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division, unless the publle entity is satisfied that the buslnc,ss cannot be relocated without a substantial loss of patron- age and is not a part of a eomnw~eial enterprise haw ing at least one other establishn~ent not bein~ acquired, which is engaged in the same or similar business. For purposes of this subdivision, the term "average annual net earnings" mean's mm-ball of any net earnings of the business, or farm operation, before federal, state, and local income taxes, during the two taxable years immediately preceding the taxable year iu which such business or farm operatiou moves fronl the real property being acquired, or during sueb other period as the public tity determines to be more equitable for establishing such earnings, and inelndes any compensation paid by tbe business or farm operation to the owner, his spouse, or his dependents during such two-year or such ~ther period. To be eligible for the payment authorized by this subdivision, the business or farm operation shall make available its state income tax rec. ords. and its financial st~;tements and accounting records, for audit for confidential use to determine the paymeut autbof ized by this subdivision. In the ease of an outdoor advertising display, tim paymeut shall be llmitrd ~o the amouut necessary to physically move or replace such display. (d) Whenever the acquisition o~ rrm property used for a business or farm operation causes the person conducting the business or farnl operatiou' to move from other real property, or to move bis personal property h'om other real property, such person shall receive payments for.n~oving and related expenses under subdivision (a) or (b) and relocation advisory assmtanee under Section 7261 for mowng ~ro~u sueb other property. Ssc. 4. Section 7263 of the Government Code is amended to read: 7263. (a) In additkm Io the poyments required by See- lion 7262. tbe public entity, as a parl of the cost of acquisi. lion, shall make a paymen~ to the owner of real property acqnired for publle use which is improved with a dwelling actually owned and occupied by the owner for not less tban 180 days prior to the initiation of negotiation ~or the aequisi- tim~ of such property~ (b) Such payment, no~ to exceed.fiftecn tbousaud dollars ($15,000), shall be based on the following factors: (1) The alnounl, if any, which, when odded to tbe aequisi- ti{m payment, equals the rrasonable cost of n eoinparable re- pl~lcement dwelling determined, in aecdrdanee with standards establishc(l by tho public entity, to be a decent, safe and sanitm'y dwrlling adequate Io acrontmodate the displaced owlier, reasonably accessible to public sm'vices aud the dis- ,%,