers and appointed members from the Alice Griffith Community will form the

relocation committee. This committee will be supported by the team responsible for

developing the relocation plan including SFHA, Mayor’s Office of Housing and

Community Development, Urban Strategies, OPC and DRV. Relocation committee

meetings will be held every 2nd and 4th Wednesday from 2-3:30 starting May 14,

2014. Residents are welcome to attend and participate in these meetings. Residents

should contact Toni Autry, HOPE SF Project Manager at (415) 715-3215 if they have

questions.

20. Who is qualified to move the new development?

All current residents at Alice Griffith who are in good standing will be qualified to

move to the new development. Residents who have already vacated the property or

have been evicted are not qualified to live at the new development.



21. What’s the definition “Good Standing” with SFHA?

A household is considered in “good standing” as long as the household is not in the

process of eviction which begins with a Summons and Complaint served on the

tenant and filed with the Superior Court and has not been evicted from the San

Francisco Housing Authority. Being in compliance with your lease (i.e. paying rent

on time) is strongly encouraged to maintain “good standing” status.

22. What relocation assistance is available to residents who have been evicted?

Residents who have been evicted are not eligible to receive relocation assistance.

Former residents that have been evicted who feel they are eligible to receive

relocation assistance may request a review of their case to SFHA. Residents may

contact Ombudsman, Linda Martin at (415)715-3951.

23. Will residents who are in the process of eviction be able to return the

redeveloped community?

Residents who are lawfully evicted will not be eligible to move to the new community

and will not be eligible for relocation assistance.

24. What happens if the resident is currently on a repayment plan?

A resident under a Housing Retention Agreement (also referred to as a Repayment

Agreement or Repayment Plan) should continue to make payments as agreed

under the terms of the Agreement.

25. Will the households that move offsite receive something in writing to prove

they have a right to return?

Households that voluntarily elect to move to other housing (a unit not in the new

development built by DRV) for any reason will forfeit their right to return/move to a

new project unit. If a resident decides to later apply for a unit in the new project, they

will need to apply and be approved to move into the unit and where applicable may

need to be placed on a waitlist.



26. Will there be a list of priorities for residents’ right to return? What will be the

process for the order in which residents will be brought back?

A list of priorities and the process for relocation will be outlined in the approved

relocation plan.

27. Who will residents contact for opportunities for employment onsite?

Residents may contact Urban Strategies Staff at the Alice Griffith Opportunities

Center, 2525 Griffith St, San Francisco, CA. Urban Strategies will inform residents

interested in employment about the appropriate organization(s) to apply to for

employment.

28. What are funding sources of the new Alice Griffith housing?

The Alice Griffith Replacement Units are financed by private debt, equity from the

syndication of Low Income Housing Tax Credits, the United States Department of

Housing and Urban Development Choice Neighborhoods Initiative, funds from

Lennar Urban, and the City of San Francisco Office of Community Investment and

Infrastructure. The 256 replacement units will receive long-term rental assistance

for the tenants through HUD’s Rental Assistance Demonstration Program.

29. Will vouchers be available for families that don’t qualify for the new

housing?

Households that do not qualify to move into the new housing would be those that

have been lawfully evicted or are facing eviction. Residents who have been evicted

from San Francisco Housing Authority are eligible to apply for a Section 8 Voucher

but will be subject to being placed on the waitlist.

30. Will vouchers be available to families that do not want to move into the

redeveloped units?

If available, a Voucher may be issued to households that meet the eligibility

requirements for Section 8 rental assistance including those who may move to an

unassisted unit.



31. How will the RAD conversion effect this development?

The RAD program will provide long-term rental assistance to the residents similar to

the Public Housing Program and the Section 8 program. There will be separate

meetings to review and discuss the RAD program.

32. Who should be contacted for more information?

Please contact Toni Autry, HOPE SF Project Manager, at (415)715-3215 for more

information.



C. MEETING AGENDA AND RESIDENT OUTREACH FLYERS



ALICE GRIFFITH

RELOCATION WORK GROUP MEETING

AGENDA

APRIL 17, 2014

2 – 4 PM ALICE GRIFFITH OPPORTUNITY CENTER

1. Review relocation planning timeline

2. Review results of relocation committee volunteers

3. Discuss logistics of forming relocation committee, other stake holders needed,

utilization of committee and frequency of meetings

4. Discuss timing of distribution of FAQs to residents, method of delivery and

responsible party

5. Topics to discuss, date and time for next meeting

6. Parking lot items

7. Adjourn



ALICE GRIFFITH RDEVELOPMENT

RELOCATION COMMITTEE/WORKING GROUP

MEETING No. 2

Date: May 14, 2014 2 PM

Location: Alice Griffith Opportunity Center

Meeting Agenda

1. Brief recap of 4/17/14

2. Nominations of Committee members and positions

3. Review of relocation timeline prepared by OPC

4. Review of draft relocation outline prepared by OPC

5. Topics for next meeting

6. Closing comments or concerns

7. Next meeting scheduled for May 28, 2014 at 2 pm





MEETING No. 3

Date: May 28, 2014 2 PM to 3:30 pm

Location: Alice Griffith Opportunity Center, 2525 Griffith Street, San Francisco, CA

94124

Remote Call in Information: (866) 939-8416, Participant Code 9228372#

Pre-meeting Contact: Chad Wakefield, OPC (510) 760-6071 or

[email protected]

Meeting Agenda

1) Re-introductions of standing members and introduction of new members: 2-2:10

pm

2) Business from last meeting to discuss: 2:10-2:20 pm

3) Relocation plan interview process overview : 2:20-2:40 pm

4) Review of draft relocation outline : 2:40-3:00 pm

5) Parking lot: 3:10-3:20 pm

6) Topics for next meeting: 3-3:10 pm

7) Closing comments/concerns and adjourn: 3:20-3:30 pm

Next meeting scheduled for June 11, 2014 at 2 pm

Hand Outs for Meeting:

Draft calendar

Draft interview request letter

Draft relocation plan outline






MEETING No. 4

Date: June 26, 2014 2 PM to 2:45 PM

Location: Alice Griffith Opportunity Center, 2525 Griffith Street, San Francisco,

CA 94124



[email protected]

Meeting Agenda

1) Quick introductions

2) 2 – 2:15 PM: Relocation committee/working group leadership. Who wants to

be in a leadership role? Positions proposed are Chair, Vice Chair and Secretary.

Requires active participation at each meeting as determined in Item 3.

3) 2:15-2:30 PM: Review and discussion on relocation plan interview request

letter and approach to engaging residents who may be unresponsive to

request.

4) 2:30-2:40 PM: Day, time and frequency of future meetings. Proposed for 1st

and 3rd Thursdays of the month from 2-2:45 with working group staff available

from 2:45 until 3.

5) 2:40-2:45 PM: Business for next meeting.

6) Next meeting scheduled: TBD based on outcome of this meeting.

RE-CAP OF LAST MEETING ON MAY 28, 2014:

OPC reviewed the general approach and process of the relocation plan

interviews.

OPC reviewed major topics for the relocation plan. First review of topics.

Future deliverables will include a refined outline.

Group discussed how relocation work group/committee leadership would be

formed. Some support for group nominating and voting on those nominations.

Positions include Chair, Vice Chair and Secretary. Group would be staffed by

OPC, SFHA and supported by Urban Strategies.

Next meeting was scheduled for June 12 at 2pm. Meeting needed to be

rescheduled.






MEETING No. 5

Date: July 17, 2014 2 PM to 2:45 PM

Location: Alice Griffith Opportunity Center, 2525 Griffith Street, San Francisco,

CA 94124



[email protected]

Meeting Agenda

1 Quick introductions

2 2 – 2:15 PM: Relocation committee/working group leadership. Who wants to

be in a leadership role? Positions proposed are Chair, Vice Chair and Secretary.

Requires active participation at each meeting as determined in Item 3.

VOLUNTEERS PLEASE!

3 2:15-2:30 PM: Review and discussion on relocation plan interview request

letter and approach to engaging residents who may be unresponsive to

request.

4 2:30-2:40 PM: Day, time and frequency of future meetings. Proposed for 1st

and 3rd Thursdays of the month from 2-2:45 with working group staff available

from 2:45 until 3. Does this work and will we get a reasonable level of

participation?

5 2:40-2:45 PM: Business for next meeting.

6 Next meeting scheduled: TBD based on outcome of this meeting.

RE-CAP OF LAST MEETING ON June 26, 2014:

Group reviewed draft letter and provided Chad in put on revisions. Letter has

been revised.

Group discussed some different approaches to the interview process.

Set next meeting for July 17 @2pm.






MEETING No. 6

Date: August 7, 2014 2 PM to 2:45 PM


94124



[email protected]

Meeting Agenda


2 Installation of Working Group Leadership

a. Chair: Maxine Paulson

b. Vice Chair: Iesha Matthews

c. Secretary: Yvonne Greene

3 Update on Relocation Interview Preparation Process

4 Update on Schedule to Commence Relocation Interviews

5 Community Concerns

6 Business for next meeting.

7 Next meeting scheduled: August, 21 2014 @ 2 pm at AG Opportunity Center

BRIEF RE-CAP OF LAST MEETING ON July 17, 2014:

Received volunteers for working group leadership.

Group reviewed and approved draft relocation interview invitation letter.

Group set meeting schedule to 1st and 3rd Thursday at 2pm.






MEETING NO. 7

Date: August 21, 2014 2 PM to 2:45 PM


94124



[email protected]

Meeting Agenda


2 Update on Relocation Interview Progress

3 Update on interview outreach/scheduling; any feedback on how this has been

received?


5 Review of revised relocation plan delivery timeline

6 Business for next meeting –

a. Chad to bring outline of baseline relocation plan for group to review and

bring comments back on for next meeting

7 Next meeting scheduled: Sept., 4 2014 @ 2 pm at AG Opportunity Center

BRIEF RE-CAP OF LAST MEETING ON AUGUST 7, 2014:

Provided re-cap of previous meetings for new attendees

Announced working group leadership

o Chair (s): Maxine Pauson and Ina Dials

o Vice Chair: Iesha Matthews

o Secretary: Yvonne Green

OPC provided overview of relocation planning and interview process,

explained roles of SFHA and OPC in relocation planning and implementation

process

Group discussed concerns and questions that they are aware of

Group discussed need to have Spanish translation of a monthly meeting

progress report and translators available at meetings.

Announced next meeting for 8/21/14 @ 2 pm






MEETING NO. 8

Date: September 11, 2014 2 PM to 2:45 PM [NOTE: This meeting is a reschedule of the

meeting planned for 9/4/14]


94124


Pre-meeting Contact: Raj Virk, OPC (510) 638-3081 or [email protected]

Meeting Agenda


2 Update on Relocation Interview Progress

3 Feedback on how the interview process has been received


5 Business for next meeting

a. Chad to bring outline of baseline relocation plan for group to review and

bring comments back on for next meeting

b. Anything else?

6 Next meeting scheduled: Sept., 18 2014 @ 2 pm at AG Opportunity Center

BRIEF RE-CAP OF LAST MEETING ON AUGUST 21, 2014:

Chad introduced his interview team to the committee consisting of Raj Virk

and Carlos Barrientos (fluent in Spanish). Additional staff that could be used

in process are John Morris (Spanish and Russian fluency), Carlos Herrera

(fluent in Spanish) and Chris Budwine (fluent in Chinese).

OPC provided updates on interviews completed.

Took comments regarding why certain questions are asked during relocation

interviews such as whether a household has a home based business.

OPC reviewed relocation plan preparation timeline and need to have all

interviews done by Oct 1.

Committee provided feedback that more information needs to be made

available pertaining to new housing features, rent structure and type of units

that will be available.

Took comments related to how utility allowances will work in new housing

Announced next meeting for 9/4/14 @ 2 pm, which needed to be moved to

9/11/14.






MEETING NO. 9

Date: September 18, 2014 2 PM to 2:45 PM


94124



[email protected]

Meeting Agenda

1. Quick Introductions

2. Update on Relocation Interview Progress

3. Feedback on how the interview process has been received

4. Community Concerns

5. Brief Review of Draft Relocation Plan

a. Questions & Answer From SFHA

b. Timeline is to Have Draft Plan By Oct 17; Public Comment Period

Expected to Start Nov and Then Final Plan to Board Jan 8

6. Business for next meeting

7. Next meeting scheduled: Oct. 2, 2014 @ 2 pm at AG Opportunity Center

BRIEF RE-CAP OF LAST MEETING ON SEPTEMBER 11, 2014:

Raj Virk and Carlos Barrientos provided group an update on the number of

interviews completed.

Raj Virk and Carlos Barrientos solicited feedback on interview process. A

concern was raised over whether door knocking raises risk of break-ins;

turnaround time of OPC calling residents back to schedule interviews.

Participants asked question new development including security measures,

and appliances.

Request for a later meeting time was requested.






MEETING NO. 10

Date: October 2, 2014 2 PM to 2:45 PM


94124



[email protected]

Meeting Agenda

1. Quick Introductions

2. Updates on Relocation Interview Progress

3. Review Data Collected Through Interview Process

4. Community Concerns

5. Discuss High Level Overview of Relocation Plan Content

6. Business for next meeting

7. Next meeting scheduled: Oct. 16, 2014 @ 2 pm at AG Opportunity Center


OPC updated on progress of interviews.

OPC took feedback on interview process.

OPC provided an overview of purpose of relocation plan and topics discussed

Reviewed SFHA responses to policy questions.






MEETING NO. 11



94124



[email protected];

Meeting Agenda


2) Update on relocation plan development/preparation

3) Review of relocation plan outline

4) Review of focus area for committee

. Primary areas input requested are provided in the memo on the following

page. NOTE: Please feel free to provide input on what you feel is needed

in the plan.

5) Next meeting scheduled: Nov. 6, 2014 @ 2 pm at AG Opportunity Center


OPC updated group on the interview progress.

OPC provided an overview of the data collected and some concerns that

were raised during the interview process.

OPC discussed the next steps in the relocation plan development process.

DRV reviewed the interior and exterior design of the replacement housing.






MEETING NO. 12



94124



[email protected];

Meeting Agenda


2) Update on relocation plan development

3) High level review of relocation plan

4) Discuss translation needs for plan

5) Discuss agenda for Nov. 3 community meeting

BRIEF RE-CAP OF LAST MEETING ON OCTOBER 16, 2014:

OPC updated group on the progress and status of the draft relocation plan.

OPC requested feedback from the group on three primary areas of the

relocation plan including the Relocation Program, Relocation Benefits and

Relocation Terms Glossary

OPC discussed the next steps in the relocation plan development process.

Request was made to hold a special work group meeting prior to the Nov. 3

2014 community meeting, meeting established for 2pm on Oct. 30th.






MEETING NO. 13

Date: November 20, 2014 2 PM to 2:45 PM


94124



[email protected];

Meeting Agenda

1. Quick introductions

2. Update of relocation plan review and comment period

a. Plan posted for review and comment on Nov. 10

b. Comments due to Chad by December 9

Send comments to:

Chad Wakefield


Oakland, CA 94621

Or

[email protected]

c. Plan available for your review at the Alice Griffith Opportunity Center

(2525 Griffith) and the Alice Griffith Property Management Office (207

Cameron Way).

d. The plan may also be accessed online at www.sfha.org and

www.sfmoh.org

3. Review of plan summary

4. Open discussion on relocation topics

5. Next meeting: December 11 or 18th, 2014 @ 2pm if needed


MBS reviewed project design.

OPC reviewed relocation timeline, relocation plan availability and comment

period.







MEETING NO. 14 (Final Meeting w/ OPC)

Date: December 4, 2014 2 PM to 2:45 PM

Location: Alice Griffith Opportunity Center, 2525 Griffith Street, San Francisco, CA 94124


Pre-meeting Contact: Chad Wakefield, OPC (510) 760-6071 or [email protected];

Meeting Agenda

6) Brief update of relocation plan review and comment period

. Comments due to Chad by December 9 if you want included in the plan.

Send comments to:

Chad Wakefield

OPC


Oakland, CA 94621

Or

[email protected]

a. Plan available for your review at the Alice Griffith Opportunity Center (2525 Griffith) and

the Alice Griffith Property Management Office (207 Cameron Way).

b. The plan may also be accessed online at www.sfha.org and www.sf-moh.org

c. Relocation plan summary mailed to all residents week of 11/24/14.

7) Open discussion on Relocation topics including the relocation plan and proposed

relocation program. Comments, questions and concerns will be recorded by OPC and

responded to in the Final Relocation Plan. Relocation topics only, not design and

development related issues.

8) Please attend the upcoming SFHA Commission meetings if able:

. Dec. 15 @ 9:30 am - SFHA Development & Finance Committee: 1815 Egbert, 2nd Floor

IT Room

a. Dec. 18 @ 4:00 pm – SFHA Commission Meeting for Relocation Plan approval: 101

Grove.


Update on relocation plan, relocation plan comment period and upcoming SFHA Commission

meetings.

Review of relocation plan summary.

Group elected to hold next meeting on Dec. 4, 2014 @ 2 pm versus the 11th or 18th



http://www.sf-moh.org/



D. RELOCATION INTERVIEW PROCESS DOCUMENTS



Relocation Interview Request

[Head of Household]

[Address]

[City] [CA] [Zip Code]

Dear Head of Household:

McCormack Baron Salazar (DRV) was selected several years ago to construct new units

to replace the current Alice Griffith public housing units. Overland, Pacific & Cutler,

Inc. (OPC) has been hired by DRV to develop the relocation plan in accordance with

Uniform Relocation Act and State of California Relocation Assistance Guidelines and

California Relocation Assistance Law.

An important and critical element of the relocation plan is an analysis of the

needs of the households at Alice Griffith. OPC starts this analysis by meeting

with households individually to discuss their relocation needs to move to new

housing. OPC would like to meet with each head of household or another

adult member of the household to learn about the household, its needs and

concerns.

OPC will start interviews on August 18, 2014 at 10 am. We would appreciate 30 to 45

minutes of your time at your home or location of your choice. Phone interviews are also

available.

To schedule an appointment, please contact OPC at 1-800-400-7356. You may also

email your request to Liz Benavides at [email protected].

The relocation plan is a tool to help Alice Griffith residents understand their relocation

rights and the relocation process. Relocation, according to the plan, will be

implemented by the San Francisco Housing Authority (SFHA). The first households to

be relocated are any seniors who choose to move to the senior housing located at 1751

Carroll Avenue near Third Street. The Carroll Avenue senior housing is currently under

construction and is anticipated to be completed at the end of 2015. The first




replacement multifamily units are anticipated to be under construction starting in

January 2015 for estimated construction completion and relocation in late 2016.

如果您需要中文翻译, 請您打電話给本公司, 電話號碼是 (510) 750-3131

Eсли у Вас вопросы, просим Вас звонить по бесплатному телефону (510) 638-3081

Si usted necesita asistencia en traducir, por favor llame a OPC al (510) 638-3081

Thank you in advance for your prompt attention to this important process.

Sincerely,

Chad K. Wakefield

Project Manager

Overland, Pacific & Cutler, Inc.


Oakland, CA 94621



Relocation Interview Request – First Follow Up

[Head of Household]

[Address]

[City] [CA] [Zip Code]

Dear Head of Household:




On August 7, 2014 Overland, Pacific and Cutler (OPC) mailed you a letter requesting

that you contact us to schedule an interview for our preparation of the required

relocation plan for the future relocation of Alice Griffith residents to new housing being

constructed by McCormack Baron Salazar (DRV) to replace the Alice Griffith public

housing units. As you were advised in that letter, the relocation plan is required

by the Uniform Relocation Act and State of California Relocation Assistance Guidelines

and California Relocation Assistance Law.

An important and critical element of the relocation plan is an analysis of the

needs of the households at Alice Griffith. OPC starts this analysis by meeting

with households individually to discuss their relocation needs to move to new

housing. OPC would like to meet with each head of household or another

adult member of the household to learn about the household, its needs and

concerns.

OPC started conducting interviews on August 18, 2014. We have had success over the

past few weeks meeting with many of your neighbors; however, we have not had the

opportunity to meet with you. It is vital to the process that we meet with you no later

than September 20, 2014.



We need to conclude the interview process by the last week of September in order to

prepare the relocation for the San Francisco Housing Authority Commission’s approval

in early January of 2015.

We need 30 to 45 minutes of your time at your home or location of your choice. Phone

interviews are also available. Please contact Liz Benavides at OPC at 1-800-400-7356

upon receipt of this letter to schedule your appointment. You may also email your

request to Liz Benavides at [email protected]. My team consisting of Raj

Virk and Carlos Barrientos will be at Alice Griffith over the next few weeks to complete

this vital task for the plan and you may also approach them directly to meet with them.

If you have already met with Raj or Carlos and conducted your interview, there is no

need to respond to this letter, however, we would like to thank you for your time.

Thank you in advance for your prompt attention to this important process.

Sincerely,

Chad K. Wakefield

Project Manager

Overland, Pacific & Cutler, Inc.




Alice Griffith Residents

OPC NEEDS TO MEET WITH YOU!

OPC needs to meet with you to learn more about you, your

family’s needs and concerns regarding the future moves.

Take 20 minutes and come to the Alice Griffith Opportunity

Center; we will have an open house on:

Date: Saturday, September 27, 2014

Place: Community Center,

2525 Griffith St. San Francisco, CA 94124

Time: 11am- 3pm

To Schedule an appointment please contact:

Raj Virk Carlos Barrientos (Spanish) Chris Budwine (Chinese)

510-924-3013 415-871-4597 510-750-3131

[email protected] [email protected]














Head of Household Name:

Unit Address/Location:

ALICE GRIFFITH – RELOCATION PLAN SUPPLEMENTAL INTERVIEW QUESTIONS

1. Is the household interested in moving the new senior housing being built at 3rd

and Carroll? Housing is scheduled to be completed in late 2015.

______________.

2. Is the household senior lead with other members of the household that are under

the age of 62? ______; Will the members of the household who are under the

age of 62 be under the age of 62 in late 2015/early 2016? ________; if so does

the senior member(s) want to move by themselves to senior housing?

______________? Would the remaining non-senior households want to move to

the new family housing? ___________ .

3. Are there any members of the household who are sensitive to dust and other

construction related issues who may need to be moved away from the current

active construction areas or in the future?

______________________________________________________________.



E. RELOCATION FORMS







SAMPLE HUD APPROVED RELOCATION INFORMATIONAL STATEMENT

RELOCATION ASSISTANCE U.S. Department of Housing

TO TENANTS DISPLACED and Urban Development

FROM THEIR HOMES Office of Community Planning

and Development

www.hud.gov/relocation

Introduction

This booklet describes the relocation payments and other relocation assistance

provided under the Uniform Relocation Assistance and Real Property Acquisition

Policies Act of 1970, as amended (URA) to tenants displaced from their homes. This

includes any family or individual that must move as a direct result of rehabilitation,

demolition or acquisition for a project in which Federal funds are used.

If you are notified that you will be displaced, it is important that you do not move before

you learn what you must do to receive the relocation payments and other assistance to

which you are entitled.

Pursuant to Public Law 105-117, aliens not lawfully present in the United States

are not eligible for relocation assistance, unless such ineligibility would result in

exceptional hardship to a qualifying spouse, parent, or child. All persons seeking

relocation assistance will be required to certify that they are a United States

citizen or national, or an alien lawfully present in the United States.

This booklet may not answer all of your questions. If you have more questions about

your relocation, contact the Agency responsible for the project. (Check the back of this

booklet for the name of the person to contact at the Agency.) Ask your questions before

you move. Afterwards, it may be too late.



Summary of Relocation Assistance

As an eligible tenant displaced from your home, you will be offered the following

advisory and financial assistance:

Advisory Services. This includes referrals to comparable and suitable replacement homes, the inspection of replacement housing to ensure that it meets established standards, help in preparing claim forms for relocation payments and other assistance to minimize the impact of the move.

Payment for Moving Expenses. You may choose either a:

Payment for Your Actual Reasonable Moving and Related Expenses, or

Fixed Moving Expense and Dislocation Allowance, or

A combination of both, based on circumstances.

Replacement Housing Assistance. To enable you to rent, or if you prefer, buy a comparable or suitable replacement home, you may choose either:

Rental Assistance, or

Purchase Assistance.

If you disagree with the Agency's decision as to the relocation assistance for which you

are eligible, you may appeal that decision.

General Questions

How Will I Know I Am Eligible For Relocation Assistance?

You should receive a written notice explaining your eligibility for relocation assistance.

You should not move before receiving that notice. If you do, you may not receive

relocation assistance.

How Will The Agency Know How Much Help I Need?

You will be contacted at an early date and personally interviewed by a representative of

the Agency to determine your relocation needs and preferences for replacement

housing and advisory services. The interviewer will ask certain questions about you and

other members of your household, including questions about your income. It is to your



advantage to provide the information so that the Agency can assist you in moving with a

minimum of hardship. The information you give will be kept in confidence.

How Soon Will I Have To Move?

If possible, a mutually agreeable date for the move will be worked out. You will be given

enough time to make plans for moving. Unless there is a health or safety emergency,

you will not be required to move without at least 90 days advance written notice of (1) at

least one "comparable replacement home" that is available to you and (2) the earliest

date by which you must move.

What Is A Comparable Replacement Home?

A comparable replacement home is:

Decent, safe, and sanitary.

Functionally equivalent to (and equal or better than) your present home.

Actually available for you to rent.

Affordable.

Reasonably accessible to your place of employment.

Generally as well located with respect to public and commercial facilities, such as schools and shopping, as your present home.

Not subject to unreasonable adverse environmental conditions.

Available to all persons regardless of race, color, religion, sex, or national origin.

What is Decent, Safe, and Sanitary Housing?

Decent, safe, and sanitary housing is housing that:

Meets applicable housing and occupancy requirements.

Is structurally sound, weathertight, and in good repair.

Contains a safe, adequate electrical wiring system.

Has adequate living space for the occupants.

Has a kitchen with a sink, hot and cold running water, and connections for a stove and refrigerator (if you were displaced from a housekeeping unit).

Has a separate, complete bathroom with hot and cold running water.

Has heating as required by climatic conditions.

Has an unobstructed exit to safe, open space at ground level.

Meets standards protecting occupants from lead-based paint hazards.

If you are person with a physical disability, is free of any barriers which would preclude your reasonable use of the unit.



Will The Agency Help Me Find A Replacement Home?

Yes. You will be provided with referrals to housing that has been inspected to ensure

that it meets established standards. If possible, you will be referred to at least three

comparable replacement homes. The maximum financial assistance for which you may

qualify will be based on the cost of the most representative comparable replacement

home that is available to you. Promptly after you become eligible for relocation

assistance, the Agency will inform you of such unit and the maximum payment

available.

Once the Agency representative has a clear understanding of your needs and

preferences, he or she will work with you to assure that you are given the best possible

choice of housing. The Agency will offer you appropriate transportation to inspect these

units.

If you would like to move to government-owned housing or obtain a Housing Choice

Voucher (HCV) let the Agency representative know of your interest. Generally, an

eligible displaced person receives preference for such long term housing assistance.

You will be given assistance in completing any required application forms.

What If I Find My Own Replacement Housing?

You have every right to find your own replacement housing. However, before you rent

or buy, ask the Agency to inspect the unit to make sure that it is decent, safe, and

sanitary. If the housing unit is not decent, safe, and sanitary, you will not receive a

replacement housing payment.

What If I Encounter A Problem In Obtaining Housing Of My Choice?

If you encounter a problem in buying or renting housing of your choice, notify the

Agency immediately. The Agency will look into the matter and try to resolve it. You will

receive this help whether you were referred to the housing unit or found it yourself.

If you are unable to buy or rent a housing unit because of discriminatory practices on

the part of a real estate broker, rental agent, lender, or a property owner, the Agency

will help you file a formal housing discrimination complaint with the U.S. Department of

Housing and Urban Development or the appropriate State or local fair housing agency.



What Other Services Will I Receive?

In addition to help in obtaining a comparable replacement home, other assistance, as

necessary, will be provided in order to minimize the impact of your move. This

assistance may include referral to appropriate public and private agencies that provide

services concerning housing financing, employment, health, welfare, or legal

assistance. The range of services depends on the needs of the person being displaced.

You should ask the Agency representative to tell you about the specific services that will

be available to help you and your family.

What Is a Payment For Actual Reasonable Moving and Related Expenses?

You may choose to receive a relocation payment to cover the reasonable cost of your

move. If you choose a Payment For Actual Reasonable Moving And Related

Expenses, you may include in your claim the reasonable and necessary costs for:

Transportation for you and your family.

Packing, moving and unpacking your household goods.

Disconnecting and reconnecting household appliances and other personal property (e.g., telephone and cable TV).

Storage of household goods, as may be necessary.

Insurance for the replacement value of your property during the move and necessary storage.

The replacement value of property lost, stolen or damaged in the move (but not through your neglect) if insurance is not reasonably available.

The Agency will explain all eligible moving costs, as well as those which are not eligible. You must be able to account for any costs that you incur, so keep all your receipts. Select your mover with care. The Agency can help you select a reliable and reputable mover. You may elect to pay your moving costs yourself and be repaid by the Agency or, if you prefer, you may have the Agency pay the mover. In either case, let the Agency know before you move.

What Is A Fixed Moving Expense And Dislocation Allowance?

If you choose a Fixed Moving Expense and Dislocation Allowance, you will receive an

allowance which is based on the number of rooms in your home or the number of rooms

of furniture you will be moving, as shown on a schedule. The Agency has a copy of the



schedule and will help you decide whether choosing this allowance is in your best

interest.

If you do not have a large amount of personal property to move, this payment should be

more advantageous. No special documentation is required to support your claim. You

need only move your personal property and complete the appropriate claim form in order

to receive your payment.

How Much Rental Assistance Will I Receive?

You may be eligible to receive Rental Assistance for a 42-month period. The assistance is

computed in the following manner:

The assistance needed for one month is determined by subtracting the "base monthly rent"

for your present home from the cost of rent and utilities for your new home (or a

comparable replacement home, if that cost is lower). That monthly need, if any, is

multiplied by 42, to determine the total amount that you will receive. This amount will be

paid directly to you. The Agency must provide the assistance in monthly installments or

other periodic payments. Generally, the base monthly rent for your present home is the

lesser of: (1) the monthly rent and average monthly cost for utilities, or (2) thirty (30)

percent of your average monthly gross household income, if you are low-income based on

HUD income limits.

Examples: Let's say that the monthly rent and average cost for utilities for your present

home are $250; the monthly rent and estimated average utility costs for a comparable

replacement home are $350; and your monthly gross income is $700. In this case your

"base monthly rent" would be $210 because you are low-income and that amount (30

percent of your income) is less than the monthly cost of rent and utilities at your present

home ($250).

If you rent a replacement home for $360 per month, including estimated average monthly utility charges, you will receive $5,880. That amount is 42 times $140 (the difference between the "base monthly rent" for your present home ($210) and the cost for a comparable replacement home ($350)).

If you rent a replacement home for $310, including estimated average monthly utility charges, you will receive $4,200. That amount is 42 times $100 (the difference between the "base monthly rent" for your present home ($210) and the actual cost of your new home ($310)).



To qualify for rental assistance, you must rent and occupy a decent, safe, and sanitary

home within one year after the date you move. However, the Agency will extend this

period for good cause.

If I Decide to Buy, Rather Than Rent, How Much Assistance Will I Receive?

If you buy a replacement home, you may be eligible for assistance to make a down

payment equal to the amount you would receive if you rented a comparable replacement

home (i.e., 42 times the amount obtained by subtracting the "base monthly rent" for your

present home from the monthly rent and estimated average monthly utility costs for a

comparable replacement home). A down payment assistance payment will be paid in a

lump sum.

Example: Assuming the information in the prior examples, the downpayment assistance

payment would be $5,880. That amount is 42 times $140 (the difference between the

"base monthly rent" for your present home ($210) and the monthly rent and estimated

average monthly utilities cost for a comparable replacement home ($350). The full amount

of the payment must be applied to the purchase of the replacement dwelling.

Must I File A Claim To Obtain A Relocation Payment?

Yes. You must file a claim for each relocation payment. The Agency will, however, provide

you with the required claim form, help you to complete it, and explain the type of

documentation, if any, that you must submit in order to receive the payment.

If you must pay any relocation expenses before you move (e.g., a security deposit when you

sign a lease for your new home), discuss your financial needs with the Agency. While

refundable deposits are not covered by URA payments, you may be able to obtain an

advance payment to meet these costs. An advance payment may be placed in "escrow" or

paid directly to a contractor to ensure that the move will be completed on a timely basis.

You must file your claim within 18 months after the date you move. However, it is to your

advantage to file as soon as possible after you move. The sooner you submit your claim,

the sooner it can be processed and paid. If you are unable to file your claim within 18

months, ask the Agency to extend this period.



Be careful not to confuse this 18-month period with the 12-month period within which you

must rent (or buy) and occupy a replacement dwelling in order to be eligible for a

replacement housing payment.

You will be paid promptly after you file an acceptable claim. If there is any question

regarding your right to a relocation payment or the amount of the payment, you will be

notified, in writing, of the problem and the action you may take to resolve the matter.

Will I Have To Pay Rent To The Agency Before I Move?

If the Agency acquires the property in which you live, you may be required to pay a fair rent

to the Agency for the period between the acquisition of the property and the date that you

move. Such rent will not exceed the market rent for comparable properties in the area.

Do I Have To Pay Federal Income Taxes On My Relocation Payments?

No. Section 216 of the URA states that you need not report relocation payments as part of

your gross income for Federal tax purposes. For information on State or local income taxes,

you should check with the State or local income tax office in your area or with your personal

tax advisor.

What If I Don't Receive The Required Assistance. Can I Appeal?

If you disagree with the Agency's decision as to your right to relocation assistance or the

amount of a payment, or the adequacy of the housing to which you have been referred, you

may appeal the decision to the Agency.

The Agency will inform you of its appeal procedures. At a minimum, you will have 60 days

to file your appeal with the Agency after you receive written notification of the Agency's

determination on your claim. Your appeal must be in writing. However, if you need help,

the Agency will assist you in preparing your appeal.

If you are a low- or moderate-income person and are dissatisfied with the Agency's

determination on your appeal, you may have an additional right to request administrative

review of that decision (e.g., by HUD or the State).



You can expect a fair decision on any appeal. However, if you are not satisfied with the

final administrative decision on your appeal, you may seek review of the matter by the

courts.

I Have More Questions. Who Will Answer Them?

If you have further questions after reading this booklet, contact the Agency and discuss your

concerns with an Agency representative.

Agency :

Address:

Office Hours:

Telephone No.:

Person to Contact:



SAMPLE

Relocation Assistance

Informational Statement

For Business, Farm & Nonprofit

(Federal – Limits Effective as of October 1, 2014)

Displacing Agency

Project Name:

Displacing Agency Representative:

Spanish speaking agents are available. Si necesita esta información en español, por favor llame a su

agente.



Informational Statement for Business, Farm & Non-Profit

(Federal)

Introduction

The property on which you now conduct your business is in an area to be improved by, or

financed through, the Displacing Agency using federal funds. If and when the project proceeds,

and it is necessary for you to move your business, you may be eligible for certain benefits. You

will be notified in a timely manner as to the date by which you must move. Please read this

information, as it will be helpful to you in determining your eligibility and the amount of the

relocation benefits you may receive under the law. You will need to provide adequate and

timely information to determine your relocation benefits. The information is voluntary, but if you

don’t provide it, you may not receive the benefits or it may take longer to pay you. We suggest

you save this informational statement for reference.

The San Francisco Housing Authority (SFHA) will provide relocation assistance to you. SFHA is

available to explain the program and benefits. Their address and telephone number is listed on

the cover.

PLEASE DO NOT MOVE PREMATURELY. THIS IS NOT A NOTICE TO VACATE THE

PROPERTY. However, if you desire to move sooner than required, you must contact your

relocation agent at Overland, Pacific & Cutler, Inc., so you will not jeopardize any benefits. This

is a general informational brochure only, and is not intended to give a detailed description of

either the law or regulations pertaining to the Displacing Agency’s relocation assistance

program.

Please continue to pay your rent to your current landlord, otherwise you may be

evicted and jeopardize the relocation benefits to which you may be entitled to

receive. Once the Displacing Agency acquires the property, you will also be required

to pay rent to the Displacing Agency.

Summary of Available Relocation Assistance:

A. Advisory assistance to explain the relocation process, the related eligibility requirements, the procedures for obtaining reimbursement for moving expenses and referrals to suitable replacement locations

B. Payment for your moving expenses. You may receive one of the following options:



Option 1: A Payment for Actual Reasonable Moving and Related Expenses; or

Option 2: A Fixed Payment In Lieu of a Payment for Actual Moving and Related

Expenses

C. Other help to reestablish your business and minimize the impact of the move including help in preparing claim forms to request relocation payments.

If you disagree with the Displacing Agency's decision as to your right to a relocation payment,

or the amount of the payment, you may appeal that decision.

GENERAL RELOCATION QUESTIONS

1. How Will I Know I Am Eligible for Relocation Assistance?

Ordinarily, eligibility begins on the date the owner of the property receives the Displacing

Agency's initial written offer to purchase the property. Therefore, you should not move before

that date or receiving a notice of eligibility. If you do, you may not be eligible for relocation

assistance.

2. How Will the Displacing Agency Know How Much Help I Need?

You will be contacted at an early date and personally interviewed by an agent of the Displacing

Agency. The interviewer will want to get information about your current operation, as well as

identify movable personal property and non-movable improvements, determine your needs and

preferences for a replacement location, estimate the time required to vacate the premises and

your need for advance payments. During the interview, you may want to discuss other issues

relative to your move. It is to your advantage to provide as much information as possible so

that the Displacing Agency, through its relocation agent, can assist you in moving with a

minimum of hardship. The information you give will be kept in confidence.

3. How Soon Will I Have to Move?

Every reasonable effort will be made to provide you with sufficient time to find a suitable

replacement location and reestablish your business. If possible, a mutually agreeable date for

the move will be worked out. Unless there is an urgent need for the property (e.g., your

occupancy would present a health or safety emergency), you will not be required to move

without at least 90 days advance written notice. It is important, however, that you keep in

close contact with the Displacing Agency so that you are aware of the time schedule for

carrying out the project and the approximate date by which you will have to move.



4. How Will I Find a Replacement Location?

Your relocation agent will provide you with current and continuing information on available

replacement locations that meet your needs. You will also be provided with the names of local

real estate agents and brokers who can assist you in finding the type of replacement location

you require. However, you are urged to take an active role in identifying, and relocating to, a

location of your choice. No one knows your needs better than you do. You will want a facility

that provides sufficient space for your planned activities. You will also want to ensure that

there are no zoning or other requirements which will unduly restrict your planned operations.

Your relocation agent will explain which kind of moving costs are eligible for reimbursement and

which are not eligible. That will enable you to carry out your move in the most advantageous

manner.

5. What Other Assistance Will Be Available to Help Me?

In addition to help in finding a suitable replacement location, your relocation agent will help

you secure the services of outside specialists, as necessary, to plan the move, as well as

provide assistance during the actual move and in the reinstallation of machinery and/or other

personal property. The range of services depends on the needs of the business being

displaced. You should ask the Displacing Agency’s relocation agent to tell you about the

specific services that will be available to you.

6. I Have a Replacement Location and Want to Move. What Should I Do?

Before you make any arrangements to move, notify the Displacing Agency’s relocation agent, in

writing, of your intention to move. This should be done at least 30 days before the date you

begin your move. The Displacing Agency will discuss the move with you and advise you of the

relocation payment(s) for which you may be eligible, the requirements to be met, and how to

obtain a payment.

7. I Plan to Discontinue My Business Rather than Move. What Should I Do?

If you have decided to discontinue your business rather than reestablish it, you may still be

eligible to receive a payment. Contact the Displacing Agency’s relocation agent and discuss

your decision to discontinue your business. You will be informed of the payment, if any, for

which you may be eligible, the requirements to be met, and how to obtain your payment.



8. What Kinds of Payments for Moving Expenses Will I Receive?

Every business is eligible for a relocation payment to cover the reasonable cost of moving.

Assuming you meet certain eligibility criteria, you may choose one of the following options:

Option 1: A Payment for Actual Reasonable Moving and Related Expenses; or

Option 2: A Fixed Payment In Lieu of Moving and Related Expenses

These payment options are described below:

Option 1: Payment for Actual Reasonable Moving and Related Expenses

If you choose a Payment for Actual Reasonable Moving and Related Expenses, you may

claim the cost of:

1. Transportation of personal property. Transportation costs for a distance beyond

50 miles are not eligible, unless the Displacing Agency determines that relocation

beyond 50 miles is justified.

2. Packing, crating, unpacking, and uncrating of the personal property.

3. Disconnecting, dismantling, removing, reassembling, and reinstalling relocated

machinery, equipment, and other personal property, and certain substitute

personal property. This includes connection to utilities available within the

building. It also includes modifications to the personal property, including those

mandated by Federal, State or local law, code or ordinance, necessary to adapt it

to the replacement structure, the replacement site, or the utilities at the

replacement site, and modifications necessary to adapt the utilities at the

replacement site to the personal property.

4. Storage of the personal property determined to be necessary by the Displacing

Agency, not to exceed 12 months, unless the Displacing Agency determines that

a longer period is warranted.

5. Insurance for the replacement value of the personal property in connection with

the move and necessary storage.



6. The replacement value of property lost, stolen or damaged in the process of

moving (not through fault or negligence of the displaced person, his or her agent

or employee), where insurance covering such loss, theft or damage is not

reasonably available.

7. Any license, permit, fees or certification required of your business at the

replacement location. However, the payment may be based on the remaining

useful life of the existing license, permit, fees or certification.

8. Reasonable and preauthorized professional services, the Displacing Agency

determines to be necessary for (i) planning the move of the personal property,

(ii) moving the personal property, and (iii) installing the relocated personal

property at the replacement location.

9. Re-lettering signs and replacing stationary on hand at the time of displacement

that is made obsolete as a result of the move.

10. Actual direct loss of tangible personal property incurred as a result of moving or

discontinuing your business. The payment will consist of the lesser of:

(i) The fair market value in place of the item, as is for continued use at the

displacement site, less the proceeds from its sale. (To be eligible for

payment, you must make a good faith effort to sell the personal property,

unless the Displacing Agency determines that such effort is not necessary.

When payment for property loss is claimed for goods held for sale, the fair

market value will be based on the cost of the goods to the business, not

the potential selling price.); or

(ii) The estimated cost of moving the item as is, but with no allowance for

storage; or for reconnecting a piece of equipment if the equipment

is in storage or not being used at the acquired site. (If you elect to

discontinue your business, the estimated cost will be based on a moving

distance of 50 miles.)



11. Purchase of substitute personal property. If an item of personal property which

is used as part of your business is not moved but is promptly replaced with a

substitute item that performs a comparable function at the replacement site, you

will be entitled to payment for the lesser of:

(i) The cost of the substitute item, including installation costs at the

replacement site, minus any proceeds from the sale or trade-in of the

replaced item; or

(ii) The estimated cost of moving and reinstalling the replaced item but with

no allowance for storage. At the Displacing Agency’s discretion, the

estimated cost for a low cost or uncomplicated move may be based on a

single bid or estimate.

12. The reasonable cost incurred in attempting to sell an item that is not to be

relocated.

13. Searching for a replacement location. Your business is entitled to reimbursement

for actual expenses, not to exceed $2,500 as the Displacing Agency determines

to be reasonable, which are incurred in searching for a replacement location

including:

i) Transportation

ii) Meals and lodging away from home.

iii) Time spent searching, based on reasonable salary or earnings.

iv) Fees paid to a real estate agent or broker to locate a replacement site, exclusive of any fees or commissions related to the purchase of such site.

v) Time spent in obtaining permits and attending zoning hearings; and vi) Time spent negotiating the purchase of a replacement site based on a

reasonable salary or earnings.

14. When the personal property to be moved is of low value and high bulk, and the

cost of moving the property would be disproportionate to its value in the

judgment of the Displacing Agency, the allowable moving cost payment shall not

exceed the lesser of: the amount which would be received if the property were



sold at the site or the replacement cost of a comparable quantity delivered to the

new business location.

15. Other related moving expenses as the Displacing Agency determines to be

reasonable and necessary, including:

i) Connection to available nearby utilities from the right-of-way to improvements at the replacement site;

ii) Professional services performed prior to the purchase or lease of a replacement site to determine its suitability for your business operation, including but not limited to soil testing, feasibility and marketing studies (excluding any fees or commissions directly related to the purchase or lease of such site). At the Displacing Agency’s discretion, a reasonable pre-approved hourly rate may be established

iii) Impact fees or one-time assessments for anticipated heavy utility usage, as determined by the Displacing Agency.

The Displacing Agency’s relocation agent will explain all eligible moving costs, as well

as, those which are not eligible. You must be able to account for all costs that you

incur, so keep all your receipts. The Displacing Agency will inform you of the

documentation needed to support your claim.

You may minimize the amount of documentation needed to support your claim, if you

elect to "self-move" your property. Payment for a self-move is based on the amount of

an acceptable low bid or estimate obtained by the Displacing Agency. If you self-move,

you may move your personal property using your own employees and equipment or a

commercial mover. If you and the Displacing Agency cannot agree on an acceptable

amount to cover the cost of the self-move, you will have to submit full documentation

in support of your claim.

You may elect to pay your moving costs yourself and be reimbursed by the Displacing

Agency or, if you prefer, you may have the Displacing Agency pay the mover directly.

In either case, let the Displacing Agency’s relocation agent know before you move. The

Displacing Agency agent can help you select a reliable and reputable mover.



When a payment for "actual direct loss of personal property" or "substitute personal

property" is made for an item, the estimated cost of moving the item may be based on

the lowest acceptable bid or estimate obtained by the Displacing Agency. If not sold or

traded-in, the item must remain at the old location and ownership of the item must be

transferred to the Displacing Agency before you may receive the payment.

In addition to the reimbursable expenses described above, a small business, farm or

non-profit organization may be eligible to receive a payment of up to $25,000 for

expenses actually incurred in relocating and reestablishing its operation at a

replacement site. Eligible expenses must be reasonable and necessary, as determined

by the Displacing Agency. They may include but are not limited to the following:

1. Repairs or improvements to the replacement real property as required by federal,

state or local law, code or ordinance.

2. Modifications to the replacement property to accommodate the business operation

or make replacement structures suitable for conducting the business.

3. Construction and Installation costs for exterior signage to advertise the business.

4. Redecoration or replacement of soiled or worn surfaces at the replacement site,

such as paint, paneling or carpeting.

5. Advertising of replacement location.

6. Estimated increased costs of operation during the first 2 years at the replacement

site, for such items as:

a. Lease or rental charges

b. Personal or real property taxes

c. Insurance premiums, and

d. Utility charges (excluding Impact fees)

7. Other items that the Displacing Agency considers essential to the reestablishment

of the business.



The following is a non-exclusive listing of reestablishment expenditures not considered

to be reasonable, necessary or otherwise eligible:

Purchase of capital assets, such as, office furniture, filing cabinets, and machinery or trade fixtures.

Purchase of manufacturing materials, production supplies, product inventory, or other items used in the normal course of the business operation.

Interest costs associated with any relocation expense or the purchase of replacement property.

Payment to a part-time business in the home which does not contribute materially to the household income.

Option 2: Fixed Payment In Lieu of a Payment for Actual Reasonable Moving and

Related Expenses

A displaced business, non-profit organization or farm may be eligible to choose a fixed

payment in lieu of the payments for actual moving and related expenses and actual

reasonable reestablishment expenses. The payment may not be less than $1,000.00 or

more than $40,000.00. For a business or farm, the payment is based on the average

annual net earnings before Federal, State and local income taxes during the 2 taxable

years immediately prior to the taxable year in which it was displaced. For a non-profit

organization, the payment is based on the average of 2 years annual gross revenues

less administrative expenses.

In order to qualify for this payment, the Displacing Agency must determine that:

1. The business owns or rents personal property which must be moved in

connection with the displacement and for which an expense would be incurred

in such move, and the business vacates or relocates from its displacement site.

2. The business cannot be relocated without a substantial loss of existing

patronage (clientele or net earnings).

3. The business is not a part of a commercial enterprise having more than three

other entities which are not being acquired by the Displacing Agency, and

which are engaged in the same or similar business activities.



4. The business is not operated at the displacement dwelling/site solely for the

purpose of renting such dwelling/site to others.

5. The business contributed materially to the income of the displaced person

during the two (2) taxable years prior to displacement.

If the business or farm was not in operation for the full two years prior to displacement,

the net earnings are based on the actual period of operation at the acquired site

projected to an annual rate. Average net earnings may be based on a different period

of time when the Displacing Agency determines it to be more equitable. Net earnings

include any compensation paid to the owners of the business, a spouse or dependents.

Proof of net earnings must be furnished to the Displacing Agency through income tax

returns, certified financial statements, or other reasonable evidence which the

Displacing Agency determines is satisfactory.

For a qualified non-profit organization, gross earnings may include membership fees,

class fees, cash donations, tithes and receipts from sales or other forms of fund

collection that enables the non-profit organization to operate. Administrative expenses

are those for administrative support such as rent, utilities, salaries, advertising and

other like items as well as fund raising expenses. Operating expenses for carrying out

the purposes of the non-profit organization are not included in administrative expenses.

The monetary receipts and expense amounts may be verified with certified financial

statements or financial documents required by public agencies.

The Displacing Agency will inform you as to your eligibility for this payment option and

the documentation you must submit to support your claim. Remember, when you elect

to take this payment option you are not entitled to reimbursement for any other moving

expenses, i.e. Option A described above.

9. How do I Receive a Relocation Payment?

You must file a claim for a relocation payment. The Displacing Agency’s relocation agent will

provide you with the required claim forms, assist you in completing them, and explain the type

of documentation that you must submit in order to receive your relocation payments. If you

must pay any relocation expenses before you move (e.g., because you must provide a security

deposit if you lease your new location), discuss your financial needs with the Displacing Agency.



You may be able to obtain an advance payment. An advance payment may be placed in

"escrow" to ensure that the move will be completed on a timely basis.

If you are a tenant, you must file your claim within 18 months after the date you move. If you

own the property, you must file within 18 months after the date you move, or the date you

receive the final acquisition payment, whichever is later. However, it is to your advantage to

file as soon as possible after you move. The sooner you submit your claim, the sooner it can be

processed and paid. If you are unable to file your claim within 18 months, the Displacing

Agency may extend this period.

You will be paid promptly after you file an acceptable claim. If there is any question regarding

your right to a relocation payment or the amount of the payment, you will be notified, in

writing, of the problem and the action you may take to resolve the matter.

10. Non-Discrimination

No person shall on the grounds of race, color, national origin or sex, be excluded from

participation in, be denied the benefits of, or be subjected to discrimination under the

Displacing Agency’s relocation assistance program pursuant to Title VI of the Civil Rights Act of

1964, Title VIII of the Civil Rights Act of 1968, and other applicable state and federal anti-

discrimination laws. You may file a complaint if you believe you have been subjected to

discrimination. For details contact the Displacing Agency.

11. Appeals

Any person aggrieved by a determination as to eligibility for, or the amount of, a payment

authorized by the Displacing Agency’s Relocation Assistance Program may have the appeal

application reviewed by the Displacing Agency in accordance with its appeals procedure.

Complete details on appeal procedures are available upon request from the Displacing Agency.

12. Tax Status of Relocation Benefits

California Government Code Section 7269 indicates no relocation payment received

shall be considered as income for the purposes of the Personal Income Tax Law, Part

10 (commencing with Section 170 01) of Division 2 of the Revenue and Taxation Code,

or the Bank and Corporation Tax law, Part 11 (commencing with Section 23001) of

Division 2 of the Revenue and Taxation Code. Furthermore, federal regulations (49 CFR

Part 24, Section 24.209) also indicate that no payment received under this part (Part

24) shall be considered as income for the purpose of the Internal Revenue Code of



1954, which has been redesignated as the Internal Revenue Code of 1986. The

preceding statement is not tendered as legal advice in regard to tax consequences, and

displacees should consult with their own tax advisor or legal counsel to determine the

current status of such payments.

(IRS Circular 230 disclosure: To ensure compliance with requirements imposed by the

IRS, we inform you that any tax advice contained in this communication (including any

attachments) was not intended or written to be used, and cannot be used, for the

purpose of (i) avoiding tax-related penalties under the Internal Revenue Code or (ii)

promoting marketing or recommending to another party any matters addressed herein)

13. Lawful Presence Requirement

Pursuant to the Public Law 105-117, in order to be eligible to receive non-residential relocation

benefits in federally-funded projects, in the case of an unincorporated business, each owner

must be either a citizen or national of the United States, or an alien who is lawfully present in

the United States. The owner of a sole proprietorship and all owners of a partnership must

provide information regarding their lawful presence in the United States, and a for-profit or a

non-profit corporation must certify that it is authorized to conduct business within the United

States. Owners of sole proprietorships or partnerships, who are not lawfully present in the

United States, or who decline to provide this information, are not eligible for relocation

assistance, unless such ineligibility would result in an exceptional and extremely unusual

hardship to the alien’s spouse, parent, or child, any of whom is a citizen or an alien admitted for

permanent residence. Exceptional and extremely unusual hardship is defined as significant and

demonstrable adverse impact on the health or safety, continued existence of the family unit,

and any other impact determined by the Displacing Agency to negatively affect the alien’s

spouse, parent or child. Relocation benefits will be prorated to reflect the number of owners

with certified lawful presence in the United States.

14. Additional Information

If you have further questions after reading this brochure, please contact the SFHA’s relocation

agent.



F. APPLICABLE RELOCATION REGULATIONS



Permanent Relocation Assistance for Displaced Public Housing Tenants: URA, Section 18, California, and RAD Relocation Requirements1

URA Section 18 California Law RAD

Relocation Plan Must plan for relocation which may

include conducting a survey of needs

including:

Estimate of the number of

households to be displaced

including information such as

owner/tenant status, estimated

value and rental rates of properties

to be acquired, family

characteristics, and special

consideration of the impacts on

minorities, the elderly, large

families, and persons with

disabilities when applicable

Estimate of comparable

replacement housing available

(including price ranges and rental

rates).

Consideration of any special

relocation advisory services that

may be necessary from the

housing authority and other

cooperating agencies.

No formal plan documents are required,

and no approval process is required.

Relocation Plan must include:

The number of individual residents to be displaced;

The type of counseling and advisory services the PHA plans to provide;

What housing resources are expected to be available to provide housing for displaced residents; and

An estimate of the costs for counseling and advisory services and resident moving expenses, and the expected source for payment of these costs.

Relocation must be executed on a

nondiscriminatory basis

PHA must provide in disposition

application the following information:

The number of occupied units;

A schedule for relocation on a month-to-month basis;

As soon as possible following

initiation of negotiation PHA must

prepare relocation plan and

submit for approval of PHA board

of Head of PHA. Plan must be

available for public comment and

review at least 30 days prior to

approval. Plan must contain -

Analysis of relocation needs

Projected dates of displacement

Analysis of comparable housing resources

Description of relocation advisory services

Description of relocation payments

Cost of carrying out relocation plan

Last resort housing plan if necessary

Temporary relocation plan if applicable

Plans for citizens participation

Comments from relocation committee if applicable.

Written relocation plan is not required but strongly encouraged

Must conform w/ URA 49 CFR 24.205(a)

Relocation budget

Certificate of URA Compliance

The Relocation Plan should provide a

general description of and purpose for

the project (e.g., year built, location, # of

units, configuration, occupancy

information, and funding sources.)

The basic components of a plan include:

A general description of the project and the site, including acq., demolition, rehab, and construction activities and funding sources;

A detailed discussion of the specific steps to be taken to minimize the adverse impacts of relocation, including when transferring the assistance to a new site;

Info on occupancy (including the # of residents, residential owner-occupants and non-residential occupants, if any, to be permanently or temp relocated);

1 California Relocation Law (California Government Code Section 7260 et seq. (the CRAL"), and the California Relocation Assistance and real Property Acquisition Guidelines, Title 15, CCR, Section 6000 et seq. (the "Guidelines") (collectively, the "California Relocation Law"); Section 18 of the U.S. Housing Act of 1937, and implementation regulations at 24 CFR Part 970) (collectively, "Section 18"); the Uniform Relocation Act (46 U.S.C. §4600 et seq.), and its implementation regulations (49 CFR Part 24)(collectively, "URA"); RAD is subject to the URA.




Info on relocation needs and costs (including the # of residents who plan to relocate with Section 8 assistance);

General moving assistance info;

Temp move assistance (including info on duration of temp moves);

Permanent move assistance; and

Appeals process

Moving &

Related

Expenses (PHA

unit move to a

PHA unit)

PHA choice!

PHA move resident with force account staff or contractor ($100 allowance to resident), or allow resident to choose:

o Payment for actual costs of a self-move, or

o Payment for self-move at DOT schedule amount Or

o A combination of both

Actual and reasonable relocation expenses

PHA choice!

PHA move resident with force account staff or contractor ($100 allowance to resident), or allow resident to choose: o Payment for actual costs of a

self-move, or o Payment for self-move at DOT

schedule amount Or

o A combination of both

PHA responsible for covering all reasonable moving expenses incurred in connection with temporary relocation of a resident.

The PHA will not make fixed payments since such payments may not be representative of actual reasonable costs incurred. However, in order for a resident to be sure of full reimbursement, the resident should submit a moving cost estimate to the PHA for approval prior to the move unless the PHA is directly carrying out the move and the resident will incur any reasonable out-of-pocket moving expenses.




Moving &

Related

Expenses (PHA

unit move to

non-public

housing—with

or without

Voucher

assistance)

Resident’s choice!

Payment for actual costs of a Self-move, or

Payment for self-move at DOT schedule amount, or

A combination of both. (Optional) PHA may offer to move

resident with force account staff or

contractor ($100 allowance to resident)

Actual and reasonable relocation expenses

Actual and reasonable moving

costs including costs for

Transportation not to exceed a distance of 50 miles except where justified

Packing and unpacking

Storage of personal property if necessary

Replacement value of property lost, stolen or damaged

Resident’s choice!

Payment for actual costs of a Self-move, or

Payment for self-move at DOT schedule amount, or

A combination of both. (Optional) PHA may offer to move

resident with force account staff or

contractor ($100 allowance to

resident)

Replacement

Housing

Offer comparable replacement dwelling which may be:

o Tenant based assistance (voucher)

o Project-based assistance

o Public housing unit

Provide comparable housing which may be:


o Project-based assistance o Public housing unit

Provide at least three offers of comparable replacement housing – no specific provisions regarding the use of subsidized housing as an offer of comparability.

Offer comparable replacement dwelling which may be:


o Project-based assistance Public housing unit

o Homeownership housing o Private-market rental housing

(affordable, non-subsidized). See Appendix 1

Replacement

Housing

Payment (RAP)

Computed on 42-month period

Amount needed to reduce new rent/utility costs to the lower of old rent/utility costs or (for low income persons only, 30% of gross monthly income)

“Gap” payments may be necessary even between old PHA rent/utilities and new subsidized rent/utilities

No Replacement Housing Payment

No provisions for “gap” payments


Amount needed to reduce new rent/utility costs to the lower of old rent/utility costs or 30% of gross monthly income

“Gap” payments may be necessary even between old PHA rent/utilities and new subsidized rent/utilities


Amount needed to reduce new rent/utility costs to the lower of old rent/utility costs or (for low income persons only, 30% of gross monthly income) “Gap” payments may be necessary

even between old PHA rent/utilities

and new subsidized rent/utilities




Notices General Information Notice (GIN)

Notice of Eligibility or Non-displacement at ION

90 day notice to vacate

90 day notice to move

General Information Notice (GIN) within sixty days of Initiation of Negotiations

Notice of Eligibility o


General Information Notice (GIN)

RAD Notice of Relocation

Notice of Intent to Acquire

URA Notice of Relocation Eligibility-for residents whose temporary relocation exceeds one year


Services Advisory services o Determine resident

needs and preferences o Explain payments and

assistance o Current and continuing

information on comparable housing

o Inspection of replacement housing

o Assistance filling out claim forms

o Mobility counseling o Transportation to inspect

replacement housing o Advice on other

assistance sources o Information on federal

and state housing programs

Necessary counseling

Mobility counseling

Advisory services o Determine resident

needs and preferences o Explain payments and




o Assistance filling out claim forms and applications

o Mobility counseling o Transportation to

inspect replacement housing

o Advice on other assistance sources

Information on federal and state housing programs

Inform all persons about eviction policies

Advisory services o Determine resident needs and

preferences o Explain payments and




o Assistance filling out claim forms

o Mobility counseling o Transportation to inspect

replacement housing o Advice on other assistance

sources o Information on federal and

state housing programs

May include housing counseling that should be facilitated to ensure that residents affected by the project understand their rights and responsibilities and the assistance available to them

Must also inform residents of their fair housing rights

PHAs should inform residents that if they believe they have experienced unlawful discrimination, they may contact HUD at 1-800-669-9777 (Voice) or 1-800-927-9275 (TDD) or at http://www.hud.gov.

http://www.hud.gov/




Aliens not

lawfully present

in country

Aliens not lawfully in the country are not eligible for relocation benefits

No prohibition on benefits for illegal aliens

No prohibition on benefits for illegal aliens

Aliens not lawfully in the country are not eligible for relocation benefits

Impact of

eviction on

eligibility

Persons who are evicted before or after initiation of negotiation are ineligible for benefits

No provisions Eviction does not impact eligibility for benefits. Displaced persons do not include unlawful occupants (those persons evicted by court order or who vacated after receipt of a termination notice) unless persons was occupant of permanently affordable housing.

Persons who are evicted before or after initiation of negotiation are ineligible for benefits



















G. PROJECT GRAPHICS



Property Map – Existing Site Layout



Demolition Phasing Map – Phase I



Demolition Phasing Map – Phase II



Depiction of Alice Griffith Replacement Housing



Dr. George Davis Senior Housing

Alice Griffith Replacement Housing



Typical Site Plan

Family Apartment Housing Elevation Sample



Comparison Typical Exiting Unit to Typical Replacement Unit



H. RELOCATION APPEAL / GRIEVANCE PROCEDURES



Purpose

The purpose of this procedure is to set forth the San Francisco Housing

Authority's ("Authority") guidelines for processing appeals from determinations as

to relocation eligibility, the amount of a relocation payment or the failure to

provide comparable replacement housing referrals.

Right of Review

(a) Any appellant, that is any person who believes him/herself aggrieved by a

determination by the Authority as to eligibility, the amount of a relocation

payment or failure to provide comparable replacement housing referrals, may, at

his or her election, have his/her claim reviewed and reconsidered by the

Authority in accordance with the procedures set forth herein, as supplemented by

the procedures the Authority may establish for the conduct of hearings.

(b) A person or organization directly affected by the relocation project may

petition the California Housing and Community Development Department

(“HCD”) to review the Authority's final relocation plan to determine if the plan is in

compliance with state laws and guidelines, or to review the implementation of the

relocation plan to determine if the Authority is acting in compliance with its

relocation plan.

Notification to Appellant

If the Authority denies or refuses to consider a claim, the Authority’s notification

to the appellant of its determination shall inform the appellant of its reasons, and

the applicable procedures for obtaining review of the decision. If necessary,

such notification shall be printed in a language other than English.

Stages of Review by the Authority

(a) Request for Further Written Information. An appellant may request the

Authority to provide him or her with a full written explanation of its determination

and the basis therefore, if he/she feels that the explanation of the Authority’s

determination accompanying the payment of the claim or notice was incorrect or



inadequate. The Authority shall provide such an explanation to the appellant

within three weeks of its receipt of his or her request.

(b) Informal Oral Presentation. An appellant may request an informal oral

presentation before seeking formal review and reconsideration. A request for an

informal oral presentation shall be filed with the Authority within the period

described in subsection (d) of this section. The Authority shall afford the

appellant the opportunity to make such presentation before a management-level

Housing Authority staff person designated by the Executive Director and who has

not previously participated in the relocation decision. The appellant may be

represented by an attorney or other person of his/her choosing at his/her

expense.

This oral presentation shall enable the appellant to discuss the claim with the

designated Housing Authority staff person. The designated Housing Authority

staff person shall make a summary of the matters discussed in the oral

presentation to be included as part of the Authority’s file on the appellants

relocation. The right to formal review and reconsideration shall not be

conditioned upon requesting an oral presentation.

(c) Written Request for Review and Reconsideration. At any time within the

period described in subsection (d) below, an appellant may file a written request

with the Authority for formal review and reconsideration. The appellant may

include in the request for review any statement of fact within the appellant’s

knowledge or belief or other material that may have a bearing on the appeal. If

the appellant requests more time to gather and prepare additional material for

consideration or review and demonstrates a reasonable basis therefore, the

Authority may grant the appellants request by granting the appellant a definite

period of time to gather and prepare materials.

(d) Time Limit for Requesting Review. An appellant desiring either an

informal oral presentation or seeking formal review and reconsideration, shall

make a request to the Authority within eighteen (18) months following the date

he/she moves from the property.



Formal Review and Reconsideration by SFHA

(a) General. The Authority shall consider the request for formal review and shall

decide whether a modification of its initial determination is necessary. This formal

review shall be conducted by an independent arbitrator (the “Arbitrator”). The

Arbitrator shall consider the appeal regardless of form, and the Authority staff

shall, if necessary, provide assistance to the claimant in preparing the written

claim. When a claimant seeks review, Authority staff shall inform him/her that

he/she has the right to be represented by an attorney at the claimant’s expense,

to present his/her case by oral or documentary evidence, to submit rebuttal

evidence, to conduct such cross-examination as may be required for a full and

true disclosure of facts, and to seek judicial review once he/she has exhausted

the administrative appeal.

(b) Scope of Review. The Arbitrator shall review and reconsider the initial

determination of the claimant’s case in light of: (1) all material upon which the

Authority based its original determination, including all applicable rules and

regulations, except that no evidence shall be relied upon where a claimant has

been improperly denied an opportunity to controvert the evidence or cross-

examine the witness(es); (2) the reasons given by the claimant for requesting

review and reconsideration of the claim; (3) any additional written or relevant

documentary material submitted by the claimant; (4) any further information

which the Arbitrator, in its discretion, obtains by request, investigation, or

research, to ensure fair and full review of the claim.

(c) Determination on Review. The determination on review by the Arbitrator

shall include, but is not limited to: (1) the Arbitrator’s decision on reconsideration

of the claim; (2) the factual and legal basis upon which the decision rests,

including any pertinent explanation or rationale; and (3) a statement to the

claimant that administrative remedies have been exhausted and judicial review

may be sought. The determination shall be in writing with a copy provided to the

claimant. The Arbitrator’s decision shall be binding on the Authority.

(d) Time Limits. The Authority shall issue its determination on review as soon

as possible but no later than six weeks from the date of the hearing. In the case

of appeals dismissed for un-timeliness or for any other reason not based on the

merits of the claim, the Authority shall furnish a written statement to the claimant



stating the reason for the dismissal of the claim as soon as possible but not later

than two weeks from receipt of the last material submitted by the claimant, or the

date of the hearing, whichever is later.

Refusals to Waive Time Limitation

Whenever the Authority rejects a request by a claimant for a waiver of the time

limits, the claimant may file a written request for reconsideration of this decision,

except that such written request for reconsideration shall be filed within 90

calendar days of the claimant’s receipt of the Authority’s determination.

Extension of Time Limits

The time limits specified may be extended for good cause by the Authority.

Recommendations by Third Party

Upon agreement between the claimant and the Authority, a mutually acceptable

third party or parties may review the claim and make advisory recommendations

thereon to the Authority for its final determination. In reviewing the claim and

making recommendations to the Authority, the third party or parties shall be

guided by the provisions of this Appeals/Grievance Procedure.

Review of Files by Claimant

Except to the extent the confidentiality of material is protected by law or its

disclosure is prohibited by law, the Authority shall permit the claimant to inspect

all files and records bearing upon his or her claim or the prosecution of the

appellant’s grievance.

If an appellant is improperly denied access to any relevant material bearing on

his or her claim, such material may not be relied upon in reviewing the initial

determination.



Effect of Determination on Other Persons

The principles established in all determinations by the Authority shall be

considered as precedent for all eligible persons in similar situations regardless of

whether or not a person has filed a written request for review. All written

determinations shall be kept on file and available for public review.

Right to Counsel

Any aggrieved party has a right to representation by legal or other counsel at his

or her expense at any and all stages of the proceedings set forth in this

procedure.

Stay of Displacement Pending Review

If an appellant seeks to prevent displacement, the Authority shall not require the

appellant to move until at least twenty (20) calendar days after the Authority has

made a determination and the appellant has had an opportunity to seek judicial

review. In all cases the Authority shall notify the appellant in writing, twenty (20)

calendar days prior to the proposed new date of displacement.

Joint Appellants

Where more than one person believes themselves aggrieved by the failure of the

Authority to refer them to comparable permanent replacement housing, the

appellants may join in filing a single written request for review. A determination

shall be made by the Authority for each of the appellants.

Judicial Review

Nothing in this Appeals/Grievance Procedure shall in any way preclude, or limit a

claimant or the Authority from seeking judicial review of a claim upon exhaustion

of such administrative remedies as are available herein.



RELOCATION ASSISTANCE APPEAL FORM

INSTRUCTIONS: This is an appeal of a determination made by the Displacing Agency under the California

Relocation Assistance Law (Government Code, Section 7260 et seq.) or Federal Uniform Relocation

Assistance and Real Property Acquisition Policies Act of 1970, as amended (42 USC §§4601 et. seq.).

Complete this document, explaining the nature of your complaint and reasons for this appeal below. Attach

extra pages if needed. You will be notified of the date when your complaint will be considered.

Claimant: Agency:

Site Address: Project:

Mailing Address: Consultant:

Phone number: OPC case ID:

Claimant Type:

Residential Tenant

This appeal is based on:

[ ] Eligibility only

[ ] Amount of Payment only

[ ] Eligibility amount

Appeal Type:

[ ] Request for Further Written Information

[ ] Informal Oral Presentation

[ ] Formal Review and reconsideration

Will you be present at the hearing?:

[ ] Yes [ ] No

Will you be represented by counsel?:

[ ] Yes [ ] No

. . . . continued next page.



Claimant’s Statement:

I certify that the information provided on this form is accurate and complete.

___________________________________ ________________________________

Claimant Signature Date



I. EXHIBITS (ABRIDGED) TO THE RELOCATION PLAN



The following documents will be available for review at the offices of Hunters View

Community Partners; at the Property Management Office; or, at the Alice Griffith

Opportunity Center, 2525 Griffith.

Uniform Relocation Act, it’s implementing regulations (49 Code of Federal

Regulations, Part 24).

HUD Handbook 1378, Tenant Assistance, Relocation and Real Property

Acquisition Act of 1970.

California Relocation Assistance and Real Property Acquisition Guidelines, Title

25, California Code of Regulations, Chapter 6, Section 6000 et. seq. (the

Guidelines)

California Relocation Assistance Law, California Government Code Section

7260, et. seq (the CRAL)

Uniform Federal Accessibility Standards (UFAS)

Government Code Section 12955.3 (Definition of disability)

Admissions and Continued Occupancy Policy of the Authority (ACOP)

Current proposed Architectural drawings

Current proposed Project schedule

Copies of all financing commitments obtained to date as received

Phasing Plan



J. WRITTEN COMMENTS TO RELOCATION PLAN AND RESPONSE TO COMMENTS



PUBLIC COMMENTS MATRIX

Comment No. (Order Presented

in Plan)

Date Received

Method of Communication

Commenter Comment Category

Comment Topic

Comment Response to Comment

1 11/13/2014 Verbal -Transcribed by OPC

Resident Design Replacement Housing Unit Floor Plan and Features

Does the relocation plan inform the community which units are getting a washer and a dryer?

Response applies to all comments categorized as Design. The purpose of the Relocation Plan is to provide Residents with all information necessary to make an informed choice about relocation options during the redevelopment of the Alice Griffith public housing community and surrounding neighborhood. The Plan provides details on the relocation process and identifies the responsibilities of SFHA and the development team. The plan informs tenants of their rights and benefits and provides estimated timelines for implementation of relocation. The plan explains the difference between temporary and permanent relocation and provides examples of the notices and other forms that will be used to complete the relocation process. The Plan also stipulates the right to return provisions. Replacement housing features, designs and amenities are not part of the Relocation Plan. We encourage Residents and other interested stakeholders to view design concepts and sample floor plans at the Alice Griffith Opportunity Center and welcome comments at upcoming and ongoing design related meetings for future phases.




in Plan)

Date Received



Comment Topic



Resident Management

Replacement Housing Parking Space Assignment Requirements

Will you need a driver’s license to have a parking spot? Are car plates, and car registration enough to get a parking space?

Please see response to comment 1.


Resident Re- occupancy

Occupancy and Income Certification

Family member is mentally disabled. Would she be considered an adult and need to give 30% of her ski income to SFHA?

The new community will have different types of units. Tenant rent in the units that will have a Project Based Voucher subsidy will be calculated based on the same federal formula that is used now for the public housing units. Income of all household members is considered when calculating the tenant rent.


Resident Design Replacement Housing Unit Floor Plan and Features

Will kitchen be separate from living room? Will stove have an air duct?



Resident Design Studies Included in Relocation

Are health/environment studies going to be included in the relocation plan?




Utility Payments at Replacement Housing

What new bills are the families going to be responsible for at the new location?

Tenant utility account

establishment, payment

responsibility, and utility

allowence calculations will vary

according to the replacement

housing the household chooses.

For replacement units developed

by Double Rock Ventures (DRV)

to replace the units at Alice Griffith,

an allowance will be provided to tenants




in Plan)

Date Received



Comment Topic


for any essential utilities that they have

to pay (i.e., electric heat, electric

cooking, electric lighting/other). The

owner will be responsible for water,

sewer and trash. This allowance reduces

the amount of rent the tenant pays.

Allowances are not provided for non-

essential utilities such as cable or

satellite television or telephone services.

Should a tenant elect to relocate to a unit

not developed by DRV, their utility

account responsibilities and their utility

allowance are subject to change.

Households are encouraged to work with

SFHA during the relocation advisory

services period and research their

responsibilities to ensure they are aware

of what their responsibilities are and

what utility allowance they will receive in

order to make the best decision for

replacement housing.



Utility Meters at Replacement Housing

Each family should have their own water meter.

Any utility that the tenants pay will have an individual meter for only their apartment at the DRV Alice Griffith replacement housing units.




in Plan)

Date Received



Comment Topic



Resident Design Replacement Housing Features and Amenities

The relocation plan should speak about security features of the new location. Will the new location have an area to practice gardening at the ground level? Will the ground floor levels have a front yard, and a back yard.



Resident Management

Replacement Housing Staffing

No one speaks Spanish at the management office today. Will the new location have at least one Spanish speaking non volunteer, employee.

Assistance will be provided to residents in languages in other than English where needed.



Will the new units have windows that open or slide to let breeze in?




Smoking detectors should not be removable.




Requesting no carpet due to allergic reaction to dust. Presently this household has tile/linoleum floors.



Resident Re-occupancy

Unit Assignment and Availability of "Flat Unit"

Request a ground floor, flat plan. Daughter faints occasionally due to mental disability/condition.

Reasonable accommodations (RA) will be

discussed at the time of re-occupancy with

the Management Company. Policies and

procedures for requesting a RA will be

address in the property management plan for

the Alice Griffith Replacement Housing.




in Plan)

Date Received



Comment Topic



Resident Design Replacement Housing Staffing

Will building have a doorman?



Resident Design Location of Site Amenities

It would be great if Opportunity center was located at the main entrance of one of the new buildings. This location would offer extra sense of security at no cost to the community. At another main entrance to a different building the San Francisco Police Department Substation should be placed, to offer a sense of security to the community. The location of these organizations should be included in the relocation plan.



Resident Design Replacement Housing Security Features

Any security features will be discussed in the relocation plan?



Resident Design Retail and Other Commercial Services to Be Located in the Neighborhood

Foods Co, Target, Walgreens should be the stores that open up at the retail centers, because they are badly needed.

The replacement housing projects will not have any retail space. The master developer is presently in discussions with retail and commercial development partners at Candle Stick Point. This comment will be made available to them. Households are encouraged to attend monthly community meetings to hear presentations from the master developer including retail and commercial services that may locate in the area.




in Plan)

Date Received



Comment Topic



Resident Relocation Replacement Housing Eligibility

If a person moves for emergency or security reasons away from AG temporarily, are they eligible to return to the new unit?

Persons who are temporarily relocated by SFHA will maintain the right to return to revitalized housing and will receive relocation assistance for their temporary and permanent relocations. In cases where a resident moves from Alice Griffith temporarily or permanently without receiving notice to do so will forfeit their right to return. Households are encouraged not to move for any reason until they are properly notified by SFHA to do so in order to maintain their eligibility for replacement housing and relocation assistance.


Resident Relocation Replacement Housing Eligibility Notification

What would be the date tenants who have temporarily moved away for emergency or security reasons, need to notify SFHA that they would be coming back?

An information letter will be sent to the households notifying about this update from SFHA.


Resident Relocation Replacement Housing Options

Resident wants to move away from San Francisco altogether. Is this possible and what assistance would be provided?

One of many relocation options will be to request a Housing Choice Voucher. SFHA has applied to HUD for Tenant Protection Vouchers. Vouchers can be used any place in the country. If you choose this option for your relocation, SFHA staff will contact the Housing Authority in the area where you want to move and make arrangements for your voucher to transfer to that area; this is called portability. Moving assistance benefits only cover the cost of moving up to 50 miles from San Francisco. More information about relocation benefits is provided in the Relocation Plan, Sections E, I and K. Households should consult with SFHA before making any final decisions for permanent relocation to ensure they understand the impact of those decisions on their benefits.




in Plan)

Date Received



Comment Topic




Replacement Housing Options

Senior resident living with non-senior family members inquired if they would be able to move into a 1BR non-senior unit in family housing?

Seniors not moving to replacement housing

with the remainder of the family have the

option to apply for the senior housing at 1751

Carroll. Alice Griffith seniors have first

preference for this senior housing. The

remainder of the family would be eligible to

move to an appropriate sized unit at the

family project. There would be assistance to

all members in the household in this case.

Senior residents will need to remain with their

households if moving into the family housing

and will not be able to have a separate 1BR

non-senior unit.


Resident Relocation Relocation Options

When do I have to decide and inform what options I will select for relocation?

It's recommended that the SFHA meet with

households approximately six months prior to

their move to explain the relocation options to

the households and assist them in making

the best decision. Each household will

receive a notice of eligibility and at 90 day

notice to vacate. The household would need

to make their final decisions within the 90 day

notice period.



Replacement Housing

Do I have to move next to the same people I live next to now?

Residents should make any requests regarding housing location and placement developments to the replacement housing management company at the appropriate time during the lease up period.

24 12/1/2014 Written Resident Relocation Relocation/Move Phasing

Please see written comment located later in Appendix J.

Relocation phasing is discussed in Section P of this plan. Replacement housing units will be available prior to permanent displacement from Alice Griffith.




in Plan)

Date Received



Comment Topic


25 12/8/2014 Written Public Housing Tenant Association

General General Project

Letter in support of the project

Thank you for the comment.


Design Service Space at Replacement Housing

Where is the Designated Office Space for the Alice Griffith Resident Council? We don’t see it in this draft.



Relocation Relocation Work Group

Who are the relocation committee members? Names.

The work group was comprised of representatives from SFHA, MBS, Urban Strategies, OPC and residents. Primary non-resident representatives at meetings were Toni Autry (SFHA), Maricela Flores (MBS), Isaac Dozier (Urban Strategies) and Chad Wakefield (OPC). Maxine Pauson, Iesha Matthews, and Yvonne Green were the residents who volunteered for leadership positions. Other residents attended meetings as they were available. Meetings were open to any residents or organization to attend. AGTA representatives were also frequently in attendance.


Relocation Relocation Definitions

What does permanent relocation mean?

Permanent relocation as applied to this relocation plan means the action of current, eligible residents at Alice Griffith, permanently relocating from Alice Griffith to replacement housing due to the redevelopment of the property under a notice to vacate by SFHA or other party designated by the displacing agency to serve the notice. These persons qualify as a displaced person under federal and state relocation.


Relocation Relocation Definitions

What does relocation from Alice Griffith to a non-age restricted family housing mean?

Occupancy at senior housing is restricted to persons 62 years of age or older. Occupancy at family housing is not age restricted.




in Plan)

Date Received



Comment Topic



Relocation Displacement - General

Who will be displaced under the Uniform Relocation Act?

Eligible residents who are required to move from Alice Griffith as a result of the redevelopment of the site are considered to be displaced persons and would be eligible to receive relocation assistance in accordance (or under) the Uniform Relocation Act (URA). Note that these persons would also be considered displaced under California law as well, and would be eligible to receive additional assistance which may be provided under California law not already provided by the URA.


Relocation Relocation Plan Availability

Do you have a count of household members who reviewed the Relocation Plan draft during the 30 day review period?

The relocation plan was made available to all 218 households at the Alice Griffith Opportunity Center and the Alice Griffith Property Management Office. The plan was available at www.sfha.org and www.sfmoh.org. A letter informing each household of the plan's availability and location was mailed on three separate occasions prior to and during the comment period. A summary of the relocation plan was mailed to all 218 households. One household requested a copy of the plan and that request was honored.


Relocation Tenant Protection Vouchers

How many residents are under the Tenant Protection Voucher?

SFHA expects to have 218 Tenant Protection Vouchers available.


Relocation Temporary Relocation

Where will it be in writing, that a household that should need to temporarily relocate to another property will return to Alice Griffith.

No temporary relocation is anticipated at Alice Griffith at this time. However, if during the redevelopment process, a tenant needs to be moved for health or safety reasons or to enable demolition and a new replacement unit is not ready or available, the tenant may




in Plan)

Date Received



Comment Topic


be required to temporarily relocate. Tenants will be notified a minimum of 30 day prior to the need to temporarily relocate.


Relocation Resident Screening Process

Will residents have the opportunity to be a part of the screening process?

This item will be discussed further as management plans are developed for the new communities. Please note that there are no re-screening requirements for RAD.


Relocation Relocation Phasing

What does relocation phasing mean?

Relocation phasing in the context of this plan means that moves from Alice Griffith will occur in multiple groupings or phases as opposed to all residents being moved during one period of time.

36 12/9/2014 Written Bay Area Legal Aid and Housing Rights Committee

Re-occupancy

Housing Needs Assessment

The standard used to determine replacement housing needs after the conversion should not deviate from ACOP occupancy standard.

The Admissions and Continued Occupancy

Policy (ACOP) is a document that applies

only to Public Housing. The newly developed

replacement housing units will not be Public

Housing units and therefore, the ACOP will

not be applicable. Occupancy Standards will

be based on the regulatory provisions of the

applicable subsidy program as set forth in the

management plan(s) approved by the

corresponding regulatory agencies and

Housing Choice Voucher Administrative Plan.


Relocation Eligibility for Relocation Assistance Under URA

Please spell out when someone "otherwise ineligible" under the URA.

Section D of the Relocation Plan identifies circumstances in which a tenant may be ineligible for relocation benefits. A Notice of Ineligibility of Relocation Benefits will be issued to any tenant that falls in these categories.

38 12/9/2014 Written Bay Area Legal Aid and Housing

Relocation Establishment of Relocation

Paragraph does not clearly explain the difference in

On page 26 of the draft plan, it is stated in

the second paragraph that the ION date is




in Plan)

Date Received



Comment Topic


Rights Committee

Eligibility determining the different Initiation of Negotiation (ION) Dates. Plan does not identify number of households who are ineligible for relocation assistance.

October 14, 2010. This date marks the date

the Alice Griffith vertical developer entered

into an ENRA with the SFHA. All households

in occupancy 90 days prior to this date are

eligible. Residents who moved in after this

date who did not sign a move in notice are

also eligible under the URA. There is no

expectation that as of the date the plan was

written there are households that are

ineligible for relocation assistance based on

move in date. SFHA will conduct eligibility

interviews to determine final eligibility prior to

issuing a notice of eligibility.


Relocation Definition of Good Standing

Section D on eligibility and also the Glossary should include definition of "Good Standing".

Thank you for the comment. Final Relocation Plan will be revised as commenter has recommended.


Re-occupancy

Income Certification

Clarify when a Alice Griffith tenant is subject to income certification and impact of this project on over income residents.

All residents will be subject to income certification. The type of income certification will be determined based on the applicable subsidy program for which they qualify. No household will be ineligible to return based on income. Higher income tenants eligible for a replacement unit will be placed in a RAD voucher unit.



Temporary relocation discussion on page 35 should clarify that a temporary relocation greater than 12 months will not change right to return to revitalized housing.

Comment noted. This point will be appropriately expanded as recommended.




in Plan)

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Comment Topic




If temporary housing is necessary, will every effort be made to relocate in same neighborhood?

In cases where a temporary relocation may be necessary, it is expected that the household would be relocated to another habitable unit at Alice Griffith. Should this not be possible then efforts to locate temporary housing as close to Alice Griffith as possible will be made. Final Plan will include such a statement where needed.


Relocation Service of Notice of Eligibility

We encourage the revision of the Plan to require that the NOE be provided to service of the 90-Day Notice.

Every effort will be made to consolidate the multiple notices required under the RAD Program and URA in so far as possible. However, since this is not a regulatory requirement, we do not propose to include this as a requirement under the Relocation Plan.


Relocation Service of 30 Day Notice

The plan needs to clarify when a 30-day notice is or is not appropriate. We request that language be added that the 90 Day and 30 Day inform tenants of their right for a reasonable accommodation.

All notices will include notification of tenants rights for a reasonable accommodation.


Relocation Appeal Form We encourage the drafters of the Plan to consider a Relocation Assistance Appeal Form that can be provided along with the NOE.

Comment noted. The appeal form will be included in Appendix E of the Final Relocation Plan and identified in the text of the Final Plan.


Relocation Notices in Languages Other Than English

We request the Plan be revised to clearly state all written notices will be provided to households in their preferred language.

Comment noted. Plan will be revised as requested under Noticing Requirements on 39 of Draft Relocation Plan and within Section H (Program Assurances and Standards).




in Plan)

Date Received



Comment Topic


47 12/9/2014 Written Resident Written Relocation Will there be categories for moves like at Hunters View?

All households will be required to move from the existing housing at Alice Griffith. A tenant selection plan will be developed which will include the phasing and priority of which existing Alice Griffith units need to be vacated.



COMMENTS RECEIVED DURING COMMENT PERIOD

Comments 1-17 transcribed during in person meeting With OPC staff and four Spanish speaking households.

1. Does the relocation plan inform the community which units are getting a washer

and a dryer?

2. Will you need a driver’s license to have a parking spot? Are car plates, and car

registration enough to get a parking space?

3. Daughter is mentally disabled. Would she be considered an adult and need to

give 30% of her ssi income to SFHA?

4. Will kitchen be separate from living room? Will stove have an air duct?

5. Are health/environment studies going to be included in the relocation plan?

6. What new bills are the families going to be responsible for at the new location?

7. Each family should have their own water meter.

8. The relocation plan should speak about security features of the new location.

Will the new location have an area to practice gardening at the ground level?

Will the ground floor levels have a front yard, and a back yard.

9. No one speaks Spanish at the management office today. Will the new location

have at least one Spanish speaking non volunteer, employee.

10. Will the new units have windows that open or slide to let breeze in?

11. Smoking detectors should not be removable.

12. Requesting no carpet due to allergic reaction to dust. Presently this household

has tile/linoleum floors.

13. Request a ground floor, flat plan. Daughter faints occasionally due to mental

disability/condition.

14. Will building have a doorman?

15. It would be great if Opportunity center was located at the main entrance of one of

the new buildings. This location would offer extra sense of security at no cost to

the community. At another main entrance to a different building the San

Francisco Police Department Substation should be placed, to offer a sense of

security to the community. The location of these organizations should be

included in the relocation plan.

16. Any security features will be discussed in the relocation plan?

17. Foods Co, Target, Walgreens should be the stores that open up at the retail

centers, because they are badly needed.

Comments 18-19 transcribed from relocation work group meeting.

18. If a person moves for emergency or security reasons away from AG temporarily, are they eligible to return to the new unit?



19. What would be the date tenants who have temporarily moved away for emergency or security reasons, need to notify SFHA that they would be coming back?

Comments 20-23 transcribed from phone calls received by OPC from households

20. Resident wants to move away from San Francisco altogether. Is this possible

and what assistance would be provided?

21. Senior resident living with non-senior family members inquired if they would be

able to move into a 1BR at new family housing unit by themselves?

22. When do I have to decide and inform what options I will select for relocation?

23. Do I have to move next to the same people I live next to now?

Comments 24-X: Written Comments Received

24. Letter from Resident



25-35. Letter from Public Housing Tenants Association





36-46. Letter from Bay Area Legal Aid and Housing Rights Committee





















Documents

ALICE GRIFFITH PUBLIC HOUSING REDEVELOPMENT FINAL …hstrial-sanfranciscohous.homestead.com/~local/...Final_Plan_Jan_15… · FINAL DRAFT RELOCATION PLAN FOR PRESENTATION TO SFHA