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Newcomb-Tillotson Development Company - 1990-02-20
- ' ,�t,r f� _. �''V 'i it �.1 !' ' ,.• , •• 1 j': I I, ,, r, L.i>1!. li .... 1R �. .. _ ' .. 1 ; , .1 •� S Slftl '1 K` iY 1 �.:, r r•• /4f"rra _ __.. �a•'S..... vn' .-1�. .. ... .r l.. _..... .... ..., _.,. .. _ - 1,. .n,at �..-.�....:.. •r:e :a!�..i. ,. dl'✓6.•Iltier.�.++...L.4 YG...t - .� �� �1 �1 '{ ' } I,li' CTT �!� HUNTING'11ON BEACH (� INTEn-DEPARTMENT COMMUNICATION ♦ '�' i :,S IIl1NTINGiIXi RIACiI • Laura Phillips From Jul!*Psugi TO Associate Planner PlaWning Aide y ENVIRONMENTAL 114FORMATION August 30, 1990 Subject FOR0. 90-41 NO. Applicant; Newcomb/Tillotson Request: To construct a mixed• -use•. development combining 1, i t. ,'. 1- 19,000 square feet of retail commercial space, '. 8,000 square feet of office space, 68 condominium , _ units, and 'u 494 space subterranean parking � t �. r • 1' •; structure on 1.93 acres. ' Location: 300 Block of Main Street (bounded by Main Street, Olive Avenue, Fifth Street and Orange Avenue). Ilackgi'ound i 1. i•''j 1� of ' I '.i .�',�,'!. i'-�. tr � ' 4r ' Staff has reviewed the e.: Ircamantal information farm noted above and has ` t • �+ !r s determined that a negative declaration may be fil(M for the proiect•. In view of this, a dmf t ne;Pative declaration was prepared and war. published in the Daily , � r Pilot for a twenty-one (21) day public review period commencing Wednesday September 5, 1990 and ending Wednesday, September 26, 1990. If any Div J • S/f 1 ..+,' + -y5 '� J' . v4< comments regarding the draft neg., a declaration are: received, you will be ` ;t's ' notified immediately.ii r YN 1� 1.. iP'` • 1 Sit T 1 $,-. otnmPgdation S.. , r (f h 1.• , �. •�ti II i � �i 4, t,1� •r } Fvc',''' 2 The Environmental Resources Section recommends that the Planning Commission approve Negative .Declaration No. 90--41 finding that te ro Fed PP g g P Po• I,�r „� 4• , •' �r�? w, cA',; '�'� ,, , project will not have a significant adverse effect on the ervironmeat. . i 1 Mitiga.�?n MUsurgs ILI .._X� The attached mitigating measures will reduce potential environmental e:ffcets resulting from the project and are recommended as conditions of approval.„+ JO:lP M' 'xr►�'r21.1:' (694iti-1) 4`, it `. r •�'1 tU . ,••� r J S ^ V.,..1. 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'+,.. `i' i1l: - .17 ',,;1 (Y J �Y ri 1� Y i �• {` �, r e. .'IAY. ��r :. ,,,.r , ,( - � .. � ,• 7 ' �/ t•, IY ,>, - � ► ti I �. i Il � :. ��y�"it � fit•., '( �f,7 • .�1 ;i, ��. , � � 1r,w�a`' J� •i �r ' {.i,•�J ! ic- dt•�1 ,: �v rl ttl �7,• �1 ('.. , rk`r4 '•i ` . i,7(11•' t it .., ;� tlkpjr� _ • � "'Mr,r. +, ',t t1=1i ,,.. r✓•�}�ii .. r �- '' 'v'l 4' t; i ,.. 1 , r '. -. ,' ' t ;i .�' ► t Y i..—ssiwrr...v..r..rr.(S1}�,.....r..l'S\.�511.—a2.+1•' .. Yti{'t�t �M • i . r 1.-... �.--era+...r�•+.�..��..—r�.or'W.•..� .r 3.. .. . a .f :. . _ . �. J,.: .1I44�. .. .�.. �+4r � �, � j � t-� � t�4� p . WRONNENTAL CNir,KLIST FnRH CITE OF Fil1NTIKbTOM 11EAClf PLA NING DIVISION = rrfijl?ro�,tC W119ONHEIITAL ASSESSMENT NO. 90-41 't i' tta 1, Name of Proponent FW 4L!LLL4LS4ll_ c► i ; Address 2800 LAFAYETTE AVELNUE _1,►. _ t ,<. T► NEWPORT 6EACiL..SL92663 r 14) 61[-984� t� _ , ► , t 1 Phone NumboY (% 2. Gate Checklist Sut.nitted for Review 9uM t 22L 1990 r ' 3. Concurrent Ent i F.lenont(s I p ►C'A qq'1 n AAr - Ql7T u lA 4. Project Location 300 Block of Main-S+.reet_-Cbounded by Fain Street.--- f 0 ire Avenuo.-Fifth Street and Orange Avenuel. 1, •Its :: ;'; b. Project Description ixe Use D{Y:14txnent carlbtn;na 19,000 sauna feet pf retail commercial soaco. 6.00/1 sruare feet of 2ffi:e soacr:. 69 con or,'.:,iun units and 494 :nice subterranean a�rking s*ructure ,on 1,93 arCts,, rc•'s- if •. t� k EWRONKUWAL IMPACTS (Explanations of answers are 1:c1►vdad after each subsection.) i. far;h. Will the proposal result io: I 5`iFz,�r rr a. Unstable earth conditions or changes in s?lolagic substructures? Yi floc. U9 Diicus':ilon: P �� 1; The project is not. located wiihin the Alquist-Priolo Special Study Zone or in tl:o vi;init; Of any kno:.r. ly x ,�,..;;� i> �,' uristab% earth conditions; 4:r.jrafore,',no significant impacts are anticipated. ,.M t ti-'71 R_ t• kl?i I o. Disruptions. displacements, cmpartion or overcovering of tho soil? Discussion: tr The proposal will result in compactio: and over covoring of the soil. However, thn site has been previously 'graded arlrl portions of the site arP currently occupied by ccmmorcial uses. Ne',adverse ,impscte are anticipated. e..'''Changi in topograri; or ground surface relief features" Disayssion: The site'wilt be excavated to accrmnodate ttte subterraneeii packing strunture. However, the final grade level will not Wfer f-2m the existing condition. No adverse impacts :re anticipated. '1 �.,4.it �� �j - ?r r 1 7� / m tx t•7 ' j.j, jJ? 1t rr F }* r: �` t j V� y;(r r 'r r •ti' 1 '•'t c� ;f.', ! : li fJ � � _ 11 ���s�r, rr �.� � t' �'► ' • tl t r � r1 � Z`;;r 7 r .•� 1 t t?J , ��� ».►,� � a � �I I 7� ,L1 ,l� : ' VY�► Y'Y j. �, ry �ir A. i.l. , �r7 ,�ta�t 4r �, i p '1V, /'\�"j'iY �d:�'ft P►i) �' , 11 1' � �t 1 r. Al � i •' �� 1. �1 t. ill 1 �S4,SV7 rC`i��.. („! w. � /l a�i Tfyt��7ij��� ' r. � � .! �� , .`. e t It rrr 1 ';F r 1 _yl fl` li." y / �'•'14�'�( tlt'r "'TYi 1 .r tt -'1'� ,�'(.�ii„c r :, (� r,r�1�Mf4'` tit, � t�, t 11 1 , . ', I ,• ► ;' yyyyrr 1'y ,r' :'' �r L Ir r i-+• : r _ ,ti� t�Z. riI �.+1 t1 1 lyres �L t...4 .rH J�li ;; t 4 - 7 J tii �. r/ 1 �•.�., , i' 1.,.tt�.11• 1410-`✓µ��-,, • to )- / •ii / it , 1a i r 1+:. .►` �„ rr1� I( .' � Ir.'��+fy,.��7�r� _1� 40 t. ;^ .�/itr li _r ti } f 1' >t �I c.i'11 t .Jy' .ram- 1, r '� � r Ir i• � y'e1l7�ti`���„r. �' r� �}.: , 7 `, '�.Y • (' � \ 1 i.l a >rt I r. i � � ` " � '� rr � ,•,r .I ,!ti.r is tl 1 .lj+ r / r yit yt��!•. y��.' / � +r: I I! M1 ,Y�i `—f { I rr' ,., s; 1 •• t '� r (( 4 ; i`r L.iw' �'-�'�I�� i Yv/�, ,J r'r ryl� �:{ , Y+ r tl S / , ai - ,, 1• tt , ' 1 i•\i" •y f I. ► ► f +i y{7�1 r t,r it t� 1 , 1 '' .. . • t i • / 1 r1. 1 ti 1 r /V sr lrl I ,ti. t Irn� (L •A�'i.' tj ��.+''' f5i y{'� ( i ' r •�: '. i ' - r 1,�1 �tv r �j ? 1.,. r 1'r.l, � C' 1 ,♦5f r' �����+f t 1 •� C�;'���• �f \► +',� 1 �7 »rf7 3 lii { t .,,r .' rl� r, w� � yJ• �•` ��� l'` t7 ii � `r ,�(I1 rJ�i �1t{yd���'�{y,rf 1 % 'ry`.v '�;t,, :'C.7 i.. 1►r �' "r, i f ' 1�1 : 1. '.t 1: .i ( 1 / t� �` :•i llri r l''tir 7 ''tt' Tff'� It ti i. !.Y�� , t�!(r i. •i. I jl.. 1 . - t`r ,1 r 1 �. r' •`r �1 `� , : ,r�,{,f f��>_1 1 _l'I i r F . , R, eesi I P I I:, 'POW, 77 JYA id REQUEST FOR CITY COUNCIL/ REDEVELOPMENOTAGENCY ACTIM 91-42 ff July 15, 1991 riots oj Submitted tG: Honnilable Mayor and City Council Men. bers o '' Submitted by: Michael T. Uheruaga, Executive Pirec' co, pment DirvetOr Barbara A. Kaiser, Deputy City Administrator/ conomic Develcii Pr"red by: CONVEYANCE OF CITY PARCELS TO REDEVELOPMENT AGENCY - f111RD Subject: 13LOCK WEST ption Consistent with'COL-rcil Policy? Yes Now Policy or Exw r Aclinne, Affllrh Iva Statement of lime, Rocam, indstion, Analysit, Funding Source,,I Atonar r _Lrruo Ir iv AA_ Pro-y" c it X SI&TUENIUDSM: The DIsposillon and De�.1upmen2 Agreement approved between the Redevelopment Agei,,,cy and Newcomb-TIllotson Development, Inc. calls for the conveyance of publicly At, awned parcels to the developer. In order to effect this conveyance It is necessary to tranrn'er city owned parcels to the Redevelopment Agency. U, h �1. . IL I. EDAIM: 1) Approve and authorize the Clerk to execute the attacLed resolution of the Cl*j 'leach declaring certain property Council of the City of Huntington y to be surplus and directing that it be transferred to the Redevelopment Agency, { 2�r�r � �+� r debt to the City of recordation of additional Redevelopment Agency 2) Authorize the Huntington Beach in the amount of $2,819,730 (market value for the surplus property being conveyed) and authorize an amendment to the operative agreement between the City and the Redevelopment Agency. P", ,� 5' �'���:'.+jr��n�, Y ti•�`. _ LYSTS: Main Street, Oliver Avem;3, Fifth The site of the Third Block West project Is bount:-�d'.Ijy Street and Orange Avenue. Newcomb -Tillotson Development, Inc. was selected as .g 0 developer of this full block conso!ldation In the Main -Pier Project area thrruh a R_,quest foi P-oposal process in 1990. 'The Agency approved a Disposition and At 'i; Agreement and entitlement Developnient Agi s for the project In March, 1991. One of the provisions of the approved DDA requires the Agency to convey the real property within the project site which has been assembled under public ownership to the developer. The property held by the city or Huntington Beach is comprised of nine.(9) .#:-i IN I parcels which are comprised of 19 lots of approximpt-nly 251 by 117.51 (The legal descriptiort.of the parcels and a map shoMtig the location of the parcels are attached as Exhibit A to, the attached resolution. One additional Iot [lot 101 Is already held in the J name of the Redevelopment Agency- and Is not a subject of this declaration of surplus property and one additional lot [lot 8] was purchased vilth Redevelopment Agency funds and Is not included In the lr,,.-rease4 Agency debt authorize d herein). "A :�Z7r MU 4194 CJ; 4. 0G. V. to T 1-t 1 1 on "o" !, . T ,., ,. t► ,l . r1 .•, ;(,i }. t� t), r� �. , ,fir -1` - ,• s, �` '. -'.. _ �' , ,, -I `, ... l• 1 .ill f i( ��.� 1,1, , , J. r. . r�:: .. 't t,11 t"•�., - ,' � ' 1 tl 'i 11 •1 i.tti 1 yj,l{,` r / .i(r, ' , `.r "Z�gvt° r Sl',., r, �I hL ��,' •� f . r ), 1,+,t, ,. 7�+'�'"� �•�1 .ryf�.1. ,' )V, These parrelr, were acquired over a number of yearu from a variety of owners on a st willing -sellers basis, r 4Y� 8 The assessor parcel numbers and the price paid far each parcel is sho-cin on Attachment No, 1. As part of the process of declaring this property surplus and transferring it to the Redevelopment Agency, it is r.ecesgary to establish its value. This is done through the employment of the Reuse Analysis prepared by Keyser Marston rr ,4• ' 1 r ti� , r.� • ` as part of its review of the development proposal for the site and the economics or the " r+ r j`; ,•`�; approved Disposition and Development Agreement (this is also the figure used in the Section 33433 Report required to be made available prior to the public hearing on the DDA). This report establishes a value for the entire block consolidation of $4,620,000. , 1 it n' The parcels subiect to this conveyance represent approximately 69% of the total rroject site and therefore a value may be established for these parcels of $3,135,000. because 1` lot 8 was purchascs with Rechwelopment AgLacy funds, (not City funds), this value Is IJ offset by Its purchase price: of $31S,270 to determine the fair -market value of the parcels beinE conveyed In this transaction. u It iR trapnrtant to note that conveyance of these parcels at todays fair market v, lue �i ;l; ' ra�; � r. 7 signs'"cantty exceeds theamount the city haR invested In these properties. Specificalry, while the Agency will incur a debt to the City In the amount of $2,819,730; the City's total investment In these parcels is $1,184,500. This results In a profit to th, City of ` rt, $1,635,230. In addition the Agency will pay 10% Interest on any amounts (;'.ving as ; ! stipulated in the operative agreement between the City and Agency. ; r By the provisions of the Disposition and Development Agreement between the t� r ry fr r • + `.r Redevelopment Agency and Newcomb -Tillotson, Inc. approved in March, 1991, the subject parcels, when consolidated with the balance of the parcels in this block are to be sold to the developer. The DDA stipulates the sale price of these ;,arcels at „ $4,620,000. This developer payment to the Redevelopment Agency will be used to ,1) acquire third party parcels, pay relocation expenses, pay for toxic remediation and demolition of existing structures on the site. It is expected that these expenses will *�`t} fully offset the developer land payment.,. The Planning Comtnissloz reviewed the conformacce of this proposed conveyance with • the General Plan In November 1990, and approved such conformance (see Notice of Action attached). ;,:' 14 s rr r ! } The current fair market value of these parcels will become a debt of the Redevelopment r { ? ` . Via. 1 Agency to the City of Huntington Beach. �' •IrJ :+•• i1 SM AUERNAMER ,1 t•.p t,� .;;''i ' Do not approve the attached resolution. This will pre-empt implementation of the Thira Block :Vest project. • �! t �, .• , 1. Resolution with Exhibits A & B i' •� ,.- ; �. i l�•„�-+,':`t r ;� �'� _;: ` 1. Parcel Purchase Prices Rr't;3. Notice of Action �r -N i r 4 �� fttf;� r,�,► 1 'f MTU/BAK/SVK: jar ,r ? t ray 9188r ` 'n,' " ti.`.S �r4r �'if,,-.. '•,f 1� � eft. _ Qr � 'i ,yr- N .1 �.....17.�, / '7/i9Nam-1 9tNRI* IN!�iTai r 3 ' q '/,� T✓ ?�7�7r"tlr; : r r :� $'}{ . I rik � ,+mod �� ��� ,,• t / 1 • r i •"'[i 4:,� ( ' iT� t'. r! 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IVY ` 1���'-, 1(' , rl •rr r,. , 1.; ,�.• /'f ,' rl 1 ii Yr ti:'_ po�'-'I -,i,1r ,i, d�l��' ,il Iti is ,, r ,1 , •�' —" I+. 1 fi C '1 Il 1ii��'�rc 'G.•`+,�1{�Ti t`•�.i1 • / 1 .1,. 't ..i—�`_,1 r .., `IL'- � .(�~` ,'�'��II` v N.,�r`��,�'ilr't'41 t r 1' is r ., ,t, .t y.' )) r 1 T �., t i�t''•' a iy 1'' r 1 7 - .. J .. ,'.. •f,i .� Jt7 ,. ;�� , t ' L. � {ri• '! 1•,r �, ,�. • , i. „r ��' �dr/�jj. 1��,�'� i�l, t�J•,' ,'' .'; j:r ,�.� '� ,. .i •!1 1=, '�i ,.., .. � .. r '�. ( :1 L'��1 J��1•”, , I +� 1 , I •,L' 7 .. ('; + AA s ; �. 1,! (' +' Y',�>�� r Y4, ��:�• •f�l. i/c .. I r ,. �_..�• � �� - �r' rl, r 1_�� ��'�',+ 'Y �� � '� ,�ij rr '�h' .n �. 'y' a .1. - ,', i +�'� •k�, i „r� r.r rt 14 .��-, ,�',: _,. - .1� w '. (1 - _•�,. il0 �. r7. ,�' fir_''". S � � 1!v' •t'� , fj t '� � ( y,�. •- r ,. t� • �+'� � j _ [. f � �.l . r �I r I , , r•� �' )r .. ,tt'�°r �ft ' . 4! It, .�1 it, Y.isT ` , + - '• I1 ,, �'�,j „ 1�, ,,rS ''s r}��'�i,,,' Ir�V• _•i / r ' ., U.,.��if '' i . . '() II I r, it I .. ! ,� I� r i d - 4 ��/""";t' ,�1; ,', ,�.. f; ,. ;t. �., I'• t.{ �-7! 6 - ", II .. �l, �,. ' h� d. ,.�lwl. d�..;71L.:.i:1.i'.e �.cr�:,:�il,•�C1M".►.1a!! ,� -'r r ,� •' , �' , '.I^� Ij.. y t � It%rl (!r , •1 ', ol �2i11►j�.'.r Jf. �Il r '= I �li� ry r ,• =`yy •f, tl RESOLUTION NO. 6306 } �'. ' 1 A RESOW-CION OF THE CITY COUNCIL OF THE !w-rzy OF HUHTINGTON BEACH DEW.RI210 CERTAIN PROPER; Y TO BE , SURPLUS AND DIREC'TIPG THAT IT BE TR'1.NSFEUED TO • , ' i UiE REDEVELOPMENT AGENCY Ji �. WHEREAS, the City of Huntington Beach is the owner of fitkcertain arcels of real ro ert enerall located in the 11 �t; �� i P property Y generally r r1 vici,nity of main, Olive, Orange and 5th Streets, in the City of � Huntington Beach, State of California, more particularly �. ii i�� t it • 4', described in Exhiba t "A" atta:Bed hereto and incorporated r. herein; and The City Of Huntington Beach acquired such real prcpnrty by -lied all as more fully set forth in Exhibit "B" attached hereto and ircorpo;: ate', herein by this reference; and The City Administrator Admini trato »}� has recommended to this Council that such real ro erty ba declared sua 1 property p..us; a: i ```,t Huntington Beach Municipal Code S 3.06.01.0(b) authorizes the City to dispose of surplus property, and seta forth the procedureu therefor, except conveyances to the Redogelopment .'•� ;�; Agency.,for a redevelopment pro j ect i And NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Huntington Beac'•. as follows: 1 Soction 1. The above described real property located in the City of Huntington Beach, County of: Orange, btate of California is declared surplus tnd the public interosst and. racessity require the disposition thereof as set forth herin. - 1 - i`� 11�� 7 �� � � �� i"• •.I � }_ I/ '' � ` rr n 7 •, /r���{{{W",<'l''tr /`..} pi ai'`q�i4 � 4 ti. "fit ,r1 «'' '��, t,.,.�{*!+ r..•f , �.` r t�. , f ,, -' I . � c1.al r r L/�.i�i�'. u! •7SY �.' �M.' '�{'�', 1'h' ��',� �.��t. •�jr t�; 1J li �', '�!' t•4 t. �. s��lty�,,.�o�wtis't�,;��';� rr.1{. T 1 ' t•.r I !, ��'�� °:{ �"L„ h r ' rs �l�f`Jrrl.- ; Y t �,L + x ' }f'•M t r a .� r,,}i��-'',, .r r it 'S• 'r /+�,,,1 ,, K•• . A �ILA ••Stt ,M, ,+ / •� 1 �r , / �r c ;'�� .) �t 4 +it t ;'ir , J� � � {: �, $° .. 'E �,r,' _, f§R1 �'t 77 '_ H` '' i{ » �,-: r /. 1+ � Ir •� 'f �rt,r='a� .`,r /�J ' �-r. "'r�; i � , �ftiFi IR't .F, :1}1 ! ,.c ,/L'.t I1 fts' )fJl , 1''' � l lri ,r •t' i /insl+IS� h ? jflit .i 4 ' v .1 � c+•c � tt i e I rt1 �, i t (!) , i ' s �, '' y � _ T�.IC• ` �, +� , r` v,/� �;i � �1fr.•+i � l�l, 1 t. , r� t r�- ,\w�+iV' y, 1� /. a `':�j¢ j .� 'r fs j r � „• r�� * , •s , ti r,+' . !' x"'S f il'' .•' ' i ' ` _ ti^; . f �' r'.•.,h C.. sue, r :'1 :'1'{f �r. . i� v� ,'!,• 1 ..f..i �'r-rs ,r y. l 4.1'r, , its '� �1 �jtr, ' ��y i'�'�` ���t' Lr &J1 I I 1A 0 it ri I It 0'r J,X ri Section 2. That independent npprais6is shall be obtained to establish the fair market value of ouch real property. Section 3, That the real property herein described is declared surplus and shall be transferred to the Redevelopment , 47 Agency for the fair market value thereof, notwithstanding ej BuntingLon Beach Hunicipal Code Section 3.06.010, ,ytSection 4. The real property hereir, descrUed shall be 0 deeded to the Redevelopment Agency pursvant tO city procedures Zor such transfer of property all by d,3n3s approved as to form by the City Attorne y. Section 5. The City Administrator is hereby authorized and directed to execute alit documents and take all steps necessh-_.y to dispose of such surplus real property pursuant to the determina tiOns Of this Council and the Procadurez set forth herein. PASSED AND ADOPTED by the City coullcil of the City of Huntington Beach at a regular meeting thereo° held im. r on the IStb d ay o f Jules 991. _ I,; , d . : I * At M ATTEST: . - reo City Clerk w REVIEWED AM APPROVED: titY dmMistrator A Mayer APPROVED AS TO FORM: TMornej C t 1111TIATED AND APPROVED: Economic cco n tZW Birector 0 Development 2 - ek An it It wj P -Ali v 'Y" X Y - I I r r pp ,' wr. t,.ryl, ( r I' i, 'J' i5 ' I',�r• , '1 �� �+ tZ„ � '� _ 71� r. ! • 1 i `7 1 � 11 �� � r�1l� 1(� t. t. t' " ii � •t. �. .. t ,r.. � 1 I:'1 Sr' P `. 7 .i ''.i � 1'' :} � � f.• T ''�, ,. � 7 / ... t. �}'((j,1} it - r -� ,.. 't. r• '' ;I �itJJl i, t ;fir ( t li I} a. Ir, �� ( " ', ` ' ;� 1� I 1 rr ' ' `, Irl I� 1��1 .tt .�1 $• ,r `. r. ,i ?1 "'�,, C,u..'y ,:. .,i_'•f .. � G:.�— i..i.n..,....•+t.1r♦- : S_;. y.,_'':..... .{t _ .. + , _T.�/�. rl., tiy..,.}!!{ �i .' . .. ) '� r••!rt -Lr'+J l�Y�.r >` t�r�f/�7 �y�� '7�' y � , ,, - 'T,`T1 F'� 1• ( I ._. .. .. _... � s '�!IS :.'3�1�1� �_i ��•, R� ! ' y I� 1 i - Res, No. 5306 rf V ( u• STATE OF CALIFORNIA COUNTY OF ORANGE 1 ss CITY OF HUNTINGTON BEACH) 14, I, CONyIE BROCKWAY, the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the C'ty Council of said City, do hereby certify that the whole number of r members of the City Council of the City of Huntington Beach is seven; teat the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members V said City Council at a regular mWing thereof held on the 15 h au of by thi following vote: ,( r AYE �. �. Councilroembers: Winche t31 Sil�G�cen �r�bih ills !�oul`An-I• ' 'J 5yn +flit; -V NOES: Councilmembers: ti None ; A�`.i ` ' ABSENT: �::Junrilnembers: None r ABSTAIN: MacAllister Keliy�''„ 7 OW, v „cIM �• r , Llry- Clerkan —ex-o�'�Iclo er tl �� )'4 trr, ri ` } , ��� ,y' "t%" of the City Council of the City of lluntin ton beach r k •�` ,1 9 , California 1 �tJ•(-tia p! y 1 ie 4•J �s ell �! �r� �I,i R.�: u Gf �•I �r.�r- r .., -"„"".'n7..GYY3Tfti>t�RPf'CrYt"7tYn'i;`+'M"a .tj'; :77'l�'rAIM`7'r+'.i.;!s`ti'Ayl�i�i,l"•,.111R�7'"!�I -:, C q >h r rJ 4rr+aJ _ •ill % �� ' y ) 7�• � r (r 1., n •�t Ar ���• ''•rtb'Ikri+ rNS St � ,�} ! ,'ri+, { ' t`"r+l t ,:u a .,� i �y�' C(.cY� y0 •� t i r ` r rr. j:!; ,,�,.. it , J !Lr (� i,,y r! 1'T, y >r:•i +:, ,� ,r• i .�• � 1�l + ' t ri . tr` ` lr S 'v '.. .w ".'.. ' .; 1� tt (.. , 1 I 'r' I � {�y ar ! • ,, 1'i,:,�t I ,;,1�4t ,,, 1 (7`r '�yl .. .r ; ;t i{h {�� .�1 '`I 1 '•f �rt t Y1 ' s ' �1, .t•,S!) ,� i ' 4`.���, 1. r1; , .l i l_,. ' �'' •"' ` -,. ` ( t ! r,+. ,s 'i• '�,+ ,�...;•( ,(i„7 ta. Y;� �"�+., 1 a �..� r •Ly R .,YA ,i. 1 ��,. + ,fit 1 l ` r lc�: ,r1' �1 it ` r�i{'i rf';'11 t.�`( ^,�.��rl aai,(y i1'� �,.Y tk.' r l:y � :f• 7 r'+ it >r (�. 1 71 r•� -•(r �-•'•�. r. +� i�,1��+tn �iit�..h�1 i 7,. �t , / , ' -,fir •/ +: 5 ll� 7 +'' S Ity° M1.. N' !}rJ`t!'F�iXl prllr�i �r r )i r+ �. , ! ,•, (ti i�,' i Y J fi ( r�r 1.}ti r 44 1�i ) t 1 r 5',� r�';tr"!7 ' I'n } ` j^; ri, .. !•r w ••r, � 1.l r � / };!` Y3�•. lip0 •r, all -Y 01 cl • 14dpw, 611 1 iT4 acme%& tVT 10 01311311 "All LFQAL UMCEaPRON Lot 5, the south 81' of i-it 7, and lots 9, 11, 13, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 23, 26, 27, & 28, In Block 304 in the Huntington Beach Tract, County of Orange, as shown In Book 3, page 36 of Miscellaneous Maps In the office of the recorder of said county. N I d 1, s. Ll s N T . MN X� W ♦W 7,N I I-VII . L'. , 1. 1 . , , , . , , , I , . . , . . -,I._,,, I W 4alv AN L) I f I Y y 71, 0'. ilf A 0.0 A• C L•�1 " N, :41 The property Is constituted or some nine parcels constituted of several lots all within flock 304 as shown In Cie Huntington Beach Tract, County of Orange, Book of Miscellaneous Maps and of more particularly described In Exhibit A hereto. These parcels •were acquired for varlous purposes by the City or entities of the City commenctna In 1. 976. The acqul&sltlons were made at various times from IndividuzI, owners on a willing seller basis at prices as follows: X AFA 024-14-1 024-743-4. 25 024-243-19 024-143-23, 24 024-143-8 024-143-9 024-143-11 P11RCHAS PRICE $ 165,000 100,000 $ 290,000 S 10S.1300 $ 311,270* $ 330,000 $ 194,500 1,184,500 P More particular information regarding the parcels 1i available for ptlbllc inspec tion at the records of the City CIL-i-k, Connie Brockway, 2000 Main Street, Second Floor, Huntington ? Beach, CA 92648 *Paid with Redevelopment Agency funds. I 4o . A .9 NYC. 1.7 New b "ro.: Ski 44V At ., j�t 3i 01, it try �A, . . .... r -"'If 1,.k l�,1, •`}' •y'•' f i1� ♦` r� � ' r{. r , it rl .t t'1 �•. M . to 14 + � r f r , \ i ' � �1 ,r�1'r ��� •.'� +�Iw.. �.�....ri-' tS J:,.q Y:..:_.::i.. �:, L�i,:.: �it�'r.:. ►S :�:*:t'1 _...•�x:,�L-�.:..:.....,:.t i... _..«;:: �«JL�-:.i.i Ala ,.. ' t A•TTACi-RAF NOS - THIRD BLOCK S; LAND AC t AU PURCHASE pMCE rJ w t i tow 024--14.1 $ 165,000 f it sl, 024-143-4, 25 t, t $ 100,000 �T jj `1 tl U24-24a-I9 $ 290,000 024.143-23, 24 $ 105,000 i't1 ' rl1,ltrl .• ~ l 1' 1 It 024--143-8 F :� , �� .f'� $ 315,270" I'' ► ',c :i ° ,1 7: " '' 024-1,13-9 Q 330,000 024--143-10 $ 325,000 (Agency Owned) it S� 4' �: t 024-143-11 194,500 41,924,770 • l4' 1 ,~ J r *This parcel was purchased with Redevelopment Agency funds; but, title is vested 'with the .y i'����•cc°��,,�,, ., City. Therefore, it is necessary to declare it surplus' � ,; convey it to the Agency, but its pomimse price is not included in additional Agency dent. e{C i r T • � Icy ' , ,, ~, ♦ I1'� 9191r rri7ir �.�fi {.-at �1} ,;•.1.: �- yid ., �.i .,,: . �. J jov l '� t i .a Olt, t4i•. �.,""., , ... ` l � ! 1 i. l:+. l .,' ,!1_..� . �/ � 1�\�-i►�n+ � �r,'rr�• S,;,i1T 1 �, 1i1 -.. 11t r 11741i t ,"ui Jj•j�°N ��rt.r �(., ,� i ail ri {I t r•Y r.li t tr1 r r,'[ !, i11 4W , ^' 1, �r 11.�;t i r,,: I�i r Si ' 11 r ,1'• ,♦ 1 ,fir .1 Ir 1J �:I !' !.- r i,� � y lt, .i, '!,1 ,, ti !,•) � ��+1 "�r y,l i, 1 .ti i :� � , ''Y-1� ` i �� *�' ,.i; � )1 . �+ f•' `�, � r, �,'� ,l - �„• rt 11l r •' 1 r 1 ri('ts t � j-'r�•�rrVl, .� - J., 1r ,r ,ji' l y i e. ; 7 : t,i. s�.i n. ` t } I ,fit ...1 �: i 'a 'Si I. ! •'.! .. ,i1. i ,, ., 1• •47 -1•r r �i t �. ...;.i, �' �•' � .Y T t j 1 tl,.t I;`i, ."� .1 _.�'�11��•.. '/ti•n�'�n.;'b- (f1^ '�;;�1. ,,�•' �t�.1`J6 ri r r l!: .r: t J �t" J '�..• iPi •d %r. '.ti � f .'}•�,�, �,..i ` �, 1 �.li i .,, Y , .(1, •' ! .i t I.*5i1 «5/ , 1.4 14: S?. -.. n kr � `t i t•S r �,Y 1�r '} • ��t r .. r 4,, ', { t �r r.I t). a ,1 ( •7 , ' �,.{, ,���,,.�ri��'�.Ij�i ,,rr 1 t J,•1, t,j r r: 'a '%�. t 1 t, i r i,' j! �" r; r, + (,j�nia ei lot t 7� �.• 11 t7±,11 1 ..� l I t i' rry�i ,ter,. ty , 1��, 4,t (.11� +t,y!' f. , i� �j r��iK �i r r t.1 i. �t � .. _ ,, r 'I� r _ -, f �� i.' '�F'1. �t• � } t , • 'o 4. •1.2 I 'e. (25 2 0�) r IF T., 17) CRAA(;r 1,3 LLj F 8 10 —Z —4 21 FIE ism; IP 1-; — ILL IV 14Y 4 F 7 7" Tl77 � r ro jp Jr' vr C— aT % r &LIVE 20 a pj 31 IN 5 G 31) 7 :0 —ko , j 3) X 3 !1 24 14 2 it Ff 9) 104 z 011 13 ,xr(3 0 13 rAlpi t ra FF, �.j 0 :L12 11j'. 22 M t4— PL14) 20 7 '2! Aur Ts X, FF-- P7 -1 ree or sj Lai 5 r, - .0� QX 7 r NJ T W IV zu 19 ZG Izz x ez 73 V 5 4 —4 —3' M046". VY� in Ile 29 4' .4, A Is, I X COAS7 —T— IT �A f tF 4 11 bo I it 'S -F� 7 11 d IT C)l )r Wy, "Its ILI, 1, , r oi; 7 . L 4 f „ Vr r , .11 .l J1_JL A, -- 1, r r: 1k 0j�. • 1 t: 'y Huntington Beach Planning Commission _ � � .-.r .. � � _ � ��.►� r-� .,ter... ��,..�� mow.-..... ! ;. P 0. BOX 190 CALL► O"HIA 91'640 ro i ! „•� .. I t a f; c, , Novel �_ r U 19 9 C <� �• , 1�N•QI Ot':.A4'!' 1 ON AP_171.1 1!)l;: C.ily of Ilu;�f�i.n�7Lon tic�tch, Uc�t,,trl-nieW ref' 1lcinti.ni.;;l:r.�7t:ive Service:; ►� , ,, , ct N['RAL PLAN CONrORMANC P 140. 00-9 • , ,. ! R � t t i��, tS1lYy ^ At i Your appl i cal. i en was ac:Lc!d upon by Lhe Ifunt• i ngton Leach P1 anni.ng , %! a,t+� slI Commission on NOVCIat�r't'.G.,._�1�9----.-.__ _ and your request: was: � cti�;l�t S�t,''� 9{ PJ I THDRAWN APPROVED _ xx APPRCVED WITH CONDITIONS (See at-Lacned) DISAPPROVED t' ONTINUED UNTrG ; ►��' ' ,'r I:' Under the provisions of the Huntington Beach Ordinance Code, the i action talon by the PlanningComnt:',s. iorr is final unless an appeal, is It led Lo the City Council by you or an .interested party. Said '�;',�t�,• �,r `� appeal must be in writing and must set Eorth in detail Este actions �',,t��; {; fir' �' •�•� 5'• �'�., ' and grounds by and upon which the applicant or interested party ��, ,L•-^ deems himself aggrieved. Said appeal must be accompanied by a filing fie of two hundred ($?.00) dollars and be submitted to the a, , City Clerk's office within ten (10) days of the date of the Commission's action. 1 I;t your case, the last day for filing an appeal and paying thC: , w ' j`f r►'. F' r , f i ling fee is -no n -appra.]-able ' «t�'Wt' •� ,t j Provisions of Lhe Huntington Beach Ordinance Code are such that any , s �}�''r application becomes null and void one (1) year after final appt:oval, �r `', �'te�'fy unless anti',.,) con:;trucL-ion has started. ' At r ' { ,,, 1, •' , �' �,� t' if y. t•j1 , . it-+tt • v r •OR , _'' , .. ., rasHa-^r�:. *,••••i( Y►T'.�b"5��,�',r'i�J" •2'+':ij7j1'LRS',�";A�`,t 'M t ;,.} 4>j}�t,.:• ' ::•tut• R .,�! , •-r- � inw+.'nl'ac•+s>u�•rrm-c�rira:�-.nax.r+�rari awe.. } i+� _ t v„ .i '� � ft 1f1'•+r _r t� �1' '- , ftl •J ,, Ir, i,., ' Cyr _ u �,i � , , _ ll 7 f t, j T':vi .J i [d �•� t'ti>,li a .a.j4t' ..! .: t t�r _ rti ',�•f' � ll t '•�, �,` ,iw L t� ��! =j'�• '71 , ,•A,. .i. IRI 'R II ... ` . '', , 1 •',• .l. 'R� 1 .: Y ��� Ix, 3� ,,. �1, ro j'tt t' t �!' - ♦"AJ ttA �'tr � I 1 R •I�q d,7�, �':,4: ,t '.l, , � �,� { r�+ ,, ♦ t ,i �F`1 ,.'.♦l l� t. 'Rt1. ,. 't �, 1 �. t' - {r,��, 'j/J h,{�-' �t • ` r�l 3 t a , r.♦ c Ll fA�, j�J' yy r' 4' `', °L ,;.1 •`a' f' .. t• C�4• `. ' 1y� ,Z a1 '+,tl, Y :+{, 'i,e J1.(i{!�,�. t1 i il• rj 1 la '. 1•�r' ' -f"I �l•�i t t1 �" ,•� 7.�, �!�� y'Ir 1r .t t, 'ify �, • ��,�, ,i` .. ,�, . i:` T i I. .,',{ ����\���,',t A' ��` •1 ,i., //�� +t •E..',t�',ti r�:i 1 t7 ,'\f-.• ,, �.• •'K�1.1�s. i, {'� � ''i. R, ,. ,. _ �r. �..'� � `Y:. .{'.• �, rRt tr !,41 •4�' ',ti ,', �f ', lt`� ,�i', ♦ ,, ..dJ ,i .. ' %i-i, t It 11' t7r, t, s ` r} i ,rl �„ J,.r ,•i •r, c.. r: � � ' i 1 � r 1+/ , `f, t`4r f ,t�+iA ,,��^ .' •'fit' ,, "A H2 it _17 d Thu dectruction, covering or modification of any unique geologic or physical foAtures? Discussion. Ho unlquo qooligic or ph�sic;il features arlst an tho siti. 0. Any Increase in wind or water erosion of soils, either on or off the siti,7 tt JDiscussion: 0,o Illnor short term wind orosion m&y occur during const.-uct I Illowovor, Mitigation Mersuros No. 18 & 19 requiring dust control moasures will radu.-n impacts to a level if Insignificance. Changes In dopositien or erosion( of beach sands, r.r changes in siltation, deposition or oroHon which may modify the channel of a river or streari or the bed of the oceaii s tit l o, any bay, inlet or lake? o' Discuision: lha project will not impxtt beach sands, or the ocean. 7 Exposure of people or proporty to geologic hazards such as earthquakes, landglidos, mudslides, ground failure, or similar har3rdsl A Disc s &I on: 4:' Development exposes people and property to geologic ri3kT, that exist In Sot:'.hclrn California. However, there are nn known f?ults or serious geollillgical constraints affecting the situ, All construction will be in accordance with state and local building and safety codas for eartliquiike stpnd6rds. ho 9 significant Impacts are anticipated. 2. Air. Will the proposal, result in: A— A. Substantial air emissions cr deterioration of Lmblon` air quality? 3EtiISS Discussion: Increased traffic generated bi- the pr.ijact may contribute to a decrease in ambient air qusillty. The proposed project is In the Downtown Specific Plan Area - District No. 3, Air quality impacts of V Implementition of a -irre intense Downtown Spar.'fic Plis-ii were studied In EIR No. 82-2 and were found to be �11i;nliflcantly adverse. The City Counuil certified EIR No. 82-2 and made a statement of Overridlov e� considerations regaiO-j the anticipated Impacts to air qual!ty. Seca-ise air quality impacts are assesseJ aging projected traffic generation and because the trips generated by the less Intense proposed aroject vou'.., be fewer than thkf trips geklcr:ted by this maximum buildout analyzed in EIR No. m 02-2. thu development currently beirig proposed would Wye lesp Impacts to air quality than the rayfinum 'AiL4 J* buildout analyzed for iho area In 1982. The air qualit;l Impacts of tha currently propose! project are, therefore, covered by the previous rtato.Aent cof overriding considerations. Minor !.short tierm l.s r 4-; lq durin) construction as a result of construction deterioratIcri ot local ambient air- maq.r occur y, equipment emissions and dust. However, impacts are not cori:ldprod significant and will be further reduced by Mitigation Illeasures No. IS ard 19, which requires d,ist control and maintenance of equipment IN, 4o In proper Lurie. 40 b. The creation of objectionable cdors? Olsci): 3, No objections) odors wi ll be generated by the project. Y, -IyJf %4A C. Alteration of air movement. moisture. or temperature. or any chango in climate, either W 1�u 1,. 3, 1.1 1 ,-, � . I ". r. �-e *,! � 1 1. 1"1 8,; l.�, N1. _; ". '. " " 1, , " _ .,i, ZP - - . . k; locally or regionally? ,dt' 1 2- Discussion: The proj6ct does not propose any land usr7s %filch may affent local or regl4vial climate. A '44 I invirornental Checklist (68111d) 3 21 V 1 10 f q R Z4 hJ Jilt.' 7 4, Pl 4 L _� rr 1 � Yet L1.yL)a 6rQ l' 3. Hoer. W1111 the proposal insult ir,: a. Changes in eurrenic, or the cou-lu of direction cf water movennnts, In elOor marine n- ` ' fresh wafers? X ;1 r j Discussion: __ _._. ),,; '�•,7.,A , << ' The project will not Impart narine #:r fresh water currents or movemant. b, Changes in ibsurption rates, drainage patterns, or the rate a.0 asrount of surface runoff? Discussion: i' SligKi: inr,r•cascs in surf4re run off will occur due to the overcovering of .Ire site with impervious ' t .urfaces. !iowovnr, oxistiog and pl:.inned stoner drain systtrrs aro adequato .a acco-rlo,late increased runoff and no slynlf+.cant in+peer, are anticipated. ' ! C. Altrrr.�ions to the course or 71ow of flood %.ator•s' Discussion: -71 The proposed prnirct site is not locataeJ within the 100 year flood plain, r ii ' dl Change in the amount of surface water in any Hater body? Discussion: i 'The site does not drain directly into 4,iy natural body of waror. e. Disciiarg,4 into surface waters, ar in any alteratioo of surface water quality, including I, Fut not limited to tera;e-aturo, dissolved orypen or turbidity? _. A_ 'Y ' ,t Cifcussion: ` /,: i •,Say ' Tfe site dons no! drain directl, -nto any natural brdy of water. f. Alteration of the direction or rate of flolr of ground waters? _ _ .?L Discussion: The pro,jxt doe., nc,t directly imp&ct ground waters. 1: { { g. Change in the quantity of ground waters, either tlrrouU` direct additions or withdrawals, or tkrry h interception of an aquifer b cuts or excavations? X �' ��•� B P q y �. r t„ :i ill i u r ``�►� �--,, '`. See discussion 3f ' i, i.f , 7 f: + { j•' t art ' 7 J w '"' ti',• h. Substantial reduction in the amount of water- otherwise available for public. water supplies? ! I I. Etoosure of people or property to water related hazards such as flooding or tidal wanes? w �( z:,; r., t z. 1 Olscussion: The project is not located in the 100 year flood plain, Huntington Beach is in a low -moderate tsunami is , ?F risk zune (ran 02-2). No significant impacts are anticipated. 4. Plan. Life, Will the proposal risull in; (, << a Change in the diversity of species, or number of any species of plants (including trees, F i- �r shrubs, grass, crops, and aquatic plants)t r �c j •r ��� ++'' r Environmental Checklist -3- (Mid) _._�- i�y1,'' ,lr • �,1 ''. � \C"•.. 1.. +T.,rr.n.r_.r..Rl�r�•,r •.�s."! T". •. •1 �• _•. � � .. _ oil � .I ,. .'1/.. ,.—_ ' '.T, . r IRn'r.`t ,'��•11� `,� �'r rl� rr "I .1, �� 'r� 1( • 1�. '' ' _ .. .. _ �i ., ,� S '�`r�d � I�,J,1,` l ••, J. '',1 90 a ,d- �7 Y�x^r fr.•' �: ' s ���.1. +, I ' + `'� r r•: f1, , ����•• ��j�i�� �{�d . �•1 r i , (7t I If- J , ' , . r . , ' r • ' I: I IFS p� I 1lt r Y&I tiayhk ..12 b. Reduction of the n,ursbers of any mature, unique, rare or endangered specie; )f plants? -)(_ c, Introduction of new species of plants into ao area, or in a aar'er to the narmi-O rnplenishmcnt of existing species? it. Reduction in acreage of an agricultural crop? e Discussion (a-d): The site has been doveloped and wac "lear�d of any unique vegetation; therefore, no plants will be effected. ' 5, m0mal Life. Will the prorgsal rosult in: t, a. Change in the diversity of species, or numbs% of any species of animals (birds, land 1 aninal. including rept•ile%, fish and shellfish, banthic organisrns or insects)? b. Reduction of the numbers of any uniquu, rare or ondangorod species of animals? C. Introduction of new sp.tcies of anir..als iatr, an area, or result in a barrier to the ai„ration or novaaont of tniGrals? _, 01 e ? d, Detnrioratiori to existing fish or wildlife habitat? r . Discussion (a-d): The site was prnvicusly davoloped• No animals will ha affected by development of the proposed projech. G. Noise, Will the proposal result in: a Increases in oristing noise levels? Discussion: ,NJ The development All rosult in increased noise over existing arbier.: levels. the proposed project is i.: in tFo Downtown Specific Plan Area — Disl.rict No. 3. A more intense development was analyxed in the " Downtown Specific Plan EIR No. 82•-2, and the cumulative noise irrracts wire assessed to be significant and adverse. These impacts wore included in a statement of cv;.•ridiny consideratiolss s•ade by the City Council at the time of approval of the original Downtown Specific Plan, The currently proposed project fir' is less intense than that eaaly2ed in EIR No. 82-2. The noise impacts Oich night result from the currently proposer+ project would be smaller than those anticipated to result from the more intense ( r r; ' (} ;'�'• } Luildouc originaily analyzed and, therefore, are covered by the statomer',t• of overriding I considGratjons. Du: ing the construction phase, noise levels c-, the site will incr;ll.su. However, implementation of Mitigation Metsure No. 20, restricting hours of constriction activities, no :• �' '!. I significant impacts are anticipated. b. Exposure of people to severe nci se levels? F. y Discussion: _- With ',mpleinrntztion of Mitigation Heasura No. 5, requiring submittal of an acoustical analysis report }[ dirp',aying compliance with state arl city noise ordinances, ant' Hit. Heasure No. 20 restricting hours ' of construction, no significant impart is anticipated. i' -3r 7. Light and Glare. Will the proposal produc? new light or glare? ( j' Discuss:0-1: ( The project will result in new light source: on the site. Hcv:ev?r, l.`th litigation Measure No. 5, ter•;;' requiring directed lighting, no adverse impacts are anticipated, a .J li ^ oil � • , � <: ti. Environnental Checklist 4— (5881d) •;; r,, .. � t1 , ,ell I , 0,1 .• tit • �.{� {.r`f �y64111il '+ 4�ti 5Jr1� 510 ►:�\,tr IT It ,• S ,1,ir�(r Ali 9 ,f 'F ,�i; .,fir •, - , r it k W�. oil r' .r',; ,�T ri• ti• r 'rr p�'a t ` + r1aa a.t� r , �/e :. 1' pJ �'' ���•�1�1Q't� r 11 r Y ' 0. Land Use. Will the propusal result in a substantial alteration of the present or planned land use of an area? Discussion: The project is it accordance with the City's Coastal land Use Nan, Feneral Plan designation and zoning for the site, wi+ich call for mired residential, commercial, and office uses. The past and present use ' of the sito has ,men mixed cormercial and residential. 9. Natural Resources. Will the proposal result in: A. Increase in the rate of use of any natural rrsourr.s?_ Ui:cu:sioil: Intensification of developrent will result in an incremental increase in use of natural resources. However, the project specific contribution is not anticipated to be significant. t� U. Substantial depletion or any nenrenew.ble natural rosource?taol 10. Ri►h of Upset. Will the propos.l involve:a;r.,"+ tr a. A risk of an explotien or the release of hazardous substances (including, but not � + r1 limited to oil, pesticides. ehemicsls or radiation) in the event of an accident or upset cenditions7 Discussion: The project does not involve the storage, manufat,ture or use of hr,:ardatis substances. Any abandoned oil wollt dircoverod on the situ w'il) be abandoned in accordance with stare %nd city reg'lationt. I b, Possible interfert:ice with in emergency response plan or an omergency evaeuaticn plan? X ; 11. Population. Will the proposal alter the Icextion, distribution, density, or growth rate of J • :.; ( the human Population of an area? r Discussion: J� As.;' r• The proposed project is in accordanr.+ %dth the City's General Plan and is not anticipated to iarphct {'J population location. ` �r•_� �t lk. Housing. Will the proposal affect existing housing, or ereato a demand for ,.A itiorlal housir+g? I} Imptcmentation of the proposed project will create t,ddirrnnal housing units but it not anticipated to rs impact existing units or create demand for additional u:its. Transportation/Circul]ticn. Will the proposal result in: Y"t a. Generation of substantial additional vehicular movement? _ �( bisc'Jssion: The City of Huntington Beach Traffic division indicates that surrounding streets can '`Q1.• ' + accomodate traffic generated by the proposed project. • fir , .. ;.' �i 11 ry b. Effects on existing parki-g facilities, or demand for new off -site parking? rl, Discussion: rr t'' r SYC i• The project will provide on site parking for the demand generated. Other existing facilities will not, be affected. Erivi ron�iar+tal Checklist -5- (6881d) real•.... le, f.-_It 'li-r;.:,.. e•r�-w-. tiH �}�Y'' l •�''1 r i �� A T� f •1 �11 1 , (L '� +, - �r,vi. •(rAn,^! °�J,,,'� .mil:.i l: P % h T. •' •,' ',.. '�, ty'. r.. !. , ,i� �`. ,/i11Fw' off• ,'i ( 17I'i � . �k , Y F L�•+��� �, y f ,,y i{It ,�K+ !•' ' 4 r•,� '-; rl , ' 1;F t� All X� '�'4 1 �r , `- -• y ^ � t " � ` • /. ,fit fir" 1 /r. '•V t .1, 1 � , ,• • 'a i �• ' 1', r� ��. • r�il r �y/lr• rl�,t.� r r - �r . �'r'' .r ,~ ,r' 'v' 1 '� fl ti �s 'rrt�l . ,, is . i ., , •, •�� + � ,�, r • c, Substantial Impact upon existing transportation systems3 l' Discussion: '•� ' ' 1h• project as proposed may adversely impact traffic un Orange Ave., vhich is an arterial street. Tile project will be nodifiCJ to obtain occess fr:,n 5th St. and Olive Ave. only, In addition the loading area fo- the market will be modified so that truck manepliering can be den oo-site, rather than in the + street. d. Alterations to present patter,rs of circulation or movement of people and/or gvod.i • j Discussion; the project will not alter- alignsu•nts of streets. it u. Alterations to waterhorne, rail or air traffic? Discussion: Tho project will not. affect waterborno, rail or air transportation ". t: 1 f. Increase +n tra.fi: hazards to motor vehicles, bicyclists or pedestr•ianr7 t`itcussion: The caustn,ctlon of the project will temporarily Mtor traffic circulation and miy croato a n;:,.l hazard to &,%lone using the subject roads- The applicant will be required to provide adaquato yarning a regarding the construction trey alth flagging, fences, cont`s and other apprnprietq measures. IN #gplicant should attempt to limit construction. 4hen feasible, to those hours when the streets are least travelers. During the construction phase of tho project, pedestrian Hnd bicycle flow mty he impeded from time to tine; how'nyor, with implonantation of Hitigation Heasurt No. 22, requiring adequate warning signs for pedestrian, bicycle and motor vehicle traffic, no significant Impacts are anticipated. 14. Public Ser•vicos. Will the proposal have an effect upon, cr result in a reed for „ew or r ' 'i " L r altered governmental services in any of the followino areas: ;. t 4. Fire protection?h,. �7[r� b. Police protection? 01scus$Ioa: Cons true Von activities may alter traffic circulation and, .hus, temporarily e7sect Police and rir#-, �'���' � '.r� ir,• ti service to the anra. However, with Mitigation tleesure 40. 21, requiring notification to the Fire and Polito Depar.ncnts thirty (30) days prier to the initiation of construction, no significant inpactt are 1' t� anticipated. C. Schools:? _. �_ � � yt•Lf 11 j *11 C,. r "`fit k. '4 •, Discussion: ,r ., r }_, r ,✓ The p-ojact developer w- 11 pay school fees prior to building permits in accardarlce with current •' '' ' ' ,''•, . regulations. d, Parks or other recm-ational facilities? X Discussigt•: : , •, , The project will not directly impact er overburden any recreational faci iities. tt' �'�i*rt,` Environmental Check? i s -fi- (6881d) ' r r�' ',t Ie' r ° 1, lrter '' �n �. _. r•r,.P 1 a, {i* '�r •� —rl .y:. t NO', y vl '/4Y ;f'-i�l��. tit! .. - ,. ,, f ., ' (;' � � r' ^� +* .�i I'rr1• "; I'.' 1 '� �.� �..1r1t, r_ ;_• , i ,' ;- 1 ` ' � f I1irJ ? ^ ',.' : 1 . i, I 1 •� 1 � f , � I' '' qri :�, •fr 1 .. r ,t.,r. ., •r �r , � .r ,r'� lr , '1 T i _� iG i{�t^tii� 1 •• �Ilt iW by � 1 +ul +• r- ' ,t Ii • d ` r . 71- 7 �ubA Ho 0, Main I ef;anc I of public facilities, including to ids? Discussion: Davelorrient of the- proposed lirojfct will rLqUIrO con%tt,cticin of public Improvements such as sid el'.1I' X 1 3 which will he maintained b,,- the City. However, the pro,4etts contribution Is not considered Other UriverrmentO servires? 15. Ene r9l. Will the proposal result, In: a. Use of subitzmHO amounts of reel or energy? b. Substantial increase In dc,,n3rd upon L,03ting source (.f tnergy, or require khL. development of sources of energy? 01 scils % I Cr. Anticipated enemy demands created by the propoted project are within paraoiaters of the ovarall projected demand which is planning to be owt in the area. 16. Utilities. Will the proposal retul k in a need for new syst c,,is , or substantial 0 teratlem f, to the following utilities- 6. Pownr or natural gas? 01 icus t I on: ,.tIng systems. lhe pro!ect r3n lie served without subitantial alteration to ek b. CLrinunication systems?V See dizeu-Ma-i 16d. .7 C. Water? See discussion 16a. �Tl d. Sewer or septic tanks? A 1A Discussion: Water and sewer systcins, will be upgraded in accordance with City master plant. No substantial alteration is needed. V e. Storm water drainage? V Sea discussion 16d f. Solid waste and disposal? X Discussion: Rainbow Disposal indicates no pr)blt-,-ns sewing the project. 0 6 17. Baran Real th. Will the proposal result In: a. %:rvttion of any health haz&rd or rotential health -.zard (excluding rental health)? A "P Envif -orinental Checklist -7- (6881d) '-77?:,-,',,s�'. -'- -,77 ',J ter it b Exposure of people to potential health hazards? Soo discussion 10a. No threats to human health have been Identified. 10. Aesthetics. Will the proposal result in ilia obstruction of any scenic ols'.-A or view open to the public. or will the proposal result it ilia creation of an aesthetically offrnsivo site open in public view? JL Discussion: The tito is currently partially developed with cc-mitr:lal buildings. Views tok-3rd the ocean are obt�ructed by buildings on the first and jz,corid block% cle Mail, street. The project will be r*viewed by tht Design Reviet) Board to ensure ccn;pll3ncc with the Downtown Design Guidlinei, and should provide an alittliatic banufIt to t!,* corriunity. 19. Recreatio.l. 14111 the proposal result In an Irnpitet upon the quality or quantity of existing recreational oppurtuni tinu? � Discission: The 11.ajott will not adversely Impact ilia quantity or quality of existing recreational opportunities in Y.- the region. 70. Cultural Resources. a. W1111 the proposal result. 0 ilia alteration of or the dest.ructio.i of a prehistoric nr P historic archaeological site? Dlscussio,:: the project i� lint tAthin a known area of archaeological sensitivity. b. Will the proposal result In adverse phy:Ical on aesthetic effect% to a prehistoric or hittaric. building, structure, or object? Discussion: Alth3ugh the project site is Ictated In an area known to contain historical structures, none cf tke remaining buildings on the site have bee., identified by the City of IfuntIngton Beach Historical Survey or tha 1908 Johnson-Ifeumann StOy as historical stuctures. ill. Does the proposal hove the potential to CALISO a physical ch3npe -which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the putential impact area? Discussion (c,d); No known archaeological sites era in the project vicinity. Furthevivire, with Mitigation ?Measures No. 16 and 17, prescribing actions which shall be taken thould any arth;vlogic-.%l resources ce discovered, no significant Impacts are anticipated. 21, Handatory findings of Significance. a. Does the project have the potential to clegr;,de the quali' 'y of the environment, sub- 1 117 gtlintially reduce the habitat of a fish or wildlife species. cause a fish or wildlife poo0ation to drop below self sustaining levels, threaten to criminate a plant or animal cc"mrunity, reduce the numb-�r or, restrict the range of a rare or endangered plant or animal or elimintie important cx?,iples of the rr%jor pert ds of California history or prehistory? 4 I Environmental Chf:kllst -8- (6881d) r P Jvl A, - J1 t A J 1�� ,'I ilk 'N k A A: .4 �P, { , i, 1 Y9 yTl(+, , ' Refer to discussion No.'s A, 9, and 20. b. Does the project have ths• pottntial to achieve short-term, to the disadvantage of long -terror, envircnmostal goals? (A. %'%art-tL m impact an the environment is one which occurs in a relatively brief, definitive period of time while long -ten impacts will endure wall into the future,) Jc { Di sf:ucsi on: t The project will implement the Coastal Lend Use Plan, the City General Plan, and the Downtown Specific ` Plan without si9flficant long-term detriment to the environnontl c! C. Does t1 a project have Impacts vhich am individually lini1ed, but cumulatively ccnsid- erab`10 (A project may impact on two or more separate resources where the impact on each resource Is relatively small, b- it where the effect of the total of these impacts (! r TI' on Ilia envircnmcnl sa t!gneficant.) tl Discussion: . It. Air q;iality and noise impacts may be cumulatively slgni`lcant, although the contribution of this14 ON' project is not cofisidored significant. These Impacts were recognirLd L•y the City Council in their i adoption of EIR V2-2 for tho Specific Plan, Uid Statement of Overriding Considerations. This project ; is in corfonmance with the Intensity of development outlined in the Specific Plan ani analyzed in EIR C2-2. o f u f Li d. Does the project have envtranmental effects which will cause substantial adverse effects an human beings, either directly or indirectl1-7 Rufor to discussion 10 and 17. ` I DETERMINATIGN w•, it '+t+ On tho basis of this initial evaluation; fI I find that the nropased project CGUl0 h'OT have a significant effect on the envi rorm�'nt, and a NEGATIVE DECLARATION will be prepared. yu ;l! •. ' r f e •' t I find that althocgh the proposed project could have a significant gffoct on tho environment, there r, will not be a significant effect io this cafe i•ac{use the mitigation v,astires described en in attached sheet have boon added to the project. A NEGATIVE DECLARATION WILl OF PREPARED. I find the proposed project MY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT Is required. f. i T V r 1 •1 ' Date V Sicdnmura fl. Y • devised: March, 1990 For: City of N!!d'.L.l1AQn�So&h �::.LY.L�Y V +1 n.i-.Ye2 j-Lih - 1 41, , Y 1 'Ccvered by Statcment of Overriding Considerations - EIR 82-2. :,°Sjl: ' Environmental Checklist -9- (6881d) Trt��•�' }, f s �ra� 41': ..1.' f ,� _• rn ..., ,:ttTti.,:.Z!? t•. .�- `_r.- :r-: ..,y.. �r°- r I ...:. .41 rx 0. ' S 1� � it -, • Y t f • ,'. i r r , r s 4 Z rl _tY S ,u` , { , r. r ',.I •1 I t�_t w` � 1 ,, rl • ' , ' cuy or itpunwou 9EAm if STANUARU MITIGATING HEASURES 1. Natural gas ana 220V oloctrice .1 shall bo stubbed In at the location of clothes dryer's. 'J, X 2. flattiral gas shall be stubbed in at the locations Of cooking facilities, water heaters, and central hosting units. X_ 3. Low volu,-.tto heads shall a used on all showers. -1. All building spoils, such as unusable lumber, Wro, pip.?, and other surplus or unusable material, shill be disposed of at an off:1U, facility vqutprod tr handle thEm. - 5. The structure,. on flin subject property, 6hother attached or detached, shall be constructed In compliance with the state acoustical standards sat; forth for units that lie within the 60 CNEL contours of the property. The Interior noise levels of all dwelling units shall not oxceEd the California Insulation standard.! of -15 eba CNEL. Evidence of compliance shall consist of WIhnittal of an accust.cal analysis report, prepared under the supervision of a person experienced In the field of A acoustical ergineoring, with the application for buildinp, pamit(s). All measures recomended to mitigate noise to acceptable levels shall be Incorporated into the design of the project. 6. if lighting is included In the parki..g lot and/or recreation area energy officlent Umpt shall bo ro used (3.g., high prossura sodium va;.or, metal halldo). All outsidelighting shall bo directed to .J vrevent "spillagollento iaJacent pror.prtles. 7. If foil -typo Insulation Is to be used, a fire retardant type shall be Installed is approved by the Building Department. U. Prior to the issuance of a grading permit, a grading plan ;hall be submitted to the City's department of Public Works. A plan foo silt contr•ol for all wator runoff from the property during construction and during Initial eparation of the project may lie roquirnel by the Director of Public Vorks if deemed necessary. X 0. Information on equipment or facilities which may generate air rvilutanis shall be %ubnittod to tho South Conit Air Quality Managamnnt District staff for thoir review prior :a the Issuance of a Certificate Of Occupancy for any use within the building. 10. Should any abandoned oil wells or tanks be encountered, the Fire Eppartinent shall be notified and current standards islet as required by Article 15 of the Huntington Beach Ordinance Code. Any abandonment or existing wells must be to current standards as well. 44 I I . An on -rite qualified archaeologist should monit:r 01. Initial grading and excavation activities. 1- ?. Should any cultural matorials be encountered during the initial site survey or during grading and excavation activities, all activity shall cease and the arch3oologist shall determine tU appropriate course of action. 13. Should any human bene be encountered during any construction activities on thn Site. the archaeologist shall uantact the coroner pursuant to Section $097.98 and 5097.99 of the Public I Resources Code relative to Native American Remains. Should the coroner detemine the human remains to be Native American, the Native American 11critago CoftsInIssion shall be contacted pursuant to State Law SB 297. J., Environmental Checklist -10- (6881d) P wr it T AY V 5 it -J I ,Jr t I y• P 0 �,. 1, r, _ X ld. During cleaning, grading, earth moving or ellcava`1Aan, the applicant shall: A y�,!, a, Cortrel rugitive dust by regula— watorin?, paving construction raids, or other dust preventive I:- +v,',',•;; 1 mer.sures. b Haintain equipment engine: in nroper tune. •_ f�� 15. Uuring construction, thn applicant shall: a. Use itater trucks or sprinkler systems to keep 4 at -at w*lere vehiclus move da,7,p t.noul,i to r - prevent dust raised "fien leaving ilia site. 1 b. Net down areas in the late morning and after work is completed for the day, c. Uso low sulfur futl (.05% b; weight) for construction equipnent, :S d, phase and schedule construction activities to avoid high ozone days (first stage smog alerts), ,tC I e. 0lseontinue construction during second stage smog alerts, K X 16. Consi:vucticn shall be limitad to Hunday - Saturday 7:00 Ali t'; 0:00 Pli. Construction shz.11 be �• prohibited Sundays and redoral holidays. `•, )%+Y4�� _ 17. prior to Initiation of const''uction, police and fira aepartments sha11 be notified and 'he departments shall be kept informed aboat r:uratson and extent of construction throuahnut the pro^.ass. t `` Z18. Public Works Depa.lrrel�t shall provide alternate routes for traffic during tsa ^.anstructinn phase, if nocnssary. Adequate sSgnage shall be provided to warn motor vehicles, ble;,lists end pedestrians of �1 constructi-n, ',•, 1 to r„ee �'a . 1 � u I r� 't 1� 'h�il • is - .. •; 'n�}Su�o`+ •r �', 3 r 1 �•'f ' I . i ! I r 1Y 7 L. Y" u r lu� 1 11 TR!' (! r r ,, 1•r Ayti. •; u�f i•7s u��tl� �l;M u � :� Environmental Checklist % :•9{� 1 ) �7�i1L a l u {! ': f 1 dr •,i t•._t, �,•! ": , ,Y 71 LL A'1• �'^1 EI' J. �`' �_•� .•'..•wIr'1v..YrT�r•�r1T1"t I'Y'T!T'71,.•+.-.r-�•�r•`IYt.1.1M.w yry•..,In•a •T r... r..:�•. .�..+•v PY•-w...s w:�4... r:'A s••e•flr �?•�• ., l� �•,i��•i + ' ',I,y t is ���;'.SI r�'J•�71 r 1 r r ,, 1 .. •.1 •''f � Jt: ,l �1. � Il )��, Jrl "' r�1 �� 111,, rli . I!G ,1 `�'Z' , Ca 'j '►r : �. , I o ',. a�; �'r r#iq' 1, ' Mr' �',`i-..l }t •Ire ': '�' !. -" J. , i. /j'{� � 1f��y, ! ,1i/ri l-, �+ ffAQ 1 {(• 1. i . t '` �+ ?" 1 h, •'' to ! �A " � 1 . •I�'. Al Ili , 1 — Hai. Environmental Board :5 �ff.na.lnv$1%111 (It ),II r)IIIco IhI' i!)(1 !flll,llllillon I=1'J It, (:IIIIlitI11i1 9:43-1 H Department of Colrnunl tY Development September 25, 199n Planning Division \ �'�11• , ; ' ,. , City of Huntington Heaclr 2000 Hain -Streek HuntinUton beach, CA 92648 1'.)90 At. tnr Ms. Julle Osugl 1. EUL).LMtj Draft Negative Declaration No. 90-Ji In conrlunctton with !` Tentativz! Tract Flap No, 14352, and Conditional Uge Permit ` No. 90-39. Y fir. E"n e^ec , !itr Construction of a mixed use development combining 19,000 uguare feet of retail canmerclai space, 8,000 square feet i of off Ice space, G© Condominium units, and a 494 space � f; vubterranean parking ciructure on 1.93 acres. Wcat Ira; Site bounded by Main Street, Olive Avenue, Fifth Street and Or A-7nue. (300 block Naln Street) II. Flndinqj_s The Environmental Board has completed a review of the t 1 ,a Checkl lot as prepared by the Fnviromenral Aesessmen Committee, and the Standard mitigating measures Planning Staff has set forth for the referenceu project. " fgrk% ntgr The Downtown Spec IfIc Plan (EIR 82-2, page 29) states that projects such t. as described In Draft Negativr Declaration 90-41 receive the follo,41ng evaluation: *Aflril rec=rded oltigation ceasure vmld be to require an IndivicUal traffic ar.alyais for each P.velopeent on a v., ;c' . site calf a block or more as It Is propo3vd, and Includ` circulation system irprovemects as conditions for apyirovai of such projects If ippicto are expected W be algnlficant• Such reports 5hoald bs sensitive to 'the regional, and t . other umulatIve lopacts expected io occur during the project's IlfetIne.' ' '" , 1 ' nus, the inviroisentil heard feels that to ccmply with the Intent of the Dmmtorn Specific plan (EiR 02-2). a coRlete 1111. shwld be required In lieu of a Negative Declaration (94-41). Nrther In revicw!ng the Doantovri S�ec!flc plan (EIR 82-2) in conjunction with 90-41 w are concerned that the WK Amm Speclfic Plan (BIP. f!2-i) Is obulete. The damulative Impart of a growing population of traffic and tervices Is not ad& --wed. Ales, nev Infor'ration Is 1.i anallable concerning earthgvak.e Sa:ardsl and a four year drouo,t raises cf,estIms ;bout cur aquifer, ilk feel that this rush to IncrcaAe our tax b.x by ckveloping beyond our limits will degrade our envirawnt to ouch 1 an extent it will have a regat1vt fiscal !cpact. RecarxnendatiiQnr The Environmental Board recommends a full Environmental Imp t Repert this project. Ro H. Richardson 8ii=11oc Cort>;nittee ' r•`t Chairman Ms. Suzanne Heritage, Chair Mr. Dan Torres Irene Alflcr!, PhD , ' ,,c r Mayor Thomas hays ;11 Counei loran Peter Green Planning Comrrllssloner Victor Leipzig 10 i'���9���r' r• ' �I �,• ' lay 1 r r ���� I 1, 01� 14, 1� ���'•� f� ��� mil- r� 1jI � r r •� � � f�1 ' 1. ' • _ 1 _ � �� r.I�7T�� 1 1���;�� �� . S:. 1 I 1 ' 11 ♦Y , A {� i f r •' 1 11 } r t / N �� 5'1 if l• '( I 11 l ,, :1 ,r a ti1�1. i. t , ��r. 1• �. ti 4� i ' 1 r, ;r Q IIUEMSr—In—CMai Mit NEGATIVE DECLARhTION NO, 90--41 (NEE ICODID/T 1I+LOTSON DEVR LOPME-NT) rnmmEN ' 1 The Downtown F-pecif;ic Plan (CIR 82-2, page 29) staten thtit project:; uvich as described in Draft Negativo Declaration 90-•41 receive the following evaluation: "A final recommended snit:igation measure would ba La require an individual t�•affic� analysis for each devc:l.oLI.. t on a situ of half a blocs: or inure u, it is proposed, and include circulation system improvenieriLs as condition, for approval of such projects if impacts are to be signif tcant:. Such reports should be sen3itive to the regional and other cumulative impacts expected to occur during the preject's lifetime." r.. The project site was analyzed with regard to potenL•ial traffic impact:s by the City's Departmeni: of Public P'r;rhs. In an Auguut 23. 19900 memo from Jim Ot.terson, Traffic Engineer, to Howard Zelefaky, Planning Director, it is stated: ; The project will not. require a Trafflu Impact Study. Our roview indicates that the project generated traffic would ! Q represent less than one percent of: the 'total cumulntive peak !• ' i� P p hour traffic entering key intersectional and no potential cumulative traffic impacts are anticipated." Ti» Traffic Cnginea•• notes that the: project may result in some ( { ' co:igestion while the street system in being inproved to the ultimate .?' design from existing conditions. Staff is recomr.•inding as a ' mitigation measure that the public Works Departmet,'; provide alternate routes for trcffic during the construction phase, if necessary. Ade uatc si rya a must be provided to warn motor` vehicles, bicyclists hnd pedestrians of construction. This; impact , is considered temporary and not significant. Zhe Traffic Engineer also cotes in the August 23 memo, several design and access problems which could cause on -site and off --site friction and delays. The developer agreed Lo revise the plans to j ` the satisfaction of Lhe Traffic Engineer prior to staff's determination that a Necative Declaration should be prepared. No r 4= significart traffic -related impacts are anticipated. Furthermore, the developer will be required to make improvements to the circulation system as part of the project. These include ` i dedication of property for street purposes, and full public works improvements to the center lines of Fifth St., Olive Ave., Main St. and Orange Ave. (pavement, sidewalks, curbs and gutters, Etc.). A fir' 1 �' •l. •-..' 1 Y •._ii , V r 4` � Traffic Impact fee, as approved by the City Council, will also be required. , i r•��f !r • +r».r a.ar,.�.+.r,.n.ce-..y ,rvl• r. -,•r ..1. )..,_ I�... ir. _ )r r• .!ram . 'rrrT� �PrrSninTfgr� r, �V - •��' 4, 1 r' tV'• a ��:r��' �+�' i': �, � � yrr1�"• ,'.,;•�'w ` �r''�r�yti'�, `G;'`,r' ;� r•hgl .P ��� ', lr,� t�. �_ j' ' r r., ;-r ,' r��f `�1�-, yyr..+. 5 r i t Thus, the Environmental Board fools that to comply with the intent of the Downtown Specific Plan (HIR 02--2) a complete EIN should be required in lieu of a Negative lleclaration (90-41). 1 CCQA oucouvagcs tiering of environmental documentation in order to promo La ofticiency in the process. Tiering is an effort to focus environmental review on Elie environmental issues which are relevant y,r to the approval being considered. EIR 82•-2 was prepared for the ' Downtown Specific Flan, and, as such, cculd not contain the degroa of detailed analyuis 7=3 mitigation that is possible for project specific environmental documents. In the initial study, staff determined that EIR 82--2 provided adequate description of the brond affects considered at that stage. The project apocific effects were analyzed against this baseline, and any potential new impacts that could occur as a result of changed circumstances and/or knowledge of the details of the project are noted. A total of 18 mitigation + l) ,. munsures are recommended to be incorporated as conditions of approval which will reduce the idanti.fied impacts to a level ai` insignificance. rflinrefore, no new EIR is required. ;" further, in reviewing the Downtown Specific Plan (SIR 82-2) in ti conjunction with 90-11 we are concerned that the Downtown Spoei£ic ' Plan (EIR 02--2) is obsolete. The cumulative impact of a growing population on traffic and ••ervices is not addressed. Also, new l� information is avail able c, lnrer,ntng earthquake hazard and a tour year drought raises questions about our aquifer. '4 el ' As slated in Response 2, the information contained in EIP. 82•-2 was , used as a baseline for the broad range of impacts that were analyzed at that time. The initial study for the subjects project analyzed r the imricts on traffic and services as conditions exist today. , !� Traffic Concerns are addressed in Response 1. With regard to services, the: Fire end Police Departments were notified of the .;J ; proposed pLojecL, and have indi hated that serv.ace is available. 14o schools or recreational services will be overburdened. The developer will pay atandard City Park and Recreation fees and school fees prior to issuance of building permits, which offset incremental increases in demand in these areas. Furthermore, the project will �. generate sales tax revenue from the commercial uses, and tax increment revenue no a result of i.ncressed property values. This t ',- money can be used for public improvements where necessary. The Fire Department recommends that the project contribute to the OPTICOM traffic control system, and contribute funding towards additional � fire apparatus to protect the area. No significant adverse impacts tt ' i to services are ant'cipated. , _ `•; '�� l / ,•1 `fir, r., ALI •, r '� r .'1 1YJ, ,t C.. t, ` r 1 r ', � '7, _�to - �i" •.t" 1'+� t '��"'� r'fit r`,4 ��-'rM!`r i7 !I t11 .. 1•./ r•r, r+ ' ,.,` ` t. � i 1�y,'�gY ` '/ t,,! •,1. [. ' _ } it �r r 6� g ;,tr 1, �;`yT� r•�rll. J '.trl'4 �� 1yr�1 �r•trr f t.•1•;, 1' t r,1 'tt i; t !.yL'r+,yp »(�. - j� r t r •.� t C ��•qi1�,rft�'' Ir 1 1� t rtt ,.r. r r •11 lip VA Y.+ �tilA/J r11! r, t 1 r ]y MaI.J, ni• 5{Yrr ! rl r `A pl 'hSli f �[ J ra'•�!•J a •, u`., - �, l - ,,! r _ r +', r1' , r r` ,! ' With regard to earthquake Hazards, the Downtown Specifi:z Plan EIP. 02-2 ncknowledges that construction downtown %gill expose people and property to the geological hitzards inherent in Southern California. However, these risks are not co uovero as to prohibit dovelopment. The site is not within the Alquist-Priola Special Studier, zone, which would indicate the potential presence of an active fault. The ;,reject will be conditioned to require that soils trysts be performed, and that the structures tneet State and local c';dev for seismic safety. The commencer does not provide evidence of a potential significant adverso geological effect r.enult:ing from the r- project. I( ; iF:iti; regard to availability of wt�lu the City's Departnont of Public Works, Water Division, 'indicates that they are able to serve 7 1'i the project. The commentor does not provide evidence thnt the project will have a potentially significant impuut on an aquifer. We feel that this rush to ii'':rease our tax base by developing beyond our limitu will -degrfade nu-: environment to such an extent it will have a negative fisctil impact. RES P9UIS-rIL The ccmmentor's opinion with regard to fiscal impacts will be ' coneidered by the decision -maker during the deliberation an this project. MIMI UU- !i �f *',�co � _ion•_ The Environmental Board rocommends a fall Cnvironmental Impact Report for this projo^t. rr t_ Staff respectfully disagrees with the comment-, finding that CEQA encourages the process of tiering, and that no substantial evidence { �t exists which would indicate that the project would have Significant, unmitigable adverse impacts on the Anvironment. Since all 't identified impacts in the initial study have been mitigated to a ,' pw:• level of insignificance, a negative declaration is appropriate. 'f 7310d i J I I' Y t }} 1 ( '. '�I' Y, Y ... , �.1.�7�Ilif Sul .' ,' ✓�'1�'.•ti.T .:'.�I.r -_ •. .. f. .. ... _.. ....�. ,. _ _ rl � (.,. +": .{� ,�., •; .1. Y. ,f. .. 1'. 4`� '9 +1r+7`•4 *v��'1 Y }y'pC 1 J 'rGa ',lam • 1 ..' . f', '`• ` - - I r S ' ; y ' 4.tR, t.. .• Vul � i' I�.F••'' , :. ; ' , '' ' .1I ,,+ I • _. .. I .� ' �' �t .d +I'� +�• � ' 1 ffr `..., 'l j�' V1. ;fin yr?t+_.p- '�, i �•'r is t11 '. i.. .' -/ ' - —�— ..1, •' ti A F,-QUEST FOR REDEVELOPMENT AGENUDY ACTION i ltil 91-49 July 1, 1991 , Data { •kt'k'IZOVFr'D BY CITY COUNCIL 1 Submittt,d to: Honorable Chairman and Redevelopment Agency+ Members �ubmittod by: Michael T. Uberuasa, F.x2cutivc Director cclor i Prepared hy: Barhara A. Kaiser, Deputy City AdrninlS--trator/Economic 1)(m9opmunt ry c .i:ux Subiact; Acquisition of Property and Settlemera of Lawsuit/Third Bloo.14 West " Main —Pier Redevelopment Project Ar=a 21 Consistet.t wins Council Policy? ( Yos New Policy or Excoption etatomant of Issun, Rocornmondation, Analysis, Funding Soume, Alternct(ve Actions, Attnehmonts: I Pursuant to direction provided to the staff negod^tors and legal counsel by the Agency in i :,�'x,a'. )ti closed session tun May 28, 1991, stuff is now in receipt of an offer from property ownera, Air. and Mrs. James E. Kcaler, and Dr. Lauro Guarano, for acquisition of property and the settlement of the Koller vs the Rede}ve!opment Agency lawsuit.REM H0DJff_Z.1N_: r r• ,, Aut'norize staff to accept an r)ff2r from Barry Ross, Esq. (counsel to the property owners) as follows: J' ' 1) The, acquisition of property.,t 302 Fifth Street and 303 Main Street for a sale price of ;( ? $1.845,000; 2) The acquisition of property at 314 Fifth Street at a sales price of $500,000; 3) Which amounts are also to be considered as settlement of the lawsuit James E. Koller, Joan Koller, Lauro Guarano vs the Redevelopment Agency of the City of Huntington Beacn, at ni (Case No. 654174); 4) According to the terms and conditions stipulated in correspondence from Barry A. 0 ;{ Ross to.qarah Lzzai-us, Deputy City Attorney, dated June 17, 1991, and as modified : only by the letter of Barry A. Floss dated June 21, 1991. A ti . 5) And, authorize the Executive Director, Ci,y Attorney, and all other staff as necessary =aTc all documents to conclude transaction. -•• •�� ���f.'—�''""�`�' . 1 toprcpare_r�t:..zL the 4iKl 1 During the closed session on Tuesday, May 28, 1991, the Redevelopment Agency provided staff with direction to pursue negotiations for tl;e acquisition of subject parcels within ~U' v`�:i,r L r' till l Press/es l ZZII �`' ! � � } J 1. .. �. :•i�,*y �1 ��'r'. ' � t• -.r .5,� rti�r r r�; r' , .l. i 1 1 :',t r4 •, i• � . it rt�`'t. i •;f , { ,, ' r i�� 1{{{f,o�' .. rl the Third Mock West project site (Hounded by Mairl Street, & Fifth Street, Olive & Ora:ige Avenues), Negotiatlons have resulted in letters from the attorney representing; the minority pr•-:party owners within this project site (Mr. and Airs. James E. Koller and Dr. Lauro Guarino), submitting the attached offer (see letters of June :7, & 21, 1991). The basic terms of the offer are: 1) They property jointly owned. by the Kollers and Dr. Guarano at 3G2 Fifth Street and 303 Main Street will be purchased at a sal.�s price of $! ,945,000. 2) Vie property owned by the Kolit. individually, at 314 Fifth Street will be purchased at a sales price of $500,000. 3) The Hr-Aevelopment Agency will have period of 90 dulys to investigate tine status of toxic: substances on the properties to be acquir"d (including both subsurface and asbe-:.,s w Ithirt buildings). At the end ofi this perled, the Agency MAY cancel escrow if the cost of toxic rernediation exceeds $25,000, 3r the Redevelopment Agency will Inform the property owners of its intent to close on the property in another 90 days (180-day total escrow). 4) The Agency will provide a letter stating that the acqui's'Ition is being; done under threat of cminent dcmain. 5) The Redeveloonnent Agency will pay all escrow and closing costs. 6) Each party warrants that there are no real estate brokers or fees involved in the tract. action. 7) Tile owners agree to perinit the Redevelopment Agency early entry to the s!tc for the conduct. of taxies investigation anti/or reraedlation. 8) The property owners agree upon tho accept ince of this offer to refrain from initiating any activity regarding the litigation now pending; between the' parties. These sale prices for the sub ect properties are consistent wii;i the direction provided by the Agency at its closed sewhon of May 2b, 1991. It is also important to note that the price being; paid for these: parcels represents not only the acquisition of tine real property aad improvements, but also a negotiated settlement of the pending; litigation between the property owners and the Redevelopment Agency. The other terms and conditions propased in the offer have been iavestig;ated by staff and with legal counsel, and are acceptable. E-U_ INIGM.�RICE: According to the terms of the approved Disposition and Development Agreement between the Redevelopment Agency and Newcomb —'Tillotson, the developer is required to advance acquisition and relocation expenses to the Redevelopment Agency. A-TZX,-RNA , .• �_- #�J At. � '� .1♦ 4w' •r; U J1 t al , 1 • •I.y 11 1pf (/� ! �� !.'rT0RNE=Y AT ; AW ^11 , 4010 • 51�1'1'1•: ��.0 !iZ'.'1'J1,. f;.06 Wil:*Id 17141 n57 3375 °Ir't• ` FAX 171.11 n1S'!•3n0G i V CA FAX 00) U.S. MALI, ,7unc 17, 1 6 !.• �,: Sarah t,aaarus �xtr r)eput f City Attor-m ri city of liuntinlyturr !4!,ac.•h P.O. Dox 2740 2000 Main Street ]lunti,rigr.on Hf.!a :h , CA 7 ` Re: James E. Ko11.r_r, JIIti holl_t', 1,A1.1 r;Uarar)u v. f{III dP.velr.)prsent Agency or the C' tv of Huntington l3ea;:: , ec 17 ] CSG 1711 1 !� lr, wea Ms . Laza., UJ . r t. 'a 'vh.is letter w_' 11 Gerve ur.) (_!Urifi.:rm our d,cir iuions •:it a ineeti•rig of June 1! , l 991 i 7 TOr1 r. i a�•k' oc ` ir�� , t:s wNe l 1 as our rJl phone conversation of JUnr• 1.7, )991 r, I rehrnsont. .lames Y. c:U.1�� , Joan Kol l ei• and kau:"o Guarnno. My c1 ients are wi i' ira tc, their prope,. L-y lr.) thf.? c.it:y of Huntington Beach und,;.,r Ctte Col 1 :rw i n:] and L:ond i r. i. c7nE; . 1. As to the property owned jointly by t:lre Kallera and .)c . Guarano aL 303 ri; th Street tend 303 ;lain Street, the Sale pric-e will be ;+1 ,3.15,oC,0. As to t.tt�_ �-roperr-y uwnli�f by :.he Kal.i�l"c; ar. 31•t Fi*t:r. ~'trees, the ;. :.al.: prim.- '..'1.11 be $500,000. 3. The RudeveIOpin erit: A(loncy IF.—) f the City of Huntington Beach f 11Agency11 ) will have 45 clay-, in whic:t to conduct: an environmental analysis of the properties. If the cost of the environmental work f,11J will exceed 525,000 Lased on the analysis of , environmental consultant, the Agency may cancel this agreement and the above`- 4 C' referenced l i t igi: t i on will re-sume . I t the t,gency does not .:.lama 1 this agreamem: with-n -;aid 45 play period, there will be an additional :5 clay period in which to complete an escrow without any cc•ntingc:icier. other than -he conveyance of clear title in exchr,noe for the sale rice. 1. r- y- ` , • ,� rY /rye _ �. r.�-` -•.l1' } t - 4'r :.lib. *'.V j•4 i''l�+klr • , vS Lti y• P , 4 " 1 {� Yap � � • . , r 1, *S, ,rr, J" holl.cr, eL al v. CiL1 of Huntington Baach, et al June 17, !991 Page 2 4 , Upon opening thr: Agency will provirk-, my c:l i.Lrlts with a letter stating that the acquisition is undorr threaL or imminence: o:. con-'e-ilnal-dun. This letter 'all), comply as much as t?o%;sible wittl the requirements of Int:ernal Revenue r.odc,, Section 3033, and the most recent_ revenue rulings of the Internal HeVA11110 Service in order that the sale qualifies as an "involuntary conversion" and is thus ent:it.led to tag: --free replacement hone -fits. Each parry to this; r.,.u(.:row wi 1.1 pay the usual escrow Four, and tir-lc: insurelnr..? folds for. buyers and sellers OF real ost:aLu Ili Orange county. Tho, r. sc•t-ow company and tho -.1 L l e : nEiurarlve. Company will he selc:c:k.ed by mutual uon pr;t of the parties. 6. Each parry agrees that there are no coal estat:c! t'rvkers involved in tt'tanrlact.ion. 17.7ch party agrees to indennil:y the other. ''rem r,ny liability rarlsi.ng ouu of it claim Icy a rr?al estate broker. 7. The par t 1 i::; a y ee to all oar—1 y entry irUl'[?,?I11Uilt . Tile Lariv; of r hc-'. oarly un"ry iagropincrlt have all-oariy hoop r�ec;c�t iatc:c?. S. Upon acceptatin-r_! of this offer, t,hc parties. agrou to refrain from initiating .any ar:ti,.ity in t:h{a litigation and stipulate: t,c, preserve the a;LaLuG quo and; conLinuc: any court hearings t.tlat nay he Scheduled antil L110 comlalet:iot; of this transaction or the termination of this ayreemant, This offer eapi.res ii it i :� not acropted in wri "_1 n . `:y *writtf?n not.i ce from the Director of L'h4 Agency and cieliv:�red to me before 5,00 p.m. on Jure ?.r',, 1991. it yo%l have any ques:r.�'1on , please call mea. Very truly yctura, BARRY A. 13AR/ l r cc: Thomas N'infield Thomas Clark CIientC This nffer is accepted. EXECUTIVE DIRECTOR OF REDEVELOPMENT AGENCY DATED OF TF..E CrTY OF ifUtPrINCTON BEACH r M '1 tis Sv"I k' r rs, r yn ♦- tilers. �! Y•. �u � r f - - .:'i'AfT y-�t;.• � .� ,: rlllfi � --. � �. �.,- ryL.rkyfi "j�t+�-:w • � �y�.M°r♦ • 1.; b � 1 Vlwii � p�1 r'r is 1 r W(4(Y A. F(MG To Bto3rr A . RU0UW Al i•TQRNEY AV LAW 4010 11"1.14140%)MAA SIA111M 1Y UUITU 14U rXIMro79, CA 02734 171d) 147.7577 FAX 171 Al ►1b7.2090 June 91, 1991 Sarah 7jaxarus no uty City ht:tornoy City of Huntington Dnach P, 01 BoX 2740 2000 Idain S► ratt: Huntington Bench, CIA IP2647 57254W3 .02 1� 1 r VIA PAX Rxn U,r. MAXL pus Jameaa U. Koller, Joan Koller, LRuro CUnrano v. nedovelop ent: Agency 04 the City or Huntingtun kinach, at al core No. 654174 Dear MD. Ln1;nru6: This I.att:er will Larva to con-irm my tn14. ,.)no convermatiun c:1th Ton c-lark on June 21, 1991 and to modify the t,atlau vC t1lo ofCar contained in my letter to you datiad ,rune 17, 1991, Thal proviours offer is modifi nd in tho lollowinq roapncto only. 11 Paragraph :1 i a ucaLfi,chci no that Lh6 two 45 day time peri.oda are ahangnd to 90 flay t:imn purlode- 21 Paragraph 5 in modifiod uo that the Agenuy will ppdy all rants eor 00craw fa tin , titlu lrtauranvu Luau anu any incidental OX- rQlat:ed foes in connection with thca ancrow and title insurance. Tho oticrow company and the t.itLn Insurance ccmpnny will t�* calooted by the Agency. vary truly yours, ,?awo�, A, AATMY A- ROBS DAP'/3 r cn: :homes Winfield Thonala Cark cli1' ntu 1 714 061 3500 r0-21^91 05:46PU P007 111t IaY. t. .n . {,• ,4 ` .;i•Mr;;�,. 42 4, w f(( 11 ,v b. ,r 1 r k , 'zP�� � ' ,� �1 '� .:.,w. ..�.«« a:7'•T'i 1.`:"�, '.rr • . : �%i _ _ r."' ..- ._ ... , !r\�1 ,, rr,. grr r r',n�� 1'!•rtivr�r4, I'' Y a' `' r,?'i�M••.�,1^Y+lflli 17iSi FRCii F1FiFt.QY A. him 1 Kollar V. (1.11:y at 11untirgbon Doaatl, at al June 21, 1991 PAIR rr s � Iy7, 5�FCUTYVH DIRECTOR OF RUDEVELOPHENT AGURCY WATEb Of THE CITY OF HUti'!' IGTC)" 13FAC11 , '; I fir, M i „ y,• � ' Y ! � E is 11 A�il r � W':91PIA C4-4Pa03 Hi I {� , fiF+M6�X.^'-n ii{: ?ve r�TAl l,�iFt��wl^'..�pjjiF;M �'hC '�4yl:�r� '.,, �i'Zili .'%� :•a >,. '�'S�I�r_,—tv'..fdii�t; /�':���`f� r ,f� ,�1 � � •, 1, , ,. q' '�r. - - , 7 . tt 62eA�'�+1N1 p, y'` •.L ., •-'�" .t '., , ', �St7i j � V+ ��A `� i# r CITV OF HUNTINGTON BEACH `, INTEn-DEPARTMENT COMMUNICATION VO. B4 ItU411tictW! UAGI 1 ' To rAitBARA RAISER► Deputy From , P Y ART DeLaLt;:,l1, City Adminintrator Deputy City Atto.,:ney dr 1, i 3xd Block West Acquisition Date July 1, 1991 Tr Coats Agenda Item 7,'-1 • if 1 Attached in a copy of the exhibit which should be attached j to the above matter. Please be sure members of the City i council. receive a copy. r.�. ART DeLaLOZA (Dictatod but not read) Deputy City Attornoy rl' ! ` I ,'A• ADL:k "fTO 'q'*1t Attachment 4 , Diu: Michael Uberuaga, City Administrator r" r Gail Hutton, City Attorney Tom Clark,. ;'. Sarah Lazarus, Deputy City Attorney > ! Steve Kohler, Redevelopment ° , '► c, rmia Drock4ay, City Clerk ! y , v' r,`• wl rr t• '.I of r .+ u, I i t ff' F •�j1� �Jl,c ' '`"__..�-'--^-.^..r+.u.r/a r,sn:'-C V. T.T L•"'7?,. ;>•-a •/., .; S•e•r,'. r. ,..,.. .•.,..wn.•^.cv�r.•.�,r.. .. 3.rf.,: r'�+.•,�t?!,CTr f�oti "ter+��^ i YL y 'I .... .. 1•:Jl ali •I.I L�..IJ IIIII a. 1'IJ L,.1.••. �rowrr, VJrr•rrrtr=�n & CAr�z.c�r�cHr .hCa tip nATLU 14 ..rNNLI.. d..0 M1. A-0-11•ICV•!, AT LAN/ ' TI•C]►1A I1 r NllNrlr 111 Arlrllr•/., f.AMI ql.0 n1 CALIrOnN1A NLAAA VICKI ► I.AM17 J SOUTH ONANU AYLNUC, fullC I11no jAWrS It CAMP ►•\••I.A"lL IIUtIC 111C"MM LCIA ANUCLCE. f:Al.lr CIIINIA VOC21`1 11l7 - LT[Y[-h A11RA1A aul enr.sl+o pihlllA S• per T[L [MIIgNC: '` _ .. u,,ht.raw•.ul• ILt.l1 ant-&104 nC'.ICf1 A 1•.9TMAN 1 MARA W. STCAC9 '1, II A7 NAM INC A MI..LLII 1.LC NO rINA ■ plpglT-• ttff r] Af•.nlf r CANl.dtlJuno uno 2819 91 991. blot CI U.w.►,.0. IC CAgA oluAT t? a1f100 MA11 , 7 ' 4 1If. ddr w 1i L1AN J, ACP-f U / .X 1 •e MArF. L• SMA11L p, r„•1 . Arthur De La Lora, Erg. Deputy City Attorneyiv 4''� City or Huntington Beach• 4 P. 0. Box 2740 2000 Main Street lhintin tcn Beach California 92547 Rnt Dig a , plL...�3151.�PeveloomeDG Anx pent {Thigg pincl% went) ("p.�"1.. and bed uun he HrgduvaInamettr�hae�v, y �� of thg—gity_.!?t- iiuntcingtonn.. _.peach {"Teen' '.+dY') _ Nov, nmhl71j.11o.�_r]��1.� is -� u tv (��t,,,,► a eve .op nee c n r ;�, anger Dear Ariz: At your requraat, I apt writing to you to confirm the position of the Developer with respect to the Agancy'a request for the EloVeloporla participation in funding the acquisition costs of the Third Block Weot properties currently owned by James E. Koller, Joan Kullar, and Lauro Guurano (collectively, the ''Koller Properties"). ' Aa you know, the above-referGnc©d DDA provides that the Agency wil:. acquire the Koller Prop+artieo without contribution from the Developer ac long as the acquisition Cost of these properties does not exceRd $2,775,000, It is our further understanding that the Agency ban been offered the opporttinity to acquire the Y.oller Proportion tot the amount of �21345,0001 Although a contribution iron the Developer in not contemplated by or required by the DDA under these circumsatancem, you 'have now raquF;rted that the Developer contribute to funding this acquisition cost. In tin effort to accommodate your request while mitigating the adverse economic impact to the Developer resulting frum this. change in the structure originally contenplated by the DDA, the Developer will agree to contribute to the cost of acquiring the ;. I Koller Properties to the exten': and upon the conditions provided below: r � r , I Yotll ri ;/ r J , I 2T a tb ' Y! Arthur Do La Loza June 28, 1991 Page 'rwa J _ ' (1) The Deve:lopor will fncretse its purcliane: price for the f t W Third 131uck Walt property by one-half of the cxcess of �� _Y. � �' L � the , proposed q p g • � lr;. {,�. acquisition rice ever the original ,,,.,+ ,�• appinivnl price for thz Koller Properties. That in, tho Developor will agree to an increase', in its purohaao price of $247,500 (one -halt of they e+xceua of $2,343,000 f over $1, 850, 000) . z � _ , r ( ) conditioZ d e upon di these Age�neyrobuageenm nt 2 that oo the b©voloper will not be required to fund any of the acquisition coats of the Koller Properties prior to the close of escrow between the Agency and the Developer a pursuant to the DDA. This modification would wean that the De3velopor will not be required to post the acquisition security originally contemplated by the DDA ''�,r " •. ,� ' ` (and Section 201(4) of the 11QA Would be so Modified) .. ,. ., i and that no portion of the land acquisition costs s: incurred pursuant to ;:he DDA will be funded by the Developer until the cloves of uacrow conveying the Third } i Block West property from the Aganey to the Developer. �' ! r, rl4 r we hope that thin offer of additional ansitetanco from the Developer will enable the A un�:y to resolve the remaining items with respect to site assembly, and we look fo.:wurd to working with you in implementing the DDA. Sinceraly, , BROWN, WINFIELD CANZONERI ,y Thomas F. Uinfield III }r TFP7/cdd I w i eI (0682CO29.032) iC �pf, r: 01 Al , 9S ��" IY ' 1 ; r • I 't �: 'r ^a. q� J. ---^ ra'.^!•,17,fAti.r _.... ci^..-.•.,.,...... ....r.... +,.1. ,.,�... ..r �. 71'il,. .»., .'. .�_. •'Y yro ,.� Y � 9f�' h 7 �� 'ti , �'�! fir," .-' - y • !r1 • �ti ���Ir ��I,�i �� �{ •�rL� rL y i4k r I� CITY OF HUNTINGTON OF-ACIi INTER -DEPARTMENT COMMUNICATION To Stephen Kohler Redevelopment subjixt 9 ler—Y. Red Army i' IN J ++iu� wrw ' 1 ` J—_,n.<ra r}.�'i'PrY.i��19d11r1r I/�E' .y I , From Arthur DeLaLoza ' Deputy City Attorney 1, Date Apx i ]. 9, 1991 ' I' • Attached its a copy of the above petition/complaint. Please prepare the administrative record in concert with the City Clerk and with specific directions from Thomas Winfield, attorney for the dnveloper.. I Your cooperation is zppreciated. P, I',— ARTHUR DELALOZA Depu'••y City Attorney cc: Thomas Winfield, Esq. Connie Brockway, City Clerk Gail I{utton, City Attorney I w,:4�� ` r- ti SUMMONS (CITACION JUDiCIAL) NOTICE TO DEFENDANTsaP iso i .Icus,116 j REDEvELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH, a public agency, CITY OF HUNTINGTON BEACH, a municipal corporation, and DOES 1 through 20 -Inclusive, Respondents and Defendants/ NEWCOMB/TILLOTSON DEVELOPMENT COMPANY, a California general partners`1ip and DOES 21 through 40 inclusive, Real Parties in Interest. YOU ARE BEING SUED BY PLAINTIFFS and PETITIONERS: (A f.ld. ie esta demandando) WES E. KOLLER, JOAN KOLLER, LAURO GUARANO. ZT)q-a(o o>:: f8f"tN�t`tl�gsl�C6atRK - rdEAtONArtpil, r,l Of_3t:�,,,, SFFNED rooters Starr// CATE'. • You have 3D CALENDAR DAYS after this sum- Despues de que le entreguen esta citacldn judicial ustcu" rnons Is served on you to file a typewritten to- fiene un plazode 30 DIAS CALENDARIOSparepresenfar spans& at this court. una respuesta escrfa a mJquina err esta eorfe. A latter or phone call will not protect you; your Una rarta o una llamada felefonfca no le ofreceri ,x ty,newritton response must be in proper legal proteccfrin; su mspuesta escrita a m3quina fient que form if you want the court to hoar your case. cumplir con lam forrnalidades le, -,,ales apropladas si usfcd If you do not filu your response on time, you may quiere que b carte escuche su rasa lose tho taro, and your wugos, money and pro. Si usted no presents su respuesta a tiempprA, puede perder perty may ba taken without further warning from elcasa y le pueden quitarsu salaria su dinero I• olras cows ?' the court. de su proptiodad sin ayfs4 adicional par parfe de I.- torte. There are other legal requirements. You may E.tisten orms requisilos legales. Puede que ustEd quierr want to call an attorney right away. It you do not ►larrar a un abogado larnedlatamente. St no ccnoce a un r know an attorney, you rray call an attoinny rater- abogado, puede Ilamar a un servk10 de referencia ral service or a legal old affirm Ilistod In the phone aboladas o a una oflcina de ayuda legal (yea el direr: w, i r boa k i. feletvnico). The ,.ame and address of the court is: 41 norrare v direccidn de la torte err rhuw.rro oe Camp SUPERIOR COURT OF -STATE OF CALIFORNIA �Y COUNTY OF ORANGE 700 CIVIC CENTER I)RIt1E WEST SANTA ANA, CA 92701 The name address, and Inlaphane number of plaintiff's attorney, or plaintiff without an attorney, is: iEl nombre. la direccidn y ei mimero de teldt'ono del ahosado del derrandanre. o del demand.rnte que no fiene abogado �es1 �74 BARRY A. ROSS 11010 BARRANCA PARKWAY, SUITE 140 IRVINE, CA 92714 (714) 857-3575 STATE BAR NO. 58166 , �t t99I (;AIRY L. GRAWILL6 i DATE: Clerk, ay _411AEFtiN AAI_S;ING R__ Deputy +%chal lActur+o) IDelegado! • i is 1. i NQTICE TO THE PERSON SERVED: You are served i. as an individual defendant. 2. as the persan sued under the fictitious name of lsoacii`tyl: ) 3. en behalf of /specify): / �, �{u11�'t t-�%n &auc-4"+.r under: CCP 416.10 (corporal nl C I CCP 416.60 (minor) CCP 416.20 (defunct corporationl CCP 416.70 (censarvateel , CCP 416.40 )association or pertnersltip) Hr.Cr' 416.S0 lnndividual) other: 1 n 1 2 3 4 5 6 7 9 11 11� BARRY A. ROSS Attorney at Law 4010 Barranca Parkway Suite 140 Irvine., California 92714 (714) 857-3575 State Dar No. 50166 Attorney for Petitioners and Plaintiffs APR - 4 19g, GARY�. (;nji11r,LLC. (.•6unryClerk Qy DEFUIV SUPERIOR COURT OF THE STATE OF CALIFORNIA COUNTY OF ORANGE JAMES E. HOLLER, JOAN YOLLER, ) CASE 110654174 LAURO GUARAHO, ) i s •:, � : 1. ; I�"'�r�l• A _ r �k '41 ' } 12 ) PETITION FOR WRIT OF • f .,_ Petitioners and Plaintiffs, ) ADHINT,STRATIVE MANDATE Q ) (C.C.P. g 1094.5);v. R ION FUR WRIT OF ) PETI!T'A. 'E„ 114 ) MANDATE (C.C;.P. 9 1085); REDEVELOPMENTAGENCY OF THE ) AND COMPLAINT FOR 15 CITY OF HUNTINGTON BEACH, a ) INJUNCTIVE AND public agency, CITY OF ) DECLARATORY RELIEF I 16 H'JtITxNGTON BEACH, a municipal ) , corporation, and DOES 1 through) ;. 17 20 inclusive, 18 H. Qntonei Dmd-mr.�.) '- 19 NEI?COHB/TILLOTSOII DEVELOPMENT ) COMPANY, a California general 20 partnership and DOES 21 through) 40 inclusive, ) 21 Rga�partjes in Interest ) r, 22 :I. ,• ;1 23 PETITIONERS AND PLAINTIFFS ALLEGE AS FOLLOWS: f 24 25 PRELIMINARY ALLrQ&TIONS '26 1. Petitioners and plaintiffs James E. Koller and Joan ,` 27 Moller, husband and wife, reside in Orange County and own the 4 a1 m,� «t„_•ram ;,,! 28 property at 314 Fifth Street, liuntington Beach, California and r ,. W - 1 one --half of the property at 302 fifth Streot and 303 Main 2 Street in Huntington Beach, California. Petitioner and 3 plaintiff Laur.o Guarano resides in Orange County and owns one 4 half of the property at 302 Fifth Street and 303 Main Street, li 5 in Huntington Beach, California. Petitioners and plaintiffs g are collectively referred to hereinafter as "petitioners." 7 2. Respondent and defendant the Redevelopment Agency of 8 the City of Huntington Beach ("Agency") is, and at all times i 9 herein mentioned was, a public body, corporate and politic, 10 organized and existing under the Community Redevelopment Law, 11 of California Health and Safety Code, Sections 33000, et- seq. i2 3. Respondent and defendant City of Huntington Beach 13 ("City") is, and at all times herein mentioned was, a city •14 organized and existing under. Article XI of the California t5 Constitution. Respondents and defendants Agency and City are is collectively .referred to hereinafter as "respondents." i7 4. The real party in interest, Newcomb/Ti 1lot.son 15 Development Company, Is a California general partnership, whose j 19 general partner:: are X/W Realty Group Limited Partnership, a ,V..' 20 Delaware limited partnership and NIT Development Company, a 21 California general partnership. The real party in interest is ;l 22 the proposed developer of the project described in paragraph 23 7 herein. f 24 5. The true names and capacities, whether individual, t 25 associate, corporate or otherwise of respondents toes 1 through '26 20, inclusive, are presently unknown to petitioners who 27 therefore sue said respondents by such fictitious names_ 28 Petitioners will seek leave of this court tc amend thisV. kl 2 u. Yt. r , ' r14• -'- M ! i r KwYIY L. MYrF.rr F fr+t i • 1 2 3 4 5 a 7 8 9 13 14 15 16 17 181 6 � . � y yypyyy 4 + rt 'i,k c petition and complaint to nhow and allege the true namen- and capacities of these respondents when same have boon ascertained. Respondents named herein as Does 1 through 20, ' inclusive, have acted in the capacity as officials, agonts, employees and/or representatives of each othir respondent in connection with the acto and conduct as hereinafter set forth. E,xf 6. Does 21 through 40, inclusive, named herein as reed,;; .w^ parties in interest, are in some way, material herein, connected with the project described in paragraph 7 herein. Their, true names and capacities are presently unknown to petitioners who therefore designate said parties by such fictitious names. Pecitioners will seek leave of court to amend this petition and complaint to show and allege the true names and capacities of these real parties in interest when same have been ascertainrd. 7. The project which is the subject of this action is located within the Downtown Redevelopment Project of the City of Huntington Beach. The project consists of approximately 19 64,000 square feet bounded by Orange Avenue, Main Street, Olive 10 Avenue and Fifth Street and it is commonly known as the Third 21 Block West Project ("sub -sect property"). Petitioners own 22 approximately 20% of the subject property. A site map of the I23 subjsct property reflecting the location of the petitioners' 24 property is shown on a site map attached hereto as Exhibit "All 25 and incorporated by reference. '26 8. On flarch 4, 199'-., at a public hearing, respondents • t 27 approved the Disposition and Development Agreement, Conditional i1 28 Use Permit #90-39, Conditional Development Permit #90-30, 3 .1. � T� �� TMI l: • ql� ��t7z n - t l w, "R "•JL7 t. ♦r ` ; I1.. ♦� K MI Tentative Tract Map # 1435.1 , Negative, Declaration # 90-41 ant 2 oaneral Plan conformance #90-9 in favor of rral party it . + 3) .interest. Such approvals were made des•,-'.te the following oral 4 and written objections by petitioners: (a) The project fails to comply with Resolution 40 1 44► g adopted September 7, 1902 beCOLSe the disposition and 7 development agreement was not approvnd by 66% of the owners, I! by number of owners and by land area. Petitioners constitute g more than 34'i; of the number of owners of the mibject property. 10 (b) Petitioners hove not been provided with rcac,cnablo I 11 preference as is requir d under iiea3.t-h and Safety Code Sections I 12 33339 ar.d 33339.5 and respondents' imple3ninnting guidelines. 13 (c) Negative declaration #90-41 is based on the auequacy ` 14 of the 1982 environmental impact report. This report is 15 inadequate because it does not identify this project and it, 16 fails to mention the environmental impact of this pr.iject: on 17 traffic. This report requires tti.lt: traffic studies be 10 performed for projects such as the pre scant one. do traffic 4 19 study was performed. The Huntington peach Environmental Board I 20 found this report to be iradequz�zte and outdated. In addition 21 to traffic, the environmental consequences of this project oL 22 nc:-se, air quality, piffilic services, earthquake hazards and 23 water supply have not been adequately r pp y � q _y addressed. 24 (d) The project violates sect.fon 4.7.01 of the 1907 25 Downtown Specific Plari, whif:h requires that the re: idnntiail =�• •26 tines not exceed 50% of the development. The project exceeds !% 2i the maximum by 15Oa or 44,3UQ square feet. - _ 20 (e) The project does not comply with respondents, 4 I Y � �a �i t. I l' I 1 IN �'A N 1 i M 1! r , � yf +r l) �. , t i •'fir ,i _ . '� ,�� r. }�`� J��rf 'ir+ +}�'Y AAff+�pn �'yj1�)i�'t I..+ I t r1 lt'°F�r, r{�,r•;Yt f %�., !�, iA.'�if,�1A7'• �4 `l a, � r � f � r1il ! �• t t,�� �� `�' ���id.;• � l ri v� � )'i� :t � .ir ICI t•' i�l � l �',,� �� �. t��JJJ���N ��� � v vlT l�.. �Y���rv����t �. 4 !�. ',�.��1�•� t ��,. �� tl t ��tir J. ��� ��'* '!..t��'?i14t ��,�,u?>�� _ ' `- `--'�s�u,r..dlrrw•,►�Aliiwri+tr,1�•.,a�r.>iM.:ktr..-�i,�l� � .. requests for proposals. The project differs so significantly 2 from ,V;a initial: proponal by thr, reel party in interest as to 3 make the developer selection process unfair., discriminatory and 4 in violation of due process. 6 8 FIRST CAUSE gJ AEON 7 (Administrative writ of Mandate C.C.P, g 10914.5) E! 9. Petitioners incorporate paragraphs 1 through 8 as g though not forth herein at length. 10 10. Petitioners hereby petition this Court under Code of 11 civil Procedure Section 1094.5 to issue its writ of mandate, 12 directed to respondents, mandating that respondents set aside 13 their decisior•3 of March 4, 1991 relating to the subject 14 pvoperty for the reasons set forth in paragraph 8 herein and 15 direct respondento to comply with Resolution 48, Healt2h and 16 Safety Code Sections 33339 and 33339.5 and the impAemr_nting 17 guidelines, prepare and certify an Environmental Impact Report 1R or other appropriate environmental review in accordance with Public Resources Code Sections 21000, at al and particularly 20 Section 21002.1 th&reof, comply with section 4.7.01 of the 21 Downtown Specific Plan and commence a new developer selection 22 process. 23 11. Respond4nt3 have not proceeded In the manner required 24 by law. 25 12. The actions of respondents as alleged herein "26 constitute an abuse of discretion in that respondents failed 27 to proceed in a manner required by law; their determinations 28 aro not supported by findings or by the evidence before them 5 t +�'�'tt�"""..T�`„',"�er+�..RITd91�t+'t;ll7�ir �"���Mr,tfiL���'i���TF3#S�UAi'if"i6+."'Lys"! ttlprL:t'IrA�♦,P::firG7riYiiji���.•>�M'�. .� It ,*t r ;� , i t �� . '✓.t4 b y wr r f a -1�` �,�t: "triAr;` t I. ,�. ` ..`• -:r' �.I. rli:��,j tr:'t �,� Iti ylr u , t r' ,� t tr t; ,,. ,1Ai �r Y. IAL t��� Al �i �i tlt 1 ) •�t r I,'r � .;a;, t� s' �t�'•�,,�' �� ��� �� .JrJ� i,, V 41 ti�,r �� i .r. r •' f7 �i1. � r tlx: i Sri ItJ /t 1 t �� �jt 7/4 "• lil is ', 1 S i J t A r 1 ' �! 4 �9 :�• •��!: .F },. .., -r•,+Jr�W�/Fief..1.rYHbr.`a...inrlra11r7iiYYr.PSR�VNY�A1l+lY'x.y�iori `�`� .u�...�_ _ �Y �i l_ and their findings, if any, are not supported by the evidence before them. 13. The above alleged actions of respondents were arbitrary and capricious and potitionersrare therefore entitled to their reasonable attorneys' fees as determined by the Court. 14. This action, if successful, will be of substantial bonefit to the residents and citizens of Huntington Beach by securing compliance by respondents with public laws not now being obeyed by them. This substantial benefit will have been conferred at petitioners' sole cost and expense unless they are compensated for their costs, including reasonable attorneys' fees, in maintaining this action. Petitioners are therefore entitled to their reasonable attorneys' fees as determined by the Court. 15. Petitioners have exhausted their administrative remedies and have no appeal nor any plain, speedy or adequate remedy at law, other than relief sought in this petition. ,SEC QND Q&VSE QF &=IOH (Writ of Mandate C.C.P. S 1085) 16. Petitioners incorporate paragraphs 1 through 15 as through set forth herein at length. 17. Resolution 48, Health and Safety Code Sections 33339 and 33339.5 and the implementing guidelines, Public Resources Code Sections 21000, et al and particularly Section 22002.1 thereof, Section 4.7.01 of the Downtow:{ Specific Plan and the laws and regulations relating to developer selection place certain mandatory duties upon respondents relating to this 6 ®1 t i -1 r^-•--..�+..w�w-•w.`F 1•e r.f�7�^. .r ;-�-� S �j*......, .r rW ..,�.. L. ft^ �T 1 r •� r, :�1e '�. 71.'_.. .. %,.,, r{ v.. i . •..'T';'}f ri. �,. }. • r.{-'.;'.� .•i L'r. rr+ i�I , 4. .. 1 r t , "; r �},? r trot;'; • 1 1 11�a � � t •I m ip - . ; -M• -� cry. d �M F 2 3 4 S 6 7 8 9 10 111 121 13 14 is is 171 lei 191 20 21 22 23 24 25 27 281 project, Respondents have failed to comply with Resolution 48, Health and Safety Code sections 33339 and 33339.5 and the implementing cytidellnes, Public Resources Code Sections 21000, at al and particularly Section 21,002.1 thereof, Section 4.7.01 of the Downtown Specific Plan and the laws and regulations relating to developer selection. 18. The above alleged actions of respondents were arbitrary and capricious and petitioners are therefore entitled to their reasonable attorneys' fees as determined by the Court. 19. This action, if successful, will bu of substantial benefit to the residents anc, citizens of Huntington Beach by securing compliance by respondents with public laws not now being obeyed by respondents. This substantial benefit will have been conferred at nntitionprs' sole cost and expenoe unless they are compensated for their cosT:s, including reasonable attorneys' fees, in maintaininv, this action. Petitioners aro therefore entitled to their' r3zAsonab?e attorneys' fees as determined by the Court. 20. Petitioners have exhausted their administrative remedies and have no plain, speedy or adequate: remedy In the ordinary course of law, owing to their inability to show money damages from respondents' failure to comply with their duties, their inability to repair with money damages the continuing harm from respondents' failure to comply, -their inability to compute adequately the damages caused by respondents' failure to perform their duties and the fact of respondents' violation of said duties, all of which causes irreparable injury to petitioners. E - , A ' 1 i'!•—�•�•r.•r�ss>�w++ms�t&»"P3wYiFh1��XAS3r!t�1x►i'2.-;tt-*nx�:i-�.alr�c,a:s+�rr;,-r.��r«*r�.rrar-�•t-cf-ian'cxa��r++r•weglrb�� ,• i' Y�y�:��FI.S/ i1Y. rit'i�rE ir�l �1 ' 1 if, �•, 1 .1: rri .� } i 1 '� {'1,la�j Y ��, fi j��J"S tf�ys t ,\ i., ,+ , 1f _ r� •,,i ..� ' > �� \ .1 a ,� 4r , 4 �', • � }. ltrr ' 1 it "b. f• ,% :i 1 t. 1 J. :}('Vi k' S• .F •{'• 1 /ay�.411' ,'r � ''i 1 ,1 ( r.. •1 r1 . t. (,r4� A 1 1. ^ li,,, ( 1' 4 , `/ ' •fir ' I� ''+1 I.' �}I�� ilk �� tf� �,e�" �'.1 t' •'t 1 I I r , 1 1 + �„ •.\ rr r r.. y rr1 'r�4�tir ��,r Y' � ri '�t'r'", . : 11 , '�, ., .. ,`'t ' '�'' � �•r t 1 r i. t ' .!1 . � i1 �.5'�91 J� Y 1^' µ i t .�� 1 1�.��41)r'd. •! .� t it 1, ..' � �-i - - 1 ` •i � t���1 ,�, `' M19 f i �rti r'y l[• 2 • 3 4 5 7 5 11 12 13 14 15 18 17 18 19 20 21 22 23 24 25 .26 271 281 (y�l, � � 4�. �r +1 1Y / _ sir • . r X` i )ir. . W' t r ',CFI R �tf �; i-! � ' � }, • t ' t' t � I . ,• '�{ I,, �IS�h•rLr. � r ,, .z i� a a ,� 11130 CAUSE Q ' ACT101 (Declaratory Relief) 21. Petitioners incorporate paragraphs 1 through 20 as though set forth herein at length. 22. hn actual controversy has arisen and row exists between petitioners and respondents concerning their respective rights and duties. Petitioners contend that respondents should have complied with Resolution 48, provided petitioners with I reamonable preference as is required by Health and Safety Code Sections 33339 and 33339*5 and implementing guidelines, prepared and certified an adequate environmental impact report or other environmental review rolating to traffic and other matters for this project as required by Public Resources Cntie Sections 21000, at al and particularly Section 21002.1 thereof, complied with Section 4.7.01 of the Downtown Specific plan and the laws and regulations relating to developer selection. Respondents dispute these contentions and contend that they have complied with all applicable laws, procedures and guidelines. A judicial declaration is necessary and appropriate at this time under the circumstances in order that, pai.itioners any' respondents may ascertain their respective rights and duties. goMH CAUSE PE ACTION (Injunctive Relief) 23. Petitioners incorporate paragraphs 1 through 22 as through set forth herein at length. 8 I, F^�• ,�ri-�--- .�rrurzr�a,��4,tj>�ri�4ntIF"T'"�J:ti.:�s7g+ras:�t?M1t�:-�';+�i'S�Irtrn�i1�1��� i ty �• � lL, ' 't (.Jr ,',j, �')i s.i "r ' 1.� ,, ! �� •'4 I,,r t'• N��1 p�h. ;•i.ri f � J •l1 '� I 7 + J7 '4 r t l- �i�,� ,'� S t � Ni.�; ,t�'' ° ii,.•ice: •.,' ;: , \t, , l'(`�It t ��?r��� � in .y r�y.� !(•u' ..�r / , '+' r .� � �! t' �t� I J/ ♦ � ` .I, f�`4•L/. ?.. yt f •r. 11 t't�..� r, r.��i r� t •);� y�Q Si ,1 {; t•, '.F.4•` SJ r �1 , + ,t l�r• y�'l. ��, •Y 'f�'• hr� �I�.J, ,K 'i,. .. .1. '.1` c '1 �t ', J ty,:{���r/ ,. A r lIt * J) ). I ", •. �` I J ' ) i �F �,,%Ifl Y+�� i LA-S1r• t '•i r,i� r - - '. .. `. . J '1_ � k`, � � J ih rt t e• / N , , Or- , 7IVA u 1 1!•, : i !, , 5a 11 tc {. � •- �..:. �IIM,xLn Si h', 'i:`:�E'Ik4�'4!�'�`.. ��'y++.Fr!'!' •::: �_ . _ ,:Z' 1::,czr`,:1::....... -- --a.Yi h . 1 3 24. Respondents, and each of them, do now and will continue to perform, unless restrained, any and all of the activities heretofore described, including but not limited to 9 4 the actual development of the subject property with the Third 5 Blacl.',West Project by the real party in interest. said44 g development may include tho acquisition of petitioners "a property by respondent Agency through eminent domain. s1. 25. Petitioners have no plain, speedy or adequate remedy ' 9 in the ordinary course of law owing to their inability to show 10 money damages for xeepondants failure to comply with the 11 heretofore mentioned laws resolutions and regulations and the it y tr r "Wry:' y`r� 12 inability to compfinsate with money damages for the continuing 13 harm which petitioners will continue to suffer as a result of R t 42, �y M 14 respondents' wrongful acts. Unless the Court exercises its�� +t 15 equitable and mandatory powers to require respondents to desist in this violation of the heretofore mentioned laws, resolutions -V'111 17 and regulations., petitionars will continue to suffer �,g? •e , 18 irreparable injury. a 19 WHEREFORE, petitioners pray as follows: 20 F gr the E Qd�18e 4€Ac&i4D i. f 21 1. The Court: issue its writ of mmndate commanding 22 respondents to comply with Resolution 48, comply with Health +,W 23 and Safety Code Sections 33339 and 33339.5 and the implementing 24 guidelines, prepare and certify an environmental impact report rl I�r ;1 25 or other appropriate environmental review for this': project in �•. -- x , 1 3: ',' '26 accordance with Public Resources Code Sections 21000, et al and .,',,j 27 particularly Section 21002.1 thereof, comply with Section 28 4.7.01 of the Downtown Specific Plan and commence a new ' �- � r�r� p,77tc'MNi.'�i'( ,: 3;?.Si :.iL ';li.l,.,�..r.,ti.i�. �i^� �i� •Lr,: i,/I 1 g+17 'i 1 ° .r.w.. C'RCC7•r;��::e.v4 ",":.h-„ �.'(i'rCT ""rS:'�:i:.i i.; a �.�:.""' :,1 '' III°�� 1 ;r \rr�f,51 r'', ,r4. •'rr '� (, ' r. , + ,., M1r 1, �' }. . `yt 1! ff ff71,p r i \ 4 .'! ,, •r. , 1 •1. Id 1 �� r 4. 1r �3�'Fi1�y , r1! ' i .1 ,. ,f 1, •.'�, � ''���r � it �1 '.��1•� art �o-l� -i• I .Y 1r •; + � I. r,� l iW�i i r trWr .. sYwr...'....wiY�Yl!'1!r14lMfiRSA1l�l�l 1 2 3 4 S 6 7 8 9 10 11 12 13 14 1s 16 17 181 19 20 21 22 23 24 25 26 27 28 developer selection process. Fgr, the Second -Cause of j 2. The Court issue its writ of mandate commanding respondents to comply with Resolution 48, Health and Safety Code Sections 33339 and 33339.5 and the implementinn guidelines, Public Resources Code Sections 21000, at al and particularly section 21002.1 thereof, Section 4.7.01 of the Downtown Specific Plan and the laws and regulations relating to developer selection. 3. A declaration that r.espondants have failed to act in accordance with Re301ution 48, Health and Safety Code Sections 33339 and 33339.5 and the implementing guidelines, Public Resources Code Sections 21000, at al and particularly Section 21002.1 thereof, Section 4.7.01 of the Downtown Specific Plan and the laws and regulations relating to developer selection. 4. The Court issue a preliminary and permanent injunction enjoining respondents, the real party in interest, their agents, servants, employees, representatives, associates, members, and all others acting in concert with them from performing or enforcing any and all the activities in connection with the Third Block west Project and the development of the subject property. Other__Beli t 5. For cost- of suit herein; S. For reasonable litigation eupenses, including attorneys' fees, in an amount to be determined by the Court,; J. ,�l'.Y� ��rA •rJ� J,j,l,I,, ., + ,1; :. •i 75( 10 f� Y' J • '' r � �7 ��'� r' �J+•--+-7++..►r'.�1pt'Y�it1+ l,"! ��''f''T' •1 Ii1R► [ 9•T•' 1 jr r 1 t �. Y w1 F . � �•'� .t�'i r 141 }J r `rlt �. �•h ,•��. '. .. , 1!� i.c: +.�:. + ..s �`<' •.+,:..n / 1 1tn �1�IL'Ii'i[T"OYj✓�y .i }'µ1 yr,'r•Pr�n :�G a y It• - � Y :: r `f, � l- ,r •� � ` ' ���`�J + � r rt +�)+�1�f�fJ ,r � •1 1 r�� + J I1 • +. • I•�1 J'. 1Y '..�' I' la r� Al /rj�'fr ') +J 1'• + . +J � I+ • '� ' J �le � 11 '�+}' I K�,11�!;,'I + .��' .4 . qz! _o 14 d. .ate � � _ '_*•.'� l,. .: iffy y1. • i Y' �A �'. a i f /{ 5 � y ;,at; �.. •. ra .;oytw� „t �, 4'� e t r, �11J i S.r • 4 -',��, r„1 �Il v���\�y 0. '' 1 r f��'i I L• T 1 1 �i r •' h7 tt y l;� f , • �1 ,r1� J f JY �r 1 �f, � � x; • ' • 1 IR r' ' z ' A,kl! 1' rr • /F •I. t `• dr ,,`,R ouvE AYGNv t. i�,• h ., .' ° _.... "�' r i j L :• • rl, ,, is Cul w Stl! 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T• .� �R' ` `aY w„" .:'.' iI _ .. ., , f Y VERIFICATION '1 I have read the foregoingi PETITION FOR WRIT OF ADMINISTRATIVE MANDATr-, ( C.C. P . $ 1094.3) i PETITI69 FOR WRIT Or MANDATE (C,C.P. 1085)1 AND COMPLAINT ?, ` �`77' � �' �►,- FOR INJiJNCTIVR AND DECLARATORY RELIEF• , and know its contents. ' I CHECK APPROPRIATE PARAGRAPH 7l+ an a party to this action. The" natters stated in the • foregoing document are true of my own knowledge except as to those matters which are stated on information and belief, and as to those matters I believe then to be true. I an an officer a partner _ a party to this action, and an, authorized to make this verification for and on its behalf, and x sake this verification for that reason. Ian informed and believe and on x that ground allege that the matters stated in the foregoing , document are true. 1 j fy }� The matters stated in the foregoing i document are true to my own knowledge except as to those natters h '`..� which are stated on information and belief, and as to those batters I believe therm to be true. I an one of the attorneys for a party to this action. Such party is absent from the county of aforesaid whek% such attorneys have: their offices, and I make this verification for and on behalf of that party for that !^ reason. I an informed and believe and on that ground all.e'ige that the ratters stated in the foregoing document are true. i:cecuted on _Auril 3 19a.,, at Irvine, California. I declare under penalty of perjury under the laws of the state of California that the foregoing is true and correct. 11 Ir.F ` �• I S. K KKR Type or Print Name Signature i• � � iT Oil ,1• Yf r �. .� I 1 + r' ,C 1 { Y,�II Ji :Al.ti i-.: r.i A,r /q; �'S•. " ''• •! f r'!� . }�1. °. .. , r, • `... KHa tn��f'�'„r,�,•rwf►, tJ�'A i ,1'1;•i+{` r " I.•M••� ;, r•.w�.+wM•rIR:.••.^y..T..w.Yll:.IY,f1.T,•✓tf .,Tt.\\Y+T J••R •.1tir•+. qW-w..1...WlI40lZf1, SI'•'/�'M""rt!?Y m...1..•w lin^-�+•w•11l•T"\ 1 �� • I `, 1 if S .' 0 rt, ', S/ , ' - "•, JS'Ir�, r ;+7 , lir j �r� Fll 1 k � ,�i . ,( ( r t"tl,'. •w i if; ail .'•�v' � '. i� Vr�ltl l,,dt J%I,. t" °. - ' - •ir '. r� t I,1 .f �� ��'j� yf��1 1 _ , '91 ,1� y'1;� f � I ; ' •f �.�. . a 1. ({'F',�y yt�' IIry l�f %�', r ..I{ r 1 .`•' I ,�1 s f n•ra 71 t�''irK T. /1.1���1�+ "' ; I r r f, r 11 f - .. ,A, ". I r i• } T r f i �'��+1�'L'� i f �r1�' I ! l:fi r� ,, iL' 1 , j• ��1 "7�'• ^'1 ' S All 9° " M. .. - ...-......... ___ _ -- .1 PROOF OF SERVICE STAT3 OF C.A.L11FORINXA, COUNTY OF ORANGE I am employed In the County of ORANGE, State of California. I an over the age of 18 and not a party to the within action; my business address Is 4013 Barranca Parkway, Suite 140, Irvine, California 92714. on A11r.J1 41 1�1:Lei r served the foregoing document described an: PETITION FOR WRIT OF ADMX' If ISTRhTIVE MANDATE (C. C. V. 1 1094, 5) -PETITION FOR WRIT OF MOP.TE (C.C.P. J ]ORS); AND COMPLAIN1.0 FOR INJUNCTIVE AMD DECLARNTORY RELIEF on all interested parties in te\As action by placing a true copy t.hereof enclosed in a sealed anv�vlope addressed as fallowst dx% Attorney General 1515 "K" Street, 1511 P.O. Box 94.1255 Sacramento, CA 94244-2550 rr (BY MAIL) I am "readily familiar" \Ath tb.e firm's practice of collection and processing of correspondAnce for mailing. Under he U.S. Postal Service that practice it would be deposited with i.e on the same day with postage thereon fully prapaid, at Irvine, California in the ordinary course og bdaineill. I an aware that on .motion of the party sawed, service is prest� %ed invalid if postal ' cancellation date or postage meter date is noi,e than one day after the data at deposit for mailing in affidavit. Executed an UrA 4. 1291, at Irvinai' California. STATE: I declare under penalty of perjury ,inder the laws of the State of California that the above is true ar,d correct. LUCIE ROBERTSON • 0, t' •�r ° ��� ,°,' '4— ii z 11 r ^C�S"I ' i3. �,.' r'l) •;• 1''. ,e HIz ty`'��,1�. , 1".n•' ,l t�4{?r 1� !*�} - lt�!, r•' l •�f� Ir, ,''r1l'R �v i! /���!� '� ����%�t� •l r t`i�.r , .o . ,' , ,may 'r�r.,��,,y�•{,, fl' cd 2 3 4 5 BARRY A. ROSS Attorney at Law 4010 Barranca Parkway Suite 140 Irvine, California 92714 (714)'857-3575 State Bar No. 58166 Attorney for Petitioners and Plaintiffs L E j) APR _ 4 14gt CARYL. GUANViLLt, CourlN PlAt* ay OENTY SUPERIOR COURT OF HE STATE OF CALIFORNIA " v ' ' y COUNTY OF ORANGE V i � fit. 'i a1 10 t• 1 a 11 JAMES E. KOLLER, JOAN KOLLER, ) LAURO GUARANO, ) 12 Petitioners and Plaintiffs, ) � i ,`t. l • fir ,, 13 ) ` t V.) 14 ) REDEVELOPMENT AGENCY OF THE ��r• y' ,, 15 ' CITY OF HUN T INGTON BEACH, a ) IY .; pub? is agency, CITY OF ) 18 HUNTINGTON BEACH, a nunicipal ) t corporation, and DOES 1 through) yy r ,• g;f 1, 20 inclusive, 1 . ,;, ReMpondento and Detendg t2 s . ) Y, At1,, l 18 t rl fi I,r 19 NEWCOMB/TILLOTSON DEVELOPMENT ) COMPANY, a California genera). ) ;`�,, „ ,.' 20 partnership and DOES 21 through) r `4� 40 inclusive, ) 21 ins Real Parties Inte:•a1_) 22 f, 23 Petitioners Iae : eby request J0, CASE .d65 a i 7 a PETITIONERS' REQUEST TO RESPONDENTS TO PREPARE A RECORD OF PRUCEEDINGS [Public Resources Code Section 21167.6] that respondents prepare the 24 record of proceedings relating to the subject of this action. 25 This act4 on concerns the adequacy of the environmental review MA4 • 26 for the Thirst Block West Project which is bounded generally by 27 Orange Avenue, Main Street, olive Avenue and Fifth Street in a 26 the City of Huntington Beach, y G y • � ti,3 K'�� , t ,1� t+�5 d �•t ""1' j 1 , •'1'�'�1�J f' y' I 1 t Iy tifil Ff� ,s .• i a(`. �{t ,?��,� 1, f l 1 `I N.�1rnP•�tirn�•I�•.M♦iUA,',Cfy'+''�.",ii:i�rl•j:.wr j 1�:%^ ��•:�::ti +f �T:*'+•^rC;!�. . •)�•r;• i•r.r '1' r county of Orange, State of W 'M1 Aft � A. d� 0 . '7' I yL Al. zursuant to Public Resources Code TARRVA. IROSs %ttorney for Petitionerm !j1mintAffm and AWN .4. I ' •"� it � � , , I -.i � ,� ; F ,. r r � t f, 1 Mr f I 7Jfl f tr r Y� 1�� x•,1-h�l+ t i f r � I �� r 'h.r � '�G si�;,r14 10 sop On. 1 7 . 3 4 5 6 7 8 '9 10 11 12 13 14 15' 16 17 lei 19 20 21 22 23 24 25 •26 27 25 BARRY A. ROSS Attorney at Law 4010 Aarranca Parkway Suite 140 Irvine, California 92714 (714)-857-3579 State Bar No. 58166 Attorney for Petitioners And Plaintiffs FILER APR - 4 1991 GARYL WOVILLe. County Clerk By OEFUTY SUPERIOR COURT OF THE STATE OF CALIFORNIA COUNTY OF ORANGE JAMES E. KOLLER, JOAN KOLLER, ) LAURO GUAWO, ) Petitioners and Plaintiff's, ) ) V. ) REDEVELOPMENT AGENCY OF THE ) CITY OF HUNTINGTON BEACH, a ) public agency, CITY OF ) HUNTINGTON BEACH, a municipal ) corporation, and DOES 1 through) 20 inclusive, ) ) tIEWCOMB/TILLOTSON DEVELOPMENT ) COMPANY, a California general ) partnership and DOES 21 through) 40 inclusive, ) ) __R2AL,pnztiep in Intgzast, ) 54174 CASE N06 NOTICE OF COMMENCEMENT OF ACTION [Public Resources Code Section 21167.5] TO ALL PARTIES TO THIS ACTION AND THEIR RESPECTIVE ATTORNEYS OF RECORD: Pursuant to Public Resources Code Section 21167.5, petitioners and plaintiffs hereby provide notice that the above action was filed on April 4, 1991 pursuant to public Rt:souress Code Section 21167. Thim action concerns the W I 1 �t _ P " 4 r� [ r \ � r,•� tf r'7�',�"ii�j'�i . {h+- � r�od�iCit�'Zi >�Ssi•9bi�'IF'�r 1„�- _� ..' ,, qwJ+d�l � }1 .'1:• Il.i,; 1±�' 11,E '3 . i 1�1 I �?�`y 11i �� �H�li Ir „t ,�1 �r� pi�� tit '�'� I t , I ({. i 17 l • n i'� �� t'I��rF i� il'•� 4, t � , if, � '� of t, ;I ��,� 'Y jf 7rt .Y r� iiy��ti yl •,• I � •• �} t ;III I�} � _ •} r l � �,f, ,11 d.� S�1{ 1 , !•4 - - - �- •• � art a+t`ii Y 41, l � • { 1�LL 4 A F � Jvp • i. Nf 4�. aT �{( . T r if - _.r.:4A-1 jiv P LI P 1 1 7 qFs ��1� ' �� r� ��r �r ♦�4 1�i t'' .,, 4 11 f ± li .. , ICJ J• •r • 11 I'.1 :' !'�{ 1 ti 1 1<yp**.fit}.,, i F �1 r•+�i �YV ;'. ..yjl' l�'•'' r adequacy of the environmental review for the Third Block West Project which is bounded generally by Orange Avenuel Main i Street, olive Avenue and 'Fifth Straet in the City of Huntington Beach, County of Oranya, State of California. / LA Agi:� DATED: April 3, 1991 r I BARB A. ROSS Attorney for Petitioners and Plaintiffs 2 7'►F"J.'+ }S , 1,1 �Tr r�r IflfLl t1�'1•1�r�� 1 f' V;zz=, V #00 f st ; r•6' k fi .r 1p;Jy14 1 :J y 1 '\ I rj,,�y�!� JI V• ,r ioY� � .l{ 1 .lye• f,+ \\ '+ ,. - f;�, '4 ,tip � r• t / i rvfl 1 •'e , rf I '{y 1,;1 , �,�`/; fl ::,1 J, IR+I +�AAA A,1. � a �r •r•i ,l r j s •,+t M � S1 f ,�,i A, r 1. 3 , + '. y; J i f Fnlf t k tf r�tf E4 r ,i ,rti"{ �fI" tr;r, I ' If IM } • 4 .'htr �R' d`P ' IIr.�r ,rye it •L'' 'tJf 'at�•t,�!! '. + � {, "! 4�r' Fat JL `• Cif .:, f. F �\ n��f •T'^�, r I ' "11" 4 ' •� i (/{! �+C rl'H 1gi�11' 'y1 r (•, lei D .a 1C.... w'L ..�,.s ,�.i.... .-l4.'...:!'a.,...ti •.+.%✓ r. �.: +.. .t�. r.^I �YM�j�••.�1:`..�� . ' 4 f , II��1 .....rl i. .. A...3 �.....�..Ai!•r:i of .-♦ .. l R. REQUEST FOR CITY COUNCIL/ . REDEVELOPMENT AGENCY ACTION ED 91-•01 D11* March 4, 1991 S%abmlftd to: Honorable Mayor/Chairman & City Council/Redevelopment Agency Submitted by: Michael T.,Ubenoaga, City Administrator/Chief Executive Offlcog�* r `"'�. f'rWwed by: Barbara A. Kaiser, Deputy City Administrator/Economic Developrne (ecetorr APPRO AL DISPOSITION AND DEVELOPMENT Sublwt' LOCKWE ,TVO; PMAIN—PIER REDEVELOPMENT PROJECT AREA ENT; THIRD Consistent with Council Pr&y? PAI Yer 1 N'Sw PoiICy of �sorptlon r:• ✓ = °Z 5/ SYat aunt of Ima, Rec4mms+rtdaitiort, Analysis, Funding Source, Alternative Antions. ttwd,n�nt2. � Pursuant to the Exclusive Negotiation Agreement between the Redevelopment Agency and Newcomb. -Tillotson Development Company, a Disposition and Development Abreemer c (DDA) for the Yhird Block West has been completed and signed by the developv. On November 19, 1990, City Council/Agency continued this item for 60 days at wh'.- '( time March 4, 1991 was set as the hearing date. gE.COMMENQATi[SN; 1) Conduct the public hearing. 2) Approve Negative Declaration Number 90-41. 3) Approve atid'authorize the Clerk to execute the attached resolutions approving the attached Disposition and Development Agreement between the Redevelopment Agency of the Clty of -Huntington Beach auc' Newcomb —Tillotson Development Company. 4) Approve and authorize tl:` allocation of $4,620,000 to the project as project related costs received as developer land payment, $250,000 for hazardaus substance remedlation, and funds sufficient to complete site acquisition ($250,000 reserved) and $2,500,000 for the purchase of 200 public parking spaces if these are included in the approved project design, 5) Allocat•3 not to exceed $4 million in proceeds from the Southern California Home Financing Autherity Revenue Bond Issue 1990 Srrles B to the project and encumber $SS0,000 in Redevelopment Agency Housing Set aside funds for use in the project. Approve 2, 3, 4, do 5' above elimii;atiiis, the $2,500,000 for 200 public parka;. spaces and substltuting $270,000 for 18 parking spaces to satisfy a condition of approval for Town Square and authorizing the appropriate City/Agency officials to amend the DDA accordingly and authorizing its execution. 9 ZI fit. �h l;,Jaf r1 •�HK'' V�J 1 �I +� l y1 9S ;i• "f 4''111,; Pic 4N4 IM:Ai3,WiM'jrr. %Tct t^ !,�.^, r xr ��r , J _ r • y..., .%:yl({t J,ti,: ��.... �.� , •r � r "1 •<., .•''',� t' r} ..'1' , t r.���� .. 0,, ,. r; ;A����11. ,(,� �.� 7�. "fl�� .�1 '��'��' .�'i L1 � J f' �, .., �• .yt.11�a/r ,� '! ' f� l.l" rl ` ,l •l, '� - , - .. �' t f'.� �4�`6fF�I/ ' „'''• 1 1 •Yi. 1• 1 ii5 /lt. ' _ _ • ',4.rr� , � �� t �fF ', j l++r � 7 •r(ri�l ' �+ r , �, ;� 1 J ti , :� v��` , " 1`` ;lt ,�.i ,•.r JJt+JJ,{ { IL i,� C'1 r �•1, ,"+ r_ � ,. ,. .. .1 ( 1 1 J, '� , �•1�l �.,� �i 3. J 1 + C.ti"t � ,. r� }. . '• � .- 'i - 1 ,,' i, i'.. 1 `i', � J ;,f;',,r' ..r^iilij ,cr. ,�y, •.r t ` ,,t_. + + t 1; ' i t. * ,.; 4 rJMAN , 1 {I] k M 16, IP ;04 '► /pit' Ki KCA/RAA 'ED 91-01 March 4, 1991 Page two r iJrts ly'' ;ly IJ s• 1 y r1. {d �P '/j��.• r}, �i � . On March 19, 1990, the Agency approved an Exclusive Negotiation Agreement with Newcomb -Tillotson Development Company. This firm was selected through a Request for Proposal process commenced in October 1989 and completed with the firm's Y ' selection from the four responses received, A form of the Disposition and Development Agreement (DDA was signed prior to th ) 8 P e A(� expiration of the original exclusive and delivered to Agency staff Un September 14, y+ h, 'x f+ 1990. Subsequent revisions were made, and the Exclusive Agreement was extended for � 1•f r 'Fr� I f six months on November 19, 1990, On October 1S, 1990 the Council/Agency established a hearing date on the Disoposition r x� i ���y!,' "' ' `•"�' and Development Agreement of November S 1990 and subsequently continued the item <<ti to November 19 and then for a 60 day period, r � r 4A r,�` yr The basic parameters of the Agreement are: o The Agency agrees to sell the site for $4 620 000 According to the Keyser Marston analysis, the reuse value of the site is $3,710,000. The Agency/City q originally purchased its portion of the site for $1,824,770. o The Agency agrees to pay for the following at a cost not to exceed $4,620000: ^+ ,s acquisition of the Third Party Parcels; (Mr, do Mrs. Koller Koller/Guaravo) relocation benefits; all existing uses e.g. Huntington Beach News, '' ';•. ; First Interstate Bank (except Huntington Beach National Bank) '- fixtures and equipment acquisitions; - demolition of existing structures; "_ �� >s '' a'�ry�;:;ir,f' •- some on and off -site improvements e. . curbs gutters sidewalks, storm rf drains, etc. all of which are identified in the Scope of p Development. tr o The Developer azTees to advance funds to the Agency in an amount up to the • ' �,:,r:; y, total purchase price of the site ($4,620,000) for these activities. o The Agency agrees to pay for remediation of hazardous materials at a cost not r'!� to exceed $250,000. If the cost exceeds this amount the developer may L, " r�,,;w»..i,Y_,:,,'�• tax advance additional funds to be repaid from increment. p V. o The Agency agree., to pay for site acquisition costs in excess of ISO percent of .y y t�c,a • � +;�, appraised value ($2S0,000 reserved). 1f the costs exceed this amount, the developer may advance a matching amount asid be repaid from tax increment. fir ia• `'l, o The Agency agrees to purchase 200 public parking spaces upon .completion for the 'fixed price of $x S00 000 if these spaces are included In the final design of .�:; "' :' yli;`� ' :'' • ' ' � the � � , project approved by the Agency. If the Agency chooses to remove the spaces from the project, the $2,500,000 expenditure will be reduced to $270,000 to purchase 18 parking spaces necessary to meet a condition of approval for Town Square. If this action is taken, City Council/Agency should adopt the Alternative Recommendation" above, The developer has agreed to d avance these. funds to the Agency, If necessary, � ry, and be repaid from tax increment generated by the project. t� The business points of the Agreement are more fully described In the attached Summary Report, prepared p y r„. f� . p p pursuant to Section 33433 of the California Health and Safety Code, , i4 ' `�:! �'�,' ;r 71c:pr�tyLiY.r+r,l.�t/Y!v ri',_<ry}'3f1�lir,r,-- a•7--• 'tit. q^_. .......... .,� r .�,, ., hr1.I��1•y' I �'" I�• ..t�1! .:!' r,r,y. sPf 1��• c,tiL� Ir.F. ,,'T'� vp, )�f r i .1' ,�1. 'rC4^ ,�14P �.` f r%t, ',.�!/J 4 7i ,. ,. f. .l•i i :',7j.i`9. ,4�'d h(';l�,,''11,1i `•s»VS'i' i•�,'I(�1'r e,r 13 I - .i x :�i. .1 .LK' 1 fir• rT(;f i. � r ' � der ❑ 1' •!' } .•, � •�., ,..5, y, ♦f �� n j,•.,, i»! 4r. ;�;r.'r I. r i. 'I ty ,i lr ', 1t>r �•li t i li:\ ��(.f '- � ,t. �,1_. � , ,'. I ,� i I•. j•', ' I ''�•ir��'V'),r{9 d. , ''. �r �, ., `,r ,,r r '.\ .`• .. ,,- }.t 1"• r"j,i' , t;. �{r��1y,, r, 'L 1 y� r, 1 4`,r I 1 w .41 ,'TI, F.�� r�'�; 1991 h -f�{ILL 1•JCr ppV. T The project will consiat of: o 9,000 square feet of retail; o 9,500 square feet of office; (or less depending on size of market) ' a 10,000 square feet minimum of grocery market; and a 68 residential twits (10 restricted and 23 assisted). Land Fuse entitlements for the project and a Negative Declaration pursuant to the California Environmental Quality Act (CEQA) were approved by the Planning Commission on November 6, 1990. The benefits of the project include: o The Agency is receiving fair market value for the parcel (:ae Keyser -Marston rreuse analysis attached). o The Agency will collect 'the tax increment generated by the project for the duration of the Redevelopment Plan (approximately $182,000 per year) and the city will collect 'sales tax revenues (approximately $26,000 per year) in perpetuity (See revenue projections attached). o Ten of the residential units will be affordable to moderate income buyers and will remain so for the balance of the life of, the Redevelopment Plan. Up to as many as twenty-three more units may be assisted by the Agency for first-time home buyers (see Housing Program nescription attached). o The contribution it will make to the overall completion of the Main --Pier Redevelopment Plan including provision of -visitor-serving commercial (including the grocery market that was a condition of the Request for Proposal), office and residential uses necessary to stimulate around the clock activities. This project is consistent with the proposed revisions to the Downtown Specific Plan. The. DDA and. Summary Report were first posted with the Agency Clerk on Septerni'er 211, 1990. Advertisements for the joint public hearing on the DDA were published to the requirements of the Health and Safety Code. The DDA and the approving resolutions have been approved by the Agency Attorney. An addendum to the Summary Report by Keyser Marston has also been prepared and is attached assessing the financial impact of the elimination of the public parking. FAG SOURCC: Site Acquisition and preparation: Developer Land Advance of $4,620,000. Public Parking Spaces: (if included): $2,500,000 Remediation and Site Acquisition (in excess of 150% of value): Agency $500,000. r .Ir �' y�G 1 .'; -t 11�1 atap .'- J ri r. Mil i �! •iY ~Ir tl`J���1�.ii f1#,i'�• 't '. ���,.7.. ' ; 1. •', 1 _ ":• 'Z�S1''p�ij'Q'iP"SHtJ�C fa7 Vr': Ir ir"'.,, . '� , . ,• r .: P . , 1 ! 1 j I , ' �, (1 Y �1 (��'li �1 �%: /' ', '.. Jr Ir 1', .. i. •1 f' ..1. ',' rl .1t. l.'}.'1 r•r. !'.I+l gl;lr 9.1 �� � } 'rj'i,l c :I ye ril� *; .j- ..'r r f l C. �-'• J♦, � i�.r:l. ! 1 ' _ �• 1 s'rY. i+ .1 .r ,, ..� .1 S '!, 'pp 1 .T� _ I •�.1.1 �,, •�'t .hiss '�., r 1 •+ { if-'h'•�r p, r:• 1- j,^ 1. �r' �r ai�t.�• 1it"i •14 J ' f ' I 1 • JJAfr �u.! ('ail I �,' t,.• !. i t -�.?i ' � , rl Ir .!%fA�yd�t�r J I � �M1.�, 1�+• S1 1,' ',` j �'+ � 5,' / '� ! jl .!. .,J+Y "N 1" 1 .� __ ' »�..,.__ e �' ...,�. ._�rJ.�a,— _ -'„"a r�.zilS,11 :.. .aYd�atra Lr r<,�_�._. -1 •__ ./' dti i4 :a 'r> t �! F' ii . 19 I , Ma, 'f - [kt RCA/RAA ED 91-01 March 4, 1991 Page four The Main -Pier Redevelopment Project Area has no available funds after meeting current FY 1990-91 obligations. The City has issued Certificates of Participation (C.O.P.)'s for the Main -Pier area to construct the parking structure north of the Pier and approximately $8,7 million of these proceeds are remaining. It :,t proposed that funds of $3 million be allocated to the Third Block West development to meet Agency responsibilities for this project if the public parking is included. However, with this eliminated the Agency's financial requirements are reduced. However, if this full allocation is made and other obligations met, a C.O.P. balance of approximately $5.7 million will remain for the next fiscal year 1991-1992. The following projects require funding which, without new revenue sources, cannot be completely covared. Pier Plerside'Restaurants 61000,000 Pier Plaza.(design & construction) 5,350,000 North of Pier. Parking 11,500,000 U.S. Post Office Rehabilitation 170;000 Celebration Plaza 67S,000 Arr Center Renovation 350,000 Main Promenade Parking Offsltes 500,000 Main -Pier Phase II Unknown Additional project site acg11131tion Unknown Block 101 Unknown 1. Refer'the DDA back to 3tnff with instructions for revision, 2. Do not approve the DDA. e , 11�lt . 1. City Council/Agency Resolutions 2. Negative Declaration 90-41 3. Si mmary (33433) Report 4. Reuse Analysis 5. Revenue Projections 6. Housing Program Description 7. Disposition and Development Agreement MTU/SVK:jar 8302r 3. 1 l� r i r t` 1 ! 1 t• •'.`,'» �!M�N'taG i�r4%d"i�tJ^"ir�':"�H'2"7:: h�'i«� j�� ' �"1 ^^��'",l ,,.;jy '1 , �Jri4:KAfi �, �., �� j � 'ty+y4 •M+( ���0.1ir) , , i,'.1' 17 11I � ''i1 .,r �4Y ,.f.r �( ., �• i i. `rl��i 1 1 P.r r 4 afA • {�,f�Ir �, „f� 'J• Ir• 1� I I ' tt t .. to i < (1( •1, tiA7 �'i rL �t•�tll��jn.�9»d'1 t! ,tie •` .r+,' , ,i - - ," 1 '•��l} 'N r �•�rM y��1y .i 1 i. JI 1; r � .. •.�j. i1i ,'�f 4 '1 �! `.4 f,,��'�4`14�/��h' i�. ,i I� 1• ,,. ,• _ li - � jl i � t YI �R.,',.1 �Yh� � �r,�1l�'� f! 1'•i� t ,�� t_ a ,'� J,J i' ��' ,t+i '�i� i:r !,- tiJ 4• ,,, rr 'a. .. _ .. lei=� - - - - - t J .,x(r�• " r ��!` �,`'rs .9 �flk � t i i' '! � � �j 4 .. ' , Y•,`! ' C bli ! ► �Lj . f r . MZj { r Ya illy 7 t1.) `�,tY}•4lr t , i'� '�. '' ` l,���^• °!� V tr+' r.r"1 rr..+ I -'f�17�'•If(1 iTF;r, Is Il rl r , v lyl � ��+r , •.r. .troy.,► .i 1 �Irr ..'J r fit. 6 ��� r/ ,{ •u: � r '�S. ��'�%c :.. !' . f �+�'y�`.q�.v��l ��f�r��"'t,Xf.l t: w ; �� ff 1, AA Iifr,,..•,ir ' Pages 3 - Council/Agency Agenda -- 3/4/91 (3) D-1. Cc!ty Cauhdi/gP.deyalopmen' Aa4Acxi I!UBLI MPOF3I IO ANUvpMLOOPMEjiT AGREEMENT DRAFT NEv TIVE 600.30 DEGLARAT.10 5Q41_..._N COMB--TILLO199N DFVBLORMANX_AGREEMENT T,Hl'.R,Q 6LOr. k%ST -- MIN -PIER REDEVELQPKE T P8=G2_ i= Joint public hearing to consider approval of Draft Negative Declaration and Disposition and Development Agreement between the Redevelopment Agency and Newcomb -Tillotson Development Company for the project commonly known as "Third Block West" bounded by Main Street, Olive Avenue, 5th Street and Orange Avenue within the Main --Pier Redevelopment Project Area. MIND ,D--ACTS: TiN7 Conduct public hearing (2) pprove Negative Declaration No, 90-4 . (3) A' t and authorize'exec;ution of th following res utions approving the Disposit n and Development Agrernt' between the Redevelopme9t Agency of the City o 1#untington Beach and Ne c mb-Tillotson Develapm nt Compai.y: +, +, QlAncil'--Ran UtiGnZia. 6251 'A RESOLUTION OF THE . CITY COUNCXLNQFTHE CITY OF N'PINGTON BEACH CONSENT NG TO HE APPROVAL A DISPOSITION AND Ai DEVELOPMENT, AGR 1MENT BY A BETWEEN THE REDEVELOPMENT AG CY OF T E CITY OF HUNTINGTON BEACH AND NEWCOMB-TILLOT N DE ELOPMENT COMPANY AND MAKING OTHER FINDINGS." �+ Ageacy Redolut j��„ -- "A RESOLUTION OF THE REDEVELOPMENT AGEMCY OF, E CITY OF HUNTINGTON BEACH APPROVING THE DISPO ITION ND DEVELOPMENT AGREEMENT BETWEEN THE REDEV OPMENT A NCY OF THE CITY OF HUNTINGTON BEACH ND NEWCOMB ILLOTSON DEVELOPMENT $� COMPANY AND MAK G OTHER FIND GS." }r (4) Approve and a horize the allocat'on of $4,620,000 to the 'pro"ject project related cos received as ' developer 1 d payment, $250,000 for hazardous substance emediation, and funds suff ient to complete 'to acquisition ($250,000 re rved) and $2,500,0 0 for the purchase of 200 publi parking spaces 'f these are included in the appro d project design �j. (5) Allo ate amount not to exceed $4 million in pr eeds fro the Southern California.Homo Financing Aut rity Re enue Bond Issue 1990 Series B to the project a cumber $850,000 in Redevelopment Agency Housing ►.et -aside funds for use: in the project. RN& IVERECOMMrND&TION : Approve 2, 3, 4 G 5 above eliminating the $2,500,000 for 200 public parking spaces and substituting $270,000 for 18 parking spaces to satisfy a condition of approval for Town Square and authorizing the appropriate City/Agency officials to amend the DDA accordingly and authorizing its executionAf'/MV6Z 4- / &t'r2che 1-no (3 / 4 / 91) � rat•.t^"wa�.lA'r��l1Sl����S�G14�•1�'14tff,RS3R1fRtwMVtxtGM�►1(�fw'1N �4*�.r/r�'!'�Y11e� f �'1. y)I J �, y'hf, Y. }r�1• 1 .�7 M•! w 'y 1 . i '7'' • 11 �I •t �1 t t rrlV Z '' t 7f�.�i ,- ,� � 11 rr.1 �'. y'. 'i •r t If j�/ t(, jly fir C�1(t'1") r, ti. t+ '.•, �,.. , •,r f,� , {��,�,` ( ,t I t I 11. t -rr ri. 1 t' 7�j t •I •I r,. 7t• I '.�lr� ' } !� '!r, �•'lOr '� y'r , !), 7♦1 .;` (: 1 ~� , J•, t� Y. J f1• t (jt a�. S'��, �� ! ���; �' 611 Jr 7i r tit �, , -, rY, t .'I� 1 •; rlt ��G1�., �1y1, r !('!+(T1T ` '}/{t ) rj.i r \ t r. . -, (i� 12�. l� t t.i1t I,• , «,��k rl,�j'• t \fin, J i �� t,.r It •{� I 5 J' �11,, tr ,r r 1' t�'T �.� {1 1 t I, I y�,• +l`.�•' �J 4 ?� _ + [ (t- 41. I,.I r/ 1 �';'l��lr�{(+.t 1 .44 �1,���x��t� I )tl ♦ 1i1r1'� "P Lri d�,f♦M,i1,f1 r i ♦; t y y.jf 1t ll: y7 ��4���#,`�ti. ! '!I j�4 r .,r !"�� t•. •Z/ ! 1 : c{., ! +. r ,� 1 �. \r iyyJ r�, � •, rM rf.•. r I`f •!,,{t�i •fr •.t'• rt 1 IJ' Iff. .itl L j t :f,�` � r J,f� f,.iJr �, 4t�i I - r �. 177 l , f r:,w j2 r .f ..♦t ' Ir � ; Y�1 �.�� r�i W •�P ,a 1 ,1 r ,` t , 4� r�r f, 1< • Authorized to publish Adverlieemnts of &I kinds Including pubilo ;Aloes by O wee of the $upedor Court of orange CCU", Caftrnh, Number A16214, September 29, 1061, end X24831 JUN 11. 11M STATE OF CALIFORNIA County of Orange I am,.,a Cl,tizen of the United States and a resident of the County aforesaid:7I am over, the age=of eighteen years, and not:a party to or Interested In the: below entitled matter. I ain a prindpal clerk of the ORANGE COAST DAILY PIL'OYI'a newspaper of,general circulation, punted and published in the Clty'of Costa Mesa, lZounty of:Orange, State of California. and that ettached Notice Is a true and complete Copy as was printed and published In the Costa Mesa, Newport Beach, Huntington Beach, Fountain Valley, Irvine, the South Coast oommunitles and Laguna Beach issues of sad newspaper to wit the Issue(s) of: February 15, 16, 22, 1991 I declare, under penalty of perjury, that the foregoing is true and correct. Executed on . nebruary 22, 199 . at Costa Mesa, California vn G Signature *�-// w -- �y�.h./Q,� Cam•• AVJy' � r PROOF OF PUBLICATION ; I �11�����I,NT•1•rA1IMVM�1�..�.' ; w.".INN6hA7•r._"i�^�+� t } l l �,' l; ..II /� �••4 1 art` r , 1 .. 1 :, s '� 'I! rl .', .,` f• 1 '( 1 �� 1't, 1 r 7`, att� {, 1 Yli` .f r� � I ,r• L, 4 1 r �!;[. S\1 - �,., t I 7 if �kr 11 .. �f � .r .•1 {1 t. ` ., ' •(c tir. ! g4��k,r � '`_ t',. r e'� +, ",,,., r r 'li ,fir-Y"t ,' 1 ' � � �• tP' r.l•,♦.ar l '. 'r •;�• � t .r `,i Ft, r}�_r'•% : ! ,. !' I;;rrr ' � - I• II, +, �1 1 '�, ��1 (. ♦� 1 '`'�; r4f,/� .4 ` / I { ���}\\.,.rr'r� ter(:'• •11,� r c,,_ x�iT�' � 1 , ` � r •L' �itY'Sr �+'I al �1Qi.f i ,t + , \ ,tr r 'jl.l r% I ` Y rt t DIY f .... r �1 "�L^��•yrr �,' 1 `1 , , ii•�� 1 t Y � I f • r{ r ;� r ! I ` 1. `r 'f l` a I`r i,l ' ((r•rli u +��� ISIit , •I , , 1 ' ri 1 r y i `: I • \ � , , t. � 'y�t 1�• 9( j, h 1 1 y 1,• n 1.\ ... ' \ 1 '1't r- s I i ,Y 15 ��,' ri 7 rrf�. � '� r .! ll:� � li i• il r' f/41l'♦]AYI ��r I'r r 1 1 r� 'I r r ��" u d ' {�U4 +,i4 r'.. ,•iii� � � .- � t `' � r t ��{l,. ��y,1J:; 1 t,1•�!t S tr,° i , rr iy � � �Ir., tl ,� „�j irzti�y�� 1AiM sir ,TJj 'riw��► w l �h�11 T'� +y.'. y 1 l�jlC N Ift r el �J�p1 7,., t.? tt r�4 a �%� �n '�, � ( 1 'I�u �'!�♦ ' NT ;�J J �11''i'��1w�/��+1F PUBLIC NOTICE NOTICE OF HEARING DISPOSITION A DEVELOPMENT AGREEMENT NEWCOMB•TILLOTSON DEVELOPMENT COMPANY �'��/�On tltew.rrras I Chi e- 7:00 p.m. or ass on thbbre• r alter as the mollnr may be heard, at Ilia City Council Chambers located of 200%1 Mein Street. Huntington Beach, California, Ilia City Councll of the City 01 Hunt. Ington Beach and the File. 'development Agoncy of Iho City of Huntington @each will hold a Joint public hearing to consider approval of Dis• position ani Development Agreoment (the "Agree- ment") by and umong the Redevelopmenl Agency of the City of Huntingion Reach (Ilia "Agency") and New. comb-Ttllaison Devolap• mont Co. Such agraement references the project known as "Third Block West" bounded by Mein Street, Olive Avenue, 51h Street and Orange Avenue within the Main -Pier Fir- develapmerl Project area. Tee proposed Agroomeni and a,stall report Including a summary of the Agreement Is available for public in- spection at the Office of the City Clerk, 20001Aain Street, r .AC . PUnLIC NOTICE Huntington Beach, Cali- fornia. Should you desire further Information concern. Ing this matter, irinciiy call Stephen ogler %I f7t4; 576.55W.1- N TICE OF PREPARATION OF DRAFT. , iNEOATIVE'. DECLARATION DISPOSITION A DEVELOPMENT AGREEMENT!, NEWCOMfl- TILLOTSON DEVELOPMENT COMPANY Notice Is hareby gIvan that the REDEVELOPPAIENT, AGENCY OF THE CITY OF HUNTINGTON 'BEACH (the "Agency") has completed• ran initial Study of the project conlemplalad by the DIs- pusllion and Devolopment' Agreement proposed to be entered Into by Iha ►ie- do+ctopmenl Agency ul Ilia City of Huntington Beach crd 'rewcomb-Tiillolson Oo veloi�,nenl Co. (the "Pro-1 loci ')lei accordance with the; California Guidelines Im•' plemenfing the California Environmental Duality Act. This Initial Study Y/aa under- taken for the purpose of cladding wholt:er the Project may have signilicanl allecl on the environment. On the basis of such Initial Study, the Aponcy slall has con- cluded that the Plojecl "Al not have a significant ellect on the environment, and hes: Oerefore prepared a Craft lNegative Declaration. Copies Of the initial Shifty and Droll Negative Doclar- alion are on file al the Agen- cy olliees 'at 2000 Main I Slreel, Huntington Beach, California and are available ^(for publicreview.AtItsmeet• rnq on 0 m7:00 pe y� the Hunlinglun Hooch City Council (the -City Council") will consider the Project and the Draft Negative Doctor I alion. II the Agency and City Councelind Thal the project will not have a significant ef- fect on the environment. It may adopt the negative Dec- larallon. This means that the Agency and City Council mayprocaed to consider the Project without the prep- aration of an Environmental Impact Hepori. Any parson vvishing to comment on this matter must submit such comments. In writing, to it e Agency prior to the start t.l the meeting, by: Connie Brockway, City Clerk, City of Hunt - In aton peach published Orange Coast Dolly Pilot _..� F043 r' �riTri7. �'•� ! err i>1M�rz R ytse rM� f r6 �)� r�1, � ' I � ' I ' '• r: r 11 1r ! 7 H. +1tr.1� T 5r-a , J} ryY� 't S'• 7:'' .I j ' r I i r - . `' ' , ' S1++' Ili.. C 11 rr 1 !Qi` 1f 1. ,. r 'Ire 1 ,'� ., •- ,.•r �;. , ,:: !� ( � + �, T :1� �Q •5. lr4f��g4 i S yrl�I i1r111f � 4li/ ! !� i r,,. 1� jl •r f/ .. � ii Ij' 1 i yr{ L! T •f 11 �5 IFy 'ii { , J,, el =' f{�'1 ?� \ �. �, f I� , '*! ir�A. v.l ry t + jl rj " 1 • t!•� � �b+l:ti j ��! pr1 i 1 it .�! ,iY)f; -t .rrr 1I Il ! • ,'.�I r �.." 1 1• Jul II . r r rJ Are! �, i' 7 * r �1 {\,, r ; '�rl , , •, r +1 �; r• x Ire i !I , _� r 1 , I r' L• ' 1i! of +y I•,1p^i'ly�/t ,�1 Ii i1 r 1 1 t "`. i 1 l(t rr��', �✓ f r ,Yr I , , r 1 ,, .,.Try..i .';. ,y��'j1 •�,{'; �1'!� � � �'`.!L • -)-1�,,yy� r '(+ I� .,+ .!. Y„� � 7 J ,{ .11 !' .( i4 ' '! .1 �1k:..�'TS.t..•:.u��.l�•i.� ut_..:..�•..� F_.._,._,_,�,_.—..,:i,l ,..+... . ,..., .... ,,.._,... .. - -, �,- _T�..r''1._' .... ,� .�:.'. i1 !'�.'ti i -JJ "fe CITY OF HUNTINGTON 06ACH INTER -DEPARTMENT COMMUNICATION, ' � IIVNTVKrTpN RA[tl 1 1• `t y 1 t To Connie Brockway From Arthur DeLaLoza City Cleric Deputy City Attorney t. Subject DDA Extension Agreement Date February 11, 1991 , v n • r. Please Comply with attached request. Thanks much. r{; r (Dictated but not read) ARTHUR DELALOZA !' Deputy City Attorneysf,. CC: D. Roy. Esq. •.�'�;. 4. f ,i�, '+ir` ' � �' ill•• � �� i +{� t 7I , � it t r .•S 7�T I.' t� �` lip"`Ils^+�!''•� 0 i, tizX , ' wgy,;,l; ;• ;1 r� r 4S r t� •'• - 'i .• r r !- ,Y ! r 'ry ,_�� R jY�'{, �. �►;;Ir'' ,r ' + t•, "v''' r.. i�.'., .. Ir �., ?y,{5 ♦��•�� .��.�'".— .-.T t•'t. 11F, 1 �-',I, ,_. AIL r ,SIT 7 AA1, y�i'. • l�Iv _ � ��� ;�)i is ! 1, •, �. •r v : ' i • {! -. � � . •,art! , . a 7 :7. P 2aj-1 AulhorUggi to Publish Adverd5smUth of all kinds lnc!uding public rooms by Dease of the iupww coult of Change courgy, CW*Vnl% Nuntw A4214, Smootm 29, 1951, end A-24MI June 11, IM STATE OF CALIFCF!NIA County of orange am a Cl.tizen of the Un';ted States and --a resident'of the"COuntY aforesaid: I am over the age of eighteen years, and not a party to or I interested In tho below entitled ,matter. I ant a principal clerk of the ORANGE, COAST DAILY PILOT, a newspaper of gene'rial circulation, printid and published In the City of Costa imesa, County. of Orarigo State of Calfomla, aW'that attlached;Notice Is a true and complete copy as was Fainted and published In the Costa Mesa, 17 Newport. seach, Huntington Beach, Fountal Valley, Irvine, the South Coast communities and Laguna Beach Issues Of said newspaper to wit the Issue(s) Of: February 15, 16, 22, 1991 I declare, under penalty of perjury, that the foregoing is true and correct. rebruar Executed an ry22, .199. at Costa Mesa, California VIL Signature W" - rT; 64',FNI 4 ash, tell! W; V2 4 T m9ft WW Opp ' 0 AG it C40 PROOF OF PUBLICATION a-0 7,L 47 T ..Jars Z1. W I it. ,� f► a.t. .frt k' 0 0�i 3`1 144; # �X A _I EXTENSION OP EXPIRATION DATE FOR NEGOTXATION AGREEMENT BETWEEN NEWCOMB-TILLOTSON DEVELOPMENT COMPANY AND THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH FOR DEVELOPMENT WITHIN THE MAIN PIER REDEVELOPMENT PROJECT ARXEA This Extension Agreement is made and entered into as of December 17, 1990 by and between Newcomb -Tillotson Development w, 440 general partnership ("Developer") and the , J."1", Company, a California Redevelopment Agency of t1in City of Huntington Beach, a public sr body corporate and politic ("Agrency") Whereas the Developer and the Agency have entered into 1 that certain Negotiation Agreement Between Newcomb -Tillotson Development Company And The Redevelopment Agency Of The City .of Huntington Beach DevNlopmant For Within The Main -Pier Redevelopment Proj act: Area ("Negotiation Agreement") as of Karr.*h 19, 1990; and Whereas the Agency has by minute order adopted November 19j, 1990 extended thR "Negotiating Period" provided for in the Negotiation Agreement for an additional six (6) months from the date of that order. NOW THEREFORE the parties do hereby agree an followsl Neg9tiating Periasi. The parties hereby agree to extend the "Negotiating Period" provided for in the Negotiation Agreement to May 19, 1991. During the Negotitating Period, the parties shall continue to negotiate, towards the adoption of a Diepovition and Development Agreement far the redevelopment of the PicpoRed Development Site in accordance with the terms of the Negotiaton Agreement. 2. Copt inuati= Qf Agreement. Except as provided above, the Negotiation Agreement shall rei;ain unmodified and in full force and effect. THE REDEVELOPMENT AGENCY NEWCOMB-TILL40TSON DEVELOPMENT Oil' CITY OF HUNTINGTON COMPANTI a California general BE CH, blic bo partnership co rd Poli c ,A or t� NIT Development Company, a By! California general partnership. Cft;[21r&riv%- 72-7-7T— general partner APPROVED AS TO FORM: By: Newcomb Development Inc., a r.lCalifornia corporation, its By: goner y t r n Art Do L. Loza City' .jBY: . Agency Gan _jl P n Necomb GrA CoUngel wPresiden ATTEST* 45 I By Agency Clerk .0821#017.032 V 01� ZI XL117. ;" — 7 r A J. .1 .4� p��` �.7.• t) "S'' ���� .' �f A IT, ........... Vie] .;T+ INN t . Y1: r 1-1 INN t . Y1: r 1-1 l fit.. ,,,, � ti. ; �,{.. �, � � �• r., 4 ♦ L i�ar. w �. t �' ! 1� 1 Al 171, BROWN, WINFIELD & CANZONERI INCOAPORATC0 J. KCNNCTN SHOWN ATTORNKYa AT LAW TIIOMAG I. WIN/ICLO III CALIFORNIA PLACAt ff� i ANTHONY CANRONCAI '" / j (640 VICKI [. LAND 300 SOUTH ONANO AVCNUC. SUIT[ JAM CS C. CAMP STEPMANIC AOSC ISCNCR - LOS ANOCLES, CALIIONNIA 100011•DISS STCVCN'AS11AN TCLCrMONCI THOMAS o. GREEN DENNIS S, AOV 1111131 007•9100 M THOMAS 1. .KNCNS JK. POOCH R NCTMAN MARK VA SICIICS KATNAK NC A. ML99 ,, anuary 22, 1991 TCAI C. LAWSON TINA A. SISMITT SCOTT N. CAMMSCLL CAKA LL. SILVCA KUAT O. MAIOOMAN • JOSMUA C. OOTTMCIM ■TCVCN C. NUlItCY Art W La,Loza, Esq. City.of Huntington beach 2000 Main Strout P.O. Box 190 Huntington Beaoh, California 92649 Dear Art: fCLCCOMCN:. U1.31 007•8149 /ILL NO: OIACCT DIAL N0: In accordance with the request contained in.your latter of ''January 9, 1991, Newcomb -Tillotson Development Company has executed both of the encicszid original ,Ixtonsion Agreements. ,Pleass have these documents signed: by the Redevelopment Agency and the,City Clerk, and have one fully executed ucpy returned to and for my fears. Thank you for your assistance. Sincerely, (�136nnis S. Roy DSRslab Encls.., ac: Mr. John Newcomb 0682LO20.032 ' +y 4; �v+ .*tit Ire r`(If•: � ♦ t r \ f }I• t- t i (I;�.1 �.7. r/�+ +`. '-.[, j t is " 1 a f• l� �`a� y'. >1 it ' .'r -{f �$ (�r { I', �•. 1 !\ r r 1 1 , r+i ,t/ r I,I : i f ` ' !+ j�r yY� S `. �r{I',\ i5j•�f `t (7' �. M i9#y�lIt4,1 ' �t^Iv ri~J %� ai�,7��xT / �'. �• f� tl„1 1 1 � r � ♦ •, \ ry ' 1.0 , v � .• t �� y/ }1�.3t�,.yl ' r ! •''K. �1 .1 it, Y .� '1: , 'jF 1'' /" ,,Q!`kp4 h R v! f w itirt NI i Ai1f �K�"1 �` f y �A6 1 !11t• Y�rit ,� ! l /, 1 r r 1 ,�7 r - a ].lr ;o .,i.., fT j . l \ . C /,`�a S ,I�y.L �.� L'v �YiJ. v J •(1� , •fl �. f ,�f t v , I _ + t r I;r �I• ', 1. I f f � , t1 �ir'`K�. Iti� yr � • '1/ �e'F y��'�}(�'�� f �� , r •f i., 1 ` ,� �+\T ,S + J! (r �' `'"lYt'�T f aTt •/�� v , •� .t�X•��r1Y:ft���Lr� b• I l } o �' n,� a I1q 1>"/t r 1. ,.- Y / 'r� r <' -� 1, - ! '. 1 I /. l il! r•a1 Yf� f.,� 1 Y�.'.� a '0`'����tl. `'+ J� t1': i'1}� f '• It itl f 1 i` = `. . � _� tfAt f,• `,• '1 f .�Yr �, 1 rl rlttr t 1•,1..1 � , �:x'�''+� � ':�;+ ,. ` _ i�' � �1,� � i �r' ;`��kr,. ra..l•y. ..i. • � •• f , •. ., ♦ ... _. ,.,, .. •. .. _. - . r .. ...ram � C I 9 ttSS ,r 7 ' S/1. .1,•t '`1l+ w' 4_.,'� �'rlf `'* ll f/ • 1. 1' •� 1 _q V /' ' tF.l J ' TV%V r. '.►r u.....w.� . { Richord L Balk SOOSoulh Grand Atrnue. Sulk 1480 Givin E Hdlitl, If Loa Angela, t: alikwula MI Kathleen H. Head 2131622-0095 rox 213/622.5204 ''I r SAN DIEGO 619/942.0380 +`I• i •. ,; )Jt,.Helnt A. Schilling SANFRANCI,iC0415l39e•JOSU nT"Why C. Kelly A. kffy Keyser Robert J. V*tt=M MEMORANDUM ;G`•°r Michrel Canon Deid e E Cooky TO.Mr. Stephan Kohler, Redevelopment Specialist r, Huntington Beach Redevelopment Agency ryr , �f. FROM: KEYSER MARSTON ASSOCIATES, INC. ;,'• SUBJECT: Third Block West -,California Health and Safety Code Section B3433 DATE: January 3, 1991 In a-Summaiy Report prepared in October, 1990, it was determined Lhat the net Huntington Beech Redevelopment Agency, (Agency) costs dissociated with the proposed Third' Block West commercial/residen•- + tial project are $5.79 million. These costs include land acquisi- tion from•the city and private property owners, tenant reloeaiivn costs and the purchase of fixtures and equipment; demolition costa; ?. remediation costa; a contribution of off -site improvements; and the %1 construction of 200 public parking spaces. At this time the Agency is consideringshe possibility of eliminat- - P Y 4 ing the requirement to qu pxcwi�';a� •,'',00 public parking spaces cu-site. The costs impacts can be sum�ised as follows: i Parking Coate $2,500,000 j.k. (Less) Parking nevenues (710,000) $1,790,000 '4; , xt is therefore Keyser Marston Associates, Inc.. conclusion that the Pot Agency costs associated with the proposed Third Block West project are $4.0 million iA the event the public parking spaces are 3 eliminated E om the proposed project. KHH : 1p 91005.HTB 14066.0039 :: ".i — - RenlFattataPrrderloo►nrn�evd �ti� - �5rrviors 5�,; � t 7,MR •n'R•vlw�"'^r �p+rrfS"F!i'T-.C�, ' Y:L r" + r :3C1� w'i'i:1'i t ,yy,y 1 � r 1 I O `�i �r • �.._.•`..--r ;\s z.-;•�z �;' �rsfr•,>;�vim• r �t.•ak,� 1' �1 I 1 '� 4 � ,� f� ' ,'J [Y � rl' ' !r•�r [, F ��il'f' ::. 11'!1 .1�� ' V '1 \, \ �,1 � t' t 1, r ',. -rr ' +, 1 � � ,! � r i il_3 (t\� �, �{<+► v r s^'',,�y+�.:,_-,.'./, - \ + .. r,• rr , r , t r . Y. ! , r t Miiry,Jw+l� M .: � tf i {!��•+� � r' t1 } r � - , T^ + ,j r.t L I `' `1`1*�,'T�"",�/v+ V % i' �lv'}.4y�}��Y ;,,;i, �j_ ,1 ', '{1r,le �. ,. 't. '' i`• �1 `y�r ,au/''\�'4f` :� ��;`� J� '��, qr' It r �' 1�, is r � t. )`• e�•-t/ 1. xyr .W�/1. 1r, (� 1y•.'l� . ti JS� 1 it r' '' - : + ,j1 1�', +ty, ! \ 1 rl .,, id•� [ yy' t�. fr l73.yi1., (-� ' 1•� 'tl •. I �/• , �. ',C fl 1 t-. , ! , r '.r�r /..�1r [ 7, C is , '7 t � ��.�? � � rt,.l ,it ''. ' ••.. , Cl , .. I `� r ''. , r r`4it `►t" K [,, ` .:y ',. '! r'1 ~ ,11 j �;, ti�Fr_�,F td'I A I t f ,'. Svc•'' /. ti': "r ( • ,Ijj ' t , �i 1 tr�Sy .. , t J it � L,•I `,rt ,' 3V t° , W••I ' .;��� r•. `.}' .,h rr'' Ham' �%' �',t'1 ,*74 ',l ' 7 Y.� . !K.i�..�: .�.. ..... .- .. _..a'I .°.1 .. .... . L. _. . -,t. -,. ,� t _'1 �.. ..: +..17•. ....'!l�t�'J ..�,.. 1:.;.��0 lil. .. ' 1�` l t • �, All �f i �' I CITY OF HUNTINGTON BEACH REDEVELOPMENT AGENCY , 1 SUMMARY OF DISPOSITION AND DEVELOPMENT AGREE.Mi:N'!' BETWEEN "rr,;j',4�,� �•• !r,•;��1F THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH NEWCOMBAND -TILLOTSON DEVELOPMENT CO . � A California Corporation J z } WITHIN THE MAIN -PIER REDEVELOPMENT PROJECT AREA , , '► +)t ,.. • IRD BLOCK BEST PROJECT { �' 1 � r Ot major businetas points of the above captioned Disposition and � , `zt Development Agreem&_nt (DDA) are summeriaed below. This document " and attaahments are intended is the summary required by Section. t `�' 33433 0£ the California Health and Safety Code but should not nesr reliad upon in substitution for the contents of the entire �l�+°�''�' Agreemente ti n , The project envisioned by the DDA includes sixty-eight, one and two bedroom ,residential units constructed in four storys over '. 27,000 square feet of commercial' divided into a 9,500 squaw; foot ; grocery market, 9,500 square feet of retail commercial all on'the ` ground floor and 8,000 square feet of office use on the second ?� floor above the retail. In addition, the li•ro;Qat will provide 52 parking spaces at grade and three levels of Bubterreanean parking a will provide 49L- parking spaces within the project which �n 11 wi p P 9 P site. 'A variety of. on�- and oft -site improvements will also be completed as a result. of the project. The project is more 4 - ! particularly aescri bed in the Scope of Development (Attachment �,"+t4 y 1 1 INITIAL SECTIONS: The initial sections of, the Disposition { •"� ',},.:;4'W and Development Agreement discuss the purpose of the Agreement, the Redevelopment Plan and the Project Area, the Site and the t� . ;+ r Parties to the Agreement'.. and Prohibition Against Transfer and }r. The developer agrees to the representations of the developer. p g ` "�L�;,, ,►x 1 poet a $50, 000 deposit with the Agency. (SS100-109 ) DISPOSITION OF THE SITE: The Agency agrees to negotiate for the aquidition of the "Third Party Parcels" and, if unsuccesafUl, ; Al »'�i yp.�`.-yt•r .. to conduct appropriate proceedings to consider the use of eminent r domain but retains 'Lull discretion concerning any proceedings and the right to abandon eminent domain at any time prior to the ! adoption of the resolutions at necessity and at any time + '' z= thereafter if the right to take is not up held by the court. t f `'$'': The developer agrees to finance this acquisition and "Acquistian r ! Costs" are deflned as the purchase price plus Agency expenses. The developer agrees to purchase the entire mite from the Agency ��,t p with all cash at the close of escrow for a fair market price of r ,, ,r�j rW / s\IS 1,.i •Ail $4,620, 000, and to sag one-half of the cast of escrow. Agency t►id, fasl„�+• ;+ s ,,, , .1~ x �.i,; •lff,' "1^r sit /� t �L \rr� •'i +vr, `f111� �l,C� 'r '! t,M1 j .x._-v�q•7�T 'lyr{'... �i,..r S 1Y �.•:..-I !t ', l`' 1:,Ft +: 7'iir. l' .•/i.rs',., �r t.'\r'•.•.-{ .7^!�f{ >nj n',"y.�� S r "f i e , f! r,(Y,'µ r ,f,"rY 7,!+, '...,:.'.: /,��:�`� �,•;i;,.i ;,,,� ,,` sr, •,t1 ate1.` w r+i 1 ti`�r • r ' li • ... :' f•n l .r4 ., u,.., al. ... f. �; "J. .. ' � ` ' 1. I,,. •W.4d ,.+.. , r.. -�1; '14',., .!,^r'"it �� 5,,{+j xy fi'l�i ..., i ,� �. �, �,. .� ; -•., )[` ..,i, •: i �. � •, ( � � ,.•_ 11. '\. 1. 1"1„�, ?Lqi..Ali is ��� r.:� �,.,\;. r .r.' ,,;il,,% ,..r�,.,, r• .:- - Sj ,• ,.a ,•, l , n r re, `•�\�/l r - _ ,gyp '1 ,'� .Yk r «.•��,,K1 :-t. Si � i •ir 1. ',f C. �•`. .7;. �,, rr��iT.i ,.Jr ,{� , J1 r,A!��x •r� 4 _ r: , , - ' 1L 1' �'� n' f { r,, .'1�, f� ,1: '.�}!� ?"1 „f,��.')y :�.,r lSJ •7: r 1 ., 'r. „Zt :;, 111.�jj,. Yjr "(v a' +.1.i l� •.i ,'IF�., 1 ,. ' , (1I 1'•/'l,; / J' i,� .,.1 �.r� �ly 1 t13,4�t ��,'. \ \ •� r, is , '.}r •r �l•, I',1't', ,�/•y� .1, ��. , S 1 ~�4 � •yl. �,, t' �,� �• '. �+i..'t :IZ t'�:l k. \- ,tea .1i },> ,• f Ysr + � ! r ;:f f , ,t�'�� , jr-.�Of 2.1';'r. tell 7,• f fi� r t,N1,, .'.' ' �tl . r '+ •�' t(�'• <tt.t..y SJ,',fi•,11S.tr'i1.{{)l:�tt :; "if i�. �.. .•,<+r i .., �''nn -. : -': � - - •l ,i_ )r,', r^F', •I. }r +`1 rii„ .J< !l•,. � f ./\.. 1. l,: f r, !; (i1'\ •'•f.'. �. r 1' :c k': • 1. t�. ,+. '.' �� •4c i .� r , ,r.� ,,:• '' .. �\ _ 1? ally/, ,• r ,� �. f�i ryJ��i. � , rho I r' r r ,� , p ,rCt, 0'.t:4r 7'�'; r} '., : }� fY.0 •,�`;f l , / ' �:'�F � ���ir•JO, i,•li�'t�,r•3, ^�V t . , t1 , , 1. 4 i agrees to convey the site free of occupartu and rights of possession by others. i ' The Agency d isclaLea the ponuible existanc," of t'.a,,ardoun i ' f► Subutances on the site and agrees to perform rt:nadiatinn of this d` j condition prior Lo conveyance. The developer will conduct: an invesL•igation of the nature and extent of this condition prior to �,;'. •3 3 1 conveyance and conduct the renledi,ation up to au amount of $250,000 which amotint. will be an off --set against: the purohas;e ' pried of the site. If the cost of remediaric,n exceeds this amount, the agreement is reopened to determine if the Agency or r developer iu willing to bear the additional cost:. If neither party is willing, the agreement may terminate at this juncture. '►.iz x The Agency in further obligated to use the cue: e17pav land payment L to nay t the co.Yt of relocation of all. occupanto of the s s te; +� ' ;;;• the corn of fiNtures and equipment paymentu; N '+ cost of demolition; and i cost of or,- and off-•Fsit: a irprov�meots p,l ovi tied by the Agency. { `1 ;;iV :1 ' 1 '! The Agency is also obligated to pay the cost of any final Jud;emetit for the aquisit:ion of the Third Party parcels in ri:cnF;a cif 1.50 pereerit of the appraised value. Provided however, that the developer will .loan the Agency one-half of this amount ' c J000 r up 40 $2.a' .+ The developer will be repaid for advances for remediation and for ` its fahare of costs for acquistionb above 150 percent- of appraised value (_f any) from a share of tax igreement from the project. However except that if there are ,savings in other enperises paid from the developer' a land payment, the Agency will prepay the acquisition or remedilation advances from this source. ;I The developer must submit for Agency approval, proof of a, i 'l1 , .a it financial comm.ittment to build the project prior to conveyance rr •: � _r� cA, :. r t _ and the Agency agrees to pay all relocation costs. (SS200-215) , t 3. DEVE,i.OpMENT QC TeL SITE: The developer :.grace to build the �-t „_� yf.`w� f 1 project "The Improvements" as specified in the Scope of RI3), Development (,I.ttachmeiiL �a. 3) , submit plansplansfor approval within the time specified in the Schedule of Performance (Attachment No. G) , and bear the cosLB of the construction of the projeprojecte,c�:pt ` T these on- and off -site improvements identified as Agency J1 responsibilities in Exhibit A of the Scope of Dlevelapmant. ` "�li, � ,>tf' The Agency agrees to clear the site. Developer may submit a proposal to the Agency for the demolition. �t s 21'.rYty,r `•,� { i 'f The developer agrees to hold harmless and indemnify the City andr i, Agency for its actions under the Agreement, provide required ) proof of insurance, to secure all necessary permits for 1 1 ��} ; ,� . ;f1 1.. r if.,- ��i,,. •r !+f, , ,r !n r,F Y-T ,,)_.. .;.w. �.';..t^• f,: ^.}Y�4:. .�, '.�i 1, r �.'- ",•!*'7 T �J�i^/i '!'i. , 1. • I>A �. ; • Y. .1 '�. � , , ,' ��;1�' 1 �1'� ; �• �»� "i3 I.,, ! ,,.� , i , t K i' 1 .} V , L. � r, 1 _ c•;�►!^ �; .,;� .. jf i• r j1J1 s •,� ''r,t< �, '?�'r � �1 ' �•�1+.. , a �,F -Jtd ,� f , ., ,�+' �'� � ', ��:`i•;..�ti��j , ,: t r �� ., �• �'j it'd Jai/ }` � l� •'�r tI :�, l " °t ', t; l'r11 .•y�l''i: ,i .,', ; a 1:.. 1 1 f•:. _ :J �V �'t`II iR'.�„` •-{ Ir 1 *� . •.,� ,i, F..:'.. .1 -': ,:' ,S..i: - `tip i�_' ..1{1 ,• .. tt •/�4;1},<� -Y' 1 t� Y• ti .• 2. LIIst iJ, , •1r1. l'�, �,. ! t,•i i� •''/,. -ram _ '� 1 -sr ��.' '1 '4'=' J al ��• +� r`, ti. ::.:.r ..., ...`:, n� Jr! 1 ":'r, _ .i T): ..... r , s7 `' rY. '+•'• x•`" 'N :J. t)� f.,11 ri" .: : l,• 1{!1 t,+*.-/t'y11.r ,. ��}�`�, ,�-,� .,, .J 1'�L:,r+ ''�, {!✓.r;l. '•''1 r -1�! „ ia• ,—�,`, 1 ,� •�.` Y, rfl r, ,..I 7 ,•�� e,{ ' '(` .i t r 11 ,. 1 t , 1 rr - �, M1r• l.; r +•, J ,+'Y "'1 ` t1,. 1��' 4•L_LL r - --- — ! ,. It '): j �. 0 1 y� 'r� r 1 ,t•, a i 1 ,• C;� Y4 j v '' ',I 7 1t.tJ t .. 11 t, ,, 3 ( t , J •' " Y ` , a , t 1 • 1 r I . f l 1. 1 . i / . +, r - J ' ',~ • ! j 1 Ile- t a 7f! :+ L!. i �• r'• {�' /�J .'., r .C� '';9� '! btt '� 1( 1 t� 'r !_'.�� � ,rJ ��'' .� , Ifs, � • i construction, dnd provide the Agency access to they site during construction as necessary to implement the DDA* t, t +_ The developer is prohibited from transfer or assignment without the prior written authority of the Agency or to encumber the project except to finance the construction and the Agency has the 4 A�,r tf right to purchase any mortgage in the event of default by the it developer in the construction of the improvements. c! The Agency will issue a Certificate of Compietion upon, acceptance ;, At - of the irr irovements. (SS300-322) ;. 4. USE OF THE SITE: The developer agrees to build the improvements on the site in accordance with the Scope of , Development (Attachmeat No. 3). r3�, A. Affordable Housing: The developer agrees to provide ten 'Restricted Unite" ( representing fifteen percent (1W of the {P.... J ;f -' + ,a•S projuct) as affordable to moderate in::ame buyers. These units h•,� +'�+? , ��',' ``., must remain affordable to and occupied by moderate income owners for the duration of the Redevelopmnt Plan (2017) . Twenty-three additional tinita will be provided as "Assisted ,+ ''yk ,•. [� J 1� Units." The developer will market these units to first-time it i buyers and/or seniors of moderate income. , y 1 r, l ti •: Financial assistance to both Restricted and Asa' Eited units will be provided: 1) through the Southern California ttorau Financing *"r � •� �' Authority 1990 Series B Reven:Je bands offering first trust deedsto i yr �r buy secondstrustfunds edeedeloansnto2buyers ins anusinamountede not�to excec.daten z percent of the purchase price. of 1 rt J The Agency will record a Deed of Trust,, to necure these loans, charge a five percent 4 5%) annual percer.tage rate and defer all payments for the twenty year term of the loans. If an Assisted 't Unit is scald to a non-qualifing household the Agency will participate: in the equity of the unit at the rate of fifty \c,i•,r� t, t Me percent (50%) for the initial five years and on a declining basis '��r theieafter. At the conclusion of the twentieth year, the loan ��'+'`r•! �,,tiv'' "` and accrued interest is due except that the Agency has the ire•'%`'ai "'•r ;` �i' unilateral right to extend the term. jl B. Parking Garage. The developer agrees to brri,ld a three Jevel raubterre:anean parking garage and sell 200 spacers within this garage to the Agency for all cash upon aompletinn for Twelve ��rt ;''=rr,";` i57 Y�,� • ,r �; x' 1 . ;�„ Thousand Five Hundred Dollars ($12,500) per space for a total purchase price of Two Million Five Hundred Thousand Dollars ot •' ,r'.4 Vol �: �t " The Agency agrees to participate in a master aosociation for the tT` ' maantainarice aad operatioti c.%f the garage and to particiate on a r -rats basis in the coat: and revenues of its a era lion. ,i:,.', r, rs p'" p ,t t t tf.. i,`I r I •��.! „ 1+.'NCR\'. a + I44. t J ( Y /�d �'�'� „Jf 1r,..',.l „l. •� • ry{4it f 'c •� ,J_t� ��`r!'7r• .—.`,A {{ .5....-.v...:.+..w�'ae.'SirrvLR7N�"Pt5't'71�-f�•Kvo�tiYit:;r •�;,,»v ry _•.,•• ts.�„_�.,� �:{r ' 1, J.1�/ • !/ T vJ l,y�.'1•; �'';i T � I� t,.YJS t rr""AT�.Z� `` l ��ir'rti�w,r✓ Y/w+' r. ,gilt,1. �k�:.�i! t-tt, � < r.i: _ `�/Jit,. 1 1, r� ., a�• '. v •f, •i+ ! 'xy p:;R 1,,, r . i }t.•• l.i. '�ji 1 ?L i� tr, 1, ��, J � 1� w i , t ,r/ a.7 1 l fCr•,. iF tl W'r' �w�lv�fiit" j1aJ,7, i� ��.,,,; �� , r+ t_"'�1 7 �� •'SR "-' , ;i °, � ,�.� :�r 1.k i '�' �, 1��1't t:J.•' J' �i.� '� • :�..1f.- ;1 ''n r� , tr r , .,,d ,,I S /j ar V •''r !•,I lJ):. f ° t fti = ,d` 'w': K t X}1�i At<'+ 1e ��rl t•'�..it) "' ` ! ,�1'! i• - �,;,� ,nt'� ,'1, + ! ,r 'F. .1�+.f ',+: 4 1, d ' + � . t .. �iL'°f�w.. •i_ ''�, ) i r�,` _ i '�� � i 1 .. 'J+ . f '. . `•) }..: >i tY'.r, {' J'• r �r. �.'jy � '\F' '�'t r� + 1: -:f 'T.• .t� 'Ir �}' rr J 7•� '.iPt. :J". ''`'r ., rp�r t t Y + !j;,,j �''�� iT�- •.5 '.�� \ r ".1.1 rYt1 i' � t,l +.'.a,. .rT .t' / �ttJ l is .t'. �r 'T ': JR\ li' r `.'� /=-<'j �•' f +. f!: -+ , ,. +. 4 ;J 1 ',1� 4� r .r,7 !) ":, a }; r y� 1. . ,� � rti +� . .. ,7.w (y '; A t 1, ••J ? • S ''y7 � 1, f 1.1, • 1, S\i rJ 4 �5.�rVy fy'.�.-t � !1 .. '� � '., ' .'.,, .r• J t t,,.. ` + If�t. � ,;, `''' ft. '...,. 1F �h ��,:'+i�: ati 't' t Y .. r..1} � -r.,. ,. ,• I. , � , t4 tr' r�. ,.,t+r4,(�1 t '�/.!.0 !7J , - '� ) - c.'' t , ` t : '„• r \I� 1'` �' (,T 7 �i�'1 v r .�'.1 y +/� '7• r Lt') + i r. !i7. ,� tt .. �. ( ,,`t '�. ,`', � r:�r `I�; '}., v � r i1,(-71� t •rC� , 'i:, `�r.` _ ! 1+ _1., `5, r',' +,r J iJ,1'i r r f j'- �. '?;'f;� '•i : p '�r (� ' 7+ ,!. , _ .. ,. , , ' - J+ t .ajr Ira+ I �P a��T�•r v i , : C. Vaud Market: The developer agre, u to build .a nine thousand five hundred (9,500) square foot food market and un_ its best eyffortes to secure a committmeist from an operator of such market riatiufactory to the Agency. If such oporator can not be found, i or the iseiti.al operator vacates the, premises and another can not ' be found, within sax months after the issuance of the certificate of Completion for the project then, the Agency han an option to z; ! lease the space: at a market -rate rent to preserve it for a future operator. If the Agency declines thin option, the developer may ' fill the food market space with other retail uses. The developer covenants that all uses of the site will be in conformance with the Redevelopment Plan and not to discriminate in the operation oz use of the improvements, ` The Agency hays the right to re-enter the site after the completion of the improvements if the developer in then in default. of any provision of the DDA. (55400-405) 5. DEFAULTS: At any time, the Agency has the right to provide developer, and uhe developer has the :-i.ght to provide the Agency, with a Notice of Default. Generally, the defaulting party has f, thirty (30) days to cure or ccmmence: to cure the default. '1 The developer has the right to terminate the agreement prior to ' convey,�ence of the site if: """ ` f j"� i the Agency can not deliver title to the site.; or the eoilu conditions ere not suitable for the _ r constriction of the project. The Agency has the right to terminate the agreement prior to ` ! conveyance of tiee nice iF: the developer assigns nr atteamptn to assign the agreement; IV ,�: there is a change ti: thy, ownership of the developer �i contrary to the provisions of they anreement; the developer does not submit insurance certificates or plans by the times called for; r i' 1 the develop6r fails to executa the grant deed: the developer fails to r, eet the conditions Freceedent tc conve.t ante of the site; tt rt the developer refunen title to the site; or rti •' r " t the developer is otherwise in eaefault under the ' A {� agreement. I i , 1 ♦ Y ,; t !. , ! •! l •,1� +n.,—•�.r+nw.•n M+r�. ��•h j', '.r.. Ml�' ,. ':Rr.: i:.Y :. i.. .. '1S 1'/7{ r '-r, t . .'.,{S1f f�s?•`rrr L �, .. � ' ,1 F .% -•'!: 1 f'y _t J 1 ` •� l t Y I : ; it 1: �'t ,`Ot R w y 1 'e:(�ty�i1l� It'd •k• ` `'� i� _ _ . •�1,- •' ' .. ,I.• y'. r�, ` f41,t �f' '- plr'r1.ri _; ` ., •' fi •' , -. .. �. 1' �ri i1�1a41.' ,, Y� W � _,, I •. , , '',I � 1. off, • ` 1 rs.1 j ? ��i (i ' ` I%y '.1 i' 'It,�� -r .) `• C I ? .r.. � 2e �+r ! lrl�� � i r • 1 • 1 � � .c ........ ;I ..- L f '�.�v,J _ �� �i •fir � l Ni is r ' '�/ 11. 1_0 i , xs (' ►•, SSS500-•516) IC) 6. GENERAL PROVISIONS: Thia section provides for the Notice reyuire[nente of both parties, forbids conflict of interest by Agency snembers and employees, acco+uodatesa extentionfs of time, exempts members, officials, c:r employees of the Agency or City for liability for default by the Agency or City. _r The Agreement: may be executed in counterparts and a Memorandum of t•1 Agreement mill be recorded in the records of the County Recorder, ' County of Orange. (S3600-605) 7. TIME FOR ACCEPTANCE: The Agency has urst.l Nov _'tueber 1, 1990 to authorize, execute and deliver thie a3r'eement• un!L sa such time is extended by the developer. (SS700) ATTACHMENTS: ATTACHMENT NO. 1: SITE MAP 1 r ATTACHMENT NO. 2: LEGAL :,cSCRIFTION ` ATTACHMENT NO. 3: -COPF i OF DEVELOPMENT if I ATTACHMENT WO. 4: roam OF PROMISSORY NOTE ATTACR.4VNT NO. 5: FORM OF DEED OF TRUST �r ATTACHMENT NO. 6: SCHEDULE OF PERFORMANCE `' r ATTACHMENT NO. 7 : GRANT DEED h? ' ' tjt ATTACHMENT NO. 8: GEGREMEDIATION REPORT cJ,� j'"i{ •,, �,;+'" ATTACHMENT NO. 9: CERTIFICATE OF COMPLETION ATTACHMENT NO. 16: DECLhRA.TION OF COVENANTS, CONDITIONS ) ` { `�%yh �' per, AND RESTRICTIONS !r hTTACHMENT NO. 11: MEMORANDUM OF AGREEMENT � `j:. rY 11�� ,c'• t} , fr + .it� 1",5. •, rr ;r . •J r ( '"S ry 1 `"Pur:fX r tP I' ^.I .� r t(• ��' A4ptt � �'�� T �� � � f . ! ,�� r t f 1 y' 1 '� , l • r�rr i it _!�l :,�' 1 il'1 fi 'i,1��) , • �R i ^ . - >r � �r�+'� � •� , 'r ,f : � . (--!'+r►. +�.nr►w I 1�• i 1 y r t ' X'{I..`�1. Z;,'i `, ,. "Ti:"� :ri•�'."i�'.7fiC�S:Ti:.J�{/''�L •'``� {� ' ' r('� •+' ,1 7v+T1i�47'�'v-ntiS--fa�wls;:,� IZ`, 't•'•, :Y.�Ew:rx Yy r'^_, . n�,nx t (1i ,• • t ar! r ,�s• ,,` '-sl i.;' 11l r/ ' rt.e �}/';,� � j�i'6 r 'n �}• 4 ' y f+h P{u +a ;,.,•r ,..' V , .f; t, 'tir.. ,h ';i 4 ` :{'t. ` ! , .�� A r W i; ^ : , • . r t : l: , r �. - ,. ::1 1 , - 1 ' J� t t t 6 ��'' , <t\ ri•. r� r`',,. I f. 1; ,�' 'r�t, r.� .'�.i �',' , t•rr 't����'�y ��' r• �� .,. Zq rit7tSrr I {. , 'f�-f L�;: �J •:. ,'j?.�,1 ';� • y `! .kt Jf`pf, 'rj'1/ ,,, _ 'r Lf, .tr ,.', f.�l; r<t�, •t y.# Ty , rJ _( `J� r`�Y yr'Po Kr'•� A.I I `;' •ri• i r ' I rJ , .i; t, f ,+- y. , .� etc "� r' < 3'�'�f h�l J.if,• , f' , y�,17,) �t �� ,, �,:{ ., ,r? r► Y ,`,. J r _ r1 n •J� ,71,'j * }�� l i J, r 1 Y ,- 1.�... n <•,'` I `) Zia` 5 II ,!r �� !,h ' t} a` 1 ,r' � ' � � ��} u f :.rr /t. I r ri: .. ri ,r� �}11 I,` ''•' ; ; .N••.., ;'i- , r. rr . I ;, :.,. •.L11.',:rl "i pL `5 �" .'r= r r14.Wt..+,MLI'M�•M�dS�.... a'�-t' .. .�:.�, ..a 1 .Z:lS;v:.fTJ"•1 ^ ����t%. l• s.... l::.i•:wi.f, r... ...uli.,..'r, rw •: a:).i1�••C-.C:;.ae .EiJa. _ � t} :cik�.,. ) tt r r t; r ,' •,� f,,,�, `' � Ke%,serryiarstonAssexlate.sine. 12ichnrd L. t3otti .400 &)nth Grand Avenue, Suite 13841 Cahin E, l lo15-31 W% Anit le%. GaUirnia 90071 Kalhicrn 11. Ilead 21.1/(,22•teehJS Nz 213,622.524I SAN UICG0619,1412 03ku 1lcinx A. Schilling Sat: I RANCISC04Is/39n-MR1 T'llothy C. xe 1), h ' + A.1ctry Kcyxr ' , r Kate Eatle Funk 1 ?;. Rob. rt J. Wetmore M E 14 O R h N D U M Michael Conlon � + • , Denise F Conley .r TO: } ..tom"}�}y'y*� •� er FROM: ! SUBJECT: DATE r ( ,.•, 1}' S 1• Mr. Stephen Kohler, Redevelopment Specialist Huntington Beach Redevelopment Agency KEYSER MARSTON ASSOCIATES, INC. Third Blocx West - California Health and Safety CL-de Section 33433 January 3, 1991 In a Summary Renbrt prepared in October, 1990, it was determined that the net Huntington Beach Redevel'o men'z Agency (Agency) costs associated with the proposed Third Block West commercial/rosidnn- �'.� �� ,' ' 'fir•>i Upil projec►: are $5.79 million. These costs include land acquisi- �. r r yf., tion from the: city and private property owners, tenant ;relocation a,�C, t� �, q�-, 1 ,rr ;�c1 �• i costs and the purchase of iixtmres and equiUmer t; demolition costs; remediation costs; a contribution of off -site improvements; and the construction of. 200 public parking spaces. , At this time the Agoncy is considering the possibility of eli.nlinat- f,x "xr `' e' + ing the requirement to provide 200 public parking spacer on -site. The costs im . xacts can be summarited as follows: • �`° • e ,1irL .; TFI, Parking Costs $2, 500, 000 (Less) Parking Revenues (710,000) r� ,. rip ' $I,7900000 It it therefore Keyser Marston Associates, Inc. conclusion that the: net Aoency costs associated with tale proposed Third Block Vest project are $4.0 million in the event the public parking spaces are eliminated From the proposer•. project--. ' xHH :1p ,a 91005.x1B 14'06E.0039 s ��., � _ Fct�JC',tatr�rdt��clonmentBLE'mlui�ln11,�� �e��ts'.�+�i� hif tf �, to r',; ,, ''•t} ;.' p} � r � }I�n_ �Vrr ,��,^r 4rY , .tiL�� `r '. t/ ,F• �;t} �+.. ra. '`l l�j '•. 'L.,1` �, , � � tS� ��J�+ {f \Wrt .�'i•Ilr• '�j?fh't, l -N ' M• y�s �ri'rl��l�� l Y }}',, ':-•5 l • IF''.:. , �Y �t'- .';+ ' ',. i 1 , ,t ;r ,-.'Rrri'�� ,r �-1 l�,A��'.. '�+ - �} ^!"+y.• :tFX;f` i •�f t.,i ri••�*t•_' 0 /•:I} ;,`_,., C 43 itM�.}4fj L� F+'t'�l ' i ''i:� ...t. j ' �l_. •f r ~w .T� g•� LI ,I , , : L S, , • . r�Y ,. � , � r � ��;y ¢'e ,� r I' • r r f _, . •r s '}f , j {r , �r J . � ,�t �r ' Y L • rL� ,4 t i. S r a � 9 +' , J r a rr ,dq+4 �Y ( �r a�1! cif �t , f;S I t'r t, •rA a -. YS, •'' ',t •� ,/ f r , t • . Ct+ �i ' �e 't'rT► rr � .. t �, 4 f ri.• tr 11. } I e II .!. ' .. .5 _ r1 ,y+.t�,r ' LS•y ! } Y t r Y 4A, , �( r , ��1, q t � f;t � I )t+ r �i2�` d. 1 yt g►YS. rl�!`�1,',a�t�`C1.ti'. • �fr� 1 ', f r�};k �T••"t' ' , j r , r �rI ��r , (��t,`, Si a ' , r Ti' I ., t `i f .�ti +t r,." �r ��. f •}�. fly � rr :2 .%, rL i •'. 1 t•. �� t'} ,;. ...`''�.y t; ' IJ r ., N . r r '�� � � r r:r ti w � �. {1 ��r `� C.j M 1 A�•,. , �.; Y,} .', •�} 'r,• tl ::.rMi ' ('^',1'- 'f -•�r ,1+��,,. '� •�. ,r-�;��'.,t� jfi7 iL����)��/)(7 w�}�'islf hl/ r,'!+i�,C,Ll1 , ` , s,' !' r, } 1.'\gil�„Ik rf!�•' trS •tJ::}14�: �1 �'S .I �11. 1 , , MA 7 An lift. 1k THIRD BIOCX WRST PROJECT MAIN -PIER REDEVELOPMENT PROJECT AREh HOUSING PROGRAM DESCRIVrION lill, ft. A ti The Disposition and Development Agreement between the izdevelopment Aeency of the City of Huntington Beach and Newcomb - Tillotson Development Company includes a two tier program to provide housing assistance to mo derate income home buyers. "RESTRICTED UNITS" 4'6 TenJ., C 41 buyers of log?- moderate-incone. These units must remain Owned and occupied by a qualified household for the duration of the time home of the units in the l-iroject will be sold to first Redevelopment Plan (until 2017). This provision in required by Secti on 33412 of the California Hen1th and Safety Code that reguiren at least fifteen percent of the privately developed units in a project area to bo affordab le to low and moderate 14 f income households. The Redevelopment Agency will assist with the affordability of these units in two, ways. Fir -et, by providing bond financing for the firint trust deeds from k, 'If the Southern Caifornia Home Financing Authority Single Family Bond Issue 1990 Seriea B. This will provide thirty year, fixed rate loans at 8.28 percent. Eowever. the developer is free to substitute alternative financing if it is more favorablc to the "i W, buy,-r. Secondly, the Age.n;:�y will use Housing Setaside funds for second s L trust deeds, as niecessary to qualify the target income households - 41 earning $49,100 for a one or two person household and $E-6,000 for Q a three or more person household. These second trust deeds would A be for ten percent of the parchase price not to exceed $25,000. They would carry no payme,.it but would accrue interest at the rate of five percent. The loans are due on sale or transfer of the unit. "ASSISTED UNITS" "�p f twenty-three units may be assisted by the r Up to a4 mazy au twenty A Agency. These units would be targeted at first -tine buyery OR N senior citizens and households could earn up to as mcch as 120 tf 4 t.. ) -, percent of the coanty median income ($58,920). 44 .4_ The Agency agrees to provide financing from the Southern California Home Financing Authority, or the developer may substitute more favorable financing if available. Again the f) Agency agrees to use housing setaside funds for second trust deed V V I V, .0 1 �42 6r At• IL � ; 'i G 01 I- .- , I . .1 1 1 - - 4� 6 • ' .. ;' i'• t . t � i is - •• � a , ti r� I (r Yr Il t� LA v L " i • r o,4t., '� Ir, ..-.... �.....w.t.S...ii. '-_—.—�iRtihwa Y.:.. r-1t ,.,-. .u,.'�••+-�-w ar ... �t 1 " (� tr ' ': a�+ �tV► � +,� % .�; '• ray h �+t ��' u. Ae loans if neccaunry to quality buyers. These loann would also be a� `.., due on sale, but with the additional requirement that the Agency 1 ; ,, woulc] cal:ect an equity participation if the unit was sold to a . ! non -qualified income household. The amount of the equity t+ artici atxan is fifty percent if ',:t« loan is repaid in the first, F • i' five yearn and diminishesexact► yc:r:r thereafter uniil eliminated in i n twentieth year. I t V ���y� � •r, �fr , .alp • 1 1A � r 11�1� �a "- r : r.V y -..1 N t r r•�� � � '�,,f �3 r{"•,, 1•.4,,T,1 fit; .� 'Y- 41 ttjj ra C•. r . �r f1 t , � , i I a. rG 'Pi I IV ,4 tY f E y • •�.t ��,� Irr �'ri it ► I �Tr T r �i R" �.+ �.� ��,r . �•",+ yy 7 , i•i 1 fI. .1 +�r ;'S;t� +"""w.+.r..+....•wrw.w+...w'+w.+s:'rt'.�'''�aa-.. lr.r..+•. t +..•1+..«.^'+ �rrtr t. ' i ` t1 i! t ... ,) I. kl' f c 1 71 � ► t d 1t 11 ME 17" ti'. �,. 1, t , 1. yy + t +, .t/ t +. •srr 1 '� + +, ' t t`, I it Y i�l� T'l l/: !.( ,�•' { •r., i 1'~�t T'., .I �!. t,,• r _ y �i.� � �� � '�,tM? •,1i ,' �'r 5 Ley r f � i �� �� t���,�1 �?•nIf 4MR.; ��.�..�r S�. I ��� / i' )r i '11..r ,�!. �ti rK t 'i 7 Ii�trt ,f�Y 1 �!•i i° 1 11, tl•�,Jtrnr .;it t 1. !,� .i' t.. t .T Y I .ti! , t n1+ IA f�, ,'',.ilf hf ., t•.; 'Si r ,� 1•��'AI t. 1. ' t+ a- I ,C! "r� j r� + 1�'1 L t t_lr•5, i `'7\ I t. �� ,i. '+' » rl, .�.' tF. T:1 �Ii�..lt •3 r (', 511. I t I t « • .�` F it �( � • }r, X:' 1['jr t : ( 1 �7 i., •�1 , .'1 i � ,I�7YJ t 1•. t ., Y• lY I N� + �{T .`t'+' + t ,41 � _ •4 -I r f �' ! �'�"--.. j... �� .J i►f. I � ,r�'A'y `� l�r'•'rir\^\ ) y ,V '1 AN 1, a. .. • _ r ;, `� :► , �:t' f of ► v, �� :) ',•'r.,, fir. .: ,, ,.; ,, 1 h'�.,; ,r. �;�'' 1•�• ::' '.r' I 1 �� 1 .4 t .• rl�, ,a •� ( •:�.. , _ :I'-• � 1.•rf �.Y 1i ' r.,•� � h' ,,i �✓�L i rt •� _� �� lfJ 11�'�r% ' 4 E {.,_. •• ,..j)� %k� •.. •. '_.;jr rt ,'t! .. r� ` r •' ''rl ��� �� ... .r 1i'� 1, ��t..; y 71 ,pp �t•`, (+ ,! -.11 •if, 1, - t tit• ' ..I •+ • . ,.• ' t. .�rtJ . 'j ,...: .y �d➢ffs.2�: alc3kU_..•t:. i'.... ] .1.1.1 ..,. ( 11! ,'ir n �. r'• l� rh r�,rw1 fF,i i s J �p �n t• t wn'a« a " &umnaRY RRRORT PURSUANT TO N SECTION 33433 of the r •. Y j CALIFORNIA COMHWIIi y RE, DLVELOrMENT LA{f �Rr�' �' rl• `' SALES LOREEMEHT • tt' l 1/ �µ , ' by and bat wean the rt ( e;; m Srh'M1 REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH ^�o'�"�� cr � r t f, 4ni t/ pp i t ram• fin VENCOMB-TILLOTSON DF-VELOPHR"T COMFANr This summary report has been prepared for the Huntington Beach xj � M1 Redevelo meet Agency A enc pursuant to Section 33433 of the r A, ;� I f} P g it (" 9 Y") California Health and safety Code. This report sets forth certain Ai j' ►c); ' details of the proposed Diepaeition and Development Agreement ("Agreement") between the agency and Newcomb-Til?o::san Development Company ("PartiCipant") . The agreement requires the Agency to pur- a` chase the remaining parcelc owned by the City of Huntington Beach and various third parties in order to assemble the entire blank on � Main Street boanind by Orange, Olive and 5ta Street. This lat:d a3- semblage is taking place for the construction of condominium unite, ti .E r r The �) retail/market/office space and a 494�-space parking garage. ' " / 1 development is located in the Mtia f�,� arcposed rQsidential cammer�w.,�: • � `l1i , �' r t , r 1' (ff Pier Redevelopment Project Area in the City of Huntington Beach. , ILI This r`iport describes and 3peci�ies; The cast of the proposed agreement to the Ag•ancy, includ- ing relocation costs, site clearance coats, infragtrue-- `r tune costs, and public parking costs; f y f fl ?4' 2. The estimated value of the interests conveyed' determined at the higheat uses �,ermitted under the Redevelopment , t iy„,i r ;1 :; Plan; if 4 �:yl•1!f ff i- 11n i'S r �i l,1r rlil�i, f f r-Id �r� - 1t �•t ! ./ rj r7 lif r}4✓ .F, t,). 3��!,'Ja �' r 1�,'F r ,,, � �7 A i rt r 'I� t Y� {( '' ��r., 1 rM1 � � i� tilt �y,f f'r� ?,1>� kft •_ 1 � (..• r t � r f},, /tf;•= S t / } ♦mil t '( f�, t 1 f r '., y n r r•rl !r '�+�• • Iwt , )4r irn ' Yr #Y 1fi 11 t tr+ r/t t r1P •1 •,tr � r t / ,., i t..„ '.. 't�•I, p f� r J 171 j , y t •.r../F hi� 11� S� ; �... f ,.�, +�x it.,,^ i1''t.r -i ` :),� l�•'. t ` 'F�.i,�•�� + t4 4. ► a4{t1Y rr {,:?r< I •1 ,rrtr` i ,�� Sir S. _ ri S .:�i. J i• �,t th1.t_ ' , (E I'�i �,�, 'r {t •.`•}'. t. „ , `rt `ht f(11J '� !•f;.f ` .� !� �R M13',.ti n 1! ytt',; t•.;jr• +�. tt�� _. ' '. '(�[ l iJ � ; ( Jlr . •�Y/M N-0 7 yr •F' •(ySlx i1 t: J ' _ /+ 1 - t ` • o,, J .7 J �.,i„ t �i I �_ f, t ` �i t f . (d> .� � t i 3 44. ' If ri :� ,Y;.• i ; f t t t { 1 ,•L. r).� rat ,V f f1 x�'• ��,!, ��ti.!` �.: r ,, r � 1�., _; /} � yr , �• 1 '. t , 11 r 1}}.f_I nl /I i•�,r t r ! � � �f �' .� t' t '7 � _.\�Y`r - ; 1 {��i�'aw• 1)� 1• � t�Y J ii i� . J 4l '•,.•t �� Y 'i }' (yq ti �] } { r'�J ( �r { !. 7', `f �. j7.t 'ti• a•�. eft Fsl �'s �;,''� t 'Y ,, i1} i :i S , t' ,}��'. , `.t-." I � t t 1. 1 r l r �'. Y''• f r�'rr "��r r f 'J;'ic ,t, t •ir t , •:r . - �'iI S/ CJ i' rl I f',w.;r�� ,l !. ��� 'y �' r�;�iyla�rt ;�.' i :f ..r; .-. 1, t.•1 1r ,.r - f,. ., .. r,, _ .tli} i;t ..xY r 01 44 ',r���,t , f' `tl �' I •''iI• ._� �•� f t ���r' l;i S't�, P �F Ki'�' '7 r •.r�' �`-!. f\ - ii''' ri•}�'' :..• ♦Y 1 !'� 1 f '.--'Lu,l „ri ,'►(�f a t • I r: 'Its-• ', .; � � ,•, INC ,1 '1 •' I j ` •t�,r r•• I' j! �� (f. ' „ I, ,t (� I' (1 (�+Sr�� �y r 1�'t , :t �+ _ It t, .e '...� . ... .... ...�wtt ..1~......._.. .. !,, 'f ' _ % rf . r ' fCrr' 1 Lr.raitw�abV.:r.o._re�w.l-1..�w.w..+....+r►�..f..•__. ..y r..-...,..:.✓`a-v.. .,-..,.,.. ._. ,.. -iN .• ��• '^ r � )10 7 /Patf 4 I'Fl�= 1 l t• f `� 3. Thn purchase price ro be paid by the Participant for the I l �.t tt"/r n I tinterests being conveyed. ! w Thle report and the proposed Agreement are to be made available for ' icy` ,+ public inspuction pr+.or to the approval of the Agreement. tt t'. ' T �: • r,. is ' tr ' ;, ' ` '"' A •'t. 73 + ' ~�`�'� � `�,h ' it i5 : , >` I .•r Ci � ��i i � N A. SALIENT POINI&S OF THE AGRECHEN:i: 1. EgXt1gJ t RenpoZInibill tl P.a Undnr the proposed Agreement, the Participant agrees to con-- r otruct 68 condominium units, of which 10 restricted units acid 23 "aas+ stod" units will bo eat- aside for mdderate income 4 .a households. The commercial component includes 91500 square feet of retail space, a 9,500 square foot specialty market, 8,000 aquaru feet of office apace, and a 494-space parking f garage on -site. The Participant shall sell, 200 of the total J tr IM parking spaces to the Agency as Agency Public Parking spares. i r f titi: r 2. &Uency RenponaibilitIMB f' The Agency is resl.wnsible for and shall commit the tc'llowing �f'•°,� , t to the project: a. Purchase the City and third party parcels nocesoar.. for Aassemblage .:f the site. f ?� b. Compensate the current tenants in the existing pro3ectn f on the subject block for l egitintate relocation costs. T, r c. Demolish the existing improvements located on the subject 1•, block. ,1 2 r ,t 7 ' 7 , �"' t}r is ` I�rMr•NK* r ulir••� i�•7�T.rjsxsailii+®ItfaMSnslrw.�-�T 1 �li' r • J�t!'w ,.t Y {•f� I , � ,., =y ,X l , {1 (• l i � ^ ,•, , s f '' f t 1 1 ��f .� }(I l ik a M •' � 1 : L1 r'' ( f,`. y: r: ti 1 V. 'o j '• }f% I' t , `� '•, � n ;,St,,,T d e t •n�� , L Z c+ t i , r r f: t t , r S , f t � , :• � �r '� � ? rt, r11T a ', + +�rhlr,�,,,i,r ,,r1�.��ik ;� ^ � •��• ' ;✓'� fit, N►•3, ��.p i��' M �`•yr',tIt, .fir ,7 j tl1 � • ,�J y 1t , i , � to �4 ' . Li t��F• t F J Vo Mimi- -11 1'�i [�!• � • r s � '• dr l !t �� � �,Ir �it 1,, ' (+- f/,'♦y 1'jl�i %J �jtv t, 11(�i4• 1 ,. a !• .S- .,� I�t C{ ' r p, r r • r y. 1 �:Y 1 ' lip ,10 ,, � <4 • to r �'F `(+% - _ `v ' / .`11'i d „ I � v • ,L ki 1 1',31 t r 1 •, .. ' 1J ;r-. r i ov.IY.�7,11u1 L''S`►Vrwi+►wY'Y r=�/.Jr�, �}'.:.R. w7'3:`. _ _f.'..7.•riln.Y'1':/�.. ._ ... .w1!.I.r7►.�._rrww....:�..r' It .. r ' r �w+5141a' . w r. d. Fund the remed.iation costs of removing toxic and environ- mental harms from the site, e. Finance a proportion of the off- 3ite costs (public im- f provemdnts) ascociatad with providing curbs, gutters, electrical service, water and other public utilities and expansion thereof. s f. Incur operating e_tpences for 200 public pat -king spaces in the garage. B. COST CF AGREEMENT TO AGEdCT urff 1 The cat! -mated costs of the agreement to the agency are as fol- lows: 1 r nr •�r `` �•� a����l�'1'�" ._l, 3 Agency Acquisition of City parcels (1) Third Party Parcel Previously Acquired (2) Third Party Parceln to be Acquired 3 ;f,s.`II�, ,•„ s;• Tenant Relocation Costs Demolition Costs Purchases of fixtures and equipment RAmediatricn Coats Off --Site Contribution Purchasu 200 Ptablic 7-arking Spaces Total Costa to Agency (Lose). Developer Lend Payment 4M r (Less) Capitalized Value of Parking Revenues Net Cu.qts to Agency y 4.. 0801255 Inu, 000 2:2001000 900, 000 200,000 200,000 250r000 892,678 21500,000 •rli,122+133 '+4, 620, 000) (710,000) ^ $ 5179.et 933 �• Y Agency parcel of 52,812 square feet: valued at $77.26/ef fair market 3►alue from KMA analysis. IIIA (2) Agency 1990 Acquisition of 2,938 square foot Oita. (3) Bused on appra= sal of third party parcels plea contingency al- . 1 j�•h'r VY tom. .� i%'a' �IIT fir, lowanre. 3 Ir1 ;• s tti,: { } r�l) ■1*�+ �.S ,v� fY..:; i ,: 3 (� : f j '. aj: , •r t ' .., 31 •1 1i• /,; t (�.. t �t7�.'j' �, �, +Ilfl �♦ ._7 tr• ,. ,, , '"; UI�1 yr. �. if i / ,1�1 r Z}`Lt , ., �';9 A� �}<1� 'S.` �i/ I )rj i,ry ,� �'. , 'JT/�I-ir1 r 1 1•,t` �} r �� t rJ �,y � ,�) � i ` 1 f+ , + .f. t � 1 nii>, a f�l �"•�n.rM l,c; . 1 1 1 �i r• , , , , l • 11 , r r,i 'ffu + wy. i IS � ��I. ,� 1'.�� .{ .-1 r 1 :_ ..ram t r�. , .I'�taS If '1t r(f• t�, l) { , A , {' , ( L 7 f r `r i �� � l t • j r �'1 7 � C I �r� �T • 3���E�j''1 J1rr1d4 ?„=-;.J �` +;.,' P/�; r `'tr, 'If rll, 1r�r:'i� ;,,,'`(ri; 4147j,, ti'1'.,►'=r,�,l�f�^�4^{ ;t� , .. �IQ Y + 1" ,14.'v �-•i�1�7 i. f1� 1 � t+ r ti,m J J ��a+'� �� �`` y • rim 0 N* N .7 "I C. ESTIMATED VALUE OF T118 INTERESTS TO BE CONVEYED 10 TICIPANT DETERMINED AT THE HIGHEST USE PERMITTED U REDEVELOPMENT PLWI The determination of the estimn,Zed value of the iute be conveyed to the Participant pursuant to the propose ment, was made by Keyser Marston Asoocia;:es,, Inc., in analy sis dated October 1, 1990. The total value of th Psts being conveyed to the participant Is estimated million. This Includes the Agency land purchase, tt incurred through site clean-up, and the Agency contrib -0 off -site improvements. Q A. I �Vl 'l 44 M THE PAR- % qDER THE' rests to d Agrse- a reuse e Inter - at $4. 62 0 coots ution to D. PURrHASE PRICE PAXP EY PARTICIPAWT AND REASONS FOR DIFFERENCE J IN FAIR MARKET' VALUE FOa THE HIGHEST USE UNDER THE REDEVELOP- MENT PLAN I N11 Z� - , - %, 1 1, ." , As detailed irk. the October 1, 1990 reuse analysis by Keyser Marston AssocieLes Inc., the fair market vdlue for the site -w.. is its highest and beat urge is a market rate condominium develop merit. If 98 condominium units were constructed and' sold at market price, the land value would be $6.49,'�;�' Ilion. Howe-?er, bscatiae Ina e Downtown Plan requires commercial developmant, the propnsed mixe%1-i%se project is the higheat and boat use of the -e, assuming hoar -term development is required. Therefore kit'_ the prepomed plan is the highest use under the Redevelopment Plah, as such, the purchase price of $3.71 m!llian represents the fair market value of the property. 4 T mom, fj J % �-f, 0. 4 LI -P % e"A) ? I olo 0, rJ za A ri wV A X •" ,i.•� .1 IF . 1 �tl t 'f '. f� '1i} 1 �f•' ft .t'Firf2��1'f�`4 r �: �'1 �1 +` _ IS x'�1j o�lw •ti Ott °1,r.. -!• + Y ' ��.�F r• �'� � ' '+ — i1 t ` 1 �v `. r' is yN•. rt �•,{• ..r1t �T I �/) ,'. f l ,�i +�,�t +� �y� I t �: , r� f � t+ rr� 1. s, "= r h,•Y t M I '''' '="t �. •1�'.Y' � ''f`t'"rfj�.'f'� 4 1�,•�,� �`' �'��• .W+,�`Y�'''i'1'� 'i. ,. Y v. .; 1' :V +,"ALP ;: ..' ( + "__ ({ ,t'' ..�+ , Y I 4 aM� 1`lr1C;���' �k, 17'� ��TY ,... ..• _ �__.. 4r q �_ ., .i --.".':. ','• ..•... �. i•i ,.'_.-a r.; s-'!-^.'•' '•-.• i ++ h� n LM1 • 4. �1 F, REUSE WIALYS I S THIRD BLOCK WEST RESIDENTIAL/OFFICE/RETAIL DEVELOPMENT Huntington Banch, California rt, ua i r?4t r Prepared for HUNTINGTON BEACH REDENLLOPNENT AGENCY 4 4ee ?isl r , 2000 Main S'Creat Hunt.-gton Beach, California 92648 By KEYSER MARSTON ASSOCZATES, INC. 500'South Grand Avenue, Suite 1480 Los Angeles, C,aliforkn= d 90071 and 55 Pacific Avenue Mall . San Francisco, California Vill and 7690 E1 Camino Real, Suite 202 Carlsbad, California 92008 October, 199+0 BR / a -s ti • +' i��• d 1 My I '1t'r 1 T� ff(jlOw" �+ c 11 .t )` /, r• k a r f: ,� I r •,� r f �✓ �. r ��,,,,fffd'''111 Y�(`r) r.} ` r , 1 ,+Y') -r ���t• r �e " V� Y}rr S[��1 ! 11�r1A1� +1 t,, •� + , ljti i[ ( t'Sr 1,�;'ry..ij.,, �. �r 1' fJ, ll r1f. I�'iift. ?,t•��A• 7% ,:1r ` '.v ;`;'; 'f` , _,; 7 t f..; rJ = , "•. i,' Iv ,+`` �K'r `� ! J�,Sh1 �Ih,! r� �' { `.rV i( f +{� , �,� r {'•1 } ir�r t r f I�t t� r . L , t�f/ t l�"t f )I>> 'S ti t' y' r; iT {` to,1 tZ t •t,` =lt�tl, rl rJ \' '1{� t r -rLt r�.'� ,i(t• , !-'",r yl..i+ , ,ii rl j' 1 -t; T i�:� r _ .;� Vt, I IL � w ,St i�'l (,S ,- , .+ �.r fi+;• _ , , � } r ,t r',i;+, ji., t► (rp f,,, ,fir ti {$T. (� �. , rr.1) ly rr ``,, " �f rr rf r� ( i ' +. , r• ,}�� 7 , rf ,� a . , --: Wvil ri �' ��`�, �' „ S :, J ,•, ; ;, , ,, I t r f_ t y fir., � '' i� �p Y{ �� �� 21. � ( (� t., , ' 1 <Y {, , • y'I f+,}��r, r#r ` "� �� h� �„ '' 1 mitt „ r 1�t � Jk I � � ' I ♦i •;k'��r�'r ?'.+�� r �+�'+ �� ��� r'':' tom. c f ti fr ; IN xI Ja I } 7 ,.. ,`•.. `_ '1 fY � �. �yr�r'^� J t R,� h y r�V , ,. 1t r ;fit , ,'`ill=/ >.�i: �• II, jp F �' '�� w t./'• ' .11 r , T TABLE OF CONTENTS Cover Letter ►j a I. SUMMARY OF SALIENT FACTORS AND CONCLUUSIONS......... 1 11. NATURE OF THE ASSIGtNfENT............. • ... o "'i .. ' • • . 4 III. DESCRIPTION OF EXISTING ENVIRONS .............. 7 IV. DESCRIPTION OF THE SITE AND PROPOSED DEVELOPMEBT... a V. VALUATIOIY...... :............. I.................4"' 10 VT.. CONCLUSIONS AND LIMITING CONDITIONS.............1.. is VxI_ CECTION 33433 - FAIR MARKET VALUE..i.4••••"6064•_66 21 V111. CEM IFICATION......................... ..........••• 22 7 � wr1��--'. ,� ♦ its �f 3 . �1 ��_ .1 ��•..��i:.r:.ry�P�la . tTOT." f)f ti t.ij! ky' tr'•r I fi}'� r ' ( �, t2• ; 7r. ' ,.;H[4 Y t, kC / , rj i, y x ';' r 11 r(' ��I ' ` A � tj '••' ;.}t . i1r 17 .j rl ,: •I;/)j ,^... ^, t I rtr,l �l '"i ��. '',+ (..\YM:r' yi'41tr4,•(J ? � o r Yr,! (,fit, ' r r ' ti} �.i •�l �r r,4 1 r�. r , .,i , , t a 1.-rt 4(� t J� '11�{',:- , ��.iy \ 4�. ,_ t. ,'�-III' � .I.• 7 't�'li � t 1r 'i .' '' C `��� 1L�. �; �ti:ltt, t1' � 1� r�i rl�y w 'lj '- !* �•'� ,�1 t 7^ra•:'J`r J ) rb Jl�r r , F 1sri'{� L �;'►�' = s LI ,' ( r '+���r, �: t•. 'f ;: t , �•.3rf,. r ' 4 �' tr ,. I !' t 'I i'�+ 4.4 1 fit„ ,' }} d , �� c7� tt, , , I . t •, ., r, "ttr l I � 1 I' .' j -7t� z 1' � r r•�j�7"d,l'r,, ' < { r 1 - i -� (. ,/y/ ' ; I •. .: (C.! rt l`It+ j+r �1� r +1�� �,�•'d 1 +)r (It�� re �l,% � _ ^T ' - I• � e, � 4 .` � , 11 � r •� +� -���� ' 1 l A'` t +� 1r+' V b,[ r 1tr �a�:� l t tilti? \� <<.35i In` �l ��.�/�� •S �::r r �'.� �tl/+` r t,t r ;,; \ice 1Yf `V,y� t+/ rt r�( . G`� j,, rt ji l i t .I I. r + j f Ytrf YWly 'i i�q 4 'rr ' • l >'!,'��''�) �,�+ �i��l, /.•i 1 �LSI P}�•� ,,.:il l.I '.'r.j �t (� rr�. t) t J.� .i.. 7 r� 7'�+I I r y r�`f , �'''�.�,' Y./ 12 i'-ll� tJtl j'to"- l �$ I <tx,,i '�1 ii �.iat ��! t t i" �` i,: Is',r.r j �J ,�3 tr�. ly r r; ���r + )�r `� �' i'rY ��,+r'�1 -'r 11 i! ��' 1�• ..•1 ! t L� y) it r t ii j, i` rt�r� ,'tit ' fi, 1�• �7y1''41rt •'w, Tr 1',', - I �;.Y� 4 ty t• , .' ,��'•' t/ lilt I•', ;. ! !, r ' .'r' .f •r /�p� N �. 1 _ it t �. � 1 I` � 1 it.'�.V llf �' "'r�.l• y < i i i •r Y .l i,,.-. w.r� Y, Iklr ' G' +V Key.S(2rMal:storAssoeiate.., iric, Richard L Botti 300.routh Grnad Avenue,.Suite !4N0 r'r hT . „,' �►' j, Calvin E.Nollis.11 W- Aiipcl,a,Calilttntin'Art tl � t� J 1' `� I:alhlcsn Itr lientl 211/b22•h11H5 F wt 21:Hh2:•5204 : , . '� � i S�r'r� UII:OJ 619,vs2•U�Rtl �� • �.I', 1. Flein: A. Schilling -. SAN 1'Rr1NOSCO 415/.119.3050 Timothy C. Kelly �' (1• I A. le" Keyser ��. late uric Punk ,tr Rebea J. lkctmom y ` Michael Conlon �1 Denise. F. Conlcy '1 j, October 1, 1990 i Mr. Stephen V. Kohler Principal Redevelopment Specialist City or Huntington Beach 2000 Main Street ' .y 4 Huntington Beach, CA 92648 jt� , •' �'-' �' ;' Dear Mr. Kohler: Iw' �t,�' •} `'; In accordance with your request, Keyser Marston Associates, Ir►e. (KHA) has preparod a reuse analysis of the Third 81ndk Went t ~ property. The 1.93 acre site is bounded by Ol.ivn, Sth, orange ►1nd �r, Main Street in downtown Huntii!rton Beach. ;s y i Tho Pstablished value of the subject site irs based upon the i; �' ;�I• rx +�?�`. economic characteristics of the proposed resldeni:ial/commercial j"j !;' A�iS Y).1� r ' ,,-';� mixed -use development. The project consists of 68 condcmlhium `'t.1't', Y, `, -,.' t, '`: .•rr unit:*; Frith 10 units set -aside for naderatb income households. The Via' • _ �' t commercial component inci.`•.des 8,000 square feet of office space; and 19,000 square fce►: of retail and specialty maLkat space. Rased upon our review And rsnalyaisi of the development economics related to the proposed resident.°,aljr_ol-alnerci.al. development., it In ourZ. � ter opinion that the subject -property hcs a fair ieVse vdlus of $3.71 million. This reuse value assumes that the pro)'terty is 'ptirc'hasec) for near-t:evn development, and not for land speau)iut,lor_. As you recall, California 5tat'a uedevelopme:nt 'taw allows the.'. ,i r yr,".'fir► lo'?� t, Redevelopment Agency to establish a land value fo;. a specific r,.-1'4 L,"i 1 Y development and use. Therefore, if the development.,proposed for ` ��,,;•,'�; � t,l �� the subject site is significantly nodifted in terns of the 'A mber r_ter of units, if the size of the site is altered, or if tar, mix of use,. is changed, our conclusion as to the fair reuse value would no longer be valid. rp r►'' , t5 t �+LY�4 ,' , H _ , • � rye Y 1' 7 • tyi At �.' .. ,� ,�,: r RY:�i c tit Dy do ��•, �' ,1'c s ,• t 1', ,, ,�"LTiy6'Ntf rP"':+1!(jyQf`4Q«"t.J9t'35h7fwss•.J�`/tltw`,T47IF77TT+"':%•TT'tyTIl�r n i ` {i} r " Jr.... ;, r ' •1 ,•1T `�. ``r r 11�4rri i }1 Sr+ r �,r�'4�-�,1J �y.' I ir r illl'T R. ? it 1, , / •C! , :+�rl , ,�j` ,�Mr,' i.''' ',r`'��re,rr� }w. i' .n r ' C• I C'•`l1 ' `rJ J ' lrY}.d -, +' 1 e / It/r ` r , �'• �'y 'i ,L y;�I tt< 1� �j {f r��11 1� �'•%• •: r� •� � ti. ��,yy1Y �`)j ,;if r �, t , ,►�1 sl +. ,��•' r••.�II t..�,, � 'f �.• �'�l�l, + ,�, 1. .r� to Aye 7; S►r�., yn .♦ it I ,'+ !C,;1- DIY :.1. i,r} i l 1 1 '..,• !it'�'( i+fir i�. �' �,Y�,' ���� .J• $�1 �' ,1�+l !u,J,��..lgy t,t�•' Y , S' t� ,..,_ '1. r',r I l ' i t`�r, lT, �r i •f.l;ry l ` i,�� Y t,,' r r� fT Ji ' 1r J +. ,: 'Iv.j•`r I 1j�''1 U r r , r L '• "Y ���Y�r't l�r „SJ � tt„ , ,t r'1 'S...f'•.•.� { N+• ! ' rt �J (1 ' �' 'rt'•1 1 - + t :', '� , . ! h. , r ; ., '=1 a.� r Y' +('i ♦ '•.4' .i . , ,i r, i r' � '1 !.f 1! a.' n�� t'S. �. 1 71 _ tl i ,'+',F �, ., I:. '�f r* r l y♦ ,X$ X r sAAACar� )r 1 ti-, t , \� ' _ � .: .. , �y''r t •1� � ••y ,f r�j,t,'s t1 '�i� �A/ �y ••' ._ f l,,.rl ,--•�.���tr k,'. � ••Y �.: r4/'' r •;,'.'r r, +t; :'`.��� ' ,F�,. c£tj '• .. _� r ,, i 51y' � ''.• 1 .�1 ,,• 1,f ri �r 11 ,;i+-• .t 11 f+! i ' 'J� :. ;�. �',y �ty ��r. yr� i . t . 7:i'1��'}}, � ,Ir. �� r r '' ' .�i. L \`�;� v•,rft r+ r •+ F ' `I. ,,f ti••'�'�, f7i%if'.j.''t'itr; l f q ^,I'j ] I, , ir' t .,' 'Yt ~:f.• i!� 't. + r: :•L{ j t��.. y, :t•-1 Iii,T•/wTCl Tr� ,; i:1 IrY /.'� +' '"i1~,= f l 1,�, J 'L 'l J fY'l 1 1 • •, / 'T;,, .1 1 Y 1 07 ' �i .J�r,c ,.;�Ylr,. fi•rl t'S JS t ,'.,1 t[1. t'.1 ;� r. 't. t! 1... t 1-.,•. .r� r .+r. �.. 't /�''� N+ .t T': 'f 'th,. ri - t _+`,i�h. •II 1 r 1. 'i IQ J .a ' rL>,..... _ ..� (�..—�._..` .-...� .: -.__.__•..tee/...-� _ �� . _. _ .. , ; 2�tr.-St�phe:n-.v. F:e+►:l+�l,: October 1, 1.990 Page 2 Suction 33433 of the California health and Safety code also re- quires Lhe ielentifiration of the fair mnrketr valuc of Oil!aubjec" uitc at its higherrt• and beat usn. ltowi:vere 'Che eatimati.un of the highnst and beet: use value 1s predicated cn the uuuumption that re:ievelopmenL t.)w prohibits the nal.e of land for upeculatiou pur-- paueu. Batied upon the RMA review of the uub ject aita l a charac-- teriaticn, it-. in our opiniun that: a market rate: cond•rAnium l development- would provide the hlghest vlilue t:o the Iand. tf the { 27,000 square £ooL• commercial component was removed from the t project, and the. unit count was increased to 98, the land value iu t estimated at c y 1 , G.4 tn.i.. lion, nr appt:•oYimately ��7 per ayuarc zo(A. The following reuse nwtlyGis is pre lfca;:ed or. atria!; adherence to vhn development restrictions and conditionn contained I.n tho Ds.s-- oposition rnnd D�.v•.10 +tr.ent A ree vent CDI, In the event the score f developmeznt:, is changed nignificently, or construction, is not `"• co;w.mence:d within nix months, ttie findings of our analyslu area sub-- . ject to re-evaluatfar.. Yo"rs leery t; rul , r J ICEYSER VARSMN ASSCcrn'rrs, INc. ' xaLhieen 11. 11vad r; Kri ,t:.n Friese R11H K>:.1p . /C': J✓: r. !40496.I111B - 14066. ,JO39 y , {j i I � ' f�q 10 ��Yfr 6 ' , •r , -- _ -- _— __���`�----- _ _ __._� _Kyc��ltst��ltt\s r J' 1 • !4 Z ^ 1 f �'�r,� p. l� .0 • � '.. � Yr . - '�_.v'rP1,x � r r ; r,,} �r i'� 'ti Yr V�' '% i� 1 '•r� ;,�r�'�I ��• 1 t i01 f0r.%�••� r .i.s�'rr 1. 1�. r �11 ,1�. ,. _ .}` ,. � •I' ��111,��" x• 'MAI , , ,. .:. ,._ .,. ,_.,.., ;e it •, ,rr. , .. - _, .. ., r .,. ,. , , ;f i �:L 1 • � 1 �, , i i • ,r S? ' X. SUtlM11R'l OF CALIENT FACTORS IWD CONCLULUOW6 , �nliinnlnn�t: tr Dr+termint-, the Lair reuse value of the subject rite for the develop- .., ment of a residential/ratail -Axed-1 ae project. The project in cl%ldc'3 GG condominium units, of which 10 lnust be set -aside f-)r moderate inconte households. The commercial component 'zonsi nto of 80000 square Chet of office space, 9,500 equare feet of retail repast✓, and a 90500 square foot vpecialty market. �I x D0-r,c n tmoll {' The proponed Third block West development cont•.aina a total building it Area of approXimately 95,000 ryuar-e feat, of which the 9,500 square ,A feet of reVail apacn and the 9, 500 square foot specialty riarkez will. occupy the arovind floor. The 8,000 square feet of office �; 1`#� ,�« = r :space will sole) y occupy the second story. The comnsrcial dev'a. c1s-• ment is serviced by 120 parhi.ug spacrs in an on -site parking estrus-''L to r• e . ` s, I ` 1 The Third Block Weet residential proposal consists of 68 con- ' 1 dominiur. units, with 8, P.50 square foot 1-bedr•iom units, stud 60, „"y, . 1, 000 square foot 2-bedroom units. Tell of these units will be set -aside for purchase by hotloeholds meet.Lng the "Affordable Hous- "� , Afij i.ng Cost" standards for first time home buyers r,C moderate i.ncrine. {f �•' The 68 units will be allotted 170 parking ✓pacer, in the on -site p{i {_ng st:ructur-, , r-�' Ibn additional. 200 parking spaces will be constructed in the parking structure✓ for public use. These parking spaces will be purchased �• # by the .agency at a price equal- to the allocated ;:onstruction costs. •�; f•, ,.;, �,!` ;fit. { r, Jh 1 �rd yf� 1�,1�1 ) � ,., M�•r_.�... "'g1'IKii`.'Ir,;.�t1M art •: , v.... 1.,, , .... ... .._. �.. "i� ( .!{ ti 'v`�,' � • .. ��� Y., i .'.;..� •, � •.,, �.,, ._ .. Cr""!K7,,. -..r,•.-,_,-, .;... -:.... .,,.1, .., ..ti^n^,^v., �.-_-iy�-.• I,. _.'.. ., il��,`:.' :' J ;. ' `,.t� a,. ',: ��,��`<5i�t����1 It�r?. � ..!:,, ,'`' _. t"4�. S"'t^ ��' � �•- �' � s �`,Lt'; tf') a� •,��' ,•i�yA � y� �7i of ,i 1 vi(r y '^ z. r`�6•" } W!' a �' 'i. �1 .. # °'��✓G Iv • 4A� 't V"� '* J ` �} ,. !I +•. it 1 I, , {, `,? 7� r... xi . .�' ' Jr �� ' cif 6' 11 i; , . � i (, i + • _ , . � i .' �,-'r�p . ,F ,q I , {r 1 - ♦17 r' ii IJ + ',.'1�� r {J -" i t �! �`, ., 71, fit• .'.1 1 t. �y>r f�'+• ,„ N i : , y n 1 h ;i 1 �•�' ;fir ro r•1. F. +1 C. The subject site is located in downtown tuntingtota. Beach and oc- rt cupios tho entire n1ock bounded by Olive, 5•th, orange and !lain Strant. D. Igifit ArOn The subject sites, including the publiA alley, consists of op- proximately 84,O00 square feet. ' Hitt t �.��' � 1 The site is designated for ran idential commercial use and tf'.c his i. •t''��� J , , ,+ i( proposed development- conforms to the specific plan guidelf nes. iE•`±,,` ; t - ° ,4 Io r,r The subject: site will be subdivided into legal lots core+.sting of a4�1 commercial lot for the retail, market anti office use, and a lotcontaining the residential improvements. The developer must makeappropriate application to the city of HuntingtonBeach to clatisf.' all provisions of the California Subdivision Map Act ��', 'i' se �. v_r.' t I •� It is assumed that all iiblic ttilitittz3 are available to the EliteiElite in adequate capacities for the proposed uses on the eubjest site. , r 'r Gas andsewer lines currently located on the site will have to be relocated to allow for the proposed development. •r ,r;Is r bctober 1, 1990 �� .M� 4 f is is J. ��1 /TM ��� r-• 1.: _"„'1^. �"IZ + .:1'" ,11 r•.. i 'RJ��n•... L1 •Y -. ... '� r ii�� t Art+' �, ,,. )�t��� .. rl „i� 71� � rr �� ��i 1�K a� � t y , i � •ti t t� S� y a y 7rr 4 is ' ♦ - 'I.' 1 v i },v r r / •, 1.1' 1 +r" r' . r 8,. q `` / ,4� r, 7 rr41 - .1 ., • �l. r. ,1.1*.• n; y 1 540 ' tif)+ � � y � } ytt nr t r, • , r s,4 , 1. They number, typo and s.i-zo of the residential unita, do Wolf as the gross building area, shall rot vary by more than 5% f�'om r ,k I the entim-at.eu prenented in this report. i s, ace mu t be constructed + ,., 2, At leant 9,!�00 square fc.f_t of retail np s , i } on the ground floox fronting Hain Street. A upeciulty trorke3t' of 9,500 square feet will be constructed on the ground level. 0,000 square feet of office space must bo constructed on the second story, equally divided between the two retail stru.- turea . ' 3. The site moat contain puLlie: plaza areas at the cornora of Main 5tre.:t and Olive, and !air.. 5treeL• and Orange, as well as i °� �; �; •, an additional plaza in the cen;;e r of Main Street fronUage • j t� D All open space :nuot be landscaped at an above• -average qualit"t t I lce"lel iy 1 y ��� 4. The project must p�,avide a 494-space on -site parking garage, ti� ,,*� ; ,I+�fV �';�, + with three levels of subterranean parking and adUtional pwrk ing at street level. „r r u ^ 11 S. The developer must pay + cr all rcquired off -cite improvements, [s k1 ►r " r " including curb-3, gutters, sidewalks, electrical services,ONO. � etc., in excess of $893, 000. ,','� , ' ''' ,, 1. , � °• � '"7' 't • �;, � ` I. rUnal Fst!M_ 'ce o V►� +ie qa ^hree ,Million Sevan Iiundred 'ren Thousand Dollars +($ 3 710 0 0 0) r [4 aM r it ,. ' is ,?.• ,t � t 1 ° 1 y_�� l�r ... '+ tit:". , a - •. i -�• /�`. , y- .. ✓. ¢ P: { "! ;'� ,� . T rsa.,'9 �� ' �� �': ` 1 •tee ./��Sr � b• �Cf •�', _`� \' -� a'. • • I' 1.-�• •• fir. _ �.yy ��' 'H� ����{��{��rr1111 `�I\� � • . • � . • . tW.r..a.: 1a . '. A rf� , r 1, t ♦ , 1. tIATURC OF TILE AGrU 3NMENT i., A. urP_.�Iln of, t;! ct_1lP�a I The 04,000 square foot subject property iu part of the l:a:ntington al " Beach Redevelopment; Platt to revitalize the downtown arup through � now commercial and residential, devolo rioe:ts. The purpose of th; s j rotine appraisal is to deteri0aie the fair rouso valuco of the entire rite, eiven the propooed acope of development. Thin appraisal taken into consideration the contr-jlo and ror3tric- i tions embodied in the Dieposition and Development Agreement (ODA) ` entered into by the Developer (huy-er) and the Huntington f�oarti �, r . , Redevelopment Agenlcy (roller). Fundamcntal to thin apprasxsal is the fact that the site iE oold for development rind not land j speculation. Thus, the DIM reutrict.•s, (among other things, the scope of development, establishes a time frame under which develop--q`� ; �� •"" meet ;nest proceaed and controls future use of the site. This appraisal and the final estimate of value upocifica'lly require i. compliance with the Limiting Conditions and Annumptions to this j report as utated in Section V1. J. r B. P_nfjjjj ties - Meuse Value ,., The rouse value can he defined as the highest: price . :erase of money that a property in expected to bring for a speci • use in u competitive: and upon market under the reuse conditions inatablished by the Agency. The value determined is predicated on the assump- tion that the buyer and seller (Redevelopment Agency) each act pru- dently,knowledgeably, and that the price is not affocted by undue stimulus. Also, essential to an estimate of a fair reuse value is r'r�, �,• r 11 417 ': 1, • 1 �'a rr` 1 � r l' •Ir Y A , C _ ; f,, 1r `O..I��Sllri`�{r,.i, f• ,r ,_ .il:; �ef,l1 at�'� '•, i IfI iiJ +'fry' H J + ,. : � lY ;. �'t_. ""^rf"'r5'TfO ., u,"" . _'t' 'J" r. fir"'. n -:'. _ 'IP�4 �. - ,, {n �ta.^, -r+ •, y `.f .•%;jZ"�,'' }' �/4 t. .1 '.{�,��,. . t�''r'1- i. '. � _ rr r f� 1. fln�irl :'�j; � MI° :. j' 1 l ` ,A r . r . , �, • , r (, ., r, ��M`fMMf ,,TTiii , r , r 1 1 ^1 y A , k . .Sw'. ', _ r to, 1',1"fir! li�'.,vlf <V1 ff 411 *4 71 the notion that the Agency in intoroated in nellin, g land for near - term development, and that the aitc in not sold for land upocula- tion. Implicit in thlu definition is the consummation of a rjnlG no of a specified date and the pansing of title from gollor to buyer under conditions whereby: 1. Both parties are wall informed and well advised, each ac- ting prudently in what he/she considers hin/her own bout interest. " 2. The property vAll bi, assembled and cl-aarGd within a ly ip r:jaoonahle time period. 3. Financing, if any, is on terms generally nvrilahlo in the community for the use proposed at the date the property in ready for construction. The rouse: value represents a normal consideration for the property sold, unaffected ot by special financing amounts and/or requirements. 4. The Jefinition of rouse value is further augmented due to certain conditions Imposed by the Agency, and aasumption= as follows: The seller i6 a public agency having definite con- trols over the development. Due to the complexity of the overall plan of development, the developer of the land parcel must contend with a series of 4 regulations and controls that are not common in the conventional real estate market. The Ageney must maintain a continuing surveillance wLth respect to the ability nC the developer to perform within arescribed conditions. OA 5 o I 1 � {1 � yrf• , •' II 1yn ly . y',�, . y b. The developer, like the Agency, i a unique in the "t r real estate market. Due to the various development !' requirements and time restrictions imposed by the development program, the potential developers are � t: 4 limited to individuuln or orc;anizationa with add- •,,04 Vw .'; quato financial and productive resourcno. in order t�?,, • ';' / to appeal to the limited market, of potential buyo'ts, market value muet ba aquzstod to the maximum price a ` restricted and limited market In warranted in paying Vw' baced iipon risk and investinont rotutn fc•actors. � c. The devolopment plan can impose extraordinary development rostractiona and/or requi remonts. tic- � cordingly, the market v&lue must reflect the ad- ������ fii'.' 4 vans ngco created by the pro jact as well as tho ro- i, .;, qu!_rementn and limitations on Innd uar_s to be im- pcaed on the developer by the public agency. � r Aghts At, mal el The property 14as been appraised in fee simple real estate, free and clear of all encumbrances, epecial ansessments and lions. October 1, 1990 E. `u c i,on of the kgp2rt ty r r J� It is understood that this apprnieal will be used to estimate the fair reuse value for the subject site under the premise that the note w1il ba developed as soon as it is transferred to the buyer. ,t J ,fir{; � �'!?�,��!� ,,• • ;f%air ►, � � „•a' ' M��%, r,x t . i r XXr. MSCIRM10:1 OF EXISTING F!"1RONG The subject site in located in downtown Huntington Bench, which +; j' historically nerved as the civic and commercial center for what wan ' then a amall, som©wha: ;isolated coastal community. In the late : 39691s and early 1970's, an coastal Orange County experienced a period of rapid urban!uatlon, Huntington Beach ;eau one of the fantost growing cities in the nati.ou. iIowover, the bulk of tho +' growth occurred on the large tracts of available vacant land widely diaporned throughout the lnliand portions of the City. The commercial and residential growth has neon oriented inland, not only as a reflection of the availability of land, but also of the 3,mpacL that the freeway aystCms had on land use, patterns. An rapid "• growth occurred throughout Huntington Beach during this period, the downtown area declined in relative importance as a major cummercial center.. However, recent Redevelopment Agency actions in J.plement- ,r ing the downtown Specific Plan hare resulted .in major new runidon- tial and commercial development. This davoloomcnt activLty, in an 1 area that offers beaches and ocean views creates the opportunity to c i revitalize the downtown. Third Block West in within the Redevelopment Agency's multi-pliaaeci commercial development program, including now mixed-uao develop- ments such as Town Square, Pier Side Pavilion and Pier Side Colony. ments Thirei Block West is designed to increase the residential population 4y �� within the downtown, and to assist in upgrading the environmental quality and image of the area. A ,1 ..• .. ` t� 1, �, . 1 ' , I ' ✓10 1 1 \ 1 ,C r S f i•'t ti \+ �, •. 1 tl J r �''1{��i' r• , "sf 4� r ., �+�•n4v.►Jrrs'C�411W77r�7'7.f"Hlr"SN tYpq...qn-,.�...•...r.r.+.I�r+......•-c+-rarx ue-v.+m .. ,r..�rt„rn ,•.t,x'.+Js•s,-.•rrra'�'^"?'r it `-tt+......„� �r.;...M� ,'. .: .:, y fi � i rye 1' Y J J '74 \r j1iY y7 41, I t 1' tr,.'t t' r , ! r•1y;�/, r/ 7 r t,l w 1 r `t r J, 11 11 r• 1 'r +vr� '� S' R •'r� - ' ql ti, �. Iipp �� A + � peAm] a� r1 L w. A Y 1. L ij.n, � � .. .i .-.w. ., .�+•iti,lf _w .t T+t+ ,�1 , wi iL r 1 IV. DESCRIPTION OFTHE 01Tt, A11D Pr.OPGBFID DLVELOPENT If A. penrrinti' �rLf_tlln S sect pros»tiXty t `} 1. Ownerehip •� A The T,nrcoln inch .ed in the subject tto arcs owned by the City ' of Huntington Beach, the Redevelopment Agnncy and private portion. The Agency is anoembling the parcels .into uric development site, which upon compiation of the ausamblacia will be conveyed to the doveleper. E 2. Legal Description r, J �,�,; t Mock 304 of Huntington Bench Tract, County of Orange, as per R; '� ;�� l� map recorded in Book 3, page 36 of Miscellaneous Maps in the Office of tho County Recorder of said county. }{' lit 4 3. Soils I, No coil bearing teats hav4 yet boon furnished for the subject site. Therefore, it in assumed that the no.il and sub-ooil conditions are nu table for the proposed development. V. �•, / lJ i,.,l '' F:"y• ' ,} The proposed project consists of a condominium component and a 4 _ retail/office component. The condominium component includes V.850, square font 1--bedroom units, and CO. 1,000 square foot 2-bedroom units. This represents a residential density of 35 units yor Acre. The condominiums are provided with 2.5 parking spaces per unit in a 4 ,! 3 level below ground parkin, garnge. TJ d � ',� il,� t 11'Y 1•YS�j J Y�. I M � r'i I.Yf �h}•1tf' �I l ,•1 xJJp,/ ,u " i � .i ra4rti,�3, 1 IT 4 Ailk+� f'r +iT:aT.T TT - `tom �.t7�! t tr • Ghi�;3',Jf�r r � r� - r �.. i rr I1sY Alt ,Q�t � �, r ', 1r 1",� TTT ")•••" V+• ,. ^S glrrJ,a!tw .,•` 1 .., r•. ,, r.I . + r'•l. , . , i 1 t, * t,rrl iJ`( a.' 11l1pt p�.iy �i��r,'�+t;'i ^`i+(�Rl%�.t,il .7 I 'i ` !�• , .. 1` _t 1 I,l�� •y}Fw�•.'!r� �t1•t' , 'k G !]t o a - . , 1• t t . is ''''i i`I�,,('rii f ' t 11 o#`h .f'�,�N�i�j rV i I� � t I,1 FI�'4,1.,��r� 6. 'ac•^�- AI r�is f' ..! , - 'j•i - 1 1 `+,1/� `'++ �• '�• � Pt /_. it f •r!7 r'�• � 'r ' . 7 1 -. + r �` 'i 't {`1�-Ay, r. 1 r."'A } 't .f , .yl - '.• ]i 1 rn•rri��i, ( l.r'�l +f / The ratuil/offices component consists of 91500 square feat of ratuil apace and a 9 500 s uare Font s ecialty market on the ground floor, with 0,000 square feet of office space on the oecund floor. Thane used are nerved by 120 parking apaceu, on the street level and in the Parking garage. An additional 200 parking apacen w111 be, constructed In the parking structure Tor public use. These parking spaces will be purchased by the Agency at a price egnal to the allocated construction costs. 1 t i,.. • � lM ll "0 f tf: r 1 , `•1 Y, t 4 ►r Y ` t ;�y r� t �'[—.—.... �.,r. er.+.•r^-.-7 -.-r.. .I ., 'L7L?: - .. , _ ^(11.':. 1 , . . ..—. - ., - *;- !r ''I •' �,�tt�7�C4 1'r1' :1.- /�t�f ' 1 ,IA 1 .. ;i. ,,••' �rr41 1�� 1 i i - i V. VALUATION !� The valuation of real estate Is derived principally through throe apprnachea to market value: the cost approach, the market data , compa=iuon approach and thu iucome approach. From tho indicationa of these caparate analyses, an opinion of value in reached, balled � Orly , on the quantity and quality of tha factual data conaidorad, tem- pored by the judgment and experience of the appraiser who io I�. utilising eom,,aonly accepted methods and trochniquan within the P + framoworIc of the appraisal procoss. Due to th�) fact that this ap- prainal is for the valuation of an undeveloped parcel of land, the ,,,+ ,,�' cost approach is not applicable. i Income properties are nor -sally valued in proportion to their r �t It+ •: ability to producr, income. For the purpose •;; determinii.g uhu 1%•'It reuse value or the land, the residual value c-in be defined an the •'1 I f difference between the development coat of tie project, excluding � r •I + land, and the total amount a private developer 7r investor can af- ford to invest. The amount the investor can afford is based upon the economics of the project and the pa.'esent and anticipated money ' �.► j . I'+ IY market conditions impacting such things ar, tale cost of mortgage funds and required rate of return. r e ., The laaL ket data comparison• e s based u un th approach _o valt.. i _PP P �,• principle of substitution; that is, when a property ka replaceable in the market, its value Lands to be net at :he coat of acquiring an equally desirable substitute property, assuming no cost delay in +� t making the substitution. The typical appraisal technique used to estimate value through substitution involves the collection and t analysis of sales and listings data on various properties having an"++ many similar characteristics (uses) as the uses on the property being appraised. l•_ •; 1, 10 r.. Sfll y I •�, t , it {.! "r r •r lye• k'. ,F • r �?l�,, r.. 11 Ir tit ,' f;.�_�.' •: ``,_ a /,l�f�r.'''`/,.i f JAI . Jew I .. c: •' ' ! Ij •' ",y � R � �i • ,.. t{J,, iir 1r.7� r r '� .I i`I, yS t�y M•�Y�j •� �'' I/- • t. ii •y tr I I „ , I�. � y ty}' Y wr Duo to the unavailability of land salon data for mixed-uno ' projects Bimilar to the proposed, market comparnblos were not con- ` t i sidorod in thin value appraisal. Because the proposed development's mixture of condominium units and comm-trcial space is somewhat unique within the context of the downtown, and given rapidly changing land valuctu, it is difficult to find directly com- parable projects to use as value indicatorn for the subject site. _ ' Therofoxe, the incoma approach to land valuation rep,renonto the ' tS strangedt indication of value for the subject site, and therefore primary reliance hao been placed on this approach. Given the differing nature of the two proposed compouants, the '� II rouse value for the condominium portion of the project was analyzed " separately from the retail/office use being proposed for the site. ° .• �' v The f •el r: reuse 'value of the on't:ire site represents the summation of the values deterwined for the condominium and retail/office uses. r �• s. co.'idomintun Compouont P-gvel ooment: _ Costs Table A presents the estimated development costa for the E8 unit condu,ninium project. The: ahL11 costs for the units are estimated at $50 per square foot of building area. Thin level of shell costs reflects the above -average quality level being required for the proposed proi3ct. The parking costa include: the construetlon of 17n subterranean ti parking spaces, which represents 2.5 npac co per un3l, The costs to provide fully subterranean parking are estimated at $12,500 per ,1 space. 11 l p � • �J ._r, 7 . . _rl' I IL,. ,.. - .. C: ,_'r ... iQC^H,. •1?.^'. r . n•.",rr-n, .. : "d ,• '..'el.,' _ , .; JT f. F ' � r • ili�(r i F "C7 't• rq, ,.n.,-�.. r.—.... y. ,r ,, t,.�} Ivy. r' ) 1 ,. ,• ', �, i v (�.d,1 �,, <'; nor ' y 1 1': 7 • , r F •t yy . �/ It I' • I, ' • ' ,r . a , `; TABLE 1 , f ,! Esrt►urEO orryELwHENr casrt C0hroallullAT( cASH•FLOJ MODEL •` : THIRD BLOCK NEST NUNTINGTOO BEACH, CALIFORNIA ' 7 DIRECT COST. i 1" SHELL 64,800 SF 3y0.00 /SF 13,340,000 R 07i•SIrG5 ALLOWANCE 3U0,000 � + 1 OFF -SITES ALLOUANCL• SUBTERRANEAN PARKING ITO SPACES S12,500 /SPACE ?,175,000 � TOTAL DIRECT COSTS 55,932,500 INDIRECT COSTS A.RCHIrECIURE t! ERG. 4.00% DIRECT COSTS S2,37,000 7t, CITY PERMITS AND FEEy ha UNITS SE,U00 /UYIT 544,000 t TAPES b INSURANCi 1.5nk DIRECT COSTS 30,0�0 LECAL 6 ACCOUNTING 1.OU: DIRECT COSTS t `- INTEREST CURING COSST AND SAJS 1,309,0013 n' FINANCING FEES MU POINTS 343,000 HOOEL DECUP.ATION ALLO'aANCE 100,000 MARYEIING ALLOWANCE DEVILOPHEnT HANAGEHENT 2.00% DIRECT COSTS 119,000 CONTI'41RCY 3.003 DIRCC! COSTS 170,000 �1 y. TOTAL INOIRECT COSTS $3,1LIO,ago 1 l� _ t � f.OST OF SALES E15i,000 i�R 1 TOTAL DEVELOPMENT COSTS OR SAY 1 . t , 1 39, 200.000 , SouRCtcf KEYSER HARSTCN ASSOCIATES. INC. tl DATE: OCTOBER, IV90 , t� Al g i Al y1 '�17 �....... 7rri.'re�rfr',,,r�'t-eX��-r♦�-,,r„-..-�,..—+...»_..�..... .. .., ...» ,..,.-,��..,r,�r.rr+ s ..a. f 'r'! Vi 17 yJ, P � • ;., , :. ,. . i rf. ''^' 1 , 7,` TTµ . , a t,. ° i _', � �` 1 A r,l„III r�1t .i .. - '- I ; '•�� „1 V!ry�?� 71!�1 ,,sty �'�' y ti' 'r. it � ! y'�:��1 ♦ r , i i f �'��� ���, �{ h�i�� Tl �+r '1 "VJ s:b��},;?,�j�'' r , F•i1.. 1. � °' .t ., �. Y +. <.I ', �j �", ," .� � 7J �4,t; _,V•1`,r l,,r _,'lr�)4``S�k` S .,. ;,' + {.:. 1I ,. �,'a ,, • I .;. .., 7 .. '�,• (I °t li �(�% \ 4, i`h. 5 I • r o 4 11' The aite work is divided into on -bite and off -sits expenditures. f 1 The or,' -site costs include landscaping and recreational facilities, which are eatimated at to total coat of $450,000. Two-thirds of � (1 this coat, or $300,000, are allocated to the residential. component. The off -sit© expenditures arc hnned on the City Public Works i Department cost ect-iniate: for the improvements required for the to- ' tal prcject, which nro $1,142,670. The davelooer is responsible for rill coats incurred above ,%093, 000. Currently, the developer's c, ) + a �r shard in estimated at $250 000 of ��htch $16? 000 is attributed to r t r ' the reuidential component. Total direct coats are estimated at $5.93 nilllon. The indirect costs include architecture and engineering fee st which t �s :h� K %y�^" $ are estimated at 4% of direct costs. The City subdivision facts are calculated at 1 1+ r ra r $8, Q00 per unit, or $_q 44, 000. -latvancea 4were It ' A urovided for taxes and insurance, legal and accounting, development management and contingencies, which aru based on a percentage of direct costa. Additionally, a $50,000 marketing, allowance, and a i $100, 000 model decors` ion allowance was provided. Another major component of the indirect casts is the: interest; costs incurred during construction and the absorption period. Given the existence of subterranean parking, excavation rind initial conct,:uc- •Ir e tion of the garage must: commence before construction of the ' t., • residential structure begins. It is assumed i;hat this initial con- structi an and completion of the parking will raGaire 5 months, aid that the building construction and completion of the parking will " roqui.re an additional 0 months. Therefore, the parking costs must be d over a 13 nconth period, while the building coats must be financed over an 6 month period. Based on currant market condi- �• tians, it is assumed that 10 market rate units wil.i be pre -sold before the project's completion, with the unsold units continuing 1 i ra' to incur interest expenses during the absorption period. This r period was assumed to extend 3 months from the taro ject' s comple•• 'c )f 12f; FFF I r ' •� yet ��� 1 yl, '�� • .� f '+ rtin„ � j r { , ' jl fr� ♦ ] ` ' t ' ' i • �....,—.n.,,...K,T,_w'1 Y.-.� ? 7r� :. - •':I '4 •, /'lA ` ,t, rr�'. .. _.•_. .,,.,.r .l, 1 ,,, .r) �TT�` +'1,' I., 71 cWT , pp IN I MLE AESIZVAL LAND VALUE f Z" 'K kiESf IrWING(011 2rActi, CALMMIA 005S SMS NCCEEDS 52 CCHL)CIIINIU14 timus a S245'c00 6 CONDMINIUM UNIT; i 9190,000 21,140,00U 10 ColiUMMILM U4115 3 SM."On 1,337,000 I400fL 1JECORATI0ll COSTS RECAP;UAi-, sn'"o . . . . . . . . . . . . TOTAL 215,267,000 / 1� �' (LES:;) CtMTRUCINN COS75 9,100,000 DEVE4.0PER'S PPOFIT 1,9G4,710 ............ RESIDUAL LANn VALUE 14,060,000 LAND VALUE PER CMeMNIU14 UNIT S60,00c. SCUM: KEISFR lv,�RSTCI ASSOCIATES, INC. ....... ....... DATE. CICKSER, 19CO "4 tl, v No .•A t tion, which reprenenha averago absorption of 20 units per month. - s The total interest costa are estimated at $1.39 million. The financing fees are estimated at 2.5 points, and total $54 <, OGO. .©1 3.11 mil- The total indirect east:n are Ac=timc►tnd at approxir.e '• y $ ? lion.,- In addition to construction costs, the developer must incur costs t .. associated with selling the units such as closing coat•a and salvo � g , C. Where also are costa during the absorption period to ` maintal•a the model units and the grounds. Theso clnuing and main- tenanie costs Lre estimated at $154; 500, Thus, as shown in Tabla 11 the total construction costs, cxclud; ng land, are r 3timated at t >+f A $9.20 r•illion. Rnygnuo Pi o jg�t cue As can be seen in Table 2, the gross sales proceeds front the can- dominiums are: n_ojected at approximately $15.27 million. The salvo projections were based on a mazhtm. survey of new condominium i devnlopment s in the vicinity of the rjuo;j ect- a.i,te, as summarized in Table 3. Given the range in sales values, it was assumed that the } proposed 1-bedroom units could achieve sales prices of $190,000 or $224 per square foot of living area. The 2-bedroom units are projected to sell at $245,000. Ten market rate units are an- ticipated to be pre -sold prior to the projoct'a completion. Tnere- ~+-',�' after, the sales are expected to average 20 un:.LE; per month, The 10 "Affordable" units, which are set aside for moderate income r� households, are assumed to be sold in the 14th month before the f�• project opens. The estimated "Affordable" sales Lrlce is calcu-- fated assuming 30% of the household incomes can be open'; on all f 1 housing -related expenses. The allowable sales price was determined assuming that a 20% down payment was made, and that financing with a 10.53e mortgage constant: could be obtained. After deductions for f ' a 13 Y j 1 ter' J�� 1eeI!!!'..1.•,; A. r n 1 pp • t ! i 1y• , ,.�-•�....,,,•,Per-WT., ;",^"7 + :',�"'.{ .. ,� 1 ��rfr T..0 -.. •.i. ' - '�•'.� , r , CL , � t it I� *• '' ,'1 ' 4x f 0 it 1 0 `' � r• .,WI � r;f l�' ayJ!wkt,hf: r '. 'Mil+: r�^, ' . ". ,. - 1 ' -• .� . ...' { ; ' '.. Icy r 1 I� : �r ti `• �ti � � ,..� r 1 i r ., M :. Xt Y d yv',' l I r I • Vr r vA '• b Ire rf ' � �'+ Wta'g i� A'''•"'' ^ I it :1;::: r r �•+n i �+ ,� rkr � I�1 V. � h �4�r !r �` ,�;11t �lrM�i .. �i, r V•„� � Slj�h �', �•9 M. t��r .��t�' ``bpi ,� I'� ' - .. .. - :: ��p•., Al i �17"' } � 4 + a I I Ir ;1 ,t t TABLE 3 COhOOMINIUH SALES SURVcY THIRD BLOCK NEST HUNTINCTON BEACH , CAurmlIIA TOTAL S TOTAL DEVELOWNT ............ OF UNITS ......... UNIT TYPE .......... SQUARE ►EFT .............. Ulf IT PR!CF. ......... PIER COLONY 130 1.OED C61 $165,900 200 PACI M COAST HIGHWAY 1.60 967 5307,000 2•110 I'm $327,500 2.OEL` 1,290 $345,000 2110 d VALUUT 9-DED 1,560 S390,000 1CIA N Stt ME 89 I -BED S00 $159,500 61H AD FAIN SIRECT ,-BED 1,147 %203,400 2-RED 1,373 S214,900 HAP.. MING VILLAGE 16CED %M3 12391"0 17CJ PACIFIC MAST HIGINAT 2-GEO 1."00 wq,OG0 SCIENCE: KEYSES MRSTO4 ASSMIATES, INC. DATE: SEPTEMBER, I PR 1 .? PER S.F. AGE C"-cNTI ... ........................... $215.17'. 19" (=TEO PRICES ARE FOR NO VWW S316.1-, AKD P.VITIti VIE11 UHI13 $260.54 SM 50% IN FISST 10+111 $265.79 S250.00 1990 1177.22 1490 ALL UNITS CO'.D 1-1 CNU UVEKEND %177.33 5155.95 $221.51 1939 UNITS SOLD 0':ER 10 PCHTH PERIOD $320.71 C1 • h r: r- '•. a , 'rl tw. ��ti,J'' "'.:-.�. 1 1. •. �1 �1 ti�, ` i, � Vr I �� 1 I j` �,pl•' S All ., f (d ' Irswr.rseiM 1. '.1 _ ^_..""_"r L4Y+:v'Ri!�!tI I w •. +,. Il$.4 .. .. -a, ,•.: I._«_,.�.... .. ...,..,........, ..,.. ,.... .. .. � ,.•....,._.___....--._ . .I. 1'. 1, •, "'��` �11 I � �i•�.property taxes and homeowners association faun, the "Affc,rdable"V. price wro set at $121#000 for the 1-bedroom units, and $137,000 for ' 2-bedrejom units. Howes►er, it should be noted that the "hffordable" "? purchases price shall depend on the prevailing Federal requirements and Interest rates at the time. ;?f Table 2 presents tiici residual land value for the subject site as- y' ��b,',,L•, suming the proposed condominium use. As can be goon in Table 2, ! : sfo�, the gross sales proceeds are estimated at $15r27 and construction { costs were estimated at $9.20 million. Additionally, it was as- ` eumed that the developer's profit for u project of the proposed ` + g}'J magnitude should be in the range of 13% of gross sales, or $1.99 million. Thus, the .residual .land value totdlO $4.08 million, or $60,000 per unit. a + Of€icee/Ketail Component } :4.1 f,' �h4 pQyelopment CUgtq Table 4 outlines 'Lhe estimated development coats asnociated with the proposed retail and office space. Building shell costs are as e � timated at $50 for the 27,000 square fect. of gross building cuea. Additionally, a $20 tenant improvemunta allowance was provided for Y the 8,000 square feet of office space, and a 15 per square foot `?` ' allowance was provided for they 9 500 s uaro foot s ecialt market and the 9,500 square feet of retail apace. Subterranean parking costs are estimated at $12, 500 per space. Five parking spaces were allotted for every 1,000 square feet of retail and market space, _- and three spaces were provided for every 1,000 square feat of of- Tice space, for a total of 120 spaces. The on -site and off -site 'r y/ 1 ,r"a hl ;X 41i1 1�' °�' r • ,. �� ISM ty, F , ,''F,• :y,,. ,r '1'�kP.�4 �_f{+(...-St..,, c..:.,'i�z :-- J:'. :i1 -i""T ;1:":" ie� rr• n,-. •°.. c •��+�" ra ,�e�r r ' W' :i- r 3 yr I [3T Yap iNR 1 I • 1. .. +. 'iA9LE 4 DEVEL041KENT COSTS OFFICE/RETAIL CCNPONZNT THIRD BLOCK WEST �? NUNTINGTO4 BEACH, CALIFORNIA DIRECT COSTS i BUILDING SMELL COSTS 27,000 SF $50.00 /sf 11,310,000 TENANT lF.PROYEMENTS tl OFFICE 8,000 SF 120.00 /SF 160,000 �II RETAIL 9,500 SF $15.00 /SF 143,000 MARKET 9,500 SF 115.00 /SF 143,000 a ' r ON•SITEs ALLOIJANCE 150,000 j OFF•511ES ALLOWANCE 02,i00 4 PARKING SUOTEARANEAN 120 SPACES $12 900 /SPACE 1 50G,000 J .......... I TOTAL CIRECT COSTS S3,528,590 INU'REC, COSTS ` .. ARCHITECTURE L ENGINEERING 4.00% DIRECT COSTS $141,000 CITY PERMITS & FEES 3.00% DIRECT COSTS 106,000 INTEREST DURING COWNUCi1011 SU I LD I AG 116,000 + 's?'� • f PARKING 43,000 �• PV NEGATIVE CASH FLOWS 20,000 F14ANC1NG FEES/CLOSING COSTS 2.5 MJINTS 97,000 LEGAL/ACCOUNFING 1.0ox DIRECT COSTS 35,000 I �� LEASING FEES 25.007E Cbl 123,000 TAXES/INSURANCE 1.50% DIRECT COSTS 53,000 DLVELGFMENT MAYAGENENT 3.00% DIRECT COSTS 106,000 CONTINGENCY 3.00% DIRECT COSTS 106,000 TOTAL INDIRELI COSTS S946,000 TOTAL DiVELVOENT COSTS .,474,500 CA SAT i 1:4, 470, (300 •i SrA)RCE1 KETSER IIARSTON ASSOCIATES, INC. JAIE-. OCTOAER, 1950 t ' P . - ,. . :1�!--,; ;r,;'-�!i6i-�, •!^• Lr�f S',1•• "- ?� 77 ry� ti� y 1 2 J 1 ,P improvement costs are allocated based an an allowance equal to eatimate for the total one-third of the project; $150, 000 for landscaping site costa, and $62,500 for off -site improvements. The indirect costs include architecture and engineering fees equal to 4% of direct costa, and city permits and foes equal Lo 3% of direct costs. The other indirect costs consist f i3stereat during constructio e:.d f.1nancing feeB of $276,000; legal, cloning, taxes and insurance of $80,000; lo4aing fees of $1231000; and development management azid contingency allowances totaling $212,000. The total indirect costri are estimated at $946,000, resulting in total development costs of $4.47 million. It is anticipated that the office can achieve rents of $1.00 per square foot per month art a full service gross basis. However, it will be necessary to offer concessionb to tenants such as one months free rent per year of the lease term. The office absorp- tion is estimated at 50% of the space in the first year and 50% in the second year. Parking income is estimated at $50 per space per month, solely based on the 2,1 spaces allocated to office develop- ment. The retail rent is projected at $2.15 per square foot per month,. the specialty market rent is estimated at $.75 per square foot per 16 month on a triple net bouis. It is expected that 75% of the retail space will be absorbed during the first year of operation, with the balance leased during the second year. The office operating expenses are estimated at $6.00 par square foot. The retail space is assumed to lease on a triple net basis, and thus the tenant will be responsible for all operating expenses. However the developer will incur ongoing management costa, common %: 971 RAO, 1• 11~ I.. it t } TABLE 5 ESTIHATEO N`.i INCOME OFFICE/AETA1L COPPCNENT r 1HIR0 BLOCK VEST 1 HUNTINGTCN BEACH, MIFGRNIA II AL . i ! REWIAL INCOME OFFICE e,000 5F 821.60 /SF 3172,AU0 y j RETAIL 9 SOO SF $25.80 /SF 245.100 KAAKET 9,500 SF S9.00 /SF 85,SOV PARKING INC01E OFFICE 24 SPACES S400 /SPACE 14,400 ORUIS I4CrA4E •351>',80a .{ (LESS) VACA_4CY i COLLECTION 5.00% RENML INCOME ••.25,900 GROSS EFFECTIVE iNCWE S4V1,900 �' �4y v' 1 OPEAAiI►G EYPENSES I + � •i i OFFICE 8,000 AF 16.00 /SF S48,000 RETAIL •.1 KAHAGEMENT 5.00% GROSS EFFECTIVE INCOME rl' - , , RESEMES 19OM SrS0M /SF 290U + � r ' CAM 950 SF $3.00 /SF 2,900 TOM. EYPENSEi $78 400 a ! NET OPERATING 1NCME $413,500 ! OR SOY 11 ' 5:414, 000 1 1(• aY, ?` ! SOURCE: KEISER HAR:T011 ASSOCIATES, INC. j UATE: OCTCOER, 1990 1 A. 1 r,r ". I "! A.r niiI1'^•+ma-r'.•••,'tC(P7L:"^:..,ft'•........r..n" .'P'.S, ••Y, A►I•7 "Wp79'^`•'1'L:Y�.t:uTi.77 I 1y �11 t N r1 r�i' Y !1 •wy ��'`A. �lvYi !. '..'1 . r. t - '!� to �� �� � �._ ��.. 'r �y� 1 y�1 ✓r it � v K 1 , L • - t 4`,r• �,h I � -I �` •, �t W'r , . 1 S' • .. , ^,' ' a TIC T'L�{; Vr y AIW a. 1 , i 1 ' �I '1 1 aria ma'_ntcnance c03ta attributable to vare+nt spas©, and rosurvos for capitU improvements. These coots, including an allowance far vacancy and collections, ara estimnt-ed at $1.04,300. As shown in Table a, the resulting not ,income is cotir,iated $414000. &tll Lid Valle The: estimated residual land value supported by the retail component oc the proposed project is presented is Table 6. As shown in Table 6, thiu value in estimated using two different methodologies. I : VI 5 L! Ih 1 � R capitalizing the stabilized net income at the rate found for similar retail urea in the area. Capitalizing the estimated net ;E income at 6.5$ the 7t ►. • , project value �A $4.a7 million. When this is • reduced by development costs, :Imputed costs of sale, a 12% developer's profit, and carrying costs on the land acquisition, the residual land value is negative, in the amount of ($370,000). It is clear from both approaches to valuation that the residual Y '' land value for the: commercial component is Negative. It is our �,•�ti opinion that given current inarket conditions, development of this type cannot support the burden of yp pp providing fully subterranean + parking. in order for a positive land value to be achieved, it .x��.• " t• , � _�-^—•....r.a.. +{. T:'. ..ter•_+. .-T. i-ri �� 1 , : It ,, : .,' ..,, •1 .t;;' 1• 14 �t 5i ( Ax Ni .44 , +Y, ;�� �,+ t •Y �.. "- 1 ,. `:: 1r '[�h 1 r � 4 The first method, the return or, total investment approach, deter- mines the warranted investment in the project based upon the estab- lished not operating income on a stabiliae.d basis, measured as a percentage of total investmont. Assuming a required return on to- tal investment of 10%, the warranted investment in astimnted at "4.14 million. This value, when reduced by the estimated develop- ment costs and carsyiiig costs on the land acquisition, results in a negative residual land value of ($370,000). The second approach to determining the resichial land value is bared upon the project value upon completion. This value is estimated by +' 6k t� 4 + n J a ;ry� • w 11 *,lai r ,. � 112 �,+� �r/',�, ...,..�,..�..r•Id M.�'. i,... ........ �- .... - - .. 1. , .., I... ..r.. i TADLE 6 ESTIHATEO LAND VALUS nr4 . r , 4 ,rr K r r lb i .01 �• `zyf, � 1 t11 r' r 1 r ,� , 1• y',r • a„ I f 1 h r r4 41, ! ' f 'r J ( I11 •� OFFICE/RETAIL GM'PUIENT THIRD BLOCK VEST MTIHuT- N BEACH, CALIFCR4IA .••• .........................•••RETURN ON TUTAL INVESTMENT ............................ 1jEf IWCCKE CIFORE DEBT SERVICE wARRANTED INVESTMENT (LESS) DFVELOPMENT COSTS RESIDUAL LAND VALUE PLUS CARRYING COSTS RESIDUAL LAND VALUE 10.00% RETURN (NI SAY S4 ;4,000 4,141,000 4,470,000 tt329,000) (t40,000) C$369,000) Cn. 70,0(30) ................................ VALISE. UPON CONPLETIOH................................... NET INCOME BEFORE DEBT SERVICE CAPITALIZED VALUE (LESS) DEV;LOPY.ENT COSTS (LESS) COS; OF SALE (LESS) DEVELOPMENT PROFIT RESIDUAL LARD VALUE FLUS CARnY1NG COSTS RESIDUAL LAND VALUE SOURCE: KEVSER MARSTON ASSOCIATES, INC. DATE: Oman, 1990 S414.000 8.5Dx 4,571,000 4,470,000 3.00% VALUE 146.000 12.00% VALUE 585.000 (w 0,000) (1,,OW.) (t310,000) W SAY 0310,000) Al y. r f ,y r Jdti a :' '� - :i f! ' tr •; *;Tpr ., , • -r.�-�'rp"-7-...- ii f_•,� .� t . '.jam, .. � r .�� �"-' �• A r ; r y sr ^err 3 i �5 t r/ 1 1 If�; 'r 1 • I 1' q v py • �% y �.._...�.�.-..�..r.....r.:.:..'.. _.:::.-.. .. „mil! A... ., • .. 1+ • I I,•'t � 1 I i 11 i i r , • � 1 would be necenunry for tl)c, achievable rent levels to increase sig- nificantly, or to be able: to provide the necessary parkinU in a lose costly mannor than a fully subterranean parking garage Summary The income approach to valuation results in a reuidual value for thO condominium component of $4.08 zillion. They commorcial reuse value was established at ($370,000), resulting in a total rouse value of $3.71 million. This equates to approximately $44 per square foot of land area, as shown in Table 7. I 1 1 W 27 err+yr};'f ,� , p, :: ^1�,:-- ••1+-r'+tU.+...ea.. r.,.,. �.... .•c , S 1 41 , P. 4"Wa Ay } 4 7ADLE 7 SUWAtY Of LK140 VAUX; MAD MOCK WEST mwiywow !EACH, CALIFUNIA Jl LAIM ALLOCATED 10 CONDMINJUN COMPOWUl m,oeo,octo sr LAND ALLOCATED TO RETAIL COHMIENT (3-10,000) .......... TOTAL LAND VALUE' S3,T10,000 Ile) VALUE FIER 900JARF rom :%RD AREA 84,000 SF 1144.17 GROSS IUIIDING AREA 95,030 $F 09.03 SOURCEt KEYSER HARVC3 ASSOCIATES, INC. DATE: OCTOBER, 1990 it . . .............. o""""%' IF, CV 'row f"T;�y tr tj k.A TIM ;! ow , , VI. CONCLUSIONS AND LIP:ITIIIG CONDITIONG s I The previous nection of thin report discufased the approach used in the determination of reuse value. Based upon this analysis, it in our opinion that as cf October 1., 1990, the fair reuse vi2l.ua of the f all - j act Bite iG : r r + t Three Million. Seven Hundred Ten Thousand Dollars ($3,710,000) `� ' A. $t&'4gment a _I�#matinaCdndit3.gn� and _AgAUM2LigRa The conduct of any appraisal in necossarily guided, and its raaults influenced, by the terms of the assignment and the annumpticna it �t which together form the basis of the stady. The following condi- tions and assumptions, together with lesser assumptions embodied in 1 this report, constitute the framework of our analysis and conclu-- aions. The estimate of market value for the propused project assumes com- pliance with the :following: 1. The number, type and size of the residential unite, as -.; • well as the gross building area, shall not vary by more than 5% from the eotimates presented in this report. {, IGi c. At least 9,500 square feet of retail space must be con-- striieted on the ground floor fronting Main Street. A specialty market of 9,500 square feet gill also be con- !f; structed on the ground level. 8,000 square feet of of- �. '• Tice space must be constructed on the 'uc3cond story, equally divided between the two retail structures. `t } 18 q�',i `afialf� �R r�' 4JT �„ 1, � � •JJ ' ``R 7+ , {J lyh R4,``rLy '^1'�.'1 YJ 1 11fF �' •I 1 L Jl 1 w. liq r yyy yl �'hy r�i T.,A F it. it P", , 15 3. The oite must contain public plaza areau at the cornera of Main Street and Olive and Hain Street and Orange, as well an an additional. plaza in the center of Main Street frontage. All open space must be landscaped at rn above -average quality level. 4 The project must provide a 494-space ou-site parking garage,, with three levels of subterranean parking and ad- Ir. diticnal perking at street level. Z f , 5. The developer munt pay for all required off-afte improve- mentEn, including curbs, gutters, sidewalks, electrical services, etc., in excess of $893,000. 4C It in assumed that the title of the property is good and marketable, no title search has been made, nor have we attempted to determine the ownership of the property. The value estimates are given without regard to any questions of title, boundaries, an - es, cumbrances or encr-!?achmunts. It is assumed that all assessments, if any, are paid. I II I We assume that the sOject site will be in conformance with the ap- plicable zoning and building ordinances over the economic life of the property. Information provided by such informed local sources as governmeat�l % agencies, finiincial inutitutions, realtors, buyers, sellers and others was weighed in the light in which it was supplied and checked by secondary m--.no; however, no responsibility is assumed for ooasible misinformation. "7 Yo 4 1 , otw;"' e i on• n Tlta analynt is itot', re.jui..�.d to a _ive t nt m ,� or ppea77 in court. t becaune of having made this reuse -slue cotimate, with reCerenco to t' the property in question, unleso arrtangai,<.nto h.Zvi been previously 1' made; therefor. r No one other than the undersigned prepared the analysis, conclu-- ! aionn and opinions concerning real estate that are net forth t.n j, this appraisal report. 1 I 1 r - -1I ,r �I r r .I I i fk �� r 1 I jl •� 1,; ;, 1 ' t ''t' ` • , r r III fr 1, i I r r flu,r I M47: 1 .�F+�• a b � Mi. . r� r . t'pg•� J Pursuant to Section 33433 of the California Health and Safety Code, this section presents an analysis of »he fair market value of the oubject property at the highest and best use. In contrast to the preceding analysis, no specific development plan is assumed. However, the proposed use on the sito must be consistent with the re3developmeut plan and the site must be developed soon after the transfer of the site; i.e., speculation is not allowed. a rn appraisal ter.uinology, the highest and boat use can be defined as the legal use3 (i.e., uses allowed under the redevelopment plan) that will yield to land the highest value. Therofore, the defini- tion of highest and best use is based asolel; on the value created, and not on whether or not it enhances or carries out the redevelop- !;,,. ment goals and policies establi©he3d by the Huntington Heach Redevelopment Agency. In determining the fair market value for the site, it is our can-- "Y� 1 "• clusion that market rate condominiums generate the highest land ft"� value. Assuming 98 market rate units were constructed on the site, ' ;►,, :'i the bind value would total $6.49 million, or approximately $77 per square foot, It is important to note, however, that the Downtown Specific Plan requires the subject site to be developed with a residential/ commercial mixed -use project or with all commercial uses. Based on diet requirement, it is our opinion that the use of the site for c_%adorAiniums, office and retail development currently represents the highest and best use. i A ' ZI a k1 R� �i• r)r ,•fit �, K U. J r .' �r • y�' # �...wrc.a� � � � .. Sl" NClLyt `, Tl �� r • rfi •... 171. '.'ii . ��... �'Xy.1K.Lf ^SJ�('IY:'d; 11T.'ii: Jii��S1. `�, DEL'1:Q'.W'�'.�rr.r�cwm.rs,w.r.a..w.w.�.�n-+..w. u� was.nr!1aww.a.m r�.;• 'iri�Ji 1 �C,.'v ! � .,•ti ^I �•ri.�^.... -� ' fit, '��.�;"atp f�' t"° ` �,. • ,� ., �' , �' ,� ,� of 10. ��! �� 'fir. t, ,,• �! W',T n. 2 �y�r i t e� • r - t I• r e A'�yjl'' -, a' . r 4^ ' , 1 °t I V11t. CUTIFICATION r We hereby certify that neither Keyser Marston Associates, Inc. nor any of its officers have any present or prospective intereo t in the r' property apprai.sedf that our employment in not contingent in any wdy u ,on the value reported; that Ne have per8onAl1y inspected the = property and the environment; that the statements made and the in- ;, r formation euntained in this appraisal report are true, to the best of our knowledge and belie.f. Respectfully submitted, J'KZYSSR KARSTON hSSOCIATES, INC. r . F•v.� ,.ti .. a Zathleea H. Read . Ij �y\ G y} y,/�,Y✓�"'�Cy(' 22 71 i , V I I r , 1 , ' " I�+r` ,� .� -- ^MISir.r�v•••. -_ ... ....,. n•w«......�+,..r..• .w •-. ..+U rI t1: �}7Af�+I:!( S n o i 1 Irk I •} , � +, 11 III "1� I t ri ' .. �' r�f•A7� �J, 't� i. . 1.' VGK%.G M14 y / ` t ^ / y+• �: - . -'.fit. 1. INN�r J v ..1 ylw.\•�♦� 2 r at • __ /n•• f+ 1 ~Sit �tr V ��j}` 1 ♦ A� t .. y v f • -94 • .4 Y . ,xJ. ,� ,y•A ^. •I IX t�• ' y J Autharikod to Publish Advertieerrmft of all kinds including public rmtkes by Door" of the Supmior Court of Orange Wirgy, CelNal * Number AQ14, SepMlnbrlr 29, 1961, Kid A-24831 June 11. 1 fl8'! STAM OF CALOFORNIA County of Orange I aryl a Citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not -a party to or interested in the below entitled matter. I am a principal Merit of the ORANGE COAST DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa, County of Orange, State of Califomia, and that attached' Notice is a true and complete copy as was printed and published in tho Costa Mesa, Newport Beach, Huntington Beach, Fountain Valley, Irvine, the South Coast communities and Laguna Beach issues of said newspaper to wit the issue(s) of: October 19, 26, 1990 I declare, under penalty of perjury, that the foregoing is true and correct. A +_ Ner 11f -4gg 0 1 _ tiR � ytr r )1� w Yr.{ ;i i II • ry r• 'r 1 / �l11lIC Wpm WWI�• OF hIf11111110 nuKr�1 Mira►',, caw kin 9hOM you doge ho" h AWNW 10 oo+bdwn- Mw AlitarASINIBMW. WRO an KOH1N N (911� l� On �W 40100 errs lllr;;i_ww, aW be hrr tf_ CM�r y ' -, • Y 1ocNM P � b/tk1 >lhwrl, Nw�t1A - ' ca- r,4r°" • � � a � hill, iIS"- r1a s 9W TI MI E i w .tip:° Mw�alrwbt . mint-1 by .bb1r t+�+�i , M. NrMn>flerrbwM ' Aa�tevnr . a 1•: iarlt�lslkr� Jr krtM. "M "MG, 8130k We"" -,bgWVftd !r/ :AW. . r4o� 44k, 0" Amuse , Mrs�iroWwrrMIA > 1M Met ano 00 Ab rr 1YlMYi1+ "a MMn•Pi r Ke-C*081 ►'•,x 8&FWW MN R &00 rl'w' r11 MINl1) tl 11M b • trbt prapard AeI iwh�KA , :IN of sr►a a NaN rloopore hirtN+'r� for 111! �N rb+Mlrblr ►a pvbUe rN- w•albb+ al 1M arWC. N go Mb— tx�r c1.�.:wo�rtb snr�.+ M P"A Ills Dmft- allaw rl Saw = hDrprOiia lwlar..M M>7rrM- a>n Mlbf1UMli i\ MN Yl rug MIt ANA--v O%d wft"a .rM:w. b)f1 ,>Ibr k �� 1>q h�1Alr1.d11t1� 1els. T1r� ��lrw clef rNi � Wd oriv owladll iaoft � bllhad � M1t pig K oft of an bbb11or111W*W QAgn i► Jted on �' �r,.,.Y. , �,r. w+w+�1101� wb 1Mb F.; k s r, ., �f r S Ilbrtta' ,lwgl at Costa Mesa, Califoia.+•+ +:' \ ; A m my pNa la go strrl a' rn { / ���,r,,•�',��� lot "M • � t 1 PROOF OF PUBLICATION Ix 'v�l �':-'' . qx.. Y"�� • +NN. .. �,. t. rw h•� ♦-; r �. ••t :•„..',7 �.r. .•n!.• .t/:r.Y`:tr�.'..�`11 t,. ryr..t- 1, -:' S. 1' `�,.. t ( ? . ;, r., STi: r yrrt• �� .. ". r ',. .1'1"fl�f•• tc11R1f� ''�4 '�+ .�. C' ?/ `l /-1. 4' r'.7 �• • '� p `^ �r f{ y 1 I ,1 ` i " r• 1. \, i i` X F 1(( r ` 4�tr' �M, , r ,J i, '+ ;- � r tl' L/I 'l y �(%til ICI ���l\• �i 0A'- S '� yr lh �-, t. �� , 1.1 r 1 1 ,• /f , 7 1 r� S� ,` S` . Y` • a 1 ` r F i � -,, �. / r'/ ` F 2, A l$ . ,� t. •' I�, is 1w�1 4 ie'l fd / 71 • � � r f A ,'r f ; •toti fn 6� ••i • '.11fv oil LTG'-" ' f 1; f •. �S Al ♦ i. j,"��i . _ r - .A /.yam. - '1 • ""��. •P •� •_ i 1 iti1 •, �fL - � , f�1A • 11 f' �.1 i'. - � -1-�1 '•f.. 1: * _ Li; f +i• ylf t _ ' 9 L, ..1 -A • t,-1, 1 v '�,: �-dF VI � � L f :�. 1 :1� .� �� � � `Y � + �» • 1 :A �1 � 1 % ; �� ail . jr„ 1 �_1, y `w��� 13 ��1 rt> / � 1 rat i'` tf :� r►' ,F, '�. 'W^ /Y �� � -• k+ � '. it .. It � u r � + `1' yr{ ',� .`�i+� >1 tr � r.rt �\ ' t.•�' \ /�4 Vr�1i k ,,�``'''y +- �1-t �'I XKl�'11• rr , .• DIY �M 4 { + d If i k }•j tti�r� 1 , �� l�Y t y,],+;j`si'Y"l�yY,�`�y; ,j��r . b�,� .i. �� ''if3� ' t, �; ''�{ �Y 2Sr.M I'I\��n�tt:•S�f.� +,,�•r,c 1�� fl ,. �i Jr �ir T. C5100] SUBJECT OF AGREEMENT A. [5101] Purpose of Agreement B. [5102] The Redevelopment Plan C. [5103) The Site D. [5104] Parties to the Agreement 1. [5105) The Agency 2. [5106] The Developer 3. [5107] Prohibition Against Change in ownership, Management and Control of Developer and Prohibition Against Transfer of the Site E. [S108] Representations by the Developer F. [Slog] Good Faith Deposit YI. [S200] DISPOSITION OF THE SITE A. [S201] Assembly of the Site B. [S202] Escrow C. [5203] Conveyance of Title and Delivery of Possession .D. [5204] Form of Deed for.the Conveyance E. [S205] Condition of Title F. [S206] Time for and Place for Delivery of Deed G. [S207] Recordation of Documents; Disbursement of Funds H. [S208] Title Inauranca I. [S209] Taxes and Assessments J. [S210] Occupants of the Sita K. [5211] Condition of the Site L. [S212] Preliminary Work (i) x , ! >r ? , :3 1r'yrrY', i•, / �1' (- , t � 1 � � ' ��;`1 ' •1 r Y t / Y i � �„' , ��[/`/ t t Ir a,�� , r y� \11! . r 1 / t, t .x� rl�}•' rY ,� ,IX 1, r /t''/ ���iiiTl �,i��/M1G..• ' �1..'' xlt �i r � ..} t_ a � r t'- \ 11),� '�+� R iZ ^',,f Ski yIAY .\, .. ,' r.� a Y. ... r�lx �;;' _ � ,kr, �^, ,,• ^�1 f�'N,I `� ♦��^ f ;;IiY' tau, - � .t` .t Y' r. i�\ r'� ^ r�•''{�^� 5,,-. �rl I.'' r Ij, �f M`, M14?6 a, .1`i ,�•tl t � • -•; � 1, , fl M fly • '�1 „' t�, •1.1 r ,.l �J I �' .. �. '� w I r Jf, {• � v1 9 � 1. . , T1�, .k i 1 . 1 I SLr''.'.�• �t*� I��fY I� I� I,'I I• M. I [5213) conditions !?recedent to the Conveyance N. [S214) General Plana Designation and Zoning of the y; Site; Subdivision Map Approval 0. [5215) Submisaion or Evidence of Financing II Commitments and Loan Clooing P. (S216] Relocation 111, [5300] DEVELOPMENT OF THE SITE ;1 A. 153011 Development of the Site 1. [S302] Scope of Development 2. [5303] Site Plan 3. [S304] Construction Drawings and Related 1 Documents 4. [5305] Review and Approval of Construction ! Drawings a.nd Related Documents 5. [5306] Cost of Development 6. [S307] Demolition' of site k' 7. [5308] Construction Schedule a. [5309] Indemnity,'Bodily Injury and Property Damage Insurance 9. [S310] City and Other Governmental Agency ".. Permits 10. [ S311 ] Rights of hcaessa 11. [S312] Local, State and Federal Laws 12. (S313) Anti-Discriminat-.on ,1• I ' B. [S314] Mortgage, Dead of Trust, Sale and Lease -Back rinancing; Rights of Holders 1. (5315] No Encumbrances Except Mortgages, Deeds of Trust, or Sale and Lfiase-Back for` Development ' 2. [S31u] Holder Not Obligated to Construct Improvements tr ; ;l oll 3. [S317] Notice of Default to Mortgagee or Deed fi of Trust Holders; Right to Cure y r•t�� p",�� f}:Qi�P'�t.'1:T'25'iJ.*trS�A[R74'..nra�nxnru'[r+tc+n+t¢+r7Tx7.�a�nm.r.+.,�,r.+a..M..y.ai (, It ` I.i 7aF" F I' , •rl• • t/ I t I i I 1 r '• r : i' i , 1 4' �1� r�l g I - t' Y' t 'J •'I !7 '•ir � a h F. �I,� '�'. „�t I' / y/ J - J r � 1' i I t •{ 1 ,' ` `, 'y 6•{4,,J�- P: ��� •�• { • i t , ty ,. �llri I I •1, ., , a ,, �s. ,` r•1 l`r '� + I,�..y,� •II• i .lr, tyr 'I 'y''� i� w1 � / ��}; I ��. , �•• - fir 1 '9r'�'��y(+� ; �`�f'i�f�'-fopp:" r l y��1QMMlr Jli: r `' r% � J 1 1 .•IY 'rl*q 7; /' Tf �' � I' 1', > ,!' S ', �1'�'_ , ' ..�,fl 1 •' �'r �5• - i 'li rt 1 r � '.'(r �.r/',,'"�A ' f 'rt 7• / !, 1 �' r d''• 1' t. �+' ��•f� r Art, +rr+id' r ,+.r y{�h4r 4�1r ., .1 .., - -' 'i'' r'- •,.• .{' Sy 'J'�' } 1 ��� ���,ff`y .,h. ,''►) � � .. ,. `''• �.. :�,• �' 1 �1.�`'�, 'fry Jri rw i)t :�/.. .f. �•' �: a tJ .i'7� 1 li, l� I .r t, it % � ( Zf+ I`• ,. f I .,/' lytrr ,If t'..);Al a•1 x` t' �•'1 � . •rt �lv � �-Ytyp�,..; k y.�`�r /.! :,. _Yr �•. Y. ..r I-J •5?,r'. 7�-iJY. r _."�a"b`t�>�Y �J.. � IF'•• i ' 4. (5318) Failure of Holder to Complete Improvements 5. CS319] Right of the Agency to Curs Mortgage or Deed of Trust Default C. [5320) Right of the Agency to Satisfy Other Liens on the Site After Title Passes D. [5321) Additional Amendment E. [5322] Certificate of Completion IV. [5400] USE OF THE SITE A. [5401) Construction of Improvements 8. [5402] Affordable Housing C, [5403] Parking Garage D. [S40,14) Retail and office Development E. [5405] Uses in Accordance with Redevelopment Platt; Nondiscrimination F. ES4061 Effect of Violation of the Terms and Provisions of this Agreement After Completion of Construction V. [5500] DEFAULTS AND REMEDIES A. [5501) Defaults -- General 8. [5502] Legal Actions 1. [5503] Institution of Legal Actions 2. [5504] Applicable Law 3. [5505] Acceptance of Service of Process C. [5506) Rights and Remedies Are Cumulative D. [5507] Inaction Not a Waiver of Default: E. [5508] RemedieR and Rights Prior to Conveyances 1. [5509] Damages 2. [5510] Specific Performance I �`Y 1/�t �1 /1�� - „ r ) 1♦1� / - , t r� ,-- .__ �._ `. r i �! - t .-. t. �` h'. < �r ,� r• �. II;� t/ rl - _rt it r .,. S r _ t I �eej ` �� �, :: 1' /1�'. / I .. t: �r� � ! •,3 ti•j f.; t iyQt y�•l�+�l� C. �r.'y' /. �S'n�l, iJ I%I r,"III ♦ �'„ iR 1 �.. •�'. .T,rl �),'tj-a.� ��1� � tr Y' i r f r - 'f r, %E ,j� I r •.. r lf. d I, ., t I r ; I �, .,r ."wy �.y'1• �3,r � �t ItFIE.� •/ i. .'.t. t .!. ! /� I �,r�. r �� t t,1 ,'1. r ,I .�. ) � ' ! .. •� / � / S , r ,'r �' y sjuZ.,(.1r ,.a ?F,. ✓tilt.. •!. .' _• �, ' �,' ,�'�. rt.:��,t,�'1 t if rt'��Ir J• t ! 1 Yi O r ! l !t;. J'• ;,Y ��Ir � p • p1� rli A•u r, l �JJ, r i t i :.l j L. _ 1 ' ; f t r l I J.. n,t R /fa '1 ,ur, � Y r"�W,' ;1 r `l.. i ; a :, t : , • , , t' r � ���� (�t, j� i y I bL b • .r i� �f • . � 1t ddy e,,, , .r..,�... r .ems. yj.r►..�:1�� ' {a A I rY rk� t, i ii'IM v • r� ,� '' ti { r. � L 1 rt��.h , 1 � {� � �� •4 tl� ' ♦ r ' 1J.a14r N,Ne+'�yi. Jar {, !;` i � .. ♦' I '-l. •� L• �AY� •n, Yi L1 �'�y' r �ii�' J d t' �"�•:� � rr7 .s:• �+ "�+� Kf RJR e.Ky�( ���' �},+��' '� �`'� r r 1"t01� 0�r` �,�,rl -. � �'":5�' � � '� 'J •��� rt ' l � �r �, � r f�• t r' 'ti'�^,v4r iL' 7 ,1 V, 'sl � � •' t" i Lii '� i 'r�l' 3. [S511] Termination by the Developer Prior to the conveyance 4. [S512] Termination by the Agency Prior to the Conveyance F. [S513] Remedies of the Parties for Default Under the Conveyance 1. [5514] Termination and Damages 2. [5525] Action for Specific Performance G. [S516] Reentry and Reverting of Title in the Agency After the Conveyance VI. [5600] GENERAL PROVISIONS A. (5601] Notices, Demands and communications Between the Parties H. L56021 Conflicts of Interest C. [5603] Enforced Delay, Extension of Timen of Performance D. [5604) the Non -Liability Employees of Agency andtheDeveloper t' Y Per i E. [S605] Entire Agreement, Waivers, Consent and Approval F. [5606) Memorandum of Agreement ;.. VII. [5700] TIME FOR ACCEPTANCE OF AGREEMENT BY AGENCY (iv) •�1 '1 �r �I �r 1-. 1 �'1 r. J I. ! 1' 1 ,! 'l {, I Alai ( + Vw : � 7�, r 1, r ;r { l:. rJ j`'.�- �•',/ t �<��I ,1, _ ��•!y ,.�C 1• rJ t°1 ! ,�_ �`` t r it �"T y {! A S�� I� sl ' �Ir)! ��%' �'��/'%�, 3 � �' J ,• 1 r r t J �� �.{ � � � i L i ' � r )�Y't�y4 + I. ,�r1y�•.)'`,',r �, r II f:' , ;' r ! t I ,, `I r ,�1 r '.i 4 1r ,/ •, {�`��tf �'��'�i e <+AI , � �,� t� it •�' c: t t'JL r,G "p Pl + �f 1, lfi� 11 �,� ,,, ,�.�•. '. , , , ;-� l r ; r , '; , ' , • h'.'; , �t r1�t � ,!!•p ' �' !' � , v�/,11IJ 5� " J�. '. ,/ 1 ` i• ' il� r. '�rl j�, N��wl i I�'I��.ra •r .lcr lI! 'f Irl q t`r LII (' •t i tit J 'ri ♦i 't 5Y y 1 JI V •r �}, �a�J't?� �,, �, �� y.i{ ' „ ` )'r�" `'P,, ' �• �' J iry T rr!{¢ �i S '1 1 {a�,, ,{ Fa • •�j,��%�' � l f,, ti��Y r ., { , t ! ,r t IL 1}"r )'t', ��n ��irf�ll��,r,�`11) t; ��y A'rri,1` � J,;lt � •• �l� :� { tir �, JY � r I Jt'•.+I4� rjx 1 I r•t)1 r '1l�'t�Ll 4 h 1J � ., - ,. { r { �L '�•i• Ic .4a I 77 1 'n� • }y�71 04 w�N ! ,y Q t , • 1 1 • ,t . i .•,�� o�: rf,� h !, a`•+ _, ! fc•5 l err?�'U r l,ry �(•K,r•wv'1 ^,� i���r;� •: � LI RT OF ATTACHMENTS 1. SITE MAP 2. LEGAL DESCRIPTION OF SITE 3. SCOPE OF DEVELOPMENT 4. FURM OF PROMISSORY NOTE 5. FORM OF DEED OF TRUST 6. SCHEDULE OF PERFORMANCE 7. GRANT DEED 8, GEOREMEDIATION REPORT 9. CERTIFICATE OF COMPLETXON 10. COVENANTS, CONDITIONS AND RESTRICTIONS 11. MEMORANDUbt OF AGREEMENT (v) �}��'y!r 1 �,1 r• it r t •� � r� j i I ti t t � �}F�f" it � '; c I I .T � . t , t , t ,• �Ir�� r ����;., r itn"• � t :.'.r / I 1,' 1 rt�� ` r r }I c / 1 iri • r.� r ��ti r rr�tt'�r t J rr �, � :tlr�� 1} t' j , Y, • 1�/� ' r � • ` rr 1 ��� I r t •• r G r ���r�IF ���,�f �Y! ' r.Ir i ! S' r - '.! r r rr I �' 1' r •1 r tr•' 1 It I YD •rr7•' Y���Jtt��G Tr 7 SI i,..f�r(I 1)` ! t,`., r t,•r ��j�/;ll,'t ��rVr�J.•�1�. fw�r t 7� �►1. is n, t / � , << � I ' � 1 �I f JIB Y , ,�Y �� �,' t,'' �l' .t !• r Y Y it t•. 'r.dl l �'�i'��• f�''�1 yy'� r. �l,Itc + t :, t �• . r 1T' ,� r,•• ' ' r ' ,S r \.' � ,r K � vl� �y``t f ,•IYt r •�. 7 ,t }I • r.Y. ir� �r.''I I r4 %rr . • '- r• -t', ,:I l 7 r .. ,_,f;fir /lyr;,+r I IA41 ME- DISPOSITIQU AND DEVELOPMENT &QREEHCH (THIRD BLOCK WEST) This Disposition and Development Agreement ("Agreement") is entered into as of the Sth day of March, 1991, ("Effective Date") by and between THE REDEVELOPMENT AGENCY OF THE ��:�-'� CITY OF HUNTINGTON BEACH, a public body corporate and politic - (the "Agency") and NEWCOMB/ TILLOTSON DEVELOPMENT COMPANY, a California general partnership (the "Developer"). The Agency and the Developer hereby agree as follows: I. [S100] SUBJECT OF AGREEMENT A. [5101] Purpose of Agreement 14 ,The purpose of this Agreement is to effectuate the Redevelopment Plan (as hereinafter defined) for the Main -Pier Redevelopment Project (the "Project") by providing for the improvement of certain property'situated within the Project Area (the "Project Area") of the Project, by asni3ting in the assembly, disposition, and development of that real property.. The Project in to be developed as,a mixed use project, with sixty-eight (68) one and two bedroom residential condominium units (a specified number of which shall be restricted to sale to buyers of low to moderate income at an, Affordable Housing Cost, as more specifically provided in Section 401 of this Agreement), a retail da-ielopment of.' approximately tan thousand;; (10, 000) square feet, office apace of approximately eight thousand (8,000) re feet, a food narket of approximately ten th6usand (10,000) equa" 3.0ximately two square feet, and a parking facility containing app. hundred ninety-eight (298) parking spacea for priviite use and exactly eighteen (18) spaces for public use, with 'the exact number of private parking spaces to be determined 'in the manner set forth in this Agreement. These improvements a,nd, certain other improvements to be constructed by the Deve,160ar constitute the "Improvements," as more specifically defined in,section 302 of - thi z, Agreement., Pursuant 'to this, Agreement - a - ciartal n portion of the Project.Area, hereinafter,identified as the;Site on the Site Map (as the terms are herainafher defined), shall be developed and improved by the,Developer in -accordance with the terms of this Agreement. This Agreem . ant is intended to set forth a comprehensive plan for development of the Site, ''including the nature design, processing, financing and conatruction'of the Improvements, for the mutual benefit of the Agency; and Developer. y The disposition and development of the Site as pr6vided in this Agreement are in the vital. and best interests of the city of Huntington Beach (the "City") and the health,, saffity, morals and - welfare of its residents, and are in accord with 1.he public purposes and provisions of all applicable state and local laws and requirements under which the Project has been undertaken. MAY 16, 1"1 .70", "kni �A % t 01 iy B:, I� �9(. 'rtti• '•I- 1. y 1,° "; 1'+• r 'a , r Yl Gt f/. Y rrl f 1x�Xr �` � i. • ! 1 1 si%y } • �Jn v,'y. • ` 1 . � • V:4e e� ' • - feel. •' 4 1 B. [S102] JhjLedeyalopment Plan The Redevelopment Plan for thn Project•. Area was approved and adopted by ordinance No. 2578, as amended by ordinance No. 2634, of the City Council of the City of Huntington Beach. Such ordinances and the Redevelopment Plan as approved and amended (the "Redevelopment Plan") are incorporated heroin by retsrenee. Prior to issuance of a certificate of Completion for the entire Site, the Agency agrees not to emend, modify, or change the Redevelopment Plan for the Project Area in a manner that would affect the uses or development permitted on the Site, the restrictions or controls that apply to the site, or any other aspect of the use and enjoyment of. the Site in the manner contemplated by this Agreement, without the prior written consent of the Developer. Amendments to the Redevelopment Plan applying to other property in the Project Area shall not require the consent of Developer. C. [S103] The Site The Site is that portion of the Project Area so designated on the Site Map which in attached hereto as Attachment No. 1 and incorporated herein by reference. The Site is do - scribed in the "Legal Description" which is attached hereto an Attachment No. 2 and incorporated herein by reference. The Site consists of the following parcels of property (collectively, the "Parcels"), which are identified on the Site Map: (i) those certain.parcels owned by the City and the Agency (the "Agency Parcels,,); those certain parcels owned by one or more third parties (the "Third Party Parcela"); and that certain property, consisting of public al]-ny located within the site,. which will be vacated and abandoned by City and conveyed to the Developer in connection with redevelopment ofthe site (the "Alley Parcel"). it is`understood by the Agency and Developer that the existing Site will be subdivided substantially in accordance with that certain Tentative Tract Map No. 14352 (the "Subdivision Map") submitted by the't)evaloper to City. The -legal lots -created as a result of that subdivision (collectively, the "Lots") will consist of separate legal lots containing retail, market and office uses (the "Commercial Late") and a lot containing residential condominium improvements (the "Residential Lot"). D. [51041 Parties to the Agrggne+nt 1. [Sias] TheLIgencv The Agency is a public body, corporate and politic, exercising governmental functions and powers and organized and existing under Chapter 2 of the Community Redevelopment Law of r:UawirjbnJ 19%OU!WM ANT (2) L .•�j. �� �} �v ' t `.'�n1'�ig7/i'Rif,�eeaRtra+r*sx+wrtea�tsrsx�+�rwae.wePsutws.�w.u•wc+�.w..�w 21 - w �' �w, Tl ,.j3! / .1 11 (' I r� _ yt•y,. .m,� t;* 4 '',' � ra ' S� •1 f ly } Jt 1 , 1 I/ 1 .1 � ' t 1 r '� � �y�' �,y, r; y �i 1 t.,,i , • s' .yiri SI iJL .. 1 • - .. r ;i+ a"IJi,. ,Y. /gat '.y� • I iti �I AT i T 4 ,( •I J I riff _ + . t ' - 4 • t •r J 7 6 } 4 I d�,• }� t 1, �l .tr. t, •r r�I ! f �•�.� . +, 1 i�• f P +r '��'r i t•.. r f .;;L i. - r - ,. '.', /��r Syr , �', *S�`' � r'. lt���� � ., 51 I ♦ , I (�'•t I� �i r� r � I � r !{y1 �Q(]Jr�' I 1 (A, the State of California. The principal office of the Agency is located at 2000 Main Street, P.o, Box 190, Huntington Beach, California 92648. "Agency", as used in this Agreement, includes the Redevelopment Agency of the City of Huntington Beach and any,'and all assignees of or successors to its rights, powers and respon- sibilities. Whenever the Agreement refers to approvals or other actions to bs taken by the Agency, such approval or other action may be performed by the Executive Director of the Agency or his or bar designee. 2. ($106] Th@ Osyelg= The Developer is Newcomb-Tillotaon Development Company, a California general partnership. The principal office and mailing address of the Developer for purposes, -.of this Agreement is 2800 Lafayette Avenua, Newport Beach, California 92663, Attentions John Newcomb. The general partners of Newcomb- Tillotoon Development Company are K/W Realty Group Limited 'Partnership, a Delaware limited palrtnctrship,• and NIT Development Company, a California general partnership. By executing this Agreement, each person signing on behalf of the Developer warrants and'reprements to the Agency that the Developer has the full power and authority to enter into this Agreement, that all authorizations required to make this Agreement binding upon the Developer have been obtained, and that the person or persons executing this Agreement on behalf of the Developer are fully asahorixed to do no. Whenever•''the term "Developer" is used in thins Agreement, such term shall include any and all nominees, assign- ees, or successor; in interest to the rights and obligations of the original Developer provided for by this Agreement, 3. (§107] Prohibition Against Changg jD gymershijs. XQDA ' and pngl'ol - of Deyejover ' end Ih tion AgginjEt TrAnsler of t&Si,to The qualifications and identity of the Developer are of particular interest:to the ASancy. It in because of'these' qualifications and identity that the Agency has entered into this Agreement with the Developer. Consequently, prior t(,:'Agency1e issuance of a Certificate of Completion with respect''io the Site, or, an to each Lot within the site, prior to the Agency's issuance of a Certificate of Completion with respect to such Lot, (as provided in Section 322 below), no person, whether a volun- tary or involuntary successor of Developer, shall acquire any rights or powers under this Agreement, nor shall the Developer assign all or any part of this Agreement or the site, without the f.Uft* r319%06 ZM07.W? MAY 16. 1"1 (3) ' � � "t �' S .lwv..�.�w'. j♦'IOI7l1Y.NrGNWf�K1�Na�wntr.•1•rw�wMawr.rrsr"ww..w.r wlr..r wr • r Yt• f �flrr fl ` rr ♦� ` t'li r !r �,. r �, �' { f � i r ( - w ' 'y� I + I f.- 1 r T lT l•y J' 4n i r. ihr 'l:iv � l i ^9"'1 ,c ,i ,• r •�. •`� } !! iv �•t. I 1� j �'�`!r r ` � � �+K q'}��((jj���V •. N'� ��i,1K rP! r�i `' ++! 'r /. J11 1 �•1s ��. � r 1 ' S'. � t7'+(` , 1 T �kry��,nl ��lt%'�l{ � , "� I •., JL -V I r\. t . 1! rr , I. .•� �1 r''.f^v�� , yv 7 ' 1 � � y+1 '+y.yp }7 p,i, 1 e ' .I J '1. ,,, .. r '! !; 1 J. 1' 1 �' I' yy !/• �, ;'y ' '�1:.a`r'�'J 4��!' `ryy 1' .J r • � i . � !'rr !;,« .•� � ,i• r` +gY P,,�, r: 4 1t`1,+`11 1 l� J r,• +, + r + I 1. Ii + i►��:r i,p 01 A+,�1,F�( Itt % rI P '♦' irk i'... ,.''r I1 '. ;1 .` if f�,� ! 7`'7 , II �.•�'M1�L i} tit t -•(.'� (i 1 i �,. �Y 4. 'j n ... "1� . T Y�+ ��'��i�f : rl} 'rt ll }.. , ✓ 1, F ril yy�� .�n ••1� � I, - r t � v, tr t, _-�.:..�rdarA�f r,rrr�� �� 1� pt•• ' i (� � rJS1�1'�. �lr �'3 prior written approval of the Agency (except as provided belov). A voluntary or involuntary sale or transfer of any interest in the Developer or the site shall be deemel to constitute an assignment or transfer for the purposea of this Section 107, and, except as provided below, the written approval of the Agency shall be required prior to affecting such an assignment or transfer. Any purported transfer, voluntarily or by operation of law, in violation of this Section, shall be absolutely null and void and shall confer no rights whatsoever upon any purported assignee or transferee. The Agency agrees that it will not unreasonably withhold approval of any assignment requiring its consent. Notwithstanding the foregoing, Developer shall be' entitled to make an assignment which consists of a -mortgage, deed:, of trust, sale and lease-baick, or ogler form of conveyanca for financing, provident that such assignment is made to a lender approved by,the Agency pursuant to Seation'215 of this Agreement and in for the purpose of,securing a loan of funds to be used solely ror financing the direct', and indirect costs of construct- ing and operating the Improvements, including without limitation, any hard or soft construction costs, interest, fees, pcints, reserves or other financing costs, and all costs of planning, designing, cor;st:ructing, developing, leasing and operating the improvements to be constructed by the Developer with respect to the Site. Notwithstanding any other provision of this Agreement to the contrary, Developer shall also be entitled, wi-chout: Agency approval, to cake an assignment, sale or tranefar of this Agreemant for a port! can thereof) , the site (or a portion thereof), or any interest in the Developer, in eonnec:.ion with any of the following: a. The conveyance or dedication of any portion of the Sit'e to the City of Huntington Bauch or any other governmental, public, or quasi -public entity, bod,!,or agency, including all public utilities, where such conveyance Or dedication fucilitatas •`����� the development of the site. b. A transfer of the Site, or any Improvements thereon, and/or the assignment of this Agreement to an entity over which the beveloper, a general partner of Developer, or a wholly owned affiliate of the Developer exercises operational and managerial 6ontrol;•;3f (i) the pu.�chaser and/or assignee agreed to'be bound by the provisions of this Agreement and any other agreements that the Developer and Agency have executed in connection with the Project; and (ii) the Developer, a general partner of the Developer, or a wholly owned affiliate of the f %"%VvW119=E2WW.WP 36, 1991 (4) .•i[II,MwwrV.r..Mww�r+.....w �►+.rwnr.v... I•w=r .r w�r�•� riru__TP f ' ! q �r iA S,f/i{ 1 t t 1, Tf 1 I 11 i A 1 , •1 t�4 r �S c ��t �.�r ` ri� ij lSre r, '!•t t t r 1• it r r1Y .: ', r.. � � . ja'( ,, }nQ 1S,ti " t + r * t . 1 1• I r i �f': r r •t , ��J �t k / 5 +' V. (� i �'ry , . / r i-„ i � � r . '•+ , r � tin f 1 IT ( ((C t �. ), a � tl.:', !'7I � i7�1 Ill+4. yi S 1.`l�(,•St � / �. :� ( �, , 1 r,t S ,1 ,. ✓,l i♦ ♦r r , ll i+('4�'+�F ',r I. ' al a n r ! 'i i. \, t -r ,� �1.• � �t it rl ,l+cc�}�� Ili ',1 r rrf `� , :i• 1 1.1, t� •.f. �N+ \•'.r ,1 fit! �Ai� i MrM r ,r rr' '".4.. //r {! •< �r1,; ��/ � , ,'1 `' :r •., r I i.':f i i� '�l, .41 l �• It•I Fi yV ti y4 �/r L� t1 t t , ` I 1•,, l t, `��,� 1. ,4ti'1i� yy1� � tI � rt t ,u � � 1+• l . t _ i '( 1 r , • v If r i1' 14 �' 'Y 46 ���'�'`� .`��1 f f•� �1, i' 41� r'` i r' ' 1� '�t✓1�/ \.I�w !•�Y t'�'�r'•"�',�'� - �'��(.� •Ati'�t l �('I?� 5 ''''V': t • T 1 !, J ' t • 1 � 'ti l ,,r P. • ,�i ,1 t r It1� �/,, � M ♦ ,.j• r t. 1 r, A: r t �. - � ♦., �-•, t •!r(r i f�' 1 rt, '.t y` .. iJ �F�"t! qr ,y ji�f y ra ff s ! 11 r�' r 1• •''j t ! /S'•/ .r, 1 •,' �` �. r,t f k .t><� );, lu, r t (► la�� 7 t 1 ':t ''r it rl' � .r , '.� .'., l ''�1 rS r' ' J �irl�. �''4 �'j./.. �!('��, I�,.(t .�.� 'f , - 1 ���,i ,{., .,' �, 1. r !r r:{.]7. 11 il•:i�r� ,r rl•r rr '!x'•te �t ;��A ,1 A C' 1. '��1�'}qq\��frF {+rf `ryrr+ r ,� y' � 1.l1 It ',�7�r ',•,�. o 1\f �$ I + r�•�t i �1 � - p�'1 '1 tr j'ff�N• `ii •�• } ��r � � l �,1� i I _,f�1y/l � � , f � i "� � � � t �� � •T� + ) , ) i 1����� �, fv •iy ' r � f T i, 4r a i �t 1 i r' Developer holds more than a fif�y percent (50%) interest in the profits and losses of ouch purchaser or assignee. c. Any tratimfer resulting from the death or mental or physical incapacity of any individual. d., Any transfer to a family member or in trust for purposes of estate planning considerations, provided that an existing general partner of the Developer, or any general partner of such general partner, shall retain exclusive operational management and control of the development of the site,and shall remain responsible for the obligations of Developer hereunder. a. Any transfer of the Site or any part thereof or interest therein, as a result of the judicial or non-� idieial foreclosure (or -conveyance in lion thereof) of any encumbrance authorized by this Agreement. f. .any transfer to a lender approved by the Agency in accordance with the right of such lender under its approved ancumbrance to acquire an interest in the Site, the Developer or this Agreement. g. Any transfer resulting from the leasing to occupancy tenants of that portion of the Zmprovenents to be occupied by such tenants. h. The sale of individual condominium units, the conveyance of common area.and easement rights in connection therewith, and the conveyance of fee and easement interests between Developer and thn homeowners association to be created in connection with such condominium interests; provided, that: no sale of an individual Condominium shall close prior to the ismusnce of a Certificate of Completion for the Residential Lot. 1 i. The transfer to the Agency of the Agency Parking Spaces to be conveyed to the Agency pursuant to the provisions of Section 403 of this -Agreement. j'. Any transfer of an interest in the Developer as long as an existing general partner of the Develope retains operational management and control over development of the situ, provided such transfer does not affect more than sixty percent (60t) of the existing interests in the Developer and the Developer shall remain responsible for the obligations of Developer hereunder. X. Any transfer of an interest in the Developer resulting from a sale of publicly traded stock. L W u�Mi1719 Wb 61 E'A W .NT (5) Mq 16, 1"1 i �.�, 1� l`, il, AI o�.;•'i6 {1�.. •tf ^'a ? �GW 1 't I I \t Y S rt Sr', y, y�,•: ' i Y r t- .J.�i!r'�t l; ,i �,,,yl t 1 J r '.l • ti. I tr 1 •� Ilr r I�, '' 't l " r,. i �' a•t ' �+ i l', + 1 A l 1' + I t ,1' � f �• + r a � y 1 � t 1' h�l� ����hl rt t� t '�V� 1 i�r , Ti �r. ,. 1 " I,y� ��,�� ••1 r i r�, .r� 1 a 11R� Ay •i+q1 r\ r "� � t - '. •t} � .r:r �$y��I "�•��! r y �r ci_• ! l,l I - r'. 1 (�e. j}"�I 1. ,iiJl�M�}`J^j''f�r � I �..•+ " ,' i ,i•r, ,'•,1 IY I" t.;,' ' r,'�;: \'.•� ~a+r. :,•1 �, r,I +,,I t` c.I` ,R,� � rr'.,•,IJ,( /1� �' 1� , f�' yr ." i 2• 1 •�) iR f.51 i i �� r I I'� ii Ir 1' i + 1 1 Y'f y �C � 1 •.1 ✓\ t �• t1 r r.. •,, , j.• i• �1 .e r {. r •yp p1 it �•'I, •1' it_, .. �__•... \ � 't�` 1 � r 1 f ; r i . ♦ , r. rSK i' , ' YJ �`u,wl '15 11 �'yVar �Yir IR����,�••• r� y 1 J'� _ r p �'M'1 t y�J I j r �'+; •'i • 6^+,�� W -�• ;' �J � s 1 I � t I!'+� 1 x�tyh¢ a �lV klryY�tl�4 J!��i, l h. r+ I I 1 •f ' r..si. 1 „(� I�. } � j"'I �r�11*�l-+1 , �y7'" Jryl�j S• r 1 � Iti I i; •rl ' 1 � ! j. yF�t�� J :J. �����, iN.l`y Ord, '� ,'1.., - -• '• I; r�r ! �.�•,..%,.M1��'a/"' I �� No assignment of the Developerls'obligations with respect to the Site for which Agency approval is required, specifically excluding assignments for financing purposes and the types of assignments identified above in subparagraphs (a) and (c) through (k), inclusive, shall be effective unless and until, the proposed assignee executes and delivers to.the Agency an agreement in form reasonably satisfactory to the Agency's .'0'.; attorney assuming .the obligations of the Developer which have been assigned. Thereafter, the assignor shall remain responsible �r<.. to the Agency for performance of the obligation assumed by the assignee unless the Agency releases the assignor in writing or *I• all of the.requirements in this Section 207 are fully satiafied and the assignor in -:not then in default under this Agreement, in ! which case the assignor shall remain responsible to Agency for performance of the obligations arising prior to the affective date of the assignment or transfer, and shall be released only 'd from any obligation.or liability arising subsequent to the oc effective date of that assignment. No consent or approval by the Agency of any -assignment or transfer requiring the Agency's approval shall constitute a H; waiver of the provisions of this Section 107 with raspedt to ''. subsequent trans.ers. The Agency shall approve ors disapprove of any proposed assignee which requires Agency approval within t fifteen (15) days after Agency's receipt of a writtr_n request therefor. Any disapproval shall be in writing, shall specify the, reasons for the disapproval and any steps that must be taken by ' Developer to secure such approval. The restrictions of this Section shall terminate upon issuance,by the Agency of a'Certificmte of Completion for the ` entire site or, as to each Lot within the Site, upon tha issuance J, by the Agency of a certificate of Completion with respect to said c Lot. L. (.SlOg) Reprgegntations by the Deyelgogf The Developer represents and warrants to thn Agency as follows: 1. The Developer is duly established and in good standing under the lawn of the state of California and has duly authorized, executed and delivered this Agreement and any and t11 other agreements and documents required to be executed and delivered by the Developer in order to carry out, give effect to, and Consummate the transactions contemplated by this Agreement. a. The Developer does not have any material contin- gent obligations or any material contractual agreements which could materially and adversely affect the ability of the Develop - or to carry out its obligations hereunder. jl��Fl )d f.%"WAM19*M2E=.WP Mq 16. 19M1 (6) J" r RM.�1*.IRNM1rMb'1rYwMr.q�w1A+7 +V.rs �w1M1w11Mw.+.�.r.+ f�rrlw ll - - t ,I •) Ir� I J '. ' Ir1 1J,J �, 11 ) I 1'1 'I I 1��,• ' ' J14 �lyJ,� � � j/ttiv r\r ... �,r . J ,rY,y+`'+�1vr4'r �',i� r✓1. I � a 1 � � tit r i I J.. � `I li Irt 4't 'Y• i Y + �.,1! I r 1 l+ (41' ,j " a _1 r r J 1_ ttlS 1 7`f f'I` r` r e'•�r '•�. el �� d i, ri�J ri IA' ,�� �+. i _ r r 1 �fl� � !1 YI )J�,f t �*.1•. I f, . l JI Jti} Jill ` i , `1 11' •j + } + 1 I'• .tl ~ 'Ij`, ( � I'.. I Y ' �: ,;>,r9 'J' r�`� ,� ' /,j, lip, : � t, a e• i; 'y� I '; ,I �}1 �-, 1 +r.� 1 �����. ! &' i�, f� r, ti.!5'f r I('y; J r `}1 r`, J I , �.. ! •� 1 r ''ll It :i �`�1cHl!yl.�f+r,�`/dy, t J c;�1 a ! l: 1 'I �e Ir �• ! 7. � 1 ' Ji (, , JI e'Y� Y7�"-i i;,•i.N� 11'`~r ,i .r, r .J tlI,t1 14 .. �. •! !.{ti ,�/♦ Y. ! •1:1 �ti1 r �.ili 7J� r�•J`. ' +• I ` 1 . R JI �; �, ..1 'til r 1 +.,!�!'J f' •. �'1 �f'.-/ .' �/ ( ,..r� ��,' _ �, I Ir. J !� t :, t• 1 , � r ti x +,� �y + t 7 •1'. L � .t x, - ''r rf f� ar��l1 ;i,! T� 1 t x�f 1 y •.�f x•"' � :j f � r t1��71yypp �1� � � 'x ''j�a ..� I �r .,,U .•'� I ,�;t tr r ','' 'al'i,}.,�+if 1�+�. `3 fJa%" 3. There are no material pending or, to Developer's beat knowledge, threatened, legal procaodings to which the Developer is or may be made a party or to which any of its property is or may become subject, which have not bean fully disclosed in the material submitted to the Agency, which could materially and adversely affect the ability of the Developer to carry out its obligations hereunder. 4. There is no action or proceeding pending r.+r, to the Developers bent knowledge, threatened, requesting Us dissolution or liquidation of the Developer and there is no action or proceeding pending or, to the Developer's beat :cnowl-- edge, threatened by or against the Developer which could affect the validity and enforceability of the terms of this Agreement, or materially and adversely affect the ability of the Developer to carry out its obligations hereunder. Each of the foregoing items 1 to 4, inclusive, shall be deemed to be an ongoing repr�ventation and warranty and shall continue in effect until, issuance of a Certificate(a) of Comple- tion for the Site. The Developer shall advise the Agency in writing if there in any change pertaining to any matters set forth or referenced in the foregoing items I to 4, inclusive. F. (SID9] GI20d EAithDOVE" The Developer has, prior to the approval of this Agreement by the Agency, delivered to the Agency a good faith deposit in the amount of. Fifty Thousand Dollars ($50,000) (the "Developer Deponit") as security for the performance of the obligations hf the Developer to be performed prior to the return of the deposit to the Developer, or its retention by the Agency as liquidated damages in accordance with the provisions of this Agreement. The Developer Deposit,,at'the option of the Developer, may, be in the form"of: (i) cash; . (ii) cashier' 3 or certified check; (iii) letter'of credit; (iv) guaranty; or (v) other seeuriti acceptable to the.Agency. If the Developer elects to tn,A ost a"letter of credit, guaranty or other security, it shall be form acceptable to Agency in its reasonable.discretion and shall be issued by a financially respon3ible institution or entity.. Agency hereby acknc'wledges and agrees that Westinghouse credit Corporation is a financially responsible entity and an acceptable issuer of the letter of credit, guaranty or other oeourity. The Developer may change the form of, the deposit from time'to time, at its option,,.to any other of the permitted forms of deposit. The deposit, if cash or certified or canhier's check, shall be deposited in an intnrest—bearing account of the Agency in a bank or trust company selected by it. If, notwithstanding the foregoing, Agency failc to deposit the cash f:%dW"1Ui91 M7MW.WP (7) May 16r 1991 31 !1 •N r'� a r ath,�• .if,j�l! • t•. ., � t 1 �r a !, dt yl t1t.`n sj"+� ie a�t' ., 't it� � ,• f! .Ix i� !� ��.r��.fi ���� 1 ,t.. i�r >it� r 1, / rr •. ./ i tie It .r r, r i�1,1> x I':'}L I f��1t � t r }!r . .1 .. •!I r r •3 r + �aa ,tl •}, .i'r 1 t / t•a � ,,4 1 1 ,.1 � / /1}K i/ t .',,t _ , r �,.., .J. •'! 1 11 1 t, �>�. ,�(,J 4 1 � ff���' , 1 J ti 1 •t ti 1 >: � �J `1 !•f i 1�> t'. tiirpf �fl�'M 11 'rKK'i'di.. I 't }t. t �e, r�[)r. •r lx 1�i1 yr , 1r 1ih1, 1•t'f /1,'���1�` t tiff { 3 1` }; IriCf f' if r'ri } 1 ✓;� .,. '' j !•• i /y ,� vf;tr r 0.6' 44•f q v ` r � �� � � .Ilr •.r1 ! r r I v ! a/ „1 y :1 � rR lhn rl ���LkIJ�'1� �' �. r 1 r "" Y' ♦ iir �' rj['� �•,1i'1 v[ r r'.. l� 1 �,. uSri �f I``, i`✓'; 1'r yr� 'F ,I,�I t 67... 61� ,�(r li 1fl 1 i,� r �� '-r't r`�C li,�l.%f in an interest -bearing account, Developer shall notify Agency in writing of such failure, and Agency shall have fifteen (25) days after -receipt of such notice to transfer such deposit to an interest-bearing'account. Agency shall have no liability to,-. Developer for failure to maintain such deposit in an interest - bearing account until expiration of that fifteen (xS) day period. Upon termination of this Agreement as provided in Section 512 (a) - (d) , (f) or (g) of this Agreement, the Developer Deposit, including all interest payable thereon, or, if -a letter of credit, quaranty, or other security, the proceeds thereof, shall be retained by the Agency as provided therein. Upon termilsttion of this Agreement as provided in Section 511 or 312(e) of this Agreement, the'Devaloper Deposit, and all interest thereon not previously released to Developer., shall ba returned to the Developer by the Agency, as provided therein. The Agency stall be under,no obligation to earn any minimum rate of interest on the Developer Deposit. Upen' termination of this Agreement, interest earned shall be retained by or returned to the party entitled to they Developer Deposit at that time. If''the "Conveyance" (as defined in Section 202) is effected, the Agency,shall immediately return the Developer. Deposit (together with any interest earned thereon not previously released to Developer) to the Developer. II. (5200] DISPOSITION OF THE SITE A. [S201] Assembly cf the Site ,1. The Agency agreed to negotiate to acquire the Third,Far►:y Parcels and, if negotiations acre unsuccessful, to conduct appropriate proceedings for tha consideration of resolu- tions of necessity relative to the acquisition of the Third Party Parcels by the use of eminent domain, provided that the Developer is not then in material default of.this Agreement (unless the Developer is in the process of curing such default) . Subject .to extensions pursuant to Section 603, the Agency shall exercise its best efforts'to complete the acquisition of the Third Party Parcels as soon as practicable following adoption of the applica- ble resolution(s) of necessity. The Developer aeknowledgRs that this Agreement,sehall not affect in any manner the conduct of any actions which may be taken by the Agenc' in conneCA.ion With its consideration of the applicable relalutlon(sg) of necessity and that the Agency retains full discretion concerning the adoption of such resolutions. r:ww ntssr'fodttt�ooa.wr Mly 16, 1993 (8) i �. S i .'I.,...CIS......n..�.,,......r�„�...-.-.-Mw.,.,...rtrT.......�.�.�w.,...N..'.....�..5.-ngR.p►►.t. 1 J�{�`) :.y II,. ,{(1 /{l:• _ d/,, it � ' .,r `i --}}�� •. 1 i �1�.1+ '�,1 '+I 1 V i r• /. 1•r', - • U f .l. �; ! 1 J 1 A� 7 r H, �8 '^ �> lr Y ,,i, 1 -r ai i r•y i '' < � ovr ��' t� ., : ,J, . ^ ,1J �� '' 1 ! ` ' ry iL, r V ) V r l 1 2 1i JF 1'fi Y� tt 'M' ) .r I li 4+.)I•I,ISI. l ,_' •�( ! 1 •,1` Sl! i T I,r [ 11 +1 • ) /' - 1 l j , i.,,/I�¢� -I. I t � ' •r p / "�1f' .t j'✓lark' /ril 'rld A �'�•'�I i 1 1 �'' � v ,� r j I ' �J• I I lie' If L ' j f '1 t t 't, •1 '1..• , � • r r Lt` I rl �a •, Ty i �' !,� 1•`, yXfi..y � i ( ...1 ( � .) 1 ) 1• + , � i 1'/, �, i 1 1 r IAA, � rr w'. d•i ti, 11p% r' '(.(i' I - ,i,_ ♦ I i i I .I i yk Y M 1A, Following adoption of the resolutions of nece2slity applicable to the Third Party Parcels, except an provided in the succeeding sentence, the Agency shall no longer,be entitled to abandon the eminent domain proceedings with respect to the Third Party Parcels and shall have a contractual obligation to Developer to pursue such proceedings to'conplation, including pursuit of anyl appeal necessary to establish Agency's title to the Third Party Parcels. Notwithstanding anything in tha preceding sentence to the contrary, the Agency shall not be obligated to condemn the Third Party,Parcels if it is unable, following exhaustion of all available appeal rights, to establish its right to take the Third Party Parcels under the applioabla. provisions of the law of eminent domain. The Agency shall pursue V all steps necessary to establish its right to take the Third Party Parcels at the earliest possible time following the filing of the actions for nondamnation of the Third Party Parcels. In order to complete its assembly of the Site; the Agency shall,,in necordance with Sectionl203 belowlanO;,'the Schedule of Performance, (i) acquire title to those lots comprised within the Agency Parcols which are presently vested in City and (ii) cooperate in the vacation by the City of the Alley Parcel. The Agency agrees to 11Be itu beat efforts to cause the City,to undertake or cause to be undertaken and diligently pursue or cause to be 'pursued; all hearings and other actions necessary to cause vacation of the Alley Parcel prior to the Conveyance. m7haAAgency further agrees, promptly upon vacation of the Alley Parcelto ure,its beat efforts to assemble and obtain the conveyance, as necessary,, of all, interests required to vast the Agency with fne simple marketable title to the Alley Parcel in accordance with this Agroisment so that tho Agency will be In a position to vest such title,in the Developer as a result of the Conveyance. The Agency shall ?iae :its best effort& to cause the City to take all actions and execute all documents necessary to cause title of those Agency Parcels vested in the City to be transferred to the Agency within the time provided in the Schedule of Performance (Attachment No. 6). 2. Notwithstanding area other provision of this, Agreement to the contrary, if at any time prior to the'Agehay's acquisition,of title to all of the Third Party Parcels in the condition for conveyance as required herein, the Agency provides to the Developer a copy of fta Order of Prejudgment Possession as to the portion of the Third Party Parcels for which fee title has not yat been acquired. -and a. the Agency delivers to Developer possession of all of the property which comprises the Third Party Parcels; 7- 77-�-- j.,! 1���; 1 1� t�.. Al" i L: Jt- fly ilk A J, S • 4 � r I. ,_r 1 ! rrti� , 'r,} ' Ir rI .r rr�� , • T�,,f���,� r 4- � i! 1 + ,•i .r r •� r r r�r r, Y,� r , . gl}Tir' 'Pk �, aSl -L ycl. d htZt ..f r• '•i+� ,� rt< 1 r0 awl yy�dY rt�'At�r +•' G... iS ��t , +-,, �1 % '%[, /+•,� }4 {1 .-rl .! � u� ,1 .'y� i , �7 "fit, � ` r, t f. t � , i .•;t °� 1.r � 1 � rr r ..+ v �� ,j r ..,� f ♦ f ��. n M b.° the Agency is diligently proceeding with the eminent domain action(s) seeking the rendering of a final judgment and order as to any portion of the Third Party Parcels for which title hat not yct been acquired, which judgment and order would authorize the taking; C. the right of possession conveyed by the Agency to the Developer and the form and .finality of the Order of Prejudgment Possession are sufficient to enable the Developer to obtain a title insurance policy in the form required,by this Agreement and in the form required to close its construction and permanent financing for the Site;* d. the Developer has completed investigation of the Site, including the Third Party Parcels, for the presence of Hazardous substances, the ramediation of all Hazardous Substances located on the Site has been completed, and the clearance of the Site has been completed; and e. all Conditions Precedent to Conveyancc of the Site to the Developer (othar than Agency's acquioition of title to the • Third Party Parcels) have been satisfied (or waived by the party be'nefitted by such condition); then,.subject to conveyance of title to the balance of the Site to Developer in,the condition required by this Agreement, the Agency'dhall convey and the Developer shall accept title to the portion of the Third Party Parcels that the Agency owns and possassi.ow of the remaining portion of the Third party Parcels, and the Developer",shill proceed with the development of the Site, with' the date of .transfer. of possession from the Agency to� the Developer treated the. same as the data for Close of Escrow (as the --term is hereinaf ter defined) for purpoeen of the Developer's obligation to proceed with and complete construction of the Site Improvements. Notwithstanding anything in thi Agreement which is or appears to ;be to the contrary,. Agency shall not obtain an Order for Pre judgment Possession with respect to the Third Party Parcels with any funds advanced by Developer, unless (i) it shall have previously secured a written commitment frnm the Title Company, in a forr. acceptable to the Developer, to issue the title policy required -by Suction 201(2) (c) above based upon such Order, (ii) Agency's right to take the Third Party Parcels in the eminent domain litigation has been conclusively and finally established by determination of the court, (1:11) the. Developer has completed investigation of the Site, including the Third Party Parcels, for the presence of Hazardous Substances and the Deposit of Probable Compensation required in connection with the order of Prejudgment Possession has been appropriately adjusted as a result thereof, (iv) Developer has provided Agency with the evidence of financing required by section 215 of this Agreement, t:w WM19' a 2EO03.WP taq 1a, 1�1 (10) (�' \ iris �, `t , •,{, + G ,r r I }• I:� �� `r lj� it .• �l t, i'. � � <� t J � � r ,'' t ��� � �t 1 i I r•.� � + �� � �.J. rf r � ; it ! � •'I t . r' r .1 r, <. ` t ;7 , ). Ey � J',; Ifl`/+` y •, '�.tl, 'fr• r� Y 'r 'tt� �.., t t t �4r jI a �, h,y , :;( I1 lay •t J •' ,. t t , `' `rti %r �,{ t r ra r i ,r '�1 1 1,t4 ' G r• r. ,� t 11`,r f �,•t! � ft .,Irtf,�.� �!• Nt,t •t t_ /r•1 t , •,', {I' t � r � Ir'x. ti %Wd f • • S••ti .,+�M�1'rM ! (1 1{ 1. f t J„ _ � r I y�.� a In r 44 �,"14• ,� , Y,,. 1.t rrl •r '.y��,f •A�ti� !\ 1 1' _ �. ;ill t�i {/ r- ') and (v) all conditions to posting of the Acquisition Security met forth in Section 201[41 below have been satisfied. "?' 4 3. Upon the request of Orange Coast Title (the "Title ,fir • Company"), the Agency shall execute an indemnification agreement �:1' , in the form required by the Title Company and reasonably entisfactory to the Agency by which the Agency shall agree to indemnify the Title Company for any losses, damages, and expenses �,, incurred by the Title Company in the event of the Agency a abandonment of the eminent domain proceedings; provided, if Title Company and Agency cannot agree en a mutually acceptable form of 'i indemnification, th6n the Conveyance shall not occur until Agency } t4 .f T = +=�1w, acquires title to the Third Party Parcels and is in a position to convey title to the entire site to the Developer in the condition required by this Agreement. in connection with Agency's t. indemnification of Title Company, the Developer agrees to indemnify, defend and hold the Agency harmless if the Agency's abandonment of the eminent. domain proceedings is justified t because of.a material default by the Developer hereunder which is not cured within the period provided in. section 501 below; provided that, notwithstanding Developer's material uncured default under this Agreement, Agency shall not abandon the condemnation of. the Third Part ��°• 1 ' y Parcels if completion of the condemnation is consistent with mitigation of the damages ,� r suffered by Agency as a result of much defeult. The Developer Agency a and the A ' to .,•\� y Y each agree 9 pay one-half (1/2) of any additional +•_ premium or other charge imposed by the Title Company in connec- tion with issuance of the title policy which results from the Agency's election to transfer all or a portion of the Third Party Parcels) pursuant to the Order(a) of Prejudgment Possession. in the event that the Title Company declines to issue a title insurance policy under such circumstances, 'the Site Conveyance shall not occur, and the Developer's obligation to commence and complete the construction of the Site Improvements shall not commence to run until the Agency has acquired title to all of the Third Party Parcels and title to the entire Site in vested in the � !�Y Developer i11 accordance with section 205 herein. 4. Prior to the execution of this Agreement, the Agency has caused to be prepared and delivered to the Developer an acquisition appraisal (the "Acquisition Appraisal") for the Third Party Parcels dated May 9, 1990. The Developer has ±ry approved such Acquisition Appraisal and is prepared, subject to j` the other terms and conditions set forth herein, to advance up to One Hundred and Fifty Percent (150%) of tha amount of such Acquisition Appraisal toward the cost of the acquisition of the Third Party Parcels. Within the time set forth below, the '`•'' Developer shall deliver to the Agency two irrevocable letters of credit, guaranties, or other form of security (the "Acquisition i, Security"), in a cumulative amount equal to One Hundred and Fifty Percent (1504? of the Acquisition Appraisal, which shall. be f:WM�pli N191Cbs1f'�].WP MAY 16, 1991 (11) a y , - ' •v •'-w �'1^..�{ •,• . t M_.. . ►fir _ payable to the Agency and in a form acceptable to the Agency's t1uhr counsel, in its reasonable discretion. The Acquisition security shall"'.be drawn upon or issued by a bank or other financial 1. institution'authorised to do business in the State.of California • or other responsible financial institution or entity, which ham i'% been approved by the Chief of Adminictrative Services.for the �,�f' '1�'.;i•- City., (who shall act reasonably in making such determination) . Consistent with section. IOS above, Wastinghouse Credit ba, Corporation_ is also „hereby approved by the Agency as an acceptable issuer or provider of the Acquisition Security "; required by this Section, The Acquisition Security shall be `'. conditioned for payment -to the Agency upon demand by its., -,t Executive Dir`ctor•or authorized designee for payment of the :.' Agency's Acquisition Costs (as hereinafter defined) incurred with respect to the Third Party Parcels. The first installment of the AcquisitiAn'Security sha.11;be in that amount.of thirty.,percent ` 7 (30%) of,the appraisal price reflected in'the Acquisition, AUpraisal,atnd shall be delivered to the Agency not'more'than I thirty (30),.dasys after the later of (i) completion of the environmental assessments of the entire Site, including the. -Third Party' Parcels, in accordance ,•-tith Section' 211, and (ii) adoption of the-resolution(e) 6f necessity authorizing condemnation of the t, Third Party Parcels. 'The second ins,tallment of the Acquisition Security shall be delivered not more than thirty (30) days after the later of (i) satisfaction of the conditions to posting of the first installment of the Acquisition security, , and , .,. (ii) conclusive confirmation 'of the Agency's right tc,take the r Third Party Parcels pursuant to its condemnation powers has :been 'o- established. The Second`Installment of the Acquisition Security ; shall be -in an amount equal, "to one Hundred Twenty. Percent (? 20%) ofsthe appraisal price.reflected'in the Acquisition Appraisal. 2n'addition,to the conditions stated abova•, no portion of the Acquisition._Security shall be required to be poutod,or submitted ' �',..•, '' until Agency has provided Developer evidence, which is reasonably acceptable in form and content to Developer, demonstrating'that the Agency has available and has taken all steps necessary to' . ,.. commit the'funde necessary to discharge Agency's obligation to -pay to -Developer the Parking Space Purchase Price in a=cordance with Section 403 below. err: S. The Developer',shall advance to the Agency up to One Hundred and Fifty Percent . (1504) of the appraisal' price reflected in the'Ac uisition Appraisal toward the'Ac uisition q PP q Cost:' incurred by the' Agency for acquisition of the Third.Party Parcels; provided, that (except: as provident in the last paragraph of this Section 201(5)), Developer shalt not be required -to make any further advance of Acquisition Costs following the Conveyance of,the site to Developer. The Agency shall aubmit written invoices to the Developer, together with such other written ` documentation Gupporting s1!ch invoices as may be reasonably requested by the Developers, to evidence the Acquisition Costs f:1ds1.1pIbN19�0682f00I.1'1P Mq I6. 199+ (12) in P. �! l��J. •` 1 ' ' 1.rr ,Sf ''i +t v }`r 1 '� �fl j 1.f / l /. 1.+i ! � 4??• r' �` � r :r t c7 1 .1 I I t t \. '1 r ;' % is � J f r. �lC �� 1 �lp'R F�1� r + l: '�C r ff .,i r {i �t + ' ' � ' r r .fir w,i �tl , +, f•'(y7 V la �v i �it a 7 � r ', 1 - '� •r fi+ � 1 t I {J. + y11. �1{fir '',�' r �1.i •1. P.. .• .�. t. .. •i �. �� IN ✓!/;' ,�f �'.t .., .1t: � 'r ri r I!r '" � ii/ r i .i '� ., , �t t. �' �ti )fir. � tlr; r♦'� y }'' '� 1t �r t' � � 1 1 }�;f fr., t , f•t 1 !t,� f� i0 k �.•1 1:"rtr fl��'.f4 i -;' ,� , _ .. � _ lr— r'��t { .i 1 ' 1 � 1 % � �fg�i ��i..� 94r :� ..YI Ati•' Mt \j! 11�?'.bi, 1 II �' :�i/+• , r '�,'r. r. f 1 ri, r�4r r!� .���( f�.r'�� i r��•� ''�• � �+�'�•SSE�"(f � ':'•r• i r ' r� �•' '`��J�i..;y.l• 1 �r�4�1+� '�• y�` �,JI'''ri��^>• •I 1. ^t {[� � + 1� r 6 r Y r: 41 1 .,.'-r._ r �r r �� 1 v .r �.. 1 ��r `J. r'. L t • � , . 14 4 1 'r t /•.; r 'tr y ) 1��.r I�r !. ��' 1 r , r f .t• I"Y� .' `�. `.. _ .1 � 1 , t _ ��'I � •,.1 fa _ ,r r�F' :� 4 i ; Yr- {')� �1�}�i'. :�. ` ��h�9s_ �.1 ri ' .°� I J• !� -,. 11yf ` ` J'!I J� l+ r :1'.hh 1 ��'f �, ' +.•, 'r�fv� ,•:.� 5 +..�.. 1/ '.,.-'., \",. t�'.. I',t � . _+ '.f'.�, ,'_ � � ;�', � - Y.� , r.{1�r 't I �"° ' t9•..e..a JI 14 lk 1' i , /1 1 1 '7 r 1 ..�{�1 �Vtl/�. v r` y.;}� .♦f, y ♦ 1.y }'ly, -. r r,l IL�r r I r r • I � t.�'R oy ' t.A ' � I' yl,�'�s t {' J1 ..i1` � •'tP 'r' � �, "� ^ 1 •�� . �� ;r 7�r1(�•+i _ , 1��''.'+� � Il��'V''W7��,J�''4'rr� 'r wY r..�i, 1. �'r �, 'i t, ��' II+t i({�t�� � Yr"., ��- 3 'ti ri;.•; „ I � �s, ;�r:•�} 1 incurred by the Agency. Such Acquisition Costs, up to the 4^.4. maximum amount specified above, shall be due and payable from Developer to Agency concurrent with the earlier of (i) funding of the deposits necessary to secure the orders of Prejudgment Possession for all of the Third Party. Parcels or (ii) receipt of a finaljudgment and order authorizing the taking of the Third Party Peircels. If the Developer fails to timely pay these Acquisition Costs when due, the Agency may make a direct demand }•,;;,�;� on, the Acquisition Security posted pursuant to Section.,201[4], but shall not otherwise draw upon or,.proceed against such security. If the; Acquisition Security ie in the form of letters ;. • of credit or guaranties, the Developer shall renew or obtain a - , substitute letters ofreditor c � guaranties (meeting the same k requirements for the initial Aequisitibn Security) within forty- five (45) days prior to.expiration thereof or the Agency, upon fifteen (15) days written notice to the''Developer., shall be entitled to detmand'full payment under the existing letters of credit or guaranties.' Any, proceeds received by Agency' aw,a result of its demand upon these lettere of credit or guaranties P a shall be held by the ' Agency, in trust for " application do therli }' Acquisition Costa to be financed by,the Developert'--Any amounts a "not applied to such Acquisition costs shall be ieturned to `the t, Developer. If following -'such draw upon those 'letters:of.credit "a +, or guaranties, the Developer supplies Agana withsubstiitute #- le (a) of ,credit or guaranty in the amount of. the Acquisition a" Security drawn, the Agency shall return to Developer the'cash received by Agency as a result of its de4uand.up6n the original �. fetters of credit or, guaranties• and shal]:';acoeptt• in,`replacement 4 t2iereof, the new; letter (s) of credit or guaranties submitted by deve'laper. ;,Agency agrees,I- from time to time, upon rerueet by Developer to reduce the, of the Acquisition Security by an at' amount, equal to the Acquisition:•Costs previously advanced by Developer '1;(and for which, no reduction in,;the Acquisition security has previously.. been rec.a nixed): In ,'any event, the Acquisition Security, shall besurrendered.by the':'Agency to Dayeloper and t, y Meveloper',a' obligation to maintain the Acquisition Security shall be terminated concurrent with the Conveyance of the Bite by rr! ` Agency - to -Developer or • the' Developer' c -advance of 'One Hundred and Fifty Percent (150$) of the appraisal price reflected in the Acquisition Appraisal, whichever occurs first., All amounts advanced by the Developer pursuant this paragraph shall be added to and form a part of the Developer Loan deseribud, in Section 201 (7] and shall be deducted from the purchase price payable tv,the Agency, as provided in Section 201[8] below. In addition. to ;the 'amounts specified above, the hevelo er shall advance to the A e�nc -one-ha of e. • if the c a t P g Y A qui i ion Casts• : incurred by the Agency for acquisition of the Third Party Parcels which are in excese.of. One Hundred Fifty Percent (150%) of the appraisal price reflected in the Acquisition Appraisal; provided, that such additional advance shall not, in any event, M.y 16, %991 (13) v �� ��. ' rr? } ti ,s h �• � 1 ��. 11t n :� 1� � *, 1 t 1 1 �, . . r I 1 _I •'�It r r 1 y r �' i .i ♦ 1 'F �•a'.�r i7 tA`...1.,�` ♦r.. rrl. I J Y :'}'1rti t. t+ I,'?`. ` �• 2 `S. AA r r'}� 11(•S+, '1 t t4 ,i1 v sr a f ... � IA +r . �iY ! I � I�r �� ��t.'j'�l� l :•r � it ; �' t 1�1 .•! ( � J ���� I t{ •,}�� lrr�l �b��� I �"��,r .' ' I V +'IJ<� }' , , r., 1 '�'tl t r I ;r I,� �rlrf,j�° Yi•5� dt A '1�I A � , 1 t I , � 1 s i r t t , 1 r, ey14 "��y(t °J ,� �I t � 11,�r �c��lr�, r r�i •.4� , r .��,lrr •� � • 1 I� � , '� ".``r ' 1rt �11T1��' f to-� :y, A 1 .r, �`n+y ��c rl'.-yel t .1r -r � ft ' - it ,: r r �•' 1'jr l+I 11t �••� �'l�t '� � }+�11t{�'�rlt.l. tl +�I, �- t '� i r•.�= 1� I� err r t.;:� i r�; lf,�� }�Iy .�rl � .`, r �•. 1,I,. r� .��Ir r r rl ,. ' `, ,� , I aa`,� ,I�.,.:.N 4 �I 1 1 , 4 i_' f r �. .�SI r r y. - •/ -ft .}}. •�! i, r_i - f.' � r '�r. �' r yA ,l+ �1\lye :lY�� .•�rofdl "-r l; ' 'tr I ' �1�1 r�� . � • y ti N. !., �M , i' , 1. .• 1 („ i- '' p n C r 1( 1 i exceed Two Hundred and Fifty Thousand Dollars ($250,000) (the "Additional Acquisition Advance"). Such Additional Acquisition Advance, and each portion thereof, shall boar interest at the rate of eight percent (et) per annum, accruing from the date advanced until the date repaid to Developer. The additional Acquisition Advance shall, if advanced prior to the Conveyance, r be added to and form a. part of the Developer Loan'deecribed in ., Section 201 (7], but it shall not ve deducted from the Purchase Price at the Close of Escrow. In addition, and regardless of whethe'r',advanced prior to or after the Conveyance, the Additional Acquisition Advance shall, together.with the Remediation Advance (described in section 211 [3] below), be added to and form a part of the "Additional Developer Loan" described in Section 201 [10] belov,,which shall be repaid to Developer at the time(s) and in the manner provided in,snid Section 201 (10]. 6. "Acquisition Coats" as used herein shall mean all costs reasonably incurred by the Agency after the Effective Date of.,this Agreement for the acquisition of any of the individual Parcels and prnperty interests comprisinq.the Third Party „t. Parcels.' Notwithstanding any other provision of this Agreement to the contrary, Acquisition costs shall exclude the following: a. Agency administrative, overhead, and personnel s expense;' b. benefits and assistance to be provided to relocate occupants of the Site who may be entitled to such payments; coots relating to the acquisition of rights of surface entry to drill into, through,'and to use and occupy any part of the Site lying more than 500 feet below the surface thereof for any and all purposes: incidental to the exploration for and production of oil, gas, hydrocarbon substances, or minerals; ce expenses incurred to extend certain utilities to the Site and to relocate and underground certain existing utilities on the site, including public streets and alleys to be abandoned, as more pirticularly described in the Scope of Development (Attachment No. 3) ; and d. . Agency payments, prior to the final award of compensation in an eminent domain action, to the owner of�a parcel or prUperty interest being acquired, to the extent such payments exceed the amount of the approved Acquisition Appraisal for such parcel or property interestas referenced above, unless .tho Developer shall have agreed in writing to pay such higher amount. Except as specifically limited hereinabove, the Ageneyle Acquisition Costs shall include, but not be limited to, costa for real estate purchases and option agreements, escrow Miff WjIS AdliEMA? my 13. 1"1 (14) M tv ` 'r i•lt � 1 ` f h �•. i �, � �!' tf •1yl 1 ,ll :1j. r � Jt i:� 1 '�. S�y/f�1 I.Y'. Y tl'• < I( ` •�- , ). y {�i, ( ( rt 1 ,r r I• r •t�- t r i ,1ff tt - � ^ !'i •Li ', �.�' 1• .r.>'. 1 t •-r� •1• i. ti: .'I �t r ,r< ti ,� i'.. r. +• � 1, �r r ti 7P ��I 'i 1 ` J1:: 1 \ 1�i .:t rh • 1 ,a rr �r 4 rY tr Y• T �sM �1 it '+.fir +' t r �` t t'It { t, • /, 1 '• r - )1 r{ �•'� f II - i r � '! '� 1� � • ���, I 1 i �i� r fr ( t, � 1 r rl �`` 1 itI��, ^i1Vi�r � r t `. Ir /' 1 i 1 ' )} `' 11 1 r 1 li 4: I• r !� '" + `� i� •(1 `t t14�f +: Il i � t r r r. t l . r I r l ' 1+ ' 4r ' ��.4 1 '�', ' ,1r. n ,; j, / '11 ' / t T .L},.- � ..-�•�1� •.I ry i1 I'i 1�'�f'•:� y���ri .. I. y 'fr,rr ( r ! r YI!r 1 a ` 1l•� �� ,� tl �l ♦ 41 1, t r. . r I l r ::. 1 r r• �, r' � i, .i l r r} �`' '. ;_ r, r f T� F w G i , '. L��' .•t � I( 1 ;t. lk i t. /„ 1 - ,. I' `�� r� t1 � ,[dvt jl� Ir` � �'' •^,: `1�: l i+�.i'r . •�: SL 'r ' r'{. �, i r 1 rr i•.� I , 1, r,• I r , r + 1s�r -'!P J/ii }r �� r; c Sri ' ;•� � j l 5 b ,J)1 , °�'� ry� 11 t J �• in : t,��t , r �,�y' Cy}J' 1�5 51,.��.rRk�►`� ji � �. �r � r pl t r • I .�y{ iti „�Y� ry"} � a, 7, � �,. .. "1 I•r' f • �' '�� 1 I � g• r J` � , ti.'��iZ*�'��� ti�� ' ;l x �, '► r�, r..F �`r ',1f '�,� r+�;� .Y,..,. 1 ti�'.,�• _`:�Si�ilir,L.L'l�ir�i..i.. 2 , t.� .. r r.:. t f,• 4/,,. ., fees and charges, title insurance, court judgmental court costs, attorneys' fees, appraisal fear, and expert witness feet. Agency shall secure Developer's approval of the spacial legal counsel to be employed to handle the eminent domain action ;., with respect to the Third Party Parcels, which approval shall not be unreasonably. withheld. Developer hereby agrees that William Shaffiald would bn acceptable legal counsel for handling the eminent domain action. Developer shall be notif iod of, and allowed to attend and pae'ticipate in all. discussions, hearing` or meetings relating to the eminent domain actions, and any appoo l or settlewent;hereof, and Agency agrees to consult with Developer with respeet'to all such matters, to provide Developer witri 4� copies of all memoranda pleadings,,,.. correspondence and other documentation relating to the eminent domain actions, and to reasonabiy consider Pny recommendations or requests presented by Developer with xespiut to such proceedings or matters. Any fees incurred by such speciil legal counsel, regardless of whaather incurred before or after,.the Effective Date of this Agreament,: shall constitute a part of tine Acquisition costs; , provided, any such fees incurred prior to the Effective Date of this Agreement shall not exceed a cumulative amount of Fifteen Thoupand Dollars ($15, 000) . The Agency shall exercise all reasonable. 'off orts to conserve funds so as to minimize its Acquisition costs,.cortais- tent with its obligations underapplicable lawn. Agency shall provide'Doveloper, upon Daveloper's'request from time to time, with an accounting of Acquisition Costs incurred -to data. During the entire property acquisit$.on process, the Agenc:y,F'and Developer shall informally consult with and inform one another regarding the Etetus of the acquisitions and any matters which may signifi- cantly affect the timing and costs of the acquisition(s). All funds acquisitionof the Third Party Parcced else(tooethernwi.thnall,ation with 11,other fuds advanced by Developer, pursuant to,this Agreement :Lncluding the funds, expended •by- Developer••for 'environmental• assessment ,of the Site (section 211[2]).and/cr environmentaL.remediation of -the Site (section 211[3]), and/car demolition of all structures and clearance of all ,inproveirenrs from the Site, if. applicable (Section 307), shall constitutela Than from Developer to Agency (the "Developer Loan"). The Developer Loan shall be evidenced by a promissory note, in the form,of Attachment Nol: 4 hereto and shall be secured by. a first dead of trust,., in thei form of Attachment No. 5 hereto, encumbering the interest of Agency in the $its (exclusive of the Third Party Parcels), or such portion thereof as the Developer may designate., The Developer Loan shall be isunediitely payable by Agency to Developer upon the first to occur of the following: (i) Agency's election not tc,adopt the revolution(:) of necessity necessary to authorize condemnation of ru�yl�,n���oset�i»oa.N� µr �6, tee i ' �iF� ' , ;- r i 47 a ... •�4.N.Ri1w.rT ..., 1 .. , �,.1� t 1 5! .% � 'rf � �;i, tF tot !• ' r ' `� rfll,N, i VN J..4 j t 1 1 • 1 f r c,1 ' l rr ..� 'Il .- 1 1r = 1, '��I r 1��14` � re.'( ' .�IfI"• � �}5 rr k'Si r t. !r �. fl 1 1 �., •.� ���., 1 .t Tlt t Y;.',f �t ! � 1� �� f �I�i:' r..1 ! ' hlrklj.iArq 'r3 r P+ F sit , r r, r ''•. } A.I ii.� 11� �N` � -. j J.1 Cl 11{•1, I ;1 ,/, � � rJ•.i-.{ � � \t J.'l .i rf,., > { pi, nytli 4rv. • , I 1 f;e r , I r t [- , r 5 .'i >ry `r 1 r ! �S rt:� lr i F ..� ..,• , r , tt��,1 r�..r.r 1 r i1C! t It 1 I !Y�/y lr 1 1 �,; Z "�,.' ''.� r '�, F` � ,•� �1 ,. •It ,'1' � �y ="'i Y' .y1 . , r• t t, i ,F �'l'1=; 1: _t 1,1 1 i 1 t 1 �, ! 't �1 `,A 4i ;�sr •�hrP''� r`rr**{7}«rli r' �. Ir 1 i t` , 5=,. 5 i, 5 I.1�•l , }�1 (,: (' -,}�� 44 ', • ' o �r r �� I1 1 � �rlr i:'. rs�� 1'f ' r�l"� r '`yP ��f� •• '�,1 •"Yi !� � i, ii, �XS.t S• , it r � r 7 re , ti r , t.: 9.1 q y:._ fil'" ! «M r 71 ' -t'. - , rr. 1•• r +Ylr1 •)�d 1. Ali Jr:,t r, Yam+#�,� Y�2r. .r + i r• 11 . lI , ;��• tryj't}WA r_ 'ti�7f r� ji• t 1 r )p 1t� It.�: r r�" V t,rf ��y� ��1 y, ` r i �rl �� .� '���1,4+ciS + ;..1 •�.r. �' v %, � ,' 3, tt,..., , tr,.�. r ��� ', t �� � r�� . t G ) � t } ;� �'r r "� 1 yy��,,,•� + Vt��4wr4� t1 -0,��k �i ♦ r: {f l r,. �1...;y.t. �f�i/Y.' A�•l ♦ t ! r 5 �'�';��•�"�I. �+„ 1y,����r.;J"'��i�, 1� t'� {,�� � .n, �I ;�`;;� +��� t.i,tr"�;��1. the Thikd Party Parcels within the time provided in the Schedule of Performance (Attachment No. 6) or (ii) termination of this Agreement for any reason, other than the Developer's uncured material default. In the event that this Agreement is terminated, and the Developer is.in material default of this Aqrsement at that time, and such default has already contiruad beyond the curd period provided by Section 501 hereof, than,, notwithstanding ouch termination, the Develooper Loan shell not be repayable until Aqency conveys all or a portion of the Site, or an'interest therein, to a new developer for purposes of redevelopment; provided (i) that Agency shall,use its beat Mfforts to locate a successor.developetr as quickly as possibly, and (1i) the developer Loan shall, in any event, be due and payable in full one (1) year after the Agencyls notice to D6,ie160sr of the termination of this ' Agreement. If' such obligation is not, repaid when duet, it shall thereafter bear. interest at a rate equal to twelve petri:ent (12%) per annum or the highest rate permitted by law, whichever is loam (the "Agreed Interest Rate") S. Provided that the Developer is not then in deZAhlt of this•'Agreement, and in accordance with tad subject .to all 'of the terns, covenants and conditions of this Agreemeent, Agency &green, at or before the time established in the Schedule of Performance (Attachment No. 6),_to sell to the Developer, and the Developer agrees to purchase froin'the Agency; the Site.. The purchase'price for the Site -shall be Four. MillionSix Hundred xwentyr Thousand r Dollars ($4, 620, 000) , l es`8 (a) the: Amdunt of Eight Hundred.•Ninoty-Two Thousand Six Hundred Seventy -Eight Dollars ($892j 678) (th'e "Excess Off -Site uprOvements: . Deduction"), (b) the amount of..funds advanced or incurxed,.by Developer,,in Connection with ac`uisition of t'he Third Party Parcels, including, without lim tetion, all Acquisition Costs advanced by Developer (except for any Additional , •Accgtiti'8ition Advance, which shall' be repaid' in, the manner provided in . Section 201 [ 10] telaw) • ;.,'and (c) all costs incurred' by Developer pursuant to Section 211';inrconnection with a�tvironmentii i:nveeiigation (but -not -remediation)• of -the 'Site•, -and (d)- 'thr' amount of funds advanced or incurred by Developer in connect ,n with demolition of All improvements on and clearance of all improvements from the Site pursuant to section 907 (including they costs of asbestos removal incurred in connection with'the demolition), (the net amount obtained following such reduction is hereafter referred to as the "Purchase :rice"). The'Purchase' Price will be paid by Developer to Agency in cash at Close of Escrow (as hereinafter defined). 9. In addition to the consideration set forth above, the Developer shall pay all of those costs, charges, fees and expenses hereafter expressly provided to be paid by Developer pursuant to this Agreement and shall, at its cast, provide all',uf L1imNobt1S 191p612F000.1W WIN1 16. 1"1 (16) IN r r k" i•t 1. i r �•� .X � r •• , • r r 5 ,I ` 1 fa r,r}.,{ Y�.'« /.�:1 1t/1. 1� ,r j !� " ,. t• 1 r1 {° t t rr��i li " +}}�+.�'r{1 tell q4 !+: !Yrf l lr } [ to I it � t r';�r { � ♦. i Jfs r+ (1 r " r li• r 1',1 �rr k k i r 1 •. T' I + rJ � > �41 �t .1 t+ r. r tt�1��r� fir' 1, r 'ir lr. •: + / .il + 1 � +, FS >?i /' `u,i,4 �''JAr: t w r '.1'., •� f + r Ire !l r 1L t + Y r' I�rSI r 1`' .� J 4:i�dA'r.}`, � `, i'• ( ,;• � � ';' ter, t r �' 4'.t. t rC{,+y;1y 7�,� + + •' 1 � '1 � 1. i +t t .+ i _tr + (,. ..'7� r r � irhf111 ''r', r 1 il� .1 •,: _ � •I rr ( q. '� a�,` l:I t! , ttr;M Yr..r Jt°I.r t [+J6j i'I l� .N (�1�i�-'� 1- rr: t+4,. t r rr,� r' r t:r•1 r't4e`r-i.til�l r �jti ,• (� .JAL ' ••! `,'�•r+ r, 1!.'lrr r , '� �1 ( r�,• + r ! t (} 1 ,r•• .r \ { •'r t` t ..trrtrfl.! 1`il f -t44 �^�� �'• `; � � r r I - .s1 •+1 � +ti ti{I I�kl /'7• ( ���i'rliyi _J�%� �'s�i �37'r 11 •j ,^•1+� 1 -,(, ..��r 1...,+• t t ,rr, r 'r� ' rr ;'}1 , S ;i' r , Srr,� {,�'h ' t t l � I 17 '• 1 "��j' r 1, - , ,' �/ . r �' r��rt �c'fli�/.•�tfl7�`y'�ri�Sl� r\ 1 t {e` •r l7t 1 ' �, 1 '' ,. et Ir OMI p '� r 'A•�•� . .r ' C�',,j fin.. + Sjt�1 y i3.i. ,tl rfr fly: t A�� �\ •, •.,��; ; . {.,, ft '`tS ��t'yh l � . 1 `_1.� ` r1'J '.r}�� +} 'I'•' .i,` •fr i� �•.r Ilr� �\ \\ M the Improvements required by this Agreement to lie provided by the bsvelnper at its cost. lo. in addition to the Developer Loan described in FoCtion 201 [7) above, Developer. and Agenry' hpr6by agrus to tstabliah a separate loan account (the "Additional Developer Loan"), which shall be composed of the "Remadiation Advance" described billow in Section 213. [3] and.tht "hdditional Acquiri*ion Advance" described above in Section Zvi [5). All a",vhts_comprised within the Additional Developer Loan shall sear �aireac 'at, the rate of eight percent (air). per annum, accruing from the date advanced by Developer'until the data repaid to Developeirt hgency herebl:; agreed to repay the''Additional Div lopes Lidan iri atcordance with the followiliq terms and provisiohi s i . (!) within thirty /(30) dbys aft3t receipt of a f inal j'udgm nt of condemnaiioh,*ith respect to, thik.! Third Party Peir'cela,_Agency, shall pay to; Developer an amount equal to the Thousand 13ol) th .,6x ess ofrFdur )Million si* Hundred.hid:Twe4nty lesser 'or . ('a) the. exc 620,,''0'00)', over the sun of '(i) ; the . Excens Off- . Site the Addiiional''Acquisition AAv&ncs) incurred.witts (not 81t'e ImPka.V6meni.s- Deduction; (2) the total Acquisition co• h reapeot•'-tb the Clird Party..: arcela', (3) the relocation costs ib'durred�,'with resoact to: acy`.Uisiti.on , of the Third Pi i-ty !parcels (inclulding net coats incurred with;'respitct to acquisition or relocation 'of fixtureis and equipmdnt)',, (4) demolition costs dedursuantucted in Connectinn�with calculation oil the Purchase Price p'Lo Section 201 (4], and '(5) costa of the erVironmental .investigation, which have been 'deducted in connection with calculation 'of the Purchase Prise' pursuant, to Section 201. [ttj , or (h) the outst6ndinq balance of the 'Additional Daveldpes Losiil, including all.accrued interest thereon; (i.i) co long, as the 'bu stindkrig,bali hi.6 of the Additional Developer Loan (including all dccrued zntarat thereon) io in axcasis of Two 'hundred and Fifty 'Thousand Dollarts ($250;000), Agency shall' 'pay to Developer (wiihi.n.rthirty (30) days after receipi: of the tax increment revenUn's necessary to eistablish the amount due) ,'an amount equal to sixty paresrt (50%) of all tax increment funds received by the agency vhich are Attributable to the Site; and i ii ) eo long "sp. the, Additianal Developer Loan (including all accrued interest; thereon) is dutstkndknq In en andiint lara$250to or e less than a'n!o Hundred And fi zy"thousa:nd eq �' ( , ) , gertcy dhall pny to bevalaper '(Wii:hin thirty (36)''days after receipt of the tax increment revenues nedmaary to<rstablieh the amount due)., an amount equal ko 'forty percent (46%) of all tax inctenent funds received by the Agency which are attributable to 'the Site f lsliiil� +urff1i�0612POm.yvr bMpr'i6,1991 ' (i7) l. 1,r'.'tt '.a jf z�� S ;�}��.• � 1� r y:fr� + S t _ ct�iJr'+�� r r ` :tt> ,, 1.,. 1 � J� ,.' t „'r,r;yl �. ,�0�L� I �•+ ✓ J �, 2 r r ci>.r, . + 1 r t , , � �4 � t 'Nr , ,� i(T , � ,�y y / r 2A' �f r ! t •• 1 ^� t t f t i 1 �r r A j+q���' Yrr, . E(�f ''✓ o� r rr.'� 1• 4{1 .: �t ►4 f +, I`tr G ✓ _ r r i�t r�llt� t f7 r t rr + ! N�41h. �, �,`I.'t �'1 rf ` t� . iA1�__ ♦ ir. t 17l t r J it 17, t 1 �'%/ 1• �,q'r'1 t, r J • L l ry f I t�l tiiln' �� (..�, '' , ' �J � frt 1 / -f. ' 1 1r�t 1� •; rJS� ..� r „-r �wl)��� r • C rl J S \ r..t f`. r Syl v t / i l� .i Ir%.�1 phi ' lrv�['+.S tr+r. 4 it e � Tti r'l r 1T i.t'' If � V +1• r�l f1.,' r h s. +j rl lG ff I - tyy��•,�f i rf, l'•� A u n t.• S .,. t t"1. 111 .e 1 +, f I�1r '�/ }r"� It�' S +. `A � •r�' f r �1 ��i , ;i`rf'�i1.,,, r.t ,(„ t' r " r .'. �1� .T 34 �1,• r.�r / r.,.�� +}.�+r•• �tf �y ,iL (( � /, � N� lr y f a c 1 J r t t♦ fi 4 1 ,r FL} ,�y � �1 I 1 �11r r i � i* i I r ,•. + r t,. + I����M .�� ors• . + r � f ' }.4 AJ t�r,' / ) Ll '� t.. ti iTtt /!L , �'i r ';. y 1 1 1 » ', i \i �i•'.�1. Y+4Nli.i: �'r f �.i�'I•i 1 f :• "� t'' �,� i r t "' t / � t ( . 1�'' � r 't�`w r .h". .j^FYI t.f t��r��-r.►'.i��� �, :��1, a��! t tr l,�z� l �. {1 r •r \ ;�: i •F� It t4 .., 1 i;. t�. r13�r M r j 1 �tlt ri > 1f I1) �'t t• ' :1' Ij+ i1 ,• fl YJ dl 1 y'•� to r , - T •r ' Fit f,111;. � .,:' ;,, ,� , >1 �� lrr' a � • i � Jr 1 ,iti;nY't ' r' r;O;yi, ti•��1rt r,,�. r,'fi r 1" �i f11�+� �It .�' ,r' y1 l t ' t A 7I A;.enc.y and Developer shall provide each other with all 1 ' ��. invoicen, work orders, settlement agreements and other ` documeW!ation reasonably necessary to establish the amounts described in (i) abovo, and Developer and ARer-ey shall both t; ae ti + best. efforts to cause such expenditures to be ninimi.zed so as to preserve the largest poovibiz exceLu for application against the Additional Developer Loan. All payments received by tho Developer with respect to the Additional Developer Loan shall be credited, first, against: all accrued, but unpaid interest and themafter, against thti zr'.-;'1 1...�•, �' .�� �� outstanding principal amount of the Additional Developer Loan. t ; .• "� ' Prior to and as a Condition Precedent to the Conveyance, Ageiec j shall provide Developer with a separate rote znvidenciiig the t:. Agency obligation to repay the Additional. Developer Loan pursulkAt , to the terms hereof. Such note shall 5e saubatanclai.ly in the ' foss of Attachment No. 4 to the Agreement, mod+fieo as appropriate to reflect the terms of repayment- of the Additional r �, Developer Loan. At the time of delivery of Irsuch note, Developer r r 1 1 nnA Agency nhall determine the mount of the Add 4.tional •.fit t � `� I 1.i �aisition Advance if any, and the Remadi,ation Advance incurred uo dcst_ and shall. reelect such amounts in the note; provided .. , .,•. , c ' �' '' ,:• 1f ' •she:,', notuithatanding the entry of such amounts in the note, such �wtau'�rw sahall thereafter be sub;ect to increaee up to the maximum Additional Ai:quis tion Advatsce or Remediation eost Capp + :•t' t%� respectively, for' Additional Acquisition Advances or Remediataor. CosLs thereafter incurred, and to the extent not already applied against the Additional Developer Loan, Agency shall make the amount identified in (i) above immadiately available for + ' app?,ication against such costs .-hereafte_ incurred. NotwithstaInding anything in this Agreenent which ire or appears to { le to the contrary, if any portion of the Remediat:ion Advance or � � �► fi,dditional Acquisition Advance included within the additional Developer Loan is also included within the Developer Loan and } repaid in connection th'are,.Oith, such repaymont shall be credited ' 8gainst the Additional Dovelo er Loan so that there 'shall not be ' "rye' t` adouble payment of such amounts , to the Developer. 1. M r ht'�It 1� `I: .. r W B. [S202) escrow ` G4 1. The Agency agrees to open an ®scrow with orange ; •'�'1 + ` _ nrl, `, ' ` Coast 7,.tle, or with another mutually acceptable' esc as company s`/ `/tf (the "Escrow Agent"), by the time established 'therefor in the Schedule of pei f*ormance (Attachment No. 6). The escx=a describedV. 7, in this Section 202 shall be referred to as th "Escrow," and theNei, initial conveyance of title to the Site. or appiikble, portion ! thereof., provided for in this Section '202 shall'be referred to as tt the "Conveyance." The "Close of Escrow" shall refer to the y', ,, ��• Conveyance and shall occar concurrently with the effectuation of. that CcnveyarCe. This Agreement constitutes the joint basic f escrow instructs ons of the Agency and the Develope.r .for the �'i Ir � •,, ti fit. t� ,flf�'•f,y�;t',K � � '�, f:b+ulix,trot�',o6azCao3.r.� Ut�y 16, ts�i ,�, :'�� Ft t {' ., ;•::i�� rat �� `• Y .. , . � , S^.�• z..!cNi%IVAtM.F!^^ T 1 1 "'1^ ; . A •r 14 't t �,+'!/tl=,�'Id/ •' ��' !` �,.,I(t3 •,f r..:rl.' rs!�1` �1� ;t 1 'r�.� Z 1,(t `I , t .. t,rr `, ,` `' t. ` � i`t J3 t'� •J f'f �'}1 �%li l, t, �, 1 r t t ,c Y .,� X' " �a1 .,7�1 ,� �" •/7 (G t i3 J f, (X" i] {1.+?.d+yt a }ti.l IN, ,f- �. 1�.'. r .t/ •, t '• i'x'l''. r1 i.,♦ IY Y 1 ry'` !fi` 1 1Y-. l 'S Jti �1.. tt ti ,,;, , t•,` r i. t��i L,:, , „1 qY (d,lµ.l� lY J :I, t'• , ' .,, t 1 - 1'7 rr N. jid, t •• i ,'�t'�t irSh r•�4ri� �d .•�r' I � `�1 1 '��r- r ' ��';' + /li.;�?�F� •� ti�t'/ 1 � , I h> i1+, !�\.,•t�`' / ` 1�:� ,:>:'�:t . r' +tr r f tli �r v %.�1 iti t�' ,'� t ,t•, 1`J 7• { 'jl ,., �i �. i. 1 ,r,�45�,'� 1 � 1 . / r i t tt-- cI , •, ' „ •, .+ '�h�`Y,ri�.( �''•1 C' ;+{r �/ r ly , •tZ�' t t/f•j r`''•{ 'jr }�, �' of j 1�1''4 t� r' ���" t. .•� '' ('l' 41 '� ` ,•l�� �fl�f ��1!/ , } I' 'i'rt�, •, "!" , S'�'i'.'"�' S II ( r.. yRi• /pd'L: 4` r l�4• ,jr t •-r) t f• � ,', r ' ';ri 1 L + •rp i�''' f�l .Jr • .S "9l� �hr ti J'ti ?IS1.4,'y�%{. 141 ' It t 'i rt ' +11 -t.a i j• r ,' ;, r. `• r . - r Ot. , _ ! /•:' 1 �, 'J , +�' !!, � 1 . x '� � o Y U� i f. it _ a' r' I b•w. _ ' •J 1 ` r . a9 , r. y r '� list, � ,� '' ; 'J '.I' ' • -�' '; + i .., , , � f t ���`tIl yi�'S;i171'i - . � " ' ir'' r , I• � r� ; �!, 1^ •` '.. f', y. '�, • ,':� '' .� r • I, ` '' ..b' � ,j!5. /' ', / 1, ,' •t i . Y• r.` :. 1/a. it ty i ,'•^ 1{';'.� �+'. �' '. �, '``i, ,�, /�. r+ •„,., ., ^, 1, � o..� ?.1- �k _.ji ',. 1� �.`....... __. t-5, _ . .1 _.. .1 �..�:':. i.'�...:.a�`.i,ei:.a:,irY.i.iA•...14.:.8Lvlr1 :,�. %,:..t::ti,l�'.i!..._tt'd'f .. 1.. (�', ,� t'`1+8u�,'r,, A` , t r 4 s� al , a l Y conveyancer and a duplicate original of this Agreement shall be delivered to the Escrow Agent upon the opening( of the Escrow. ' The Agency and the Developer shall provide alich additional escrow inlstructionR as shall be necessary for and consistent With this ";E�"' �►< Agreement. The Escrow Agent is hereby ampowernd to not under �} this Agreement, and the Escrow Agent, upon indicating Within five (5) days after the opening of the Escrow its acceptance of the t. provisions of this Section 202, in writing, Oulivared to the �} { Agency and the Developer, shall carry out its dut on Au Escrova It s ��< �f - lkgent hereunder. + s .i:"� 2. Upon delivery of the Grant Deed (as herelaftar71 ;. I, d! :fined) to the Escrow Agent by the Agency pursuant to Section .1104 of thin Agreement, the Escrow Agent shall record such deed -, when title can be vested in the Developer in accordance with the terms and provicionls of this Agreement. The Grant Deed shall Y r ...t ••';.,' ram, , h cc+vey the �>nti© Site :f the Aveycy acquires title Third made Part Parcels prior to the conveyance. ance. ftheconveyance �•;' �: based upon the Asyencyvs right to possession of all or a portion of the Third Party Parcels, then the Grant Daed shall Cover the portion of the Site then being conveyed to the Developer pursuant to the Conveyance. In that event, Agency shall, promptly upon a;:quinition of title to the balance of the Site, ;submit to the Esrrov Agent Grant Deed (s) conveying title to the balaitce of the s r,� T Site to Developer. Escrow Agent shall promptly cause the .Vh l.ri i recordation of much Deed(s) and its (their) delivery to Developer, and in connection therewithrjhall nlloeate all 's charges and proratio.c,r in accurdance w•i' l the instructions fer . - this Escrow applieab�e to the original s�on�alyance. TR�t Developer at, shall &ccapt convoyance of title and, it applieablo, possession of the Site as provided in Section 201. The Escrow Agent shall pay any applicable transfer tax., Any insurance policies covering �' , A�° + ; '• the Site are not to be transferred. 3. The Developer shall pay into the Escrow the 4 following fees, charges and costa pro -aptly after the Facrox Agent d�' •tit F has r,ot:fied the Developer o: the amount of such fees, cbargelss ' ' i• , and i:Osts , but net earlier th**>< ter. (10) daysprior to then scheduled date for Close of Escrow: a. One-half (1/2) of the 'Escrow fee; 1, ? b. That portion of the premL'.%A for the title insurance policy to be paid by the. Developer as set forth in Section 208 of this Agreement; c. The Purcrase Pricein cash; U. Any applicable_ documentary transfer tax and/or a, , ►;� .;, ; starps,; and I ,• f.W��lpuh11914+06b21i001:.VP ucy 16, 1"1 fool, IN +M1 ' _, '1� ;;fL�f , ,� � r� � J , �� ( :- /�• 'tlA '"'.a l r f}_.A,�''f r,•, 1 tier i , ' •Gi I I, }� ` 1 t) _ °i t � L� ;J Y' r: (g, � il`,,•. ;� ��.._. r '', .. • � , �a i4� ����,�,� '11 ' A, . .C. _ it 7�' � 3� A ':'i� � '• - t. y1 r1 A l _I� 1 �7� r ' ' �Y I �, I ��� 1`r�il {/11 � r •, C 'i, ,, � I• , y{t� I'� I i/=, r ,� lJ�,'�'SJ '1..1r i .t ,•j,, err 1 �` il� 1t t �• ry���, 'NL It`•� i j 1' YA��,"�ui , C:. ��r '1•�' { {.�, 1�, � ,1� '� r,'l =+r tt �7 YJ„ A,:f,�', �,.�.?�, r 'ii�, , r t •l � tJ, , . •, Ni4ynJ 1►JAr i, i , r� .'`+ rl I f l,a j��.' �1 r. A t _ r _ , , , �J , . ' !f{Is 11ti :,' 4� 'i ,'{',!till i�N , 'i ', ri +.l l;�,r 1 A ,,l f t J t. r ,1. i=e r r r It 1 Ay �� •�t ,,�• 1 ��; �J ,t..�t r:' ' 7.•r r ;J ' is e' ` ,.' 4j ,.,f ,. ., (.. '. _r��A laJ' Irr •' ' , �,~ 1 { 1✓ ) • 1 f• ,�,tl�llllth��[).ui��vw'rwaea.a�l�lklrYYlll'\,l' :.a"•- — r'� 1.... S1 r • ''�tJ '<. 'A �� ♦ ,� vL% f It ��f�„t/i {,1,' °� !',�5 IJ , J �� `, ,� • •r{�• CHI � �. 1�. ti .j��/f fi J f , ! 4 •„ 41 �st� �E..1;y�M\lF.'ti..:z..;t...::;:�.=.._"ah.rr:..:::eu:•:1'Sb9't_ I � �l. o. Any other costa customarily allocated to the buyer of real property in the county of Orange. 4. Tho agency shall pay .into Escrow the following fees, chargea acid costs promptly attar tho Escrow Agent has notrified the Ag3ncv of the amount of such feed, charges and coasts, but not eserlier than ten (10) days prior to the scheduled data for Close of Escrow: a. One-half (1/2) of the Escrow feo; b. Cost of drawing the deed; C. Recording fees; d. Notary fees; Do That portion of the premium for the title insurance policy to be paid by the Acercy as set forth in Section 208 of this Agreement; f. Ad valorem taxers, if any, u,-on the site for any time prior to transfer of title; and g. Any other costs customarily allocated to the cellar of veal property in the Monty of Orange. 5. Tbn Agsncy shall Lively and properly e:.tecute, acknowledge and deliver such deed(s) as ure necessary to convey the entirz site 3n the mannar contemplated in Ject:ion 201 and sactior ;2Ox (2] of this Agrs�enent. Each such deed shall btu substantially in the form of the "Grant Deed" which is attached to th1.s Agreement as Attachment No. 7 (a�,1 is incorporated herein) 6. The Escrow Agent. is authorized to: a. PAy and cherge the Agency and Developer, respectively, for any fees, charges and costs paycble under this Section 202 in accordance with the tern hereof. Before such payments or charges are made, the Escrow Agent shall notify the Agency and the Developer of the fees, chhr.ges and coats nucas,;ary to clear title and close ttie EscroT; . !I b. Disburse funds ,and deliver the deed(s) and'other documents to the parties eiititlad thereto when the conditionii of this Es,.:row ha'Ve bean fulfilled by the Agency and the Developer. Funds deposited as part oi',the Purchase Price shalk:not be dis aurs,ed by the Sscxow Agent unless and '.until the Escrow agent has recorded the initial Grant DzGd (Attac2lment he. 7) contemplated by this Agreement and has delivered t'ra the Developer lvM-VW"1!>r OL:W13%%? (20) wr h, M � � � r.+ �• rw.•.ayww-....rr ...r...--.�—r. n...,�w.r.,Aq. - r1.I -11r r+' t fY �L 1 , r� I�iR►y' 1 _ ' j1� 7r 4�' ♦ `�yr,� TI, rl i � ty.. i I �• ` f i ' fSY 'Zr � ! �. , is f '� rf, r �i���r�))),N FrR 1ii y� , :� , 1 l•{i I11}• !l a ���l1 i + r. r�l G t ' A`Fh .f. � r„ ti) e.�T: e '`Yi 1 - t+ �J, :'• ♦r, � +F� •J ry', t,' Si �. L1 ,� ,, j�� ,1�a• 1t'1 I'. �i , ' Y•Jl ti '•! 11 1� �{ • �l hL , f i) �i j /�[�'+ i-J, ~) ,� i�fiq. •, J4'i •.• (l, 41 ,r± ,.�.. 1 r 1 ;R p 1� it , I ,VIrJ-y'VRF� "11p SiC .f17, 1 1 / I'1- '•f, ♦ ,�} S , �- jj , •,`,n a�' C,1 '''• 7�1.1, t t°. S+ � r!i V41 `iI� 2C ta,l ,I , � `i tr • t'1� u�li•G �>41 dh, ,• f.fr.i r'''1i Ia •' ' . •.1 � ... .l 1,�. r� 11 I 1j i , rY +` • 55 Ii t , rig � ,l, f, ,, r �.. [t ,+i' '1 • t •iy, }'�- 1r '' u e '. ", fA+..�,.....�.�r...........__".---:.L_....,.�.......»-,...�:...r.,rr..,l��l..ii°YiL.i�•i.::.�•ti..�ta.nrasas:.wt�i... .rt>� '•� :���,�.'g t. 1, '�.n ! -.c•�i; n,Ju. ..� r.�11iy Ih'^'..1 1r. t 1�1 :�r'. ,• it .' 1 �fr ,,,:.; and (if requested by -the Agency) the Agency, respectively, a ,, _•� 'L. title insurance pulicy insuring title to the entire Site and {���� �"'�b' �� z•.,', conforming to the requiremento of Sections 2O5 and 208 of this Agreement. 1)•,1' ��5�;`:. '� ;, , c. Rec?rd piny instruments delivered through this E rt' Escrow, if necessary or proper, to vest title in tta Developer iti accordance with the terms and provision; of th`s Agreement. All funds received in this Escrow shall be deposited by �?{ the Escrow Agent, with other escrow furds of the Escrow Agrant 1n r an interest earning general escrow account or accounts wiirs any r• state or national bank doing business in the S:;ate of California. Such funda may be transferred to any other intrarust earning general escrow account or accounts. All disbursements shall be mada by check of the Escrow Agent. All nd just —oats; are to be made on the basis nf a thin 30 day month. If this Escrow is „ot in condition to closo on or 4eforo the tone for convAuj!M-Ce established in Section 206 of this Agreement, either :arty who thenshall have fully perfurmed the acts to be performed before the conveyance of title may, in writing, demand from the Escrow Agent the return of its money, f, ;papers or documents deposited with the Escrow Agent. No demand «''a :�',r.• 'for return shall be recognized until ten (10) days after the Escrow Agent shall have mailed copies of such demand to the other r t •" party or parties at the address of its or their principrl place on places of business. Objections, if any, shall be raised by Written notice to the Escrow Agent and to the other party within 4 .fay w the ten (10) day period, in which event the Escrow Agent is authorized to hold all money, papers and documents with respect �• . ac to the Site until instructed by a mutual agreement of the parties or by a court of competent jurisdiction. If no objection is ' raised within such taxi (10) day period, Escrow sh��l]_ return all money, papers and documents to the party demanding their return. I:, notwithstanding the failure of Escrow to clone within •the • time grov ceded n - the Schedule • o: 1"urformance, • no demand is made on Escrow for the return of money, papers or documents, the Escrow shall be closed as soon as possible., Any anendn,2nt tv . these escrow instructions shall be in r` uniting and signed by both the Agency and the Developer. Tit the �,; ,Ys. 1 r7:- timeof any am endment, the parties shall secure the agreement of ?t; the Escrow Agent to carry out its duties as Escrow Agent under' such amendrent. :1 ,I !�Y"r,h`�'t All communications from the Escrow Agent to the Agency ' 6 €�t g or ,the Developer shall be directed to the addreames and in the f ;� manner established inSection 601 ,f this Agraerdent for notices, ,„ ; �' �,,�' demands and communications between the Agency and the Developer. N �Y•� 1<r�r �t,N'Mr�t/�'l,{i,•��: r',� I '(f•. r' •• f:1aa.�1111110bi21Dal.wT May 16.1"1 � (21)N. ti. J�t.Ff'r'..w...t�ww�s��P",.e�..Vow►�+nFw.r r---�--+�1 .e+M.'sfe+r.wrl'ww�+ .,r+.twe�Mr,.rr+nw.*etT '-r1R'_l,'fir'tSV Y•r � ry, ` rl r- f y yu r „ ' 1 y , y I + �t •, 1. 1jl f. 'L,,r� 1 �, i\t sS_+ i .'•}, titi i; ', �t,,,, .r u. �' 7' . R _ '"" ''� i f ::y, . i, rr�' Y ' 1 j l , - ' 1 l - f t.!! e i 1rY', • 1�x ' 1. ^} t.} '�k'14'�+ r 1+ It. ' ' L 41'' 11 �� ' r , s 1• � r 1 �rj7 '�,�k7d r, 'r 1 111..,' r \1 1• ,,4�1, •\. ' J•• .� ' - .! t `I` •t., 4 �l�i y�,�i'�i 'li �pr't.� �JJ.+�{' :•i + ` :. i. `'1 �,I. , r 1 t� ♦4 .: ,�r,� ! (� 1' ,I r 1 t, Y t � Y '• 1 ,Y .Y + I l-rt , r �.. C.r .t rl fL L ' �+^ 1 + •1, / 1�• �rC ; _ -w• R , X / + t J� r t .: 1 I ., ,/ _ 1 {. !, 1• 1 '• r1 rt f � + , 1 U .f' 4 y r �>jptyy ,f�i Y r .Jl' , r r � _ r• IG ! ..�' rS .ilj 4>lt: u h. . . .. - t Imo'••'. / p I p F .tt. JIB •• i •1.-' r'r E r•;-`*.'T'-i, �i I r .. .!) :.r � •,� l }�w':�r�l=J r.1. !S�'. "n�/el,''�11 �, ,ri 1 , it e. i1 1J h` , • ! t s� r! M l• n rr l '7 > ;, r,: �, ' � �, r• 1•) , '`�;,- #' � ri � t i1}, i,�1ti f f `,,4 1 ri y +j , « , lr�r' ]�•+4 ��,'� rt ' :1 1+. - �1 ,, ;, f�:.•1 � '' p r :4 r1�: ,+,1 I� R ����� r ,t k '' •. , � '• ri i ' . it , r • �1�' � ,� ,Ira � r: �: -1 ►. +I1 l :1 },-'� ,t SI'li ..>,i t ! !% f� , , !r, l � 1 ^�r,"w.r `$.. ,,/,.I ,/F :, :yi ,.a. •ii .. ��� :. ,r •r1'' { - l� +%�``. 11 r�.�y,`'�l �� ir,,G '/ ' •fir .l , .. l - r+i!w +! 9 Ir,w (� It, � .:r y t 1 «a ryu„w rr.N a,fXt."!.«r r=.ZT^..�'�`•....t oi ti ,,��gM„Ah�- k %�. c.:. .. ., ... , -.. .� .. _i. , _.. .... ._.., : - .:.. _. L7 tC:.'L cl7h•wk+rur.+.w. .-_ _. ' r 1 The liability of the Escrow Agent in th© capacity as �` ,;;•'r '`rY, ^'�Q�~� escvow holder- with respect to the Conveyance is limited to pertormanco of the obligatiuns imposed upon it under Sections 202 r , it through 221, inclusive, of this Agreement. C. [S203] Donvr_vance of Tilk-1a and Delivery of Subject to any extensions of time mutually agreed upon in writing between the Agency and the Developer, the Conveyance i1 li r� •� It shall be completed on or prior to the date specified therefior in the Schedule of Performance (Attachment No. 6). The Schedule of Performance (Attachment tip. 6) is subject to rv'vision from time to time as mutually agreed upon in writing between the Developer 1� and the Agency. The Agoncy and the Developer agree to perform all -acts necessary -to the conveyance of title and, if Pipplicabin, possession, in sufPiciont time for title (and i�ossession) to be conveyed in accordance with the foregoing prop pions. without limiting the gerrnrality of the foregoing, it shall be a condition precedent to Developer's obligations under this Agreement that Y P Y portion of the Cif has taken all steps necessary to cou,se the the Site vested in City to be timely conveyed to Agency so that } ;r Agency will be in a position to convey title to such property to Developer by the time provided in the Schedule of Performance. ' It shall be a further condition praredent to Developer's obliga- *tions under this Agreement that the City shall have caused , ,,} vacation of the Alley Parcel prior to the Conveyance, and that, _u ;••, concurrent with such Conveyance, record title to the Alley Farcel ' *� f <•;, will, be vested in Developer free and clear of all liens, encum- '' brnnce8 easements ri ht3 rights of way,claims or other +' �'' `ems limitations thereon except for an exceions to title approved �+ { � � ,. , P Y P Pp r4 '�,�, i ` by Developer pursuant to section 203. }}•"f,�A.� � ter::. r '` u ; ', Possession shall be delivered to the Developer not later than the conveyance of title, except that limited access �`z shall be permitted before conveyance of title or possession as provided in se ;tion 211 of this Agreement. Provided that all conditions set forth in this Agreement with respect to the Conveyance have been satisfied, the Developer shall accept title �1 ��� r•�r >'�Ya:r; ,z and/or possession on or before the date established in the ' ` y �;+, •, , schedule of Performance Attachment No. 6 for the Conveyance. D. [5204] Farm of Deed fort the Conveyance 1 ` 4 ,a The Agency shall convey to the Developer title to the Site, excepting the mineral rights thereto, in the condition provided in Section 205 of this Agreement by grant deed(s) x substantially in the form ai. the Grant Deed net forth in Attach- ment No. 7. M + !, „ t r•. �l P:Wafe19WDi21700L1,R7 May 15,1991 (22) A. 04 Gt •rr q i� , f 7. ,+ r_ 1, � r,. , ; `�1- { 1 � �rt� �'. 1. i1 !-1 ,i :'t` '�., 1 .. ��11 1 �j '�. ''(1:��t ,• � � �j }� , ,'i' 14, Xr, ��iry1 ;'�+ l Y., 7' 1. � '. t ���• `'!� :L� f. ', +� ,' i �� , ti ' , �( ii�wL.A �. r� t ' �,,. �'��� �r ��,�! ��,,. [•� ,+. t .'1' �""tr T•1�Y �� ��� ilfl"�j�14�^'�`.p' Yry�'�I.. �i is `` +• °'' I + ,.ISM 1 ` '�1 �. ' _ � J �',� � a f , ;` � M `'. �1, i ��(,+�,, , `y�C/� ' i t` t ' i ^/ l• I f:/ `11{ti j' ',3r' '�•�S• '� (�Yj�,S �, l., 1 �i.• .r , '� ! " �. r +'.. �` .l� ' ,� , •`�',+r a%• } �R': i,':,� �. 1rI' 1 SJ t0'r ; ,�•3 111 •, 4 r+ 7Q ' V'r �. , t r ({+{ , �.T< �/r�h i� t � � , Q r I. _ � � r • � .. .- t�, ..) •���R+T,11 p r+ � •� I 2i+1 1r , a i!' 'p ;'• ` t' rid fit y4a,• 0 Ole 4.0 t� lit "V 12J f , E. (S2051 condition of Title ' y Tho Agency shall convey to the Developer foe simple merchantable title to thn Site excepting the mineral rights thereto (but without reservation of any right of ourface entry), and said title shall be free and clear of all recorded or unrecorded liens, aricumbrancea, covenants, assessments, easementn, lonGes, taxes, and other matters affecting title, except for covenants and easements of record which the Developer approves in writing pu2suant to the provisions of this section, the Redevelopment Plan, and the provisions contained in the Grant Dead (Attachment Ila, 7). The condition of title Shall be compatible with and not preclude development of the Improvemanto. A", 1'`i`r� �, The Developer has, prior to the execution of this Agreement, obtained a current preliminary title report (the "Preliminary Title Report") tocethrall with conies of all documettti reported as exceptions iA the Preliminary Title Report (collactJvely the "Title Documents") for the site. Developer shall notify Agency; ir. writing, within ten (10) days after the Fffective Date of this Agreement of Developer's reasonable dia.approv,-O (the "Disapproval Notice") of any exceptions to title. chown therein. Failure of Developer to notify Agency of any disapproval of exceptions shall be deemed approval of the Vreliminary Title Report; provided, that, in any case, all mortgages, deeds of trust or other like monethry.encumbrancee mhall be deemed disapproved and Developer shall not be required to accept the Site subject to any such liens. If Developer gives the Disapproval NotL'ce to Agency, -tv Agency shall notify Developer in writing within ten (10) working days after receipt of the Djuapproval Notice whether Agency '-1A elects to corret.,t or remove the 4atters disapproved by Developer. If Agency failfi to notify Developer of Its election within said ten (10) day period, Agency shall be deemed to have elected not to correct or remove such matters. If Agency elects to c-Drrect or remove such matters, Agency shall complete c6rrection or removal of stich-mai.ters not later than tits Conveyancc.of the Site. If Agency elects not to correct such natters or is doemad to have elected not to correct such matters, Developer shall, within ten (10) working days after receipt of the notice of Agency's election or the date of the Agency's deemed alectian, whichever is applicable, elect either to (a) terminate this Ag.reement, andl in such event, the shill parti.e a 11 have no further a liability to each other hereunder, or (b) accept the Site subject to the uncorrected natter. Developer's failure to give written notict-concerning its election between alternatives (a) and (b) Above on or prior to expiration of said ten (10) day period shall be construed and deemed to be an election of alternative (a) by Developer. Upon such termination, the Developer Deposit and all (23) a M" 16. 1"! 4 t A t 10; IUV k (NJ,.' I i- C1 •.' 1 ,t'. , + f l , �,' rl;r N , I ` l" 1" !' I' ' '( �.ef..--:::Y�11'•`,a'!.!'i+�i�'9;� F'.'•{�.'; 1. ..I f 2.r i i7 'i .�i t� ,r.I '1...-L.. 1 ..•YI+.. i:nd4Jie v: w•t 1nw1.�.•�.'...�.. �..._ .rl...+i."�: �_��t � �....} r .-� d i _4 11. '.� 14k other sersurity posted or advances made by Developer shall Le imnled,iately returned and repaid to Developer. 1� r The Af 1ency will reserve and except from the Conveyance all interests in oil, gas, hydrocarbon substances anti minerulc of every kind and character lying more than 500 f%et below the f 1,1 r� ;• surface, together with the right to drill {,ato, through, and to :f use and occupy all parts of the Site lying more than 500 Neat ~'` ` r ~, below tho surface thereof for any and all purposes incidental to the exploration for ani prnduction of oil f ! . , gee, hydrocarbon substances or mineralc from said site or other lands but r`��+, without, however, any right to uses either the surface of the Site or any portion ther9nf within 500 feet of the surface for any purpose or purposes whatsoever. f' ; F. [S206] T_InP for and, ,.pl�a e_ of pelivpry__ of Dged t ' „ . Jr Subject to any mutually agreed upon extension of time, { "'' '.6 the Agency shall deposit the ;rant Deed (Attachment: No. 7) with the P�scrow Agent on or before the date established for the .jij �, ' •,,jj.,. �, Conveyance pursuant to the Schedule of Performance (Attachment 11 •' !, � v rYtr-�.r r1f �.. • CL � � G . [S207 ] agcordition of Dn IMWt . p.�rpurs m9_0 . of ' f�: i 1, ,? n•1{'1 Funds The Escrow Agent sha 11 f i le the Grant Dand for record&-- 1 tion among the land records in the Office of the County Recorder. for orange County, and shall dnliver the balance of the Purchase Price (concurrent with the Conveyance) to the par. ty entitled a xh"r'r thereto after delivery to the Developer of a title insurance �j " t� ` s ��. ' �1 ;," policy insuring title in conformity with Section 205 �f this yr.�Y e., r c Agreement. fir. .. ••; 1 B. [5208] Title lamurlince Concurrently with recordation of the initial Grant Deed ri ; 4 (Attaclizent No. 7) conveying title to the applicable portion of the Site, the Title Company shall provide and deliver to Developer a title insurance policy issued by the Title co;npany �y t' insuring that the title to the entire site is vested in Developer in the nondition required by Section 205 of this Agreement. The Title Company shall provide the Ageetcy with copies of the title insurance policies and the title insurance policies 6hall be for the amount of Four Million Six Hundred and Twen..y Thousand Dollars ($4, 620, 000) . The Agency shall bear a share of the cost of the title insurance .policy equal to the sum of (i) the cost of , a standard CLTA.policy'with coverage in the amount specified `Ij'„ above, and (f i) one-half (1/ 2) of the additional coat above the cost of shot. CLTA policy , if any, resulting from Agency f s +P election to proceed pursuant to an Order of Prejudgment i�Z ., t il. (:Wu�N191o6S2F.003.1NP May 16, 1r1 R, 1 (24) � $L f► � i 11 :7 I '1l 7 ',' :71' I{h r '. jd ri1'+ j .Jr` IS�}�I i �� ♦JM1r�.1 n. ti ?t.', ' I'l r 11 ,n ' } 1 y'1 ',t, I r'- t , : ` " t �V } t ' i v �)' w� � S i 1 I � � �•r a 1 c 1 � t `d,� 1 U ` �, _r11ti t yyrpp��}'`'. 'C,� •, �Z �, ,'._, : I r .l!f ^�.I i14 1, 07�f ( 1 1,•'��Xit i(li��`ri.`t'`rl �� 1 }•l{ t�r• 'r'?V' I .. 1 l � � y /((I1J � ,. � '. r i t , r t.._ + +. + •.. t � ',j� i I���. ';., . t r . 1r , �,,,,4trL Y � i° c•'t[1''"� � I` 'r.. ,: �r ,�1 11 1 't.l ,', r,'' �, I, �,� ,Y V'l�tTaj�u' �I ���j.� r I , •.�'�' f�r� :,����lr.yti l y t r. rl / r l.. �l � � r.l t, r H � �: 7 ''�'!� •„ � � Y il")4 I'rIra 'f �'•4'tD 1 .r, i 'i{ r .r. ,,� r •Sl r r ti r ci •�r + ��'1.�bj �'t1"' • r ���R��', I , �. ! ! tl., �y+ { r• I �f +•_ �I , .��_r f�." ` ,1_' t/,'.. f f r:tt Plei :''�i�.•+,., .fi�� "fir 1.� � A L_ „ , rl � '•fit ;�. ti ' y - �r whW-. .- r f 1�•- � - (l. ,C1, 1. . ,- .. ,r •, f 1_- ', ',T I.��: ,Y �.r r+ �' � o-� iTa1 i ��• , `• a l ', -1�.. , , ,. L,I C' ' '.' +. , , !, ,++ I !f:''' it � J�,1+ x'�' �i. t Y r Ir r ' I w,. J. •e IWrti t. r I :Ir iyns 1 .. r t' `f { r 1 , � 1 , �� ,•� .J( r . , -ZP C: '1 + I }, cy''t1f2`� >trj1,,lf ,I.til,ll•::! . 1 Xi J•►• 7,1 � fir +}r 1;• W „r 1r 1�� tl arrt f / rl � l it `� ii IrtL !rr C( 'A �'0M r7f Ir lalR+ u' I / r ll Possession rather than delaying the Conveyance unt 1 after the acquisition of title to the entire Site. All additional costs incurred for or related to ouch titlo insurance ahull be borne solely by the Developer. The Developer may, at its option rend at i!:s coat, obtain coverage in nxceRe of the amount specified above, aaeure any endoreaments to ita CLTA fora of policy, or sact;re an ALTA form of policy, rather than the CLTA policy. I. [5209] TA2ien and A sn-asmenta hd valorem taxes and asoeaBoments, if any, on the Site levied, anaesaed or imposed for at,y period prior to the Convey- ance shall be borne by the Agency, and any of ouch taxes and assoaBmants imposed after the Conveyance of the site shall be borne by the Davealoper and its auceessors and assigns. After the Conveyance of the tiIte to Developer, Developer shall pay when dite all real estate taxes and assessments can the Site so long as Developer retains Bn interest therein. J. j5210] Occuparits of the Site Concurrent with the Conveyance, possession of the Site shalt he delivered to tho Developer with no occupants and free of any rights of pods-Assion by others. K. CS2111 Condition gf the Bjtg. 1. Djacicaure. The Agency represents that, to the best; of its actual knowledge, two gasoline service stations formerly n%istnd on the Site, which contained underground gasoline atorago tanks, which may have cohtaminated the soil or groundWater on or utider the Site with petroleum or other Hazard- ous Substances (as defined below). The Agency has retained GeoRemedi3t-ion Inc. to conduct a preliminary environmental assessment of the sstsi. reoRemediation, Ina.- set forth its findings in a report. -.Iatrad April 10, 1290, attached }i�rato as Attachment No, a and in.:orporated herein, rhich report found no contamination of soil ;;n tho' Site but •reL"mmonded further tooting on the Site. ,., 2. Invmstigatian. He soon as possible following the Efxective Date of this Agreement, the Developer shall investigate the environmental ct;;ldicion of the Site. Developer shall advance the costs of such inveotigation, which shall be added to and form �' `�';� •',� ,#rM`r' +�� > a part of the Developer Loan described above in Suction 201[7]. in accordance with that Section, such advance shall be secured by a first deed of trust oncumberin the Agency Parcels or the g 9 y .; . ; ;1 '..'.• portion thereof designated by the Developer. Such advance shall also be deducted from t-he' gross purchase price of the Site -a4 the Close of Esc;rov or reimbursed to the Developer, as applicable, pursuant to the terms of tt.is Agreement. Such investiyatr ,n J 1 4 ;i{+, , j f:16ot1pubtUl9'•O6l2iA0S,NT May 16, M1 �N4a 1. , t "�4 .r rat• 1` r .�. 1 , r ir., ..i� +i; /+ 1 c ,' � �`• { �r.� to (�1'!}�'l i}4tI1�Ar ram; r/ , M'� r { ,/`I'i' li+ /' •:, 'I r 1' Y/ r l �• �.! // i f l IY L, J � „ f .l F. l ! 1 ( 1 r 1 t r r .T• r 'Ir y • 4 s. .'°, a Ctti,f 1-. �i/ •i'', ,,r, : Cy� i' . •III SJ .r .1. � �; �, } j'r {, �j : �'l) l _` + r •I 1 �..' S.; !. J (il ( 1 Y7 � i �, t i +.p!•rr 7 .� n 1./1r�,rr �Yll�y�,, 1 ` � jrYl ,, , ♦ » y,r . t., � � rr � r l r '. '] ,: � J �1� fi i � , "l Isi f t �r'r r ���, r �rJ t+M.'�1 , r t Y 1 li,• � i f rl t f` `�t�X I,t r VS�r, !! �.S S L TI t^ � il. t- fl'�1 13 14 1 IRS+ii�,' Y rl It,r / r .I 'r r' �` V I •��4r Y. lY>rlt /�;� 11..1 V. t�'.rJf �'. 1 ��j►�, il,�.�� 1 'c=U �!.{' �t`r�,4 �,yj.�. 1� ,rl' +'� , 'aTj.�/ , !, ,.,, •'i Ir`, J i, ! �` .+ �' 11'y t , y ;',! ,1 �a? I� ,.t 1 , I �'JJ L' tdnr • '''lr .. ', 1•s .1 '- �I /i%� -'1;/W rl ,, rir�44 .:. r } ,i' '�t,�'r ,r 1►' 6 f 7,1•F JV r. "'i" e d I • • 0 '0 1 1"'Y Ire -I r 71�1 n 0 Op _00. r .11, shall lnclude a full environmental auLit of the Site, Including Vail sampling and groundwater testing in locations throughout the 4 Site, tenting for the presence of asbantos-containing materials, and ouch further activition as the environmental export or consultant (tbo "EnOronmental consultant"), to b-a jointly selnotad by the Agency and the Developer, snall dner., necesoary or appropriate to determine the environmental conditlan of the site, but, in any case, including preparation of at least a Phase 2 report for the cotire Site. The Agency shall une its beat efforts, without obligation to make any payment Lo i:.he owne.- of the Third Party Parcels but otherwise at its own expense, to obtain access to the Third Party Parcels for the purpose of 1 allowing the Environmental Consulterit, to conduct such _10rt invivatiqationB as it deans necessary or appropriate, including, without linitution, hiking ull actions necessary to secure a court order permitting entry an the Third Party Parculs for such purpose prior to Agency's filing of an eminent domain mction(s), and, immediately upon filing of the eminent domain avtAon(s), taking such further actions as are necessary to allow the - Environmental Consultant to undartaifte and complete any aspect of the Site assessment not done or completed prior to stI:ch time. The Agency may part!cipate in thu environmental investigation directly or through once.or more designated agents, employees, W consultants or contractnrs, and shall have access to all 0 information, raw data, opinions and ta3t results gentrated for the Developer by such investigation. Al 77 3. subject to the "Remedlation Cost Cap" ir (defined below), Agency hereby agraes to fund all renediation activities (the "Ramediation") , including the installation of noaitoring eqmipmant and removal of all asbestos frDin the site in connection with demolition LAd clearance of Cia site pursuant. to Section 307, necosriry to ccrrect or remove any environmental harms or hazards notid in the above investigation, to (the satisfaction of tlie Environmental Consultant and any gcvernmental agency having jurisdiction over such matters. P rl Such Remedlation work chill be initiated, bid, Promptly unon comple performed and sup:Lrvised as; follows. �.ion of the environmental investigation by the Envirannen'tal Consultant, the Env"tronmental Consultant, the Developer and the Agency ulill, meet and Jointly establish the scope and description of the di R ediation work to be advertised for public bid and the �rlem parameters and conditions of such Remediation work and any bidding thereon. Following receipt of all bids for such work, P. Agency (shall, prior to acceptance of any bid, meet with the Developer and the Environmental Consultant to evaluate, screen and analyze all bids received, and Agency and Developer shal). attempt to jointly identify a submitted bid which is acceptable to both Agency and Developer. The Agency shall then accept the jointly approved bid, if any. Thereafter, Agency will uss the J), (Ada1A%4%Ar%3 M06I2E003MP May 16, 1"1 :44 (261 04 4 W is' lip IN -7 14 Q j-7 0 1 Alt A. L IN- I , W 4117 7,. l; ,x 21 .k? x I _ • r '�t�� rf+a ,l;i .,,t '. .. ••.'r ``� }Mt ale `I ii , M.. ", j r�•. ice:.,.... iJ'....... .... ..:_.,.. «_ Jl-J . S1 ♦ .1.: rr..rr .S:u a ..nhJ.Jl , "M ,, 1 � itr Environmental consultant to supervise the Remediation work ` performed by the cncson contractor in order to ene.tre that such ►,` '' .1(Is it t Rerudiatirn work is promptly commenced and diligently pursued to completion in compliance with all applicable laws, including ' without limitation, those statutes described be! -ow as the Applicable Laws. Agency agrees to consult with Developer and keep Developer fully informed throughout the Remediation process, and agre,�is to.allow Developer access to the Site for purposou of Alt `r Inspecting any Remediation work being performed thereon. Developer stall be notified of, and allowed to attend and y"'b _ 4 participate in, all disscussionp, hearings, proceedings or meetingaa related to the Remediation work. Agency further agrees A t to co.•sult with Developer with respect to all :2emediation work, !;•. to provide Developer with copies of all cnrreapandence, studies, tests and other documentation relating to the Romedis►tion work, 0.'and to reasonably consider any recomcendati6iis or requents J,�. '�T• ,, presented by Developer with respect to such Remediation �!urk. „ -1�• t:.� Agency shall p>~oviae Developer, upon Developer's request front v c .';►'-., f� tune to time, with an accountings of Remediation Costs incurred to r .; date. Prior to undertaking any such Remediation work, Agency shall obtain all required q governmental approvals pursuant to • t � •�� California Health and Safety Code Section 33420.5 (to the extent a licablo) and any at•her applicable lags in connection with the '"»' 4 t perfornan6a of the Remediation. Notwithstanding anything to the . =+tr contrary in this Agreement, nu Remediation on the Site or any ; t " �{ '.? portion thereof shall be undertaken until ,%n Order of Prejudgment r r r Possession has been obtained in accordatsco with (and following satisfaction of all prier conditions set 'forth in) �cY Section 201t2]. ? rr. Although. the Agency is obligated to fund all of the coats of the Renndiaticn of the Site up to then amount of the , r •. Remediation Cost' Cap, 'che Developer shall advance this coats of than Remediation. Such advance its hrareinaitar referred to asthe ` "Remediation Advance" and shall be add..) to ar d form a part of the Developer Loan described in Section, 201(7 1 and thn Additional" MU'veloper Loan described above in section 201 t 10 ] . In �. accordance with those Sections, repayment of wch advance shall, , prior to the Conveyance, be secured by a first deed of trust: enctYmbsring the Agency Parcels, or the portion thereof designated by the Developer> and such amount shall be repaid to the Devel,aer pursuart to the terns of tho Develo ar Loan or the Additional Developer Loan, whichever are applicable. Notwithstanding anything in this agreement which is or appears to be to the contrary, although the costs of asbestos removal l+rr; r + �r ,, . incurred in connection with demolition and clearance of the Site � will form a part of the Remediation work for purposes of determining the Remediation Cost Cap, such costs will not be added to the Additional Developer Loan, but will bu deducted in r �.3 ,��;�, t t•, . determining the Purchase Price in accordance with Sections 201 (S) and 307 of this Agreement. .e; Ii�'�;�1 K 27 '. R��:.� r�F„'i.3��' • � 'lie ~•r w , 771 ' �r"7`drfSl�F�}Rif'4�L'�►'�JS1CI -~ .,, yr i „t, vi; 1r•11 �`r .,r I' 1 _ ! •,• r •.;l':� .• •' ..:'-r '�'`' •1, f, f,. 1 1� _ ,, . t !, '!• r ,� r tilt �„,,, .t . 1! •. r` 1 •� ;.i!' �. ' r. J '"` , r I I' +f �t � a..r.- ,'� di• '.T q 1 • � Sdti;'{,.' rr + r ti - x J ' ! . : �' 4 ram. f•1t:, <j� l y�t�' ,f _ y' 7 i rt.. •��ri\ 1,1� 1 `t t '' 1ji•;: r',t r` l$•�j2 + �I iI V'sr L�-%.,f =' Lam• ,.:�f y'. `, 1 rl y! i• .l' La q' t r `L,• r� .`, (..t'C 7 :r� 1�1 J, 46 ,r�J'i ♦1 ' L�.•LL ` r ,. r • , 1(.i r d `v IVY `f"1 +, r i��d,�ff���•,�, P,� y�•r + J! `-- {1 � '• � � �r �j ., �ILs , I ., rs�,, p'� . r t'S•1, L'i4 ' t':`� ..i f. , } 7' /r - , r ,' �'I + ��V'lSt•J' �' rsiin',J1 1 I If` r , '{•, . , �� r -S j 7 ff' ,M'Mi ttii` 1� •r, ,i L ;t .Y "J" r t' r. • �.. `_' 11 •• r •'Y r'( r � ..r•^•, fryi 11,r .� I'. (.3 If the projocted coats of Remediation to be incurred by f ► the Developer with respect to the Site (including the projected coat of the asbestos removal to be incurrra i in connection with r,► �� -,. demolition and clearance pursuant to said Section 307, but t exclusive of any other costs of damolit•ton or removal pursuant to said section) (#-,h3 I'RemAdiation Cost") bt any time exceeds Two - y�EJ;; Hundred and Fifty 'Xhous:and Dollars ($250, 000) (the "Remediation ! c� t, Cost Cap"), either party terminate thin Agreement,, within thirty (30) days after notice of such projected cost, by the procedure set forth in Sections 511 and 512 heroin; provided, however, that if one of the pasties, at its opt.ton, egress to pay the excess of the Remediation Costs describea in this paragx.;ph. 3`"►s' over Two Hundred and Fifty Thousand bellars ($250, 000) , the other , party may not terminate this Agreement. such payment shall not consti.Zuts a waiver of any other right of the paying partyor of n � f.° any responsibility or liability of the other party under thin paragraph. Notwithat ending anything else in this Agreement which "• is or appears to be t% the contrary, unless the Developer., in its sole discretion, ulactn ;otherwise, all work described in ,this a• , �� ' ' ' `' � paragraph shall be completed and all required approvals obtained prior to the conveyance, of the Site, or stay pe:tioti theraui, toy, M` ,., ; thu Developer. IF necessitated by the foregoing centonce, the yr (f j dates set Barth in the ; chedule of Performance (Attachment No. 6) for Conveyance of the Site shall bit extended as nacau'sary to �' ,,ut • �. j complete ,Such Remediation and secure such approvals; provided that such extension shall not exceed one hundred eighty (180) days. If the .agency is unable to complete such Remediation and obtain all ne►'.essary approvals by such extended deadlxxie, than the Developers' at its sole option, may terminate this Agreement or extend the uead?ins for this Conveyance of the Site to such Jh date(s) as Dol.raloper desmb appropriate. Agancy further agrees to indemnify, defend and hold Developer and s11 partners, employees, f4 ��' `;� '•� contractors, agents and representatives of Pt,' -,eloper r (collectively, nRepresentatives") har.aleas :+_om all loosest . liahil!ties, costs, expenses, damages, claims and causes of ;. ao.tion, including aLtoxneys' fees and court costs, (collectively, "Liubilitieas") arising from or related to Developer's actions on behalf of Agency pursuant to this Section. Ab provided above. Developer nay, in its sole discre- tion, elect to carry out the environmental s''-te remediation following rather than prior to the conveyance in order to . x .law r Sit -( the Conveyance to occur concurrent with the Developer's fu»ding ?y of the Acquisition Coats. In that event, Developer shall have { �►';i s{' r sole responsibility for coordinating and supervising such + remediation and shall, contract dir-Actly with the persons or '', r y • ,`,r{i; j: �r }► ; entities performing such remediatkon; provided, however, that f, Agen,,y shall rerain responsible for funding the Remediation cost, up td., Two Hundred and Fifty Thousand Dollars ($250,000) , incurred �r " by De4elo er pursuant to the following terms. Developer onall F� obtain Agency's approval of any proposed contracts and shall from �:,� '. � ;Sri.' `�i, . •`�. . y •w /'rr , ` ! G7wIR1RiRttMIiO.MTNrnI+.lMf"+'SMN�M.M? �VMRfM�'.".•--...77_.1.�t+r+.•+�w1�.•..wr...r►w...fwwT•.w r..•..ri ri (. ./4rll T7.r 1 � ' ' J�' f ' � � '.. t ' .!r c ^�•�`rJ�Jf+Yr�,i' S,• -77 .'�AV �� + 1 t �%.• it .�i, f ri �,, •. f L �, . ° 1' 'r7 !'�•��r " li , �f 't �'�� 1 f irl r �( 3- r ti" ') S �•.rH�r� d• '� ;`, E5G `ir Y � �• 1 U'•' ' t,- . , , ��i 1 "i ' it .; u� ` `i -, , -. 4.�fC J U� ,� J l + a ,i' ,ip,f�J1+,•.n ,;'h: r F :. ,1 ` r �• '..i r (r •I�l+ ltr�t'�lr� q rl , ,1 e +,_; h 1 � 1 � + Jt .: i 1 , i'dT(JJ,I��I • . } r tY �. S t,,;n ti^r 4f �4t �Y �� , ViA J r El rr.ell /�f :•_ f. 1�,I'" ', t_ ru •'t - r f1, .> i . '• T/ ._. }. �:•. ..'Sj •�•.r: f1 fit..,•` ;c 1 i ,� t •,J,,'-' .r '�• •• '���� . ' rr� rMJ• .Cj' i � '��t�J fj � ` 'i. r 1.r (r 'f , 5 �„++ , �.r:, ���1�+ ///�.i', tt 1� t`tlti r•ff r/rl �{ ,rl •! ' `r .;Y'rl{Y„,`� t 41 ( ,1 r n . f'• �.Ai'Yl. t` '_ I,�J"fir •+4!111, _i" - r%. .. r-. ` on —T- 1. a-4), ` !' - , ' 1. `i:` �,�" , 1Fir ' P o 1 2 J -'T • Al., It k .. fo. IN, time to tire as Remediation costs are incurred, zubmit invoices together with all bills and other documentation reasonably requested by the Agericl to Agency evidencing much expenditures. Such amounts shall, up to the amount of the Remediation Coat Cape J% ba added to and form a part of t1jo Additional Developer Lo'.n described above in Section 201 [IO] and shall be repaid to Developer at the time and in the manner provided with respect to such loran . an th n pu ha n h n flu Co t tc no r e S.i a fo r Ay in pr wh th u Th 0 .46 ad su to 3-1 a • Ce co PS th Do ,T ? So re u n fi. 4 pr Si re re A' 4. LinitEd Warinnties Aft, I BeMndistign; 9bligatign Pontr1hUL :j. Upon completion of any cleanup required pursuant Paragraph 3 above, or upon the writiccii opinion of the Envircon- ntal Consultant that no environmental cleanup of the Site in quired, the delivery of the Site to the Developer chall be in .}ram "as -is" condition, with no warranty expressed or implied by a Agency an to the presence of 4aznrdaus Substances on the to, except as expressly prOV:-,ACd b810W. Notwithstanding ything above to the contrary, Agency shall remailt respL%nsible r ahn steal! inuenniryt defand and n0lu Developer atrid 11he presentati-;,is s harmleo from all Liabilities arising '." 'jm or elated to Uny Romediat;on work performed by or an behalf of the ency (except wnrk perormed by the Developer) on the 3iin roUant tc- Section 211 [3]. In addition, Agency agrees to dennify, defend and hold Developer and ito Representatives rmless from all Liabilities arising from or related to the esenCL of any Hazardous substances on the Site, regardless of en discovered, which were located on the site at the time of a Conveyance; provided, that (1) the Agency's total liability der this indemnity shall not exceed Two Hundred and Fifty ousend,Dollars ($250#000) and such liability shall be funded by e Developer's advance of such funds, the addition of such vanceis to the Additional Developer Loan, and the repayment of ch adva:,.cBs at the time: and in the manner provided with respect the Additional Developer Loan, and (A) except as to any going remadiation systems in place as of the issuance of a rtificate of Completion for the enti:a Site (which shall ntinus to be funded by the Agency up' to thq anot,.nt of the Two ndred-Fi-afty Thousand Dollare ($250,000) Remediation Cost cap), is indc'mitilty shall expire upon isnuance of a Certificate of mplt-.tion for all of the Improvements to be constructed by voloper. Evcopt as provided in the preceding two sentences and ction, 211[3], the Develooner ahall be responsible for mediation of Lhe presence of Hazardous Substances in, an or der the site, including contaminated saotl;s or ground water, rat discovered after the data of the ConlreyaLnue, and, except au ovided above, if any Hazardous -Qubstancn is discovered an the to subsequent tiu the Lonveyance, the Developer shall be 3ponsible for its removal, management, or any other acts quired by any Applicable Law, court or government agency. (29) T.tq 16. 1"1 *r33 .rl � r-iYw'r"'�. �.+. 1.�........p. r.�IN L 'f&vl tI r, 01-110" "Ai A �,n C Yj 11"Ni Cf. 4�1� C r !� S C./;, r '' ir `+.. v.rw '!' •1 S.t _ Y 4. Cp •�:,. - °fit �r~`Ik � i; / !1• , }1r�i Y�� :('� I i it /l ,'� r'ry r, fi. ' 'r, 1 1 ''r'• ._ ,. - ' .,., ,JI +' - (, rra+� ..�f,it j;, 44 } � _ 1: �'x�� h �11�aF i r � t ��i,S': 'r+r,., � :.:'k i. f / i lYyr=! r � I'� •tS: ,'1'f iS. ��''#r'hr f,� �. •.,t 4 �j1�F f'':1,T .......... .. __..'t .. .r._.. _ /Y..(rr+.rn ,.r..r.:acs,n,......_:-.n::r:,..,:u:.... _. .... _ Y . ` y , ^ ,-r; '11, -.. _.,'..:.i ....:. r.. •.. -�r •, :�- ,., ..,,.. 3t. ; �;P :y, aw Ito{,R �^f.: f• 4 �4 . r '� i� V D c X ir•ciudirg any and �� y Yr 5 . eY �4p��.�. Indemnity. Developer, velo er, e p � .,,rs . all of its successors in interest (other than the holder of any r'i�at encumbrance permitted pursuant to the terns of this Agreement) , agrees to and shall indemnify, defend, and hold the Agency and the city and their respective officors, employees, reprelsente- / t tives and agents harmless from and a ainot all expenses (includ- ing, without limitation, reasonable attorneys' fees and disburse- ments), losses, or liabilities suffered by Agency or City by A, rl` reason of governmental action or third party claims arising out of any Hazardous substances brought upon the Site by Developer in ' connection with the construction of the Improvement^, tlpon : V ` io vesting of title to the Site in the Developer, the Developer, except an otherwise expressly provided in this Agreement, shall 1, usuume ail responsibility for oub6urface zone conditions and 1;....� soils conditions of the Site, and for any rehabilitation neces- Cary f.or tha construction of the Itaprovements; and, except as ; .'AA otherwise expressly rrovided in this Agreement, the Agency makes _- no other representations or warranties concerning the Site, its z suitability for the use intended by the Developer, or the surface or subsurface conditions of the Site. Except as otherviss expressly provided in this Agreement, if the soil. conditions of the Site are not in all respects entti`ely suitable for the use or uses to which the site will be pine, then it is the sole L ,, t responsibility and obligation of Developer to take such action as. t' may be necessary to place the Site in a condition suitable for s +� 3� the development of the Site. Nothing in this Section 211 is rr,'�11 intended to waive any claim or right the Developer any have ' against any person or ent:.ty, other than the Agency or the City, relating to the }physical condition of the S Lta. 1, ems` ,•. '.�' 6. Developer Coyabapts. The Developer agrees to r ,1 Cltl .► r comply with Applicable Laws in all acti Atiefs using or concerniitiq ���• i 1 Hazardous Substanceh on the Site. qhe Developer agrlens to immediately notify the Agency of the Developer's discovery following the Conveyance of any I1aaztrdous Substancea an the Site. 0 7. Developer Release. Upon va6ting of title to the � qll Site in the,Develo er Developer releases waives and discharges the Agency and the City and their roFspactive officers, employees, repracaentatives and agents from all present and future claims, tom. demands, fruits, legal and administrative proceedings and from all liability for damages, losses, costs, liabilities, fees and , -�; exp�neofs, preser►t and future, arising out of or in any way A, ' r �� ; , ;• `; connected with the AgenZ I s or the City f s ownership of the Site includin without: limitation ownershipof the Site or ar portion thereof for the purposes of CERCLA and any other y ,.+ Applicable Law, as' those terms are defined in Paragraph 9 beluwl'#r'� any condition of environmental contamination on the Site, or they existence of Hazardous Substances in -any state on the Sites; provided, such environmentai contamination %r Hazardoue Substances were not brought onto the Site by the :,gency or City f.%dM ubPJ141k0612GOWA%7 (3G) wily 16. 1"1 t: '+ �.�.�'.S ) ]jj// r +{{,,"nr�"..+�r+.'a..nt+-a.•raw.w...w..-. • ram.- -. /•-.-+•.�—+wwe. h„` 1!•�},� tif4 J,11„ '" tj ;�i M. I •, �' r' �1Cf',It{,u� tri. },' + tt h.,' •' `+' Ali {','('\ b'�'r''�ri{t S�f. ,- ' r;;•, , t•�+,,I rf . r,, •. 1 •c�' ,.a JriM► i '•'t K , �, f 4 � , , , ` ) •,, 1 � •,r} �,1,.r;4,<i t1='' • ,C" t{ �} �If J �, .1.•, r is1irw♦, D"ir�,'�`t !J•'�a ,, '1. �.� �i! r 1�.' f `r:11 ^ , + + �'1 r. r t '' q:hv+"�S ,+ { } r �Y'rrr �1r, r', I' }t r Jf i{f rh �,,• T rr �.. 7' _ y rr. �� �;'1i r 4"1 »� ��' '. 1 r , f1, � ►y)' ,+ ! -- r r � n Lip}♦r f ' f.'I �)�.I l � t:r+•r , -i<, r`� `+ IS , r. �I(t� Y ��t•� f r r , :r i1 ,/� ra It ,.-7. .1t `'f �• �t'I 1 >✓ y1. n J'q t11.I �1r, rr A t �' Ji. 'r #t'_.'i S• - rl'. ; Y 1� r l�'+ t. r y'] I I••( U 1 .f r ,� 1 L+-,� ! :: {� ,'. 1 .,, ,'1 r t ,� 4� �«' � / , , it a. � ;; #y, 4�,sl r � � ;�,,t �b i'�4 •, j'" � ,ri' A'�i,r r ,rr � IJ` ', Y.t1yi � _ �• r' 1 + _ i •' :yf�',,, 1 tJ'r� iI�JJJIII���r�J,�+� �{� � {, i `�Iti � �•••. > ' ��1 �7S '�rtr�l to t , ',+`rr=i.•rlt I,��$ rA �.y �, - •_ YI � ,..,� "i,��� r '� ' �i , ' t �' r 1 I.�yrr' r..:'•f i 1 {r � �, { Y �i �',` ,,�r``;�}. 1 ` " ':�• :,1 i S 'jf {1 ;.' }. 'I;r r.; I ,1 , Jt r :r'. 1"i +/, ' i� ` t'1 .,`E Jit. a; rM' r.• ply: ' i ' t (w I�] J1 ,0. I } ('r I.y�'If'!t4 �. li ' .` � y , 1%1 :�•' NN 1 Y 3 Al It k 0, I., It ly Y or any parson or entity acting on their behalf or at their direction. Developer acknowleCges that it is aware of and familiar with seLition 1542 of the California Civil Code which provides as follows: "A general release dcen not extend to claims which the creditor does not know or suspact to exist in his favor at thy: time of executing the relapse Which if known oy him must have materially affected his settlement with the debtor." Developer hereby waives and relinquialien all rights and benefits which it nay heva und*r Section 1542 of the CaliforniG Civil Code. Notwithstanding anything in this Section which is or appoare to :4 e be to the contrary, nothing in this Section shall be construed or ll understood to limit or waive the obligation of the Agency to fund Remediation of the Site up to the Remediation Cost Cnp throqgh the mechanism of the Remediation Advance and the Additional Developer Loan provided for in Sections 211[3) and (4) and Seetion 201[10) above or to otherwise release the Agency from any 4- e.press contractual obligations or liabilities imposed. upon the Agency pursuant to the terms of thin Agreement. B. Defitit a-lLa. The term "Hasardaus Substance" or "Hazardous Substances" shall mean any substanco which is listed as "hazardous" or "toxic" in the statutes comprising (or regul&- tions inplementing) the Comprehensive Environmental Response, Compensation and Liability Act (110ERCLA11), 42 U.C.X. Section 9601, et seq., the Resource CanaerVat,,'.on and Recovery Act, 42 TI.S.Co Sect?.t7:1 dg0l, rut seq. , (11RCRA") , and California Health and Safety Code Sections 25100, S& M-p 25300, p± M., or 25280 it QIIY�ttl, A' t; _,Oj� or which has been, is now, or is lattsr determined by any federal, state or lo,.,al agency of court-vulth Jurisdiction over the Site to be a hazardous or toxic eubmtarnce roqulaEed-under 1.9 Apiplicabl,6 Law. The term "Hazardous Substaril.*-ell or "Hazardous Subatances" shall also include, without IiiAtetion, the products Of any Aanufactt.Ving ectil/ities on the sUbjihi4� broyarty, petrole- um wastes, pctroleum by-products, asbestos con%*-.Mnjr.q materiala, and source, special nuclear or by --product material as defined by the Atomic Energy A.t of 1954, as amended (42 U.S.C. 3011, as anenaed). The term "Applicable Law" shall include, but ,shall' not be limited to, CERCLA, RCRA, the Feder&I Water PollUtion Control Act, 33 U.S.C. 1251 pt the Clean Air Act, 42 U.S.C. 740" &t A jLe-q-, California Health Mod Safety Code Sections 25100,, May Ifl. 1"I (31) .. . .. 1�, , IT "IT le"I'l t ^T, 7- 1 r;1 r ar i, �r " ,/ r, 253001 ftt- . , ur 252a:, _M. , and the regulations thorouncier, �° r and any other local, state and/or fcderal lawns or regulationn that are applicable to the Site and t'i3L- govern (i) the e:xiss-• taco, cleanup and/or ranody of contnmination oii property; the protection of the environment f.ron ripM,3d, depooitod or ot:herwiesu onplaced contanina:.ina; (iii) the control of Haznrcloua Subs3tancoa; or (iv) the: une, generation, transport, treatment, removal or recovery of Ha^,nrdouo Subatancen, including building matorialcs. L. i h z 12) Enn-UnUary Wo Y, Prior to the conveyances of the site, repz•onen.-c.t:iver, of Dcveloper nhall havo the right of accost to ali portiann of the , Site for ivfhiah Agency holds title; or over whi::h it has a right of r �r Possession or acceua, at all reasunable times Eor the pur.posc. of r , obtu ining dmta and making curveyn and tests neca,-ssary Lo carry out this Agree:r.ri".t•, inclutlinu the invessticration of tres ' cnvironricntal cctu;itien of the Site pursuant to Secrior 111 {4?:, ' bereof and the invns3t•igati.crs of all soil, subsoil and geologic conditions on the Site. ,any preliminary work undertaken on the s Site by Davelop�r prior to convoyance of the Site shall be done 3 only after written notics to the ?Agency Executive Director delivered not; lees than forty-eight ; 4 r) hours prior to the Develops:: ss entry on the Site, and, exc:ep;. a3 otherwise oxpreasly t — ., provided in this Agreament, at the sole expense of the Developer. ` t Ex'copt as providad in Section 211, the Developer shall i Esavo and protect tihe Agency and the City against Any cXtiiir,e resulting from all preliminary work , access to or use of the 1 Site undertaker pursuant to this Section 212, and, upon ��1 `ti.'� •i, tornination of this Agro-emeni_ ar-1 written request of Agency, shall rectore the Site to its original condition with respect to z any altera::i.ona on the Bites caused by such investigations. Copies of data, surveys arJ toots obtained -ir made by the Dcrvelopes: or the Fite pursuant to this Section. 212 nhult be filed �;,u with the Agency within filteest (15) days after receipt by the"; Developer. Any preliminary work by the Developer shall be . e undertaker, only after securing any necessary permi.to from the appropriate governmental agenc; e3. it this Agreement is terminates: ':'sar any reason, the Agency shall reinburs�e the j ,t,+� Rt� .'•n i '',c ' Developer for the costs of any such studies or tests which are not otherwise reivtbe,rsesd under this t , Agreement and Which Agency elects, within th;i.rt.y (3n1 days after such ternina►ion, to-{4, retain. If Agency elects not to retain any such studies, it ►:hall promptly Lurrerder to Developer the .riginal copy of 3u�ct•. study and all copies, repro�luct.+ons, or copier; thereof, anti, upors f, such timely ssurrendsr, shall have no reimbursement obligation to Developer for such studies. If ?agency rctains any testes or studies, it shall be without reuressentation or warranty of any _.s � � `' �1��� °+ � � '• � r'1S�s�-u�iS19'.06r2F�IlOS V,� )r4y 16, 1971 1. I (32) Y 1.) •pii'�� 1 tr t k , tyjy'1�.. 4• ) KTi',It 11 rw.. n. ...»..w r..... •r ........ •.. + r, .. _.. ... .-.w �....,..r... .... ... , '+Lf^ r `R!ttN� AtR 1'M,.".AI,.+.'f �JwNt'-.,.�1 ..+�.n+.... r,+,.. ...W�•fn.•a to M'•.r...'.fi���. Is. ,p�•. F , (. „�` / I r'1'V -: ,, ♦v 14iV P1T9Yf a d f 4. fl > i' ) ', , 1. rr., , •,. i. .. , ' r tA Vi Y. 1 7� nr l ;1 r 1 C ' 1 +— `, %O ,} . �j lit I .. i. I '!• .� i lip -r, � ���.. .���{ �• TO l) ���,, a 10 i kind from Daveluper, in no event i3hull Developer bo required to deliver its internal marketing btudivas and finnncial projections under thin section 212. t" ' i7 • (,�j2 �.:' ^�J11'La* �� m- t Jai .�htZ r_on . oy_ ca Prior to and as conditiora progedont to the conveyance of the Site, the Dove2 oiler and Agency ,shall complete aarh of the "Y following ley the resp3ctive timer.+ eatob'ished therefor in the Schedule of PLrformance (Attachment No. f) : lyi w % (1) the Agency and tho Developer shill execute+ the ' I; Grant Deed (Attachment No. 7) and the Agency )hall execute and d+aliver to Developer the note evidencing the Additional Developer .�' t Loan; r ,1 i1 w 9 (2) the Developer shall pay into Locrow the Pur. chare P%��:e • l ;L 1 �rn (3) the Developer uhall not be in material default of ^•''` Its obligations under this Agreement (provided that this ! condition shall only be for the bsnefi'c of, and %nay be waived by, ,r fl the Agency)` (4) the Agency shill noe be in mater.tal default of its obligations under this Agreement (provided that this condition shall only be for the benefit of, and may be waived by, the ( Developer) ; l (5) the Developer shall have obtained all entitlements .�; ,f�l'��{� � and d use n e in the mannorcontemplaapprovals necessary tedbthis Agreement develop �t entrwhichshallbe final and not subject to further appeal) and the City shall be ppEpared, itumadiately following the Conveyance and subject to payment of } ally applicable fees, to issue building permits for all of the Improvements to be constructed on the Site; ^" ii i�•"� r6`�'' (6) the Agency shall have approved the neve 4oper's evidence of financing for the site in accordance with Section 'k r ,,r ". (7) the Developer shall have provided to the Agency ' f� �'�✓�';��� , ,Z- -w Director insurance c:ert.ificatpa conforming oto section 309 f this Agreement; ti y (a) the Site investigation shall have been completed a%td the Site remediation shall have been completed as provided in Sections 21:.(21 and 211[3] (unless Developer elects to coaplete s' Site renediation following the Conveyance) Jr 11.I. 011 r. "�: r •�a 1:ldeta vLT1}1S"OdC2lla3.N'p `" yH 74L.7" r a! i i„yt♦� ii S ,. f Mr+l`•.'7••++•nr,•s«a/r.....w+�•.m. .+nwt ,.. ,. .� r•. rcn : +--•..a :'+•rr+^•+...,. . .-...r...-«....-rrr r..�:r Mx ,ty � Z7 rl;•ir� nr ` r 1 r` .. .. � :, =I ' �' �,h. S)S ^1(..I'•" y � ``rl . �� {/.y(htl4 ) 1" •:. Lx "'�J, r �,,� to =J,•. 1 'J + 11,r ri ,.I S ' 1 " 1.1 [r , S ('`• �, I YI r "' •t1'' ' i^ i , I rr lr i) �' I `".i• •.1 '+ a 1 .I I f ��{'' I �. "�'F' h�i''��+ 1 C�," tt elf, -� v,�i+ • - '•fe Y�) I �',-SIiT, )''i Y} Ilr�;�, �li� }rk���, y�y I 1 I 1 I r 1 0� Lition shall Nava been :ompivte such clearance and r/ ,. 1g provideO in Section 307; 1rcul by the City shall s q .f Any, to be secured by it of the 'site ohgll he in :he Conveyance; rind tho Ccniroyuncer provided in the Escrow shall hnvei been ►hood benefit the condition constitute the "conditions Precedent" to the Cunveyanco. Tl:e foregoing provislons sh:.cll not ae construed to relieve anot.hor party of its responsibility for =y r: ,performance of its obligations under this Agreement, nor to limit � the r>.cnd_.faulting part} remedies for the defaulting party e breach of those obligations. N. (S214) r-on ?rat_ Plan _PCni�in;n�siQn.s�i zSjcU 5ubdiviA �r1 Ma13 Aaa7._ovit], L '•Y/ F A�I �'TI The City general plan der�_gnation and zoning of the �� ,�, ;site subject to zoning variances granted. by thn City Planningt �- Commission at the time of the execution of this; Agreement, are such as to permit deve).cpment and construction of then 1 'l Improvements thereon in accordance with the pr.•ovisiont3 of this Agreement, and the use, operation and maintenance of such Improvements. The Agency shall use its best efforts t_� assist the Developer. to obtain any additional entitlements or land use approvals necessary to develop the Improvements contemplated by t.hik-a Agreement. rs The Developer shall be responsible to make appropriate application to the City of Huntington Beach to satil3fy all y1`.6 1'„ Y ° provisions of the Czl:ifernia Subdivision Map Act (Government Code <: Section G6410, E sec.), to obtain any required conditioral use r* permit, and to satisfy all other local enactment••.. pursuant to the ;v Map Act which are applicable with reapec�t to the 'assembly and deval:,pmunt of the site. The hgency shall assist. and cooperate � ,,,��� ,• .? :.+ wit.:.�aveloper in acc��rnplishin4 these matters. °f Y. r 0. (S215] SubMission of Evidence of Fin-,, c -a gp�l it nent,� dnd Loa Closing e .t As required in this Agreement and within the time �Ak ';' established therefor in the Schedule of Performance (Attachment �,^•''• 3�A ' � �' •' r - L1d+talpul,0.114tO3F2C:00�,\1'F May 16, 1991 (3.) or C 1'V n 'v �4f4.1MMYI.S,Y*,1'•Y"w��e�.r�.r+w-rv,V'.A-TEA..-n+ rt�.�'d.^_^•[.?7`r •^-�. . ... . .��, •r,, ..�T.\+ii^.-.+r.r..,tr ,frtr�' 1"JJ;.l�il'4��)4�f1 ti �"A { r tr . i ,fir , .. - ., , , N r•, i•''rf ` 4 yJ! +t��N Vl,y��!'f'. r.�yi 1 I' " .f,. + ,l' r�•i N); J 11 9 Al ? ,V - r. l;„ 1 1 4f PS 1,, .i c7 �, (9) Site clearance and derrfi „ completed (unless Developer elscts to ri domoliticn following the Conveyance), (10; vacation of the Alley 1 have hoen accompliolled) (11) The conal:ruction load, ` or Developer in eonnnction with developme a poottion to fund promptly following (12) all other.- condition:; tc this Agreement and the illntructiona tc na.ti of ind (or waived by the party for i13 provided) . The; f orage ing itema togothei P Ii 14M lit ii No. 6), the Developer shall submit to the Agency evidence that the Developer han obtained Sufficient equity capital and the 1"'N required financing necessary to undertaRe the development of the Site in accordance with this Agreement. Tl,,,3 Davalopor shall close said f inancing concurrently with the Close of Escrow for the 1-'A Site. Within fifteen (15) days after submission, the Agency t. shall approve or disapprove ouch evidence of financing. Approval f the Agency I ahall not ba unrnasonably withhold or conditioned. L ohn1l disapprove any such evidence of financing, the hgoncy shall r All do so by written notice to the Davtulaper otating the ranoona for such disapproval and, if such disapproval in authorized by this Agreement, the Developer shall prcreptly attempt to obtain and submit to the Agency new evidence of financing. The Agency shall approve or disapprove such nsw evidence of financing in the same j manner and within the came tines astablishnd in thin Section 215 for the approval or disapproval of the evidence of -4linancing as initiall.v submitted to the Agency. Such evidence of financing shall include the following: 4 1. A copy of a commitment obtairind Ly the Doveloper ti for the mortgage loan ur loans for financing to fund the con- struction of the Projec' . The commitment fer financing shall be in such form and content acceptable to the A--vy an reasonably evidences a legally binding, firm rind onforcnabiu commitment, which may be subject to the construction lendoe's customary and normal conditions and terms ana to preparation of final loan documentation; provided, however, thin formal commitment shall not be required if Developer's construction lender does not V customarily Issue such commitments, and, in that avant, Agency agrees to accept, in lieu of the commitment requirement, evidence 4, of the willing ness of Developer's proposed lender to provide the i necessary financing, even If such evidence is not legally binding or is of an Informal nature; 2. A copy of the contract between the Developer and % cne or more general contractorm for the construction of the applicable Improvements, certified by the Developer to be a true and cnrrect copy thereof; provided, this provision shall not apply if Developer elects to act as ite own general contractor for the Improvemennts; A* 3. A financial statement and/or other documentation satisfactory to the Agency as evidence of other aourcas of capital sufficient to demonstrate that the Developer has ndequate funds to cover the difference, if any, between construction cont8 0 and the financing authorized by any contemplated mortgagn loans. .6. 14tRy 16, 1"1 (35) A M il. [S216] ILolootion The hgancy has perform obligations, at its Pole cont, r execution of this AgrAcment and menta. 7" III. [q,300) LiEVELOPMENT OF III A. [E,301] D.LV_n_2 RI)m 1. [S302] ap9pn The Site shall be dov f L o "ovelopmont" which is attache is incorporated herein. The development of the public improvements and private public improvements off -site whi by the Developer pursuant to the nont 1collecti,.oly, the "Inprove Upon the completion of shall commence and complete cons the respective times established Performance (Attachment No. 6). The development shall 'ter'ter0 rpociZications approved by the C incorporate or show compliance w provided for by this Agreement al* n"+VA the 4- n"M �n r% thi Ertl r ad or will perform all relocaticn equirod by law an a result of the the conntruct'.on of the Improvu- 0� IE SITE of Q V r,.)_QXneat [5304] 1 S { it �. .-' Al 1��'Y �V I Y A t ,1 4 ,� 11 Construction DraWj.nctes .3,Lla .�teIdte;I ractlments ,r- ' By the time set forth therefor in the Schedule of Performance (Attachment Nu. 6), the Developer shall prepare and submit to the Agency conntruntion drawings, landscapo plans, and related documents for development of the Improvements. Any itenn 130 Submitted send approved in writing by the Agency shall not be 11; subject to subanquent disapproval by the Agency. Any disapproval shall atate in writing all of the reasons for such dioapproval. tt Any items properly disapproved by the Agency ehL!l be revised and E reatlbmitted to the Agency as soon an reauonably possible. The landscaping and finished grading plans ahall be prepared by a V professional landscape architect or registered civil engineer who may be affiliated with the salve firm as the Developer's architect or civil angineer. ' During the preparation cl all such drawings and plans, staff of the Agency and the Developer shal? hold regular progress meetings to coordinate the preparation of, submit;lion to, end review of drawings, p7.ans and related documents by tha Agenry, rt The staff of the Agency and the Developer shall communicate and consult informally an frequently as is necessary to insure that i the formal submittal of any documents to the Agency can receive + j prompt and speedy consideration. 4 Following approval of such plans by the Agency, they ahall be processed by City in connection with the issuance of grading, demolition, building and other like permits, at; applica- ble. Agency shall aL sist Developer in securing the prompt ' processing of such Plans and permits by the city. Nothing �n this Section shall. be construed as preempting or waivinq any i 1100 applicable planning review, public works, design review or other 1 like requirements of the city. 4. [5305) Hqview. ��.�kt Mgyal- of Constructigp ' Drawinus an I;elated Documents ' The Agency shall have the right of F:rchitectural and 1� ' ` ;'�•�'-'' s planning review of all plans and submissions submitted ` P 9 - p pursuant L to section 304 including any changes therein; provided., that the Agency shall not unreasonably withhold its approval of any such fans and submissions and shall a P . approve or disapprove such plates 't ! -.end submissions within the time set forth in the Scheduln of Performance. The Agency shall not withhold approval of v-iy plans M t which are a logical evolution of any previously approved p�at,s and site drawings, nor shall the Agency require modifications to 9 Q Y ci any proposed plans that would require such plans to conflict with any previously approved plans or site drawings. ° �f ; Tt , `� ,, f' ;�}•;.�,h�', f:ldtu�wbt1319�0651GON.0\'P Atq 16, 1991 Yv r ''{, '. it , ♦ 2,``.44 �a .. ••i�. .. •` � ` tip. y i, t f 1 r ft err , r 1, 1 '1 In the event of any inconsistency between any vita plans or prelimirary plans or construction drawings and any final 1 plans approved by the Ardency, such Final plans shall control. ! Subject to the above, during each stage of the processing for the Improvements, the Agency shall have the right: to require reasonable additional information and shall advise the Developer if any submittal of plans or drawings !,s not complore or not in accordance with Agency procedures. If the Agency reasonably determines that such a submittal to the Agency is not ' complete or not in accordance with :such procedures, such tender uhall not be deemed to constitute a submittal foppurposes ofr satiufying the Schedule of Purformance (Attachment No. 6). ), , If the Developer dosirea to make any subntantial changes in the construction plans after their approval by the ' Agency, the Developer shall- submit the proposed change to the Agency for its approval. If the construction plans, as modified by the proposed change, conform to the requirements of t"lie ! v� �o ' i Section and the Scope of Development (Attachment No. 3) the Agency shall approve the proposed change and notify the Developer in writing within 30 days after submission to the Agency. If any ' revisions to any plan, approved by the Agency are required by any l f:4r��, ,_', governmental, public rx quasi -public body, official, agency, department, burenu or entity having �urisdict ton over the Sita, then the Developer and the Agency shall cooperate in efforts to ' obtain a waiver of such requirement or, in the absence thereot shall revise the .Mans as necessary to meet such requirements. The Agency agrees, upon request from time to time by �' � • , : ,, •• r Developer, to use its best efforts to cause the City to obtain an , 'UF, autuide plan checker, at Developer's oxpense, to expedite processing of, Site approvals and permits. In addition, the Agency agrees, if requested by Developer, to use its best efforts to cause the City to retain an independent enginear(s) , at Developer's expense, to expedite processing of the tentative map . , for the Site, and to retain an independent electrical inspector (s) and any other component system inspector (s) designated by Developer, at Developer's exper,Be, to expedite inspections and approvals for the improvements to be constructed on the Site. If an outside plan checker(s), engineers) orE• inspector(s) is (are) retained at Developers request, the Agency shall use its best efforts to cause, the City to submit such persons for Developer's reasonable prior approval, to :select such �J >�' r�; �•�, +' outside lan checker s ( )inspector(s) p ( ) , engineers or and no mrrange for the bills for the :services of such plan checker, engineer or inspector to be delivered directly to Developer. Developer shall be solely responsible for the payment of such ,•i ear ^" T,'\4Mx ,,r•', '�;; rr' !; 1 Y jr'.tf V', f fir. r r i:%&tA'iubN19%06!2rX).Y 16, 199WP MA ! f. 4,'r r i •nr (�, ,n� a h 1 •' ', Fl 1 1 1• �S�h ` {! f 1 ,'f � I •^, '',r ►�.w (` ' � .... ... `'+.��.�-......._.—ti—•+.r�-w..... �..V.+..•'•--w w..... �.+,it)/t�i.)(� /.j', ,,' •n r .S !T11• ' Z (Q'r ``n .,`Y ;�'T\*y. S"'•6 a* •i, , .. '" I 1� +.,,,• , rlNl 1 , '+. !�1M ll �'V���r.►'}1,ip(11 1... { /'' ;fir. µ� �1 -1,� ."1 nt t , r i i 1. 1.J f , 1 � r) �(4. "♦ 'd'1 I � {„� a', , r J.i .',,, r•�I ,(,. e 1 1 ., -, L., { ,,' +•+ , i ' \,•f .frr' fl+ 1 �•�7��i I kJ 'A, lT • f •' ,)y. f ..', i •` d� .'� j • ,r f � `k,r �i1��K1a•.. rr C•n y h ,y l r , „" '� .1 .r -�{. ir, �>,13:• , d4a'. !lr '!'Y�•Y' V\ r y .y + � i_ �V� "7 :\. r ' ell �"k � � t � �' • ( .- .. - 1' . / , � r , ti �r . + � '. FW 1 r'• J4� ��r�l r ,� Jd �• 01M J' + `1 5. [ S:i 06 ] Vast of Dev _ Mmt Exc_pt as otherwise provided in this Agreement, all costs for planning, designing, And constructing the Improvements shall be borne exclusivel, by the Daveloper. Except• as otherwise provided in thin Agreement, the Developer shall also bear all costa related to discharging the duties of the Devoloper set forth in this Agreement. The Developer assumes the reuponni-- biliFy to construct and shall lnt contracts for or cauao to bn constructed all "Off -Site Public Improveinentn" far. that torn is defined in the Scopes of Development, Attachment No. 3) which are required by City to be constructad in connection with Oevoloper's improvement of the Site. :rE any "Additional Off -Site Improvements" (aa defined below) are validly required by the Agency or the City, thn Developer shall, subject to the limitations below, be oblignt'ad to rjnstruct or cause the crnatruction of such improvemento and the Agency shall reimburue the Det►eloper for all "Expenses" (as defined below) incurred in connection with planning, designing and constructing :such improvements. if the Agency or the City requires Developer to construct any Additional Off -Site Improvements, Developer shall promptly okjtain an 9stiniatQ of %:he cost of designing and constructing such improvements and shall deliver ss"ch estimate to the Agency. If the Agency still wishes to have Developer proceed with the design acid construction of '.,, such improvements, it shall, within thirty (30) days after receipt of such estimate, cpprove the scopa of such work and,the proposed costs thereof (together with a contingency for specified types and amounts of cost increases or overruns). If Agency disapproves the proposed Additional off -Site improvements wc,rk ►','• within that period, than the Developer shall have no obligation to construct the applicable Additional Off -Site Improvements. Agency aball pay to Developer all Expenses incurred by ;developer in connection with the Addit•icnal Off --Site Improvements not later than thirty (30) days after Developer's submission of (i) a signed demand for g payment from the Developer certifying that the work for which payment is requested has been performed, and (ii) a certificate, opinion or other similar document from an architect or engineer acceptable to both Developer and Agency, in their reasonable discretion ("Approved Architect") (which certificate, opinion, advice or approval me.-., rely upon the s, certificate, opinion, advice or approval of other licensed architects, engineers or government and may contain reasonable and customary assumptions qualifications) qualifications) stating lr F '•.`, ' Zhat the work for which payment is requested has been performed. If such Exnenses are not paid by Agency to Developer whei, due, they shall thereafter bear interest at the Agreed Interest Rate from the date due until the date paid. "Additional Off --Site T_rnprovamantn" shall Issas all improvements or work f.%&U,;UbM91746uf003.wi' way to, 1991 tl''' i (391 vvj X'',Mli r 4r t 1 11 . i.11 I' •t)rr r.. r '1i+ r l ; r '•etc y, tY I 1 I D �'• t ,.rr .'�' •L. i rr J k. t R" 1 d' r /�. Ali .1 ti .Yi •T�. r l•{•.. .. a .^ .. r '- — --...� � ---- --- i. Er l Ile, Vt I k" 1v, located outside the legal lot line of the Site ("Boundary of the Situ") as shown on the subdivision liar., or within the area of the Alley Parcel whicl, Is to be vacated in connection with development of tha Site, which are not expressly Identified in the Scope of Ds%elopment an included within the maximum required Off -Site Public improvemonLa, including, without limitation, all such street, sewer, water, atorn drain, CATV, gars, olnctric, telephone and other utility improvements and!or relocations requJrca outside the Eloundax:y of the Site or in the Alley Pa17CGl. Notwithstanding anything herein which Ja or appears to & 4. "Additional I - 4- It shall 1 L� I- Ut Include any and all decorative paving or pavement requir id by the Agency ur the City to be inatalled by Developer outs'do the Boundary of the Site. The "Expenses" of constructing any Additional Of -Site Improvements ahall mean all direct anti indirect disign, planning and construction costs, axpansnr or fcon incurred in continction with any Additional Off-Sito Improve- ments, including, without limitation, all angin-Jeri U, legal, t C n consultant, and architectural fees, all pewit and bonding feen or coats, all points, fees and other financing costs, all interest charges and/or reserves, all Insurance, management and A. inspection fees and costs, arid Develaper's averb.sad costa, which shall he deemed equal to ten percent (10%) of zi�l other costa and expenses incurred in connection with constructing the Additional Off -Site Improvements. The Agency shall not be responsible for reimbursing the Developer for any payments by ",eveloper to Developer nr any wholly -owned affili.,ate of Developer which am in excess of the amount that would have been paid for such aervicen in an arms length transaction between unrelatod thii:d rarties acting under the same circumstances. In no event shall Agency withhold or delay issuance of any Certificate of Completion because of the Developer's failure or refusal to construct; any Additional Off -Site Improvements. subject to the terms of this Agreement, the Developer shall be responsible for all fees associatcd with development of the Improvements, including, without limitation, school facilition fees and other impact fees. The Agency shall use its best efforts to assist the Developer in its efforts to minimize the amount of such fees. 6. (5307] pe;qojitiorL a t The Agency shall be responsible fcr demolition of all improvements existing on the Site and for clearing all asphalt, structured, foundations, tanks, and other improvements from the SiLe prior to the Conveyance. All demolition costs and any other costa related ther9to shall be borne solely by the Agency. Wy 16, 1991 (40) TO ti4I l fn k V 0 L. 7. 41, 3L YT A I _ _ 1 110twil J demolition chal: shall advance at are incurred. J the Dovolopar D qhal1 ba added i described in So( groun purchase I Purchase Price All OL r%nw-fmv-mr%r1 nnil mi istanding that all coots rolated to the be ultirantely borne by the Agency, Developer -h costa on behalf of the Agency an such costs .1 such advances and any other coots Incurred by connection with ouch clearance and demolition and become a part of the Developer Loan don 201[7] above and shall bu deducted from the 'ice In connection with the deter-Anntion of the rsuant to section 201[8) abcve. h demolition and clearance work uhall bn bid, nrvised in the manner provided in Section 211[3] aDove wain roupact to the remediatlon work, including, wir-nour. limitation, Involvement of the Environmental Consultant in the bidding and the supervision of the perfornon!-.e of all asbestos removal work comprised within such demolition and clearance, and the Involvement of the Developer in the bidding, supervision, inspoction and monitoring of all such demolition and clearance work. At Developnrls election, In its role discretion, !A. 02valoper nay allow the Conveance to occur rior to the demolition and clearance provided for by thinpSection in order to allow Conveyance of the Sice to Developer concurrent with Developer's funding of the Acquisition Costs for the Third Pnrlty I , .. Parcels. In that ovent, the Developer shall have sole responsibility for coordinating and supervising such demolition and clearance and shall contract directly with the persona or entities performing such work; provided, howevar, that the Agency shall remain responsible for funding such costs of demolition and clearance which are incurred by the Developer pursuant to the following The Developer shall obtain the Agency's prior approval of any proposed contracts for demolition or clearance or amendnentB thereto, and shall, from time to time as demolition or clearance costs are incurred, submit invoices together vith all bills e.,nd other documentation reasonably requested by the Agency 0 P, to the Aqenc7 evIdencing such expenditures. The Agency shall reimburse the Developer for such costa within thirty (30) days of ita receipt of Developer's submission of its written request for payment. Any costs not reimbursed to Developer within the time provided above shall thereafter bear interest at the Agreed Interest Rate until paid. N� 7. (5308) construction Schedule 'Sy Subject to extension pursuant to Section 603, the Developer shill commence and complete the Improvements by the respective tines established therefor in the sched"le of Perfor- nance (httachnent no. 6). IVA Wit id. 1991 (41) I J Tw- • y 0 7W J WI (5309) A., -A! Nw lik Z U'Jly Ex_nUR.=. P I M 19 q Ln R _UXA r L Of it, ; , the Except an otherwise provided in t.his Agreement,. .1 j, - Developer nhall defend, assume all reoponsibil4ty for and hold I the Agency and the City, and their respective officers, ngents and employectn, harmless from all claims or nuitu for, and damages to, property and injuries to persona, including accidental death (including attorneyq fees and costs) o which imay br. canoed by any of the Developer's activities under this Agreement, whether ouch activities or poriormance thereof be by the Developer or anyone (ether than City or Agency, or any of their aganus, employees or representatives) directly or indirectly employed or contracted with by the Developer and whother such damage uhall accrue or be discovered before or after termination of this Agreema,O. Prior to c0r=.ncoment of construction ori the Sitoo tho Davalroper shall take out and maintain during the life of thIs Agreement a comprehensive liability policy in thn amoint of Two K;J lion Dollars ($2,000,000) combined single limit policy, ii%.tiding contractual liability, as sholl. protect the Developer, the city, and the Agency from claims for such damages. Insurance coverage furnished by the ueve:Loper pursuant to this Snotion 309 shall conform to this section :109 and shall pertain to all activities on the Site and all work on any off - Site Public improvements or any Additional Off -Site Improvements. Developer shall furnish Agency a certificate of titaurance from the insurer ovide-acing compliance with this Sec(:ion 309 and providing that th'e insurer shall not cancel or modify the pulicy without thirty (30) days' written notice to Agency. DLVe?.oper shall give Agency prompt and t'mciy notice of any claim made or suit Instituted with respect to the maL',erS covered by such insurance. Coverage shall be primary and not I I . I contributing w.. �A4 with any policy or coverage maintained by or obtained by the Agency, and an appropriate endorsoment, if available, shall so state. -rho policy rhall contain a waiver of subrogation, if available. " Develop?r shall comply with all of the provisiona of v J. Cie Workers Compensation Insurance and Safety Acts of the state of California applicable to development of the site, th" applicable provisions of Divisions 4 and 5 of the California Labor Code, and all amendments thereto, and all similar State or Federal acts or laws which are applicable, and Developer shall hold Agency and city harmless from any claims arising thereunder from Developer's failure to Eo comply. Developer shall furnish to Agency a certificate of Workers Compensation insurance that the insurer shall not cancel or modify the policy -�k providinc without thirty (30) days' prior written notice to Agency. In the alternative, Developer may show proof of a certificate of consent ,17 Pk ;j fAdo-ApubTU191002MA7 Rtey 16, 1991 (42) ji i if!. N J V,t 9 i 4W, -Z, 'PAO A h ^ S TI W x • d y , 1 ,' A r1 4, u + r.y.•. ,• s t � � W i t to Golf -insure issued by the Director of Industrial Rolutions 1 according to Cal+,fornia Labor Code Section 3f300. t' 1 9. (§3101 Itxahcr fL4ve.1:ILp3]t Agency 5, ti h.rm + Before commencement of construction or development of any buildings, structures or other worker of improvement upon the Site by Deavoloper., the Developer shall secure or cause to be uccured any and all. permits which may be required by the City or t,ci any other governmental agancy affected by such Construction, t'r`, development or work. Except as otherwise provided by this , Agreema nt, such permito ehaall be secured at the Devoloper1a own �- expense, subject to the terms of this Agreement, its is underatood that the Developer is obligator' to pay all necouvary ,r.4c��• , ,'' ^��' fees and to timely submit to the City ti.nal, drawings with final corrections ti obtain building permits; the Agency will, without. `Its; obligation to .incur liability or, expense 'therefor, use its bestW t efforts to expedite issuance by the City of building and other required permits and certificates of occupancy for conntruction that n,' seta the requirements :)t the City Code. Subject to the limitations of this Agreement, the Developer shall be required to ,•., romply with &11 conditions to approval. of. all -onJ.ng changes, general plan amendments, subdivision maps, conditional use t { pa,;mits or any other land usa approvals and all costa of compliance shall be at the sole expense of theDeveloper. The Developer shall be required to comply with the requirements of the California Environmental Qua? '.ty Act, California Public Resources Code Section 23.000, at :;eq. (110EQA11) . If such ;i compliance with CEQA reeults in the imposition of nny conditions or mi•+igutxon measures not already contemplated by this'° r Agreement, which would require~ the expenditure of additional ;3 funds by the Davolo er the Developer shall have the right to terminat►3 this Agreement b w+•itten notica to Agency and upon �`� g Y g Y p s•- I such termination, ..hall have no further obligation to Agency Y;?"¢j ` + '' hereunder; provided, however, this Agreement shall not be { terminated if the Agency agrees, in writing, within thirty (30)'' days after receipt of Developer's termination notice to fund all �., �•i�• d direct and indirect costs, expenses arid fees that would be { incurred b Developer -in er. in complyingwith such condition: or gal,. Y rw ' fM mna cures . • 1rr`"���` 10. [§31.1.j Rights o Cst3f3 For the purpose of assuring compliance with this t' Agrerement, representatives of the Agency and the City shall have the right of access to the Site without charges or fees,at normal business hours during the period of construction an the Site for the purposes of this Agreement, including, but not 64� 1, limitad to, the inspection of the work being performed in constructing the Improvemunts, so 'long as they comply with all i " ;' ,,a , l'-' cwe,'I,,t�nessle�ca2coos.wr May 16, 1"1 a Ys ' LJ (43) 4 p Y j ,,( j A,+.w.vr.�x�.M..wr+T'+'wrwnw�Wsmw..+..rJ,rw.nfla►:+•.aww�M rw.•,..s�s�►nrr.,r w+•.^.�._.....�.. -wr ..rw.-•.+..,.•,•mow.-.- +ry...+ +^ ,� A I � �f " r.• i r, Z I , s ' 1 :, i.. r i'_ li • ' ' .< � tMi! i 4r , �„ , �'+ h ���,fi'�'71✓,��PSPAI t l 1 _ :f.. � l 1 `}7A ^••�, r�' i3�)f'!�'�7-dr;,�?v,', , ` ' �l:, 1'' !' ., 1 ` ,,�I\�� pp M• I� 11. 11'�)S, '�{7 ,�. 'tir. r x l l 1) •! f ,rA r i , i ' T rr a jr •r i , r _ w .....1" .u._.1 same before issuance of :a Certificate of completion for the '� , r• affected impruvaments. The term "mortgage" as used hereinafter shall ins; ide a deed of trust and sale and lease-bac1c. Prior to leauance of a Certificate of Completion for the affected Improvements, tho Developer shall not enter into any conveyance for financing (other than any financing approved in connection t I with Agency's approval of Developer's evidence of financing pursuant- to Saation 215), without the prior written approval of the Agency, which approval Agency agt'oes to give if any ouch conveyanco fo;7 financing is given to a responsible; financital or lending institution or other financially responsible person or F entity and is for the purposely stated above. 2. [C1316) 1191der Not Qbl�nt_ad to Cana uct q Th:3 holder of any mor.tga,., jr dend of 'tract authorized by this+ Agreement shall not be obligated by the provisions of this Agreement to construct or complete the Improvements or to guarantee such construction or completion; nor shall any covenant J or ary other provision in this Agreement or any grant deed for the mite be construed so to obligmte such holder. nothing In �• ,, thin Agreement shall be construed io permit or authorize any such holder to devote the Site to .any user, or to construct any improvements thereon, other than those uses or imvruvemente provided for or authorized by thin Agraement. = ,, 3. [ 317 ] Notice of De atl�t to tic+Ytctactee or -Deed of TrtU.st Holders. Pi.4hi= � �,w .a With respect to any mortgage or deed of trust granted by Developer as provided herein, whnnaver the Agency shall deliver any notice or demand to Developer with respect to any breach or default by the Developer in completion of construction of the Improvements, or otherwise under this Agreement., the Agency shall at the same time deliver to eaih holder of record of any mortgage or deed of trust authorized by this Agreement a copy'''':', of. ouch notice or -demand. Each such-haider shall (insafar as the rights of the Agency are concerned) ►.eve the right, at its option, within thirty (30) ?ys after expiration as the cure tt period applicable to Develop'r under this Agreement, to cure or r remedy or commence to cure or remedy any such default and to add >> r' the cost thereof to the mortgage debt and the lien of its mortgage; provided, that if, the default cannot with diligence be 4�5 t r ronedied or cured, or the remedy or cure cannot be commenced, .� within such thirty (3U) stay period, such holder shall have such additional time as its reasonably necessary to remedy or cure ouch default by Developer. If such default shall be a default which can only be remedied or cured by such holder upon obtaining oosession such holder shall have the right to seek to obt&in possession with diligence and continuity through a receiver or r , ' (45) ' I ; 'f .5 '� •1r! 4 �' � r r. `��•''�7t '.. "•���li'I�y l���','• ',!#.\:Y11•.A'mw..�...•«........._....r••-wwn.w*v'a1ft1►►N/�YtTTt:-•}n•LVlrt.rcw-•iw•w....,.i•.n.i:wM..w.'.'r•VYt++roa.>s.r y.!la.:gttr.•J'Y P''t'r� "7^� 4�r,'�y�1Vx ��'. Ito Ai XX r � :1 • it . .. • 'Y(+) i, l : Ill � • • � � ' + 1, �•� f r SYV 1 •1 I . r�� '�0 I P. , l r�lh,'I '... �. ._..... w.... ...... ._... ...,..,_. .. .. .. _.,• w.0 +,s it rti otherwise, and shall. have the right to remedy or cure such � yr�/`r default after obtaining possession within Stich time as is l reasonably necessary to cure, such default. hay such holder shall not be required to cure any default of the Developer which Is incurable in order to exercise i.ts rights under this Suction. '' 1 ' Nothing contained in this Agreene"rir shall be,: deemel to pernAt or ' authorize such holder to undertake or cnntiiiue the construction s' ur completion of the Improvements (beyond the extent necessary to �Y,' Y, .t conserve or protect the improvenenta or construction already ',✓' made) without first having ex�prossly assumed the Developer's obligations to ::he Agen-.y by written agr89mant satisfactory to the Agency. :he holder, in that event, muss. Hgreu to completa, in the manner provided in this Agreement, the Improvements to rv� f which the t er: or. title of such holder relates, and submit <' evidence satisfactory to the Agency that it has the qualifica- tions and financial responsibility necessary to perform such obligations. Any such holder properly completing such improve-• ment shall be entitled, upon compliance with the ro-quikemento of ' Sr.ation 322 of this Agreement, to a Certificate of. Completion (ass '`�,,;;- , ;r +ncrain derir.ed) . �. [§318) Failure of }colder to Complete In any case where, thirty (30) days after Developer's uncured default in completion of construction of the Improvements' under this Agreement and the holder's receipt of the notice of �f; said default by the Developer in completionofconstruction. of ! Improvements under: this Agr_ement, the holder of any mortgage: or deed of trust creating a lien or encumbrance upon the Site or any ' part thereof has not exercised the option to commence curing such X sc� default; or., if it has exercised its right to cure such default, such holder ;.s not proceeding diligently with construction, the Agency may purchase the mortgage or deed of trust by p;:yment to the holder, of the amount of the unpaid mortgage cr deed of trust` dpbt including principal and interest and all other suns secured by the mortgage or deed of trust. If the ownership of the S'.te s' or any part thereof has vested in the holder, the Agency, if it 1�' k o desires, shall be entitled to a conveyance from the holder to the Agency upon payment to the holder of an innount equal to the sun, of tha f-I lowing: A (1) The unpaid mortgage or deed of trust debt at the �(I JMI:I time title became vested in the holder (less all appropriace 4 credits, incl"ding those resulting from collection and application of rentals and other income received durir:_g foreclol3uze proceedings); r. (2) All expenses with respect to foreclosure; tyl��l ` .r: 1{/.; •+� i 'off! of ! �'�1� a" ,` �. + : , 1 f.U#, Vu.bR11910611lCf1D].WT 1}l, 16, IM r��« Ir r � ! i1 � L '.1 I' - Ilt, (4 6) rS, i':a7�1� i45yh„I: r (� • ' ` ?Tf�K, � Vf ;�' 0. A , 1 5� l• , 41 ., �', ,y, j �www+..+. .�,.+...�+---, w.r,rr psnIr�:sL'.. s�rai:. �r r.•. •..w,.-. •....-,Y»+Irv-_-:•.:►y+..nr...r-:1 Re tSrtT r•�7r.k,r++.�r•.!vr.t•J" 1 � //r;l � I�Y lc� M . � �, � . t i I' :r• �:�.• ' i , ,. „ tu,y^�•;�r�'F'liir�l rr'3} ., . � } �i`o C r�M�T•1- ♦ •k , r, S. 1; e{`SIL,t,*. 1'v �.• �WryI ��,. L41,�'f �' .` +'1 f .I iA • ,• •. 1 `,, ,l',V,�l ' QQ •+ � iyli 1 1r 1 �t r• ,: r" P I • SIu f ` 1 1 l TiC. M (3) The expenses', if any (exclusive of general overhead), incurred by the holder as a direct result of tha subacquant nanagcment of the SiLe ar ()art thereof; (4) The costs of any inprovementi,, made by omch holder; W 'j and (5) 1'r. ainount equivalon't to the interest that would have accrued on the aggragate of such amounts had all such amounts become part of the mortgage or deed of trust debt at the time incurred and ouch debt had continued in existence to thin date of payment by the Agency; less Ai,,- ircone derived by the lender from operations conducted on the Sito fc.11owing the foreclosure (the receipt of principal and Interest payments in the ordinary course of the lender's business shall not constitute income for the purposes of this subsecw.ion f). t i. [5319] B-Lght of t1wq_AzQY_ 0 COM 1149E qAE1a_Qr_ peed of Tr ust DefauLt: In the event of a mrrtgagn or deed of trust default or breach by the Developer prior to the completion of the the Site or any part thereof construition of the Improvements on and if the holder of any mortgage or deed of trust has not exerciaeJ its option to construct those improvements, the Agency nay cure the default. n ouch event, the Agency shall be entitled to reinibursem4t from the Developer of all proper costs and expenses; associated with and attributable to the aurir,g of the nortgage or deed of trust default or breach of this Agreement by the Developer and incurred by the Agency in curing such defau:t; pr-)vided, however, that in axercining its rights, under thin 5cntence the Agency shall Nu required to act in a manner which 4111 mitigate its damages !n the event of such breach bjr t -�a De ',Lne Agency shall also be entitled to a lien upon �V iveloper. the Site to the extent of such incurred costs and disbursements. Any nuch lien shall be subject to the prior construction -financing mortgages or deeds of trust. 'A C. [Sno] p-tight of the-Agelicy to j SatisfyOtter Wens an the site After Title ]2asses After the Conveyance of title or possession and prior to the issuance of a Certificate of Completion for the affected fl" I portion of the Site and after the T)eveloner has had written Y R V, 7� notice and has failed d after a reasonable time, but in any event riot less than thirty (30) days, to challenge, cure, adequately ;oond against, or satisfy any liens or encumbrances on the j" uncompleted portion of the Site which are not otherwise permitted t under this Agreenent, the Ag,:_ncy shall have the right but no 7 PA&U�pOjMl9r,MS, MMWP May 16,1991 (47) L. I L �1 r 11 Ii. . w It V s. ,t r, - AY obligation ' obligation to Batisfy any such litzno or encumbrances; provided, however, that nothing in this 'Agreement shall. require Ueveloper to pay or make provisions for the payment of any tax, assessment. 1` lien or charge no long as Developer in good faith contests the validity or amount thereof, and so ILng, as such delay in parent does not subject the applicable portion, of the site to forfatturQ = or sale, without the right to redeoi4. " D. [j321] Additional Amendmp t " Agency agrees not to unreasonably withhold approval of t any modificatinn or amendment to this Agreement as may be requested by the holder or prospective holder of any deed of trust or mort a e encumbprin an portion of the bite or an interest therein. Agency acknowledges that. such &:,adndments; may, ' from time to time, be necessary to induc3 a lender to loan funds in connection with the ievelopment or operation of the Site, and y" 7 that different lenders may have specific requirements or requests�?lKc. relating to receipt of notice, o',:portunity to cure, and other similar matters pertaining to its security and its remedies upon default Agreementeveloper. Any 1i shall be prepared this tbyoDevelopernatrnomcont eto to Agency. *' E, [S322] Pert ifc� _ of romnlet o t w+R , ' Promptly after the oom 'etlon of all of the Improve I P Y A- P rents to be constructed on the Site (excluding any tenazlt�j° � x improvements) in conformity with this Agreement (as determined by t the Executive Director of the ',gency), upon the written request of the Developer, the Executive Director of the Agency shall furnish the Developer with a Certificate of Completion (in thr:��� farm attached hereto as f Attachment 11o. 9) for the Site. Such Cer tificdte of Completion shall be a conclusive determinp.tion of satiofactor completion of the construction_ required b the Y p 4 Y 1 Agreement upon the Site and the Certifica-te of Completion shall 'rl so state. After the recordation of such Certificate of �"►� Completion,'any Marty then owning or thereafter purchasing; er ti. leasing or otherwise acquiring any interest In the Sits anall not ''rr !because of such ownership, purchase, lease or acquisition), C. / incur any obligation or Liability under this Agreement, except ! that such party shall be bound by any then eft--ctive covenants contained in the Grant Deed applicable to the Site or portion Y` thereof acquired by such party. e.. 1 f' The Certificate of Completion shall be ;- n such form as t' to permit it to be recorded in the Recorder's Off4ce for the if 01.: ` Counts of orange. �( .x.I If the Agency rclfuses or fails to furnish a Certificate r I of Completion as to the Site after written request from Develop- rC, ra `'r �) . �. is �(K,bl1)11i0b12f�(11.1iT May 16. 1991 r f r1!Mi ry e 7 1 t . � 1rj� h, �.� 'I ' • 1 r� r 1 lj� ' J 'L', � �� �^ _ a"^._'�..!.^�..���+..�w�raW:l1r--+ri�•JTP'rt 1.i��R.N.M'.lMla���...�.�. 1.. wlMMi.awM..wt!(Y Hi� wTI.T _`A:r .'.:h.�•� ��Mr" ; � Jy(1 �„ If 1. ( • 'I • ' r '}��y,/f i1i..fir. 1 51 'i',vv rj: •'� • � {� t ram, y ,' ''^ ''1�y • I ri Irl ` , i , • 1�f e, 7 or, the Agency shall, within thirty (30) days of the written request, provide Developer with & written statement of the reasons the Agency refused or failed to furnish the Certificate 1;3' of Completion. The statement shall also contain the Agency's opinion of the action Developer must take 1.-o obtain the Cartifi- cate of Completion. If the reason for aucA refusal is confined to the failure to complete specific items of construction, landscaping, and/or other items, all of which shall not affect the ability of the Improvements to be i3afoly inhabited, the T Agency will issue Its Certificate of Completion upon the posting of a bond or other security acceptable to Agency by Developer ? t" with the Agency in an amount representing the fair value of the 41. 1$ work not yet completed. In no event shall the Agency unreasonably withhold or delay the issuance of a Certificate of Completion. The Certificate of Completion (Attachment No. 9) is not a notice of completion as referred to in Section 3093 of the California Civil Code. jj Agency also agrees not to unreasonably withhold a separate Certificate of Completion for any separate Lot within the Site with respect to which Developer has completed all J t' � � required improvements (even though the improvement of the entire Site has not been completed); provided, that Developer shall not 11 then be in dafnult with respect to construction of the remaining 1N Improvements and the issuance of such partial t-ortificate of Completion shall not unreasonably interfere with Agency's expectation of complaticn of all of the improvements required to be constructed an the Site. Each such partial Certificate oZ Completion shall h1co be in the form at Attachment No. 9 and shall, with respect to the Lot affected by the partial Certificate of Completion, have the name purpose and effect as the Certificate of Completion for the r�rtiro Site has with respect to the entire site. Issuance of the Certificate oi: Completion shall be an administrative act and is hereby authorl..ed by action of the Executive Director without the necessity for separate approval by the Agency Board. IV. C§4001 USE OF THE SITE A. (5401] Construction improvements III accordance with the terms of this P,greement, Developer shall develop on and adjacent to the Site all on -site improvements and those off -site Public Improvements required :.y the City to be constructed in connection with the on -site improvements pursuant to the terns of this Agreament, including the Scope of Development (Attachment No. 3). x VA&WpblU M06321:00MVP MAY 16, 1991 (49) M . rf Y f ,w . ! i B. [S402) Affordabin Fiousina 1. conEtrtiction of Affordrlblo iioup;ag. The Developer I covenants and agrees to develop a total of sixty-eight (68) , housing units in conformity with the Scope of Development (Attachment No. 3) and to reserve ten (10) of the housing unite 1 �,. developed on the Site for low -to -moderate income housing (the "Restricted Units"). The location, uize and specifications of the Restricted Units shall bee as scat forth In the: Scope of Development and as more specifically identified b Developer, p P Y Y . ' 1 subject to Agency's reasoltahle approval, prior to gale of the Restricted Units. 2. pe grmin do f. Lou c ar3e Prjgg. The Developer " shall sell all Restricted Units at an "Affordable Housing Cost" to "First -Time Homebuyers" of "Low -to -Moderato Income" or "Senior Citizens" of "Low--to-Moderate Income" (First -Time Homebuyers of Low -to -Moderate Income and senior Citizens of Low-to-licderste ,^ income are heLeinafter collectively referred to as "Eligible Persons ar Families"). �r "Affordable Housing Cost" shall mean, as to each ` y Eligible Person or Family, that purchase price which would result��r�4'" *` in monthly housing payments under any currently prevailing ' `,;. `' convintional dome mortgage lending criteria applied by any G'' • J reputable institutional home mortgage lender, or the lending 67 criteria of any government -subsidized or special mortgage program for which the Eligible Person or Family qualifies, which do not; ; exceed Thirty -Five Percent (35%) of One Hundred Ton Percent F V` ' (110%) of the Orange County Medi:..� income ah established from •�, ,;...,,r' time to time by the United States Department of Housing and Urban Development for those eligible persons or families earning less .- than one Hundred Ten Percent (110%) and not less than Eighty ' Percent of the orange County monthly median income, and Thirty - Five Percent (35%) of the monthly income of any eligibles person or family which earns not less than one hundred Ten Percent (110%) and not greater than One hundred Twenty Percent (120t) of r ;" Orange County i,.•.inthly median income. "First -Time Homebuyer" shall mean a person or family which has not; had an ownership interest in any residential real - property during all or any part of the: three (3) years immediatel • prior to the } p proposed conveyance of a Restricted it Unit. ee " Low-ta-Moderate Income shall have the meaning set , ., forth in California Health and Safety Code Section SG093. `I " "Senior citizens" nhall :Wean persons sixty-two years of r!�, h 1 age or older. . f:WM\# llbili 19NObs1[O AVO 4 I' �r.'4 r "••] /vi.` r 1} ,� (50) 'r!I 1` yIA:1 •` ' ` ( I rJMnt�'�VTur, .. r _., , . ... - ... �..�.-..--�-�...n...+n..«w-.. n:......rw .a-. �.a.vp,.,m�•�-:+;.►+•� • wn--, I cr ..r 1 _ V �, Rom' •'AZ"'C: 'rT:rr-i'..ln„ _ � , IJ ! r fey W' �} 'r ' `, ' • , Ail 0,4 LL .. ,.. . . _. ... - .... lrl 1, •J �, 1 - r _ �� a. ,�, Ix a 1 r r 1.1 THE DEVELOPER UNDERSTANDS THAT THE DETERMINATION OF THE � AFFORDABLE. HOUSING COST CAN BE MADE ONLY AT THE TIME OF THE PROPOSED TP.1 ISFER, TAKING INTO CONSIDERATION INTEREST 1U%TES, THE TERMS OF SALE OF'OERED TO AND THE ECONOMIC CIRCUMSTIVICES OF THE ELIGIBLE PERSON OR FAI4ILY AT ISSUE, AND OTHER FACTORS THAT CANNOT r; BE ACCURATELY PREDICTED, AND THAT THE SALES PRICE PERMITTED T, HEREUNDER MAY BE LESS THAN THE FAIR 14ARKET VALUE OF THE RESTRICTED UNIT A14D MAY NOT INCREASE OR DECREASE IN THE SAME MANNER AS OTHER SIHILAIc REAL PROPERTY WHICH IS NOT ENCUMBERED BY � +�! THIS RESTRICTION. THE DEVELOPER FURTHER ACKNOWLEDGES THAT AT ALL TYMES IN SETTING THE SALES PRICE THE PRIMARY OBJECTIVE OF THE ,�v+�^�R AGENCY AND THIS AGREEMENT IS TO PROVIDE HOUSING TO ELIGIBLE PERSONS OR FAMILIES AT AN AFFORDABLE HOUSING COST. r a 3. Loanta_Biiqjble persQng and FnMili.es. r t, ` a. F st t DeLa s it ?r�ed . The Agency shall. pay all ,.:� ^• �'� applicable commitment Lees for any Eligible Person or Family ' which qualifies for a housing loan from the Southern California Home Financing Authority 1990 Suri,es B Single Family Mortgage �+r, Revenue Bond Program ("SCHFA Loan"). The Agency and the ' Developer shall cooperate and assist Eligible Persons or Families ' to apply for and obtain SCHFA Loans and shall execute such `� further documents bs are required to obtain such SCHFA Loana f �i,� ., provided, Developer shall not he required to incur any out-of- ocket expense in connection therewith other than the personnel ::„.` costs attributable to the time and effort of Developer Deire'oper's employees. All Eligible Persons or Families shall be 1 solely responsible for tweeting all requirements for the SCHFA Loans and for paying any required origination fees or other fees " � '` ors` kir other than the commitment This ( it fees to be paid by the Agency). Th_ section shall not be construed as a promise or guaranty by the Agency that any Eligible Person or Family will obtain an SCHFA Loan. b. Seed_ Trust Deed Loans. Upon the written application of any Eligible Person or Family, the Agency shall loan such Eligible Person or Family not less than ten percent (10%) of the sales price of the applicable housing unit and not greater than Twenty -Five Thousand Dollars ($25,000), with the exact amount of such loan within those limits to be determined at the sole discretion of the Agency (the "Agency Loan,,). The Agency Loan shall be clue in twenty (20) years or upon the earlier .` sale or transfer of the applicable housing unit and shall carry Y' 4, simply: interest at the rate of five percent (5t) per annum, all . ` due and payable upon the due date. The Agency Loan shall be } '' evidenced by a promissory note, secured by a second deed of trust j encumbering the applicable housing unit, and covenants ensuring the applicable housing unit's continued affordability shall be Irecorded in the official records of Orange County, California. 4'; � ' . , � sf 1 � ::1Qu.�+bN1a�Q6S2G00I.�1P hSep 16, 1591 4s b 1 f: 4. Ur!•f' fro 4� -Ir d. � .i rG' f. ' JI, Mi w +. I ,'_.+ y ,)„ .� ��,1w�.rl.+,wNRs4M,rw`+...v.•tr...wsr.�w.r.w-�._.���.+,.���_vris....•+ww�� l , • ,r 71 7 7 OT a y, a `P 1 4� ,A ' C. tiqKinun- lumber of La21ns: jlo bevelo or Oj?ltgntian ' Beyond FtQs c gd i1 Notwithstanding the Agency's obligations in paragraphs (a) and (b) above, the Agency shall not be obligated to pay 5CHFA loan commitment Eaes on behalf of more than thirty-three homeowners or to make Agency Loans to morn than thirty-three (33) homeowners, nor shall Developer be required to use such loans in connection with any applicable housing units r" ' other than the Restricted Units.r�' w •s . d. Marketing Prcgram. The Developer shall state, in '► a prominent location in all advertising and marketing materials, �. that low -coat, Senior Citizen or First -Time Homebuyer financing Js availahle for certain purchasers of housing uniis within the ' � 4.1 1�5t housing development. The Developer shall notify each pronpective "`� : l°� purchaser which it reasonably believers might qualify for such i: �R• f � loans of the availability of the SCHFA Loan and th? Agency Loan, .;�,�,, ,,• as applicable. Covenants to Rena o. 4 . R [t._ Prior to the conveyance of each of the Restricted Units, and each unit on J, which the purchaser has obtained an Agency Loan (collectively, {f the "Assisted Units"), the Developer shall execute and record in %' WF.X the official records of orange county, California, a Declaration of Covenants, Conditions and Restrictions ("CC&R't") with respect °+ to such Assisted Unit in the form of Attachment Ho. 12, ',' incorporated herein by reference, which shall provide the'+��`,' following: a. Each Restricted Unit shall he owner -occupied and the owner shall be a Low -to -Moderate Income Person or Family, and, until July 18, 2018, shall only be conveyed at an Affordable Housing Cost to a Low-to--Hodarate Income Person or Family; b. Each Assisted Unit (other than a Restricted Unit) !; shall be owner -occupied and the owner shall be a Low -to -Moderate P. 'It, Income Person or Family, as herein defined, and shall only be ifI t conveyed to a Low-to-loderate Income Person or Family for a �4 period of twenty (20) years; provided, however, that the unit may Y:•, r , be sold to other than a Law -to -Moderate Income Person or Fam-L 1A' without restriction as 'to price provided that the owner pays a``� ; r sum determined pursuant to a schedule of equity sharing to the E Agency due under the terms of the Agency Loan, and, upon such paynent, the CC&R's shall, by their terms, terminate, and the a Agency shall execute whatever instruments are necessary '.o remove them from. record; i�'1 S C. Prior to any tranife;; of the Restricted Unit or . Assisted Unit the owners of the Restricted Unit or Assisted Unit shall submit to the Agency a request for approval of a proposed transferee and the Agency shall determine if the proposed ff}A�rxN 'I'j F •". • ' ` �r I � M 11 1I 1 t 7a + (52)y.".! r l t � v l! ,•' ri 91 . ��tjS...,,. �A..ee+—..r nee.awAAw.�r:t-1e;.,.�........er.A».,.a..-+.r+..w.,...i:^•1^.1,»-..r.T�-^,, ... ,:11"!.:TciP.•Sir: Ts\�,. '. :Y�4 , e f t, gN 11 ♦ 1 t n l i S (10 , r J04! T.� i so, stealapprove the propoOe runs erecs, "Y' d. There shall be rio discrimination against any ! ? person on acco,. 1t of race, color., religion, sox, marital status, girt national origii: or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of .he Restricted ` Unit or Assisted Unit; and ,K e. Uhea CCE�Rs shall, throughout thair term, be binding for the benefit of the Agency and the City without regard to whether the Agency or the City is an owner of any land to which the CC&Ra relate. � ray �,•' + 5. Asipraya� of—Emrchasers. Ho transfer of a Restricted Unit during the term of the Redevelopment Plan from � the Developer or subsequent owner to a purchaser shall occur " until the Agency determines that (a) the proposed purchaser Intends to occupy the unit as the proposed purchaser's principal 4 residence, (b) the proposed purchaser is a Low -to -Moderate Income " Person or Family, :and (c) the proposed transfer occursa at an , Affordable Housing Coat. Each such proposed purchaser shall submit to the Agency such information and completed forms as the Agency shall requesft to certify the transfer price and proposed purchaser's intent with respect to its residence in the unit and its gross income. Prior to the conveyance of the Restricted Unit, each approved purchaser shall submit to the Agency ar, iseaware thatltherpurchasernmay onl `sellgthe unit ateapurchaser q r 1. Y Y Affordable Hosing Cost to a Low -to -Moderate Income Person or 1 ` Family, that the maximum permitted sales price may be less than fair market value and that the unit must be owner -occupied at all times and cannot be rented of leased. The Developer shall cooperate with the Agency in providing such forms to proposed v `' purchasers and in assisting proposed purchasers to prepare such ; forms and provide any required information to the Agency in connection with they Developer's original sale of the Restricted s1 .1 Units; provided, Developer shall not be obligated to incur any ,. out -of -packet cosh in connection therewith. G. Addi ojal Amendment. Agency agrees not to � t unreasonably withhold approval of any modification or amendment r:r to this Agreement concerning the above provisions applicable to the supply of Low -tea --Moderate income housing which is requested y, S? by a holder or prospective holder of any deed of trust or , mortgage ancunsbering the Site, or any portion thereof or interest therein, where such request is made to facilitate or enhance the r, financability of such housing and/or the total Site Improvements. It shall not be unroasonahl.e to withhold such approval if such ,� f ! proposed modification would prevent one or more Restricted Units in the housing development from qualifying as affordable housing t f:1"'j-ubft319%0512W, AT Nt4y 16, 1991 ,'r ,M�, ., t .4 .. .. . .. ..w.yw v+. .r.•mr... �....+.-r.�. .r...w..« • .ter+... r . •7. ri 41����I , f�S i J � � _ •�7 � 11 Aa�t^y44 4 l • •fI transferee is a 'Low -to• Floderate Income Person or Family, and, if. �J o ' . I� ,t / ..MrA+"Y.r�..�.-, '.. .. _.__.. rr.:Ju..F.r.. .. :..... ... •.. ". �.�M i..r ....4�W.. ..._rl.'.. .. •_... ...�.... ..._�.. units under. the Agency's or. Ci.ty's affordable housing requirements pursuant to ifealth and Safety Code Section 33413 or Government Code Section 66503 or any other applicable nectionta. C. ($403) Larking Gardgp- Developer shall construct a subterranean parking structure (the "Parking Structure") on the Site, as described and set forth in the Scopn of Development (Attachment 3). The cost of constructing the Parking structure shall be borna solely by the Developer. The Developer covenants to construct and maintain eighteen (1.8) of the narking spaces (thn "Retail Parking Spaces") in the Parking Structure for public retail customers, in addition to the parking spaces required by the City to ba allocated to use of the retail improvements and other improvements on the Site, in connection with the City's approval of the Project. At ouch time as the Parking Structure is subject to being placed in use (as evidenced by iesuance of a certificate: of occupancy therefor or other applicable permit for use), the Agency shall pay the Developer the amount of Fifteen Thousand Dollars ($15,000) in cash for each of the Retail Parking Spaces, for a total of Two Hundred Seventy Thousand Dollars ($270,000) (the "Parking Spacc Purchase Price"). Concurrently with the receipt of such payment, the Agency and the Developer shall execute and acknowledge the "Parking Structure Agreement" attached hereto .as Attachmant No. 12 and incorporated herein. Agency agrees not to unreasonably withhold or delay its consent to any modifications of the Parking St-•-ucture Agreement requested by ary lender or proposed lender on the Project or required in connection with obtaining California Department of Real Estate ("DRE") approvals. In connection with the above, the Agency agrees to assist Developer in securing legal authority to price the Retail Parking Spaces in use, and to secure a certificate of occupancy or temporary certificate of occupancy therefor, at the earliest possible time., and to take all steps and execute all documents necessary thereto. Agency further agrees to pay Developer for the Retail Parking Spaces notwithstanding that construction has not yet been completed on the rest of the Site Improvements, so long as the Retail Parking Spaces are capable of being used for public parking purposes. In connection with the above, the Agency shall use its best efforts to cause the City to consult and cooperate with Developer to the extent reasonably possible in k' �1 1fAr— ` Y • t I A,! ,! tt J;• :I. establishing temporary traffic circulation patterns for the site .-L as necessary to allow the early use of the Parking Structure, �_�•. even if such circulation patterns differ from the patterns con�`rraplated for the Site upon completion of all o£ the {' improvements required to 1-: constructed on the Site pursuant to „ the germs of this Agreement. t$ r 1 `r � • J ' t A� r f:lE.u�+bi131910SS:CD07.14T 5Q Mar 15, 1"1 �l y 4e N �4�f ,T +«.Y'r rn r,.•u.w.. ...y ti.�I.i^..f'1•? :.Tl �i.....f; •I. n. •.....r �.�� tom.—.. ... �•..r..esw•r ►,r •.^.Y !'t:1 "I V-' R:W r {{ ' d j1�ee�� FI r .'1i •' t1, ' , Ir rlr,,4� r'1�,� �i s 4` I I ..14 aL i :I Any portion of the Farking Space Purchase: Price which is not paid when due shall thereafter bear interest tit the Agreed Interest Rate from the date due until the date paid. U. (5404 ] Retnil 41nd OMU neyelopM n r Developer uhnll develop approximately Twenty Thousand (20,000) square feet of retail space and Eight Thousand (8,000) square feet of office space, as act forth in the Scope of r �, �r•' : , Development (AttachLent No. 3) on the Site. In connection, therewith, the Developer shall use its bast efforts (including the contacting of prospective tenants) to secure a reputable personor entity, who is acceptable to the Agency and the r.' Developer, and in experienced in the food market business, to lease Ten Thousand (10,000) square feet of rentable area in the +" F location designated in the plans attached to the Development Agreement for the location of a food market. Such efforts shall '•. � �, � i�' begin immediately following the conveyance of the Site and nhall + r continua until aix (6) months after the issuanco of a Certificate of Completion for the entire Site. If the Developer is unable to rc ' obtain a reputable and experienced Lcod market tenant within this period who is acceptable to the Agency and the Developer and who is w.' lling to nxecute a lease upon terms acceptable to the Aency and the Developer, the Developer shall give notice thereof to the Agency, accompanied by evidence of the Developer's efforts to 1� 1• obtain a food market tenant including persons or entities r; contacted, responses received; and the status of any ongoing negotiations. Agency shall then have the right to extend such " f six (6) month period, on a month to r.onth basis, by paying to ;r�,`r`n�r.. Yy• Developer, in advance, the amount to he determined by Developer and Agency as necessary to compensate .)aveloper for the continued ,• I loss of revenue resulting from efforts to secure a food market tenant for the Site. The payment required for the first monthly extension of such six (6) month period shall be due not later than five (5) days �fter delivery of the Developer's notice to t1 Agency of the expiration of the six (6) month period. The I payment for each succeeding monthly extension shall be due on the first day of the period to which such extension relates. If. any extension payment is not received by the Developer on or before the dates on which it is due, Developer shall have no further ' obligation to attempt to locate an acceptable food market tenant and., thereafter, the Developer may substitute any other legally permitted retail use for the proposed food market use. , If Developer does initially secure a Lood market tenant \' for the Project, and if that food market tenant thereafter vacates the premises, the Developer shall use its best efforts to secure a replacement Food market tenant for a period of six (6) months after such tenant vacates the premises or the date an j unlawful detainer proceeding is filed with respect to and served against such tenant, whichever occurs first. If the Developer is �`�`�` t ? e:1d�u4,vl�719 OC82T1Yri.14T May Id. 1991 •.. ,•. Iy,y _ .r, C. .,,, i._., ��,.w.vr.�w+...w..w.•....wn►�..r-•N�'r[frr, tar.,... r�-.r.�.ti..:. .. .. . .••.+•.......r...,r,r-a. 1�rr t:TMr:r.r,Y`,tt,ft•,�.t,,R� .` �.', �i1✓1,`,�i�1, I ,} Pre1, tom} h3 +,y y"W ;f 41r' ' ,. •i _ r. ,. .. Vl ` Fd �I 1, t�, `��'.?�,'` i r'' •; t y<P+ !�h ,V = ,I -. ,. • . f,I / � IY ,,, 555 I�,I�r•1J =faf. y • r• }'i . ,, 1' !` of � '�+ f 1' �'n4�'�,'• a „,} fir, r v.ra i b�fi� 1 c K � � ;`• I v' • a+ xr ;x• Developer shall, from time to time, meat and coneultx;' with the Agency concerning development and implementation of a marketing plan for the Retail and office space on the Site, and I shall provide Agency with copies of such documentation setting forth that plan as Agency may reasonably request; provided, all such documentation shall be hold by Agency in confidence and"- '� Developer shall -not be required to provide any confidential financial infurmaLion in connection therewith. "1r E. (S4.05] Use7; in Accor dance wits Resteam t ape ' ondiscr iii at o i The Developer covenant and agrees for itself, and Its j`' successors, its assigns, and every successor in interest to the Site or any part thereof that, during the term of the �. Redevelopment Plan, 1:he Developer and such succassor and assigns shall not devote the Site to any uses other than those permitted by the Redevelopment Plan as of the date of this Agreement, the Grant Deed (Attachment No. 7), and this Agreement, including the f-.%e4U'pub1U1T0692UT.AWP M,y 16. 19s1' p , 14 7�F/w• l w��-. - l fit 7T' r. t k�. � r-...+.ww.'..+..... __.-��,..-„�+nr�T.e.• .•'n.n'. �.•✓+'.,.-•l r,rnr.w v, v..,.r vwv. •r.....r+-. .n....w w,...r•rwi, 77 L'lLr.S'(Q;'��7Q�. { + V Jw 1` i 1 i '+i,�. ,'• r �; ' ;' r{,,I� y w�r ref" ` wyw 1 , r�fir; l . t • , - + `i, �\ 1• e ' i t unable to obtain a reputable and experienced food market tenant within this period who is acceptable to the Agency and the Developer and who is willing to execute a leaso upon terms acceptable to the Agency and the Developer, the Developer shall give notice thereof to the Agency, accompanied by avidince of this Developer's efforts to obtain a food market tenant, including persona or entities contacted, responses received, and the status of any ongoing negotl tionn. Agency shall then have the right to extend such six (6) mcnth period, on a month to month basis, by paying to Developer, in advance, the amount to be determined by Developer and Agency as neceauary to compensate Developer for the continued loos of revenue resulting from efforts to secure a food market tenant for the Site. The pr.ynant required for the first monthly extension of such six (6) month period shall be due not later than five (5) days after delivery of the Developer's notice to Agency of the expiration of 'the eix (6) month period. The payment .for each succeeding monthly axtensio» shall hn due on the first day of the period to which such extension rel.atee, if any extension payment is not received by the Developer on or before the date on which it is due, Developer shall have no further obligation to attempt to locate an acceptable food market tenant and, thereafter, the Developer may substitute any other legally permitted retail use for the proposed food market use and there shall be no further food market requirement applicablu to the Project. In connection with the above, Developer shall at least monthly during the period the Developer is attempting to locate a food market tenant, provide Agency with evidence of itn efforts to locate a food market tenant, including persona or entities contacted, responses re,eived and the status of any on -going neyoriations. I= 47 2ti .•+ t. 1 1.'!• 1 1 1, • 1• , i scope of Davelopment attached hereto. The foregoing covenants shall run with the land. ' The Developer covenants by and for itself and any J) ` Successors in interest that there shall be no discrimination against or segregation of any person or group of per6ana on e kl'. - account of race, color, creed, religion, sax, marital. status, handicap, national origin or ancestry in the sale, lease, ;nY sublease, transfer, uce, occupancy, tenure or enjoyment of the ;z r� Site, nor shall the Developer itself or any person clrltning under ,;ilk �' �r�W' or through it establish or permit any such practice or practices of discrimination or tee re ation with reference to the selection, �. locution, number, use or occupancy of tenants, lessees, subten- ants, sublessees or vendees of the Site. The foregoing covenants shall run with the land. The Developer shall refrain from restricting the rental, sale or lease of the property on the bauis of race, '! color, creed religion, sex marital status handicap, national origin or ancestry of any person. All such deeds, leases or contracts shall contain or be subject to substantially the � iclauses:�: • ��7��,.•, ' following nondiscrin nation or nonsegregation , , (a) In deeds: "The grantee herein covenants by and for himself or herself, his or her heirs, executors, adminin-,K G , tratore and assigns, and all persons claiming under or through %r 7 a' them, Ciat there shall be no discrimination against or sogrega- tion oL, any person or group of persons on account of race, color, creed, religion, marital status, handicap, national originf�': or ancestry in the sale, lease, sublease, transfer, une; occupan- ," �� _'. cy, tenure or enjoyment of the land herein conveyed, nor shall the grantee himself or herself or any person claiming under or j' through him or her, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, ttse or occupancy of tenants, ,7 �f lessees (subtenants sublessees or vendees in the land herein conveyed. The Foregoing covenants shall run with they Land." f (b) In leases: "The lessee herein covenants by and for himself or herself, his or her heirs, executors, adminis- trators�. x 'v assigns, p gthrough. .�tJ it and assi ns and all ersons claiming under or r ' � , him of her, and this lease is made and accepted upon and subject �; • ,:.' ,` a,,,; f_ to the following conditions: "There shall be no discrimination against or r segregation of any person or group of persons on account of race, r �;•. color, creed, religion, sex, marital status, handicap, ancestry ti t' or national origin in the leasing, subleasing, transferring, use, A, ' t occupancy, tenure or enjoyment of the premises herein leased nor � shall the lessee himself or herself, or any person claiming under or through him or her, establish or. permit any such practice or _ I r�j ' ,1 Wk '' u .- ? ,(, !)' ' %}`. •'` r r Y `• ',,. f. 'mil'-—wFaYL• •'. .. 1 � !,� ' �{ 'j r, ,/ - 1 n dMQ , 1 � •, ! Ik1' 4N, 1' i +4 . 1 .�,, J IIJ7 �1 aF. e'rl l' _•i 1 '�j 'r r.. � it Py `u }�.!"1 Tr practices of discrimination or negregation with reference to they selection, location, number, use: or occupancy of tenants, A essees, suhlessues, subtenants or vendees in the prcmicsas herein leased." (c) In contractst "'There shall be no discrimination against or segregation of, any person, or group of persons on account of race, color, creed, religion, sex, marital statues, handicap, anccatry or national origin, in the sale, loose, sublease, transfer, uoe, occupancy, tenure or cn joyment of the promises, nor shall the transferee himself or herself or any person claiming under or through him or her, establish or permit any such practice or practicer of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lencees, subtenants, sublesesfaos or vendees of the prem.isen." Subject to sections 322 and 406, uha covenants establ I nhed in this Agreement and the deeds of conveyance for they Site shall, without regard to technical classification and designation, be binding for the benefit oral in favor of the Agency, its successors and assigns, the City, and any successor in interest to the Site, or any part thereof.. Notwithstanding the issuance of a certificates of. Completion for the Site, the covenants against racial. discrimination (shall remain in off oct in perpetuity. F. C406] of conE The Agency is deemed the beneficiary of the terms and provisicns of this Agreement and of the cove3nanta running with the land, for and in its own right and for the purposea of protecting the interests of the community and other partien, public or private, Such covenants are established by and enforceable only by the Agency, and are not intended to create anl, third party beneficiary and may not be enforced by any person or entity other than Agency. The Agreement and the covenanto shall run in favor of the Agency, *without regard to whether the Agency has been, remains or is an owner of any lased or interest therein in the Site or in the Project Area. The Agency shall haar, the right, if the Agreement or covenants are breached, to exercise all rights and remedies, and to maintain any actions or suits at law ur in equity or other proper proceedings to enforce the curing or such breaches to which it or any other beneficiaries of this Agreement and covenants may be entitled. Notwithstanding any other provisions of this Agreement to the contrary, all of the covenants of Developer contained in this Agreement with respect to the Site (excepting only the F.t M14-uWt9AJ'SEiC:MI-AT (58) M&y M, t9+1 I 1% �w.wr "� I �� �...—. .....�. r.......w.rr•+aw.w.+«�..a...r.r•w�.«...+. n,�.-n-.a 1'��`/•HTIZ ems-:+ �.q.�cfA� t�"NJji'!.j � 'r ". .' 1*,a1ir' •"S -' _ .i y?CiC1l� �Nij,�7+• . ,.. 4 �{� yy rj , IZ; L 'd '17 t Y R� covenants against discrimination) shall terminate and be of no further force or affect as to the Elte (or any Lot thereof, no applicable), upon the isaijance of a certificate of completion for the Site or ouch Lot, and thereafter all rights, obligations, and covenants of the parties with respect to the Site or such Lot shall be an act forth in the applicable grant deed (s). Notwithstanding anything above to the contrary, issuance of a Certificate of complotion shail, not terminate the obligation of the Developer to convey (and the right of Developer to receive paymnnt for) the Agency Parking Spaces if such obligation is then 4. still executory. Notwithstanding issuance of a Certificate of Vol 1, A Completion for the Site, Developer and its successors and assigns shall still be required to maintain the Site and perform all other obligations in accordance with the standards set forth in the Giant Dead. Issuance of a Certificate of Completion shall not waive, limit, or terminate any obligation of a party to return or release any deposit or security pursuant to the terms of this Agreement, repay any amounts due to Developer pursuant tr the terms of the Developer's Loan or the Additicnal Developer Loan described in this Agreement, or to limit the scope of any indemnity obligation which has accrued or which, by its terms, remains applicable following the Certificate of Completion. V. CS5003 DEFAULTS AND REMEDIES A. C55011 P -efaults _QqBgral Subjt:ct to the extensions of time provided by Section 6030 failure or delay by either party to perform any tern or provision of this Agreement constitutes, a default under this - Agreement. A party claiming a default shall give written notice of default to tho other 'party, s-pecifyinq the default complained of and the actions required to correct such default. The party asserting the default shall not institute proceedings against the other party if the other party, within thirty (3C, days from receipt of such notice, commences to cure, correct or- remedy such failure or delay nitid completes such cure, correction or remedy as soon as reasonably practicable after receipt of such notice. B. [S502] Lecra I actions 1 [5503) Institution of LeqA16ctJ:�n- In addition to any other rights or remedies and subject to the restrictions in Section 501, either party Pay institute legal action to seek specific performance of the terms of this Agreement, oL to cure, correct or remedy any default, to recover daruages for any default, or to obtain any other legal or ,4 equitable remedy consistent with the purpoce of this Agreement. (59) ..... ..... M , , ✓ti'; It • � t , , �41 V 1 fi w ' s r Such legal aftiona uat he instituted in the Superior Court of State of Ca , kfornia in an appropriate riate 11 viiinicipal court in that county, or i.n t:hk;. Federal Matrict Court: E in the central n.istrict of California. � 1 2. 504 A+nnlicable_ '1Cte law,; of the State of California shall govern the ,' interpretation and enforcement of thin Agreement. 3 [S505 Acreattlnee of ! In tho event that any legal action iG commenced by the ,+�,ti$► • Developer against the Agency, service of process on the Agency x� p g 5 Y� 1 x . uhall be Fade by paracnal service upon the Dii.•ector or in such ! other nanner as may •rye provided by law. In the event that any legal action is commencer) try t:.iin Agency against the Developer, service: of process an the Developer. shall bn made by personal service upon :any grzneral partner of the � rV. ;1 Developer and shall be: valid whether nad-- within or without the �r ���r ;state of California or in unch other manner as nnay be provided by ►:r J�, „R �`, ' law. Service on any of the foregoing natural personP accomplished by or an behalf of the Agency shall be deemed to y1 Y effect service can the Developer (and all of its connt:ituc:nt members) to the greatest extent permitted by low. [(j506; Rights and T23mpdjgs Are Cumulative • Except as othr:rwise expressly .,gated i:► this Agreement, ' tr t 1 � r � the rights and remedie., of. the parties a7~e cumulative, and ..he exercise b either art of ore or snore of such rights o1 Y party S _ernedies shall not preclude the exercise by it, at the sane o: differt-3nt times, of any other rights or remedies for the sanio default or any other default by the other party. Without ? ,r' liriting the generality of the foregoing, the right of either ,• fir► ' i' party under Section 511 or 512 to terminate this Aareement due tc ,f a default b • the other ar ::• shall not be deemed to prohibit: ore rr' Y p i p linit the right entitled to termination to sue fir g party �`. U ht of the arty specific perfor,rlanen, damages, and all other appropriate relief. +,MfYp ° D. (rJ507) Inaction Not a 1J�i�r�r`af nciau t ! Any failures or delays by cit:her party in asserting any of its, rights and remedies as to any �.infault shall not cperata as a waiver of any default or of any such rights or remedies, or ��� -- ! deprive arch party'of its ri5ht to lriati"::ute and raintain any 1 actions of r occedin s whic', it: may deem necessary to protect, p g y Y P r � . J q ��;,�• Losert or enforce any such rights or ri,rledies. X, �r I f.•..raruLTJ19V%6.PA7�.\tp IdryV"1991 t" y�arjT,r j (60) I r ^y � `'^^^-...,r.. `�:n.-..a.-......_'„ rrrt:; ro�t+rr-.,,.., -.•..,r.= i•• - S',' :':'7^.� .. _f,.r��ijy- r �, r - d.,14lw,jtf'� •. � jr1 r , �T{ � ` � .: 1' ,.. , ! �1 { •.,'r !•-, '' +.Tye !N• (ply, 44 1, f � �'e � � J. ;7 - .. .! �� �y', ��,�,•J, „4It INIAL A 1' � ' yi��ti f'.R i � rT �r j c�JiI !i♦ �+; 'al t rr^:'�.���,i ! # � I '',� �Ir�rr", r'ii+ 1!} � f,•` 1 1v� �t, f���fr^ , lath Ali iR•I ri Nt i'., _ J� ��• ti44f `,r e. f1 J J f f 12 I }A f• AT'1 1 ,� -� II •Jf ���. lI' ,��Si���l�l{1' ,•,i O•YY�IYf�aM0�11r1� - t...d.. ... .•�...+rr+llb� E. [ S 5 w j 8eMed i M, and ghts Prj,or o Coi1ymy nnG&g 1. [ S 5 0 9 ] DARRUR If any default is not cured or commenced to be cured by the defaulting party within the time provided in Section 501 above, then, subject. to the limitations of section 532 below concerning liquidated damages, the defaulting party shall be liable to the other party for any damages caused by such default. 2. [S510] $RqgifJc .p2rrel&nge If any dafault is not cured or commenced to be cured by the defaulting phr%:y within the time provided,in Section 501 above, then, :subject to the liwitaUons of Section 512 below concerning liquidated damages, the non -defaulting party at its option may thereafter (but not before)'commence an action for specific performance of 'the terms of this Agreement. 3. [S511] Tgrainttion by ,th$ Developer prior to 1L2_ranveyance In the event that, prior to the Conveyance: a.. The Agency does not tender conveyance of the is Site, in thn manner and cz-ndition, and by the date established in the Schedule of Performance (Attachment No. 6) for the Conveyance, and any such failure shall not be cured within the E ` w�u "y°� period provided in Suction 501; „'- I; b. The Developer determines, in its reasonable r: discretion, that the condition of tha soils on or under the Site `'IA (other than the presence of Hazar.:ous Substances) is not suitable for the uses to which the Site is to be put, and such condition is not cured to Developer's reasonable satissfat:tion within a reasonable period of time by Agency after written demand by the Developer, or the cost of Remediation of Hazardous Substances Ai exceeds the Remedia►tion Cost Cap, and the Agency will not pay for E the costs in excesc of the Renediation Cost cap; ,:. at The Developer is unable, notwithstanding its diligent efforts, to obtain financing, acceptable to Developer, for the acquisition and development of the Site; d. Any of the conditions Precedent to the Developer's performance of its obligations has not been satisfied (or, naives by the Developer) by the time provided in the Schedule of Performance (as the same may be extended pursuant to section 603) except those conditions which are to he performed by the Developer; or t,,"*A":9\0ss2M1xr w ss, isga (61) J .a .raw+•� wr..re+Ih►;.�7.'h['**at�r •^;T'l[[^1"7T'f's�.►alrvwmr �w*wl�on !��+ :'1)'[[[�[ � ^, �� ; iIM�'t �4� +r 11 i I 1 1 r �1�-�' 1 , tj•�, � ±! rr i�; r', s�J o,r�frXrr�ji _ f1 i. 4, 1• J , r y f r ,,./'. !� �� r -pry ;�.r•�� .. rl ''r1.'. r _ a. Any conditions or mitigation measures requiring the expenditure of funds by the Developer (and not otherwise already imposed on Developer pursuant to this Agreement or the Drvelopment.Agreement) are required of the Developer in connection iiith development of the Site as a result of onA-ionm antal review of the proposed development and Agency fails, within the time provided in Section 3101 to amtsumaw responsibility for payment of all costs and expenses related thereto; then, at the option of the Developer, upon written notice to the Agency, all provisions of this Agreement shall.. .;+ terminate and be'of no farther force and effect, the Developer ' .,• . ' tin; Deposit, all lattsrs of credit, guaranties or other security or funds pasted by Developer, and all funds payable to Developer upon such termination, shall be immediately returned -to or paid to the Developer, an applicable; and thereafter, neither the `. Agency nor thn Developer shall have any farther rights against or liability to the other with respect to this Agreement (except that the Developer does not, in such event, waive any legal 'or equitable righto or remedies it may have against the Agency for the Agency's dertault or to the return or payment of any documents or funds to which it is then entitled) . �^ y� ; W, 4 [ §�1Z) TsrVi Dgt t 2n t y theAgency Prior to the , ;, ,'' Canveva091 ` In the event that, prior to the Conveyance: ?; &. The naveleper (or any successor in interest) assigns or attempta.to assign the Agreement or any rights therein or in the Site in violation of this Agreement and such action is 4 not cured within the period provided in Section 501; or b. Thera is a change in the ownership of the Developez contrary to the provisions of Section 107 hereof and such action is not cured within the period provided in Section 501; or C. The Developer does not submit certificates of r`.. insurance, construction plans, drawings and related documents as required by this Agreement, in the manner and by the dates + respectively provided in this Agreement (as the same may be ' extended pursuant to Section 603) and sued default or failure is not cured within the period provided in Section 501; or d. The Developer fails to countersign the Grant Dead (At!..-achment No. 7) by the time established in the Schedule of Performance (?attachment Ila. 6) (as the sane may be e>-teaded i' ` � '' i -;• pursuant to Section 603) for the Site Conveyance and such failure is not cured within_ the time provided in Section 601; or `, ��� •.—art, .�l,:;.: 4! .� ,f leery 16. Mi ��,�' J';1! F, , ' ,�.• :. ;t. .. `' �t,r,i{'fir fir, ,,, .�• I %ZA, as Any of the Conditional Precedent to the Agency's performance of .its obligations has not been satisfied by the time established therefor in the Schedule of Performance (as the same may be extended pursuant to Section 603), except those conditions which are'to be performed by the Agency= or t. . The Developer does not take title try the Site upon tender of conveyance by the Agency pursuant to this Agreement and following satisfaction of all Conditions Precedent thereto, and such failure is not cured within the time provided in Section 501; or q. The Developer is otherwise in default under this Agreement and such default has not been cured within the time provided in Section 502; then, at the option of the Agency, upon written notice to the Developer, this Agreement shall bs terminated, and theroaftnr neither parry shall have any further rights against the other under this Agreement (except that, subject to the limits of the following paragraph, Agency does not In such event waive Any legal or cquf.table rights or remedies It may have against the Developer for the Developer's default). IN THE EVENT OF TERMINATION UNDER SECTION 51e.-(u) -, to (d) . (f) or (g), THE DEVELOPER DEPOSIT OF $50,0001 AS SET OL r'IN SEC'1701; 109, SHALL BE RETAINED BY THE AGENCY AS LIQUIDATED.DAMAGES'AS THE SOLE ANn EXCLUSIVE REHEDY, AT LAW OR IN EQUITY, OF THE:,AGENCY DER. IN THE EVENT OF TERMINATION,, -THE AGENCY WOULD,SUSTA1"z• DI.MAGI:S BY REASON THEREOF THE AMOUNT OF WHICH WOULD `SE UNCERTATN . SUCH DAMAGES WOULD INVOLVE SUCH VARIABLE FACTORS AS THE'DELAY OR FRUSTRATION OF TAX REVENUES THEREFROM TO -THE CITY AND THE:. -AGENCY, THffi'DELAY OR FAILURE OF THE AGENCY TO FURTHER THE IMPLEMENTATION OF THE REDEVELOPMENT PLAN, AND LOSS OF ,OPIJORTUNITY TO ENGAGE IN OTHER POTENTIAL TRANSACTIONS, RESULTING IN DAMAGE AND LOSS,i,TO THE AGENCY. IT IS IMPRACTICAL AND EXTREMELY`DIFI!ICULT TO FIX THE . AMOUNT OF SUCH DAMAGES TO THE, AGENCY, BUT THE PARTIES"ARE OF THE OPINION# UPON THE:BASIS OF ALL•INFORMA4'ION AVAILABLE%TO',THEM THAT THE 'TOTAL OF SUCH DAMAGES WOULD APPROXIMATELY EQUAL THE AMOUNT OF THE GOOD FAITH DEPOSIT (WITH PONY ACCRUED BUT UNPAID,INTEREST THEREON), AND SUCH AMOUNT SHALL BE-,RETAINED.BY THE AGENCY UPON TERMINATION -AS THE TOTAL OF A1.L LIQUIDATED DAMAGES FOR ANY AND ALL SUCH DEFAULTS AND NOT AS A PENALTY, ALL OTHER CLAIMS TO DAMAGES OR OTHER REMEDIES BEING HEREBY EXPRESSLY WAIVED BY AGENCY., AGENCY HEREBY WAIVES THE PROVISIONS OF CALIFORNIA CIVIL CODE SECTION 3389. IN•THE EVENT THAT THE DEVELOPER SHOULD CHALLENGE THE APPLICABILITY OR EFFICACY OF THIS PARihOAPH OR IF THIS PARAGRAPH SHOULD BE HELD TO BE VOID FOR ANY REASON, THE AGENCY SHALL BE ENTITLED TO THE FUL7. EXTENT OF DAMAGES OTHERWISE PROVIDED BY LAW. f:Wr��p+aNt4'06a21<A07.N'P Mhy16, 1"1 (63) rW m ?�r THE DEVELOPER AND THE AGENCY SPECIFICALLY ACKNOWLEDGE- THIS LIQUIDATED DAMAGES PROVISION BY 'THEIR INITIALS BELOW: eve open wr al Herre gang �I_nit::. Hare In the event of a termination pursuant to Section 512(e), the Developer Deposit shall be returned to Developer. xn the. event of a termination under Section 512(a) to (g), a11,1etters of credit, guaranties or other security or funds posted by Developer, other than the Developer Deposit, and all other funds payable to Developer upon termination of this Agreement, shall be , immediately returned to or paid to the Developer, as applicable. F. [5513] Remed�.gs of the FartigM jgr_Dsf6Dlt: Aftar the Conveyance 1. [ S514 ] Terminati,on d D.agnaes After the Conveyance, if any default is not cured within the period provided in Section 501, the defaulting party shall be liable -to the other party for any damages caused by such default. 2. [5515] ?lotion f2rsyecific Pe-y1grmance After the Conveyance, if any default is not cured within the time provided in section 501, the nondefaulting party at its option may institute an action for specific performance of the terms of this Agreement. G. (5516] Subject to the provisions of Section 322, the Agency has the additional right,,at its option, to terminate.thia •Agreement , and; - upon -such- termination; • to' reenter -and -take possession of the Site,' or the portion thereof for which a Certificate of Completion has not been'lesued, with all Improvements thereon, and terminate and ravest in the Agency the estate conveyed to the Developer, if after conveyance of title to the Site and prior to the recordation of a Certificate of Completion for the affected portion of the Site, the Developer (or its successors in interest) shall: 1. Fail to start the construction of the Improvements as required by this Agreement for a period of sixty (60) days"• after written notice thereof from the Agency (as the same may be extended pursuant to Section 603); or cw.�.�luvt�weaiFao�.wr (64) r. � si ♦: � � y, { ti �' fit; .�• � rF QI, d ; .�{ F-iy�tf` ,o�, •Y a c,771 2. Abandon or substantially suspend construction of the Improvements required by this Agreement once commenced for a period of sixty (60) days after written notice thereof from the Agency (as the same may be extended pursuant to Section 603); or 3. Transfer or suffer an 'nvoluntary transfer, of the Site, or any part thereof, in violation of this Agreement and such violation shall not be cured within sixty (60) days after the receipt of written notice thereof by the Agency to the neveloper (as the same may be extended pursuant to Section 663); but 4. Notwithstanding the time limitations in subsec- tions (1), (2) and (3), eo long as Developer is proceeding with reasonable diligonco to correct or aura any cause set forth in such ■ubseetions, such time limitations shall be extended for the time necessary to complete such correction or cure. Such right to reenter, terminate and revest shall be subject to and be limited by and shall not defeat, render invalid or limits Y 1. Any mortgage or deed of trust permitted by this .•,:,, r Agreement; or 2. Any rights or interests provided in this Agreement " for the protection of the holders of such mortgages or deed of tract. Y -�` The Grant Dead (Attachment No. 7) shall contain an appropriate reference and provision to give affect to the ^'} Agency's right as Belt forth in this Section 516, under specified ,, circumstances and prior to recordation of any Certificate of CoApletion, to terminats this Agreement and to reenter and take possession of the applicable portion of the Site, with all Improvements thereon, and to terminate and revest in the Agency the estates Conveyed to the Developer in such portion of the M Site. • Upon the reverting in the Agency of title to the affected portion of the Site asi,provided in this Section 516, the Agency shall use its beat efforts to resell +the•Sits as soon and in such manner as the Agency shall find feasible and consistent With the objectives of the state redevelopment law and of the Redevelopment Plan, as it may be amended, to a qualified and responsible party nr parties: (as determined by the Agency) who will assume the obligation of making or completing the Improve- ments, or such other improvements in their stead are shall be satisfactory to the Agency or who will assume the ownership, management, and operation of the Site all in accordance with the uses specified herein and specified for the Site or part thereof f:10au1pIb1U1l106A2P/L�O1,VYp May 16, 1"1 (�5) 1� � ISy F , 1 .� r 1 rr � r • t ..t 1-. � ! r .�1�f. ' '•ITS f? -,u tr t' i1 `� t rJ .� t f i r •i� k i+�•�%r Wll I.u- r 'i •I• ,} •,, 1 1 r 1 I ";3X. r 1 J r 1�•= st�� it 1i ')'/ItXt 1{,, ,1••'� i ) �:; .. !y•�+` "Er M1r +' i 1 '� r ~ I yA �1y� ,P ,^'t� rtlr-t, ' 4 �� '�� "1 �'1 :; ` ,)• '• _ It - , .; ' ! ��IS'/ T�•. ,� r �t`� +✓,' lrJ r�il r �kt+ t�tyr''r, r :J• !fr! � 1 ' {' /�: t �1/5) . u� 7`Lu� n3�,ug1 4 +!•, ll 1. 1, , , 1� 1y S r��xt �4,'r!XN �1 � !. psi 1 �',m k `� ,•"�'.`• ��f"+11• ,, �� � r �, .1 �,\•1 1 1t r � il +�1, rA 11 ��rW1 1 ,"1 :- � r `k � If•) � r� •.i i �t r7 �, , ! (i-.i f , r` , , 1� r S in the Redevelopment Plan. Upon such resale of the Sita, the proceeds thereof shall be applied: 1. First, to reimburse the' Agency,, on its own behalf or on behalf of the City, for all costs and expenses incurred by the Agency, including, but not limited to, any expendltares by the Agency or the City in connection with the recapture, •management and resale of the Site or part thereof (but less any income derived by the Agency from the Site or part thereof in connection with such management); all taxes, assessments and water or sewer charges with respect to the Site or part thereof which the Developer has not paid (or, in the event the.9ite is exempt from taxation or assessment or such charges during the period of ownership thereof by the Agency, an amount, equal to such taxes,.assessments, `-or charges as would -have been payable if such area were not so exempt); any payments made or nieessary.to %%3 wade to discharge any encumbrances or llens existing on the ..te or part thereof at the time of reverting of title thereto in the Agency, or to discharge or prevent from attaching or being made any subsequent encumbrances or liens due to obligations, defaults or acto of the Developer; any expenditures made or obligations incurred with respect to the making or completion or operation and management of the Improvements or any part thereof on the site, or part thereof; and any amounts otherwise owing the Agency by the Developer and its successor or transferee; and in the event additional proceeds are thereafter available, than; 2. Second, to reimburse the Developer, its successor or transferee, up to the amount equal to the sum of: (a) the Purchase Price paid to the Agency by the Developer for the Site; and (b) the costs incurred by the Developer for the development of the site, and for the Improvements existing on the Site at tho time of the reentry and repossession, including coats for plans, reports, studies and other like matters;. and (c) all funds advanced by Developer in connection with acquisition of the Third Party Parcels or clearance, environmental testing and remediation of the Site; less, (d) any net gains or income withdrawn or made by the'Deueloper from the Site -or the Improvements• thereon. Any balance remaining after such reimbursements shall be retained by the Agency as its sole property. The rights established in this section 516 are to be interpreted in light of the fact that the Agency will convey the Site to the Developer for development and operation for the puzppess herein specified and not for speculation in undeveloped lanc:. ff%&tn%p"W1VD682EOW.WT (66) Mt1f�tMR1+•+nM+Nwwrp.(iwa►�1enq+rw�n.� .•..-wowt!M.+V.tM«'I�f7iR�l1t1e]�MN �,`, �t� ,tj' �' t� � �r(11 •t '�� 1 1 iqf`��� F� d + t� t t,'', A7' rr•r7,{�iM�yy7y' {J'� +� - 4'1F%L S� irJJ'�ll� •. I �yr4 �'!Y'T l; t� ' ��V tft"�74•1 j � / +., r. 'f i... i'��' �t 1. �G tAl� � Cie R-� �SJi'rr 1� r;; jt tit S.�I"'ft{� I +?1' 1I 7•. Jr t , rj VI. [S600] GENERAL PROVISIONS A. [S601] Written notices, demands and communications between the Agency and the Developer shall be sufficiently given if delivered by hand, dispatched by reputable overnight courier service, or dispatched by regilsterad or certified mail, postage prepaid, return receipt requested, to the principal offices of the Agency and the Developer at the addresses specified in Sections 105 and 106, respeetivel.y. Such written notice*, demands and com auniea- tions may be sent in the same manner to such other addresses as eithr�r party may f::om time to time designate by mail as provided in this Section 601. Any written notioe, demand or communication shall be deemed received immediately if delivered by hand, shall be deemed received:on the first working day following dispatch if delivered by overnight courier service, and nhall be deemed received on thn third (3rd) day from the date it in postmarked if delivered by registered or certir ied mail. �1 B. [ S602 ] CQ0fI jots !k , interest lr.r r, No member, official or employee of the Agency shall have any personal interest, direct or indirect, in this Agree- ment, .nor shall any member, official. or employee of the Agency •,.:,� participate in any decision refating tothe Agreement h affects his personal interests or the interests of any corpora- tion, partnership or association in which he in directly or indirectly interested. C. [S603] ERfgrced Qelav:_ZXtonsion of TiMs o� FSrfgrmancg In addition to specific•provisionc of this,Agreement, performance by either party -hereunder shall -not• be .deemed • to - be in default, and .all performance and _other dates``'epecifiad 'i>t this ` Agreement ahell.be extended, where,delays'or defaults are''dua.tot war'; insurrection; strikes; lockouts;'ri'ots; floods; earthgraakes;• fires; ' casualties; acts of God; acts of the public, enemy; epidemicalJ quarantine r* 3trictions; ' freight ` smbargaes; lack of / transporthtion; governmental restrictions or priority; litiga- tion; unusually sevare weather; inability to secure necessary labor, materials or tools; delays of any contractor, subcontrac- tor or supplier; acts or omissions of the other party; acts or failures to act of the City of Huntington Beach or any other public or governmental agency or entity (provided that the acts or failures to act of the City shall not excuse performance by the Agency); or any other causes beyond the control or without F.1lr`1pubN191061S20007.WP Mq 16, 1491 (67) � 11.t7�F ,i sl r �7i } ` 't+ 1 r E iJ ►Y' jet ; ' 17 ,r IR R� >rtJi i rT I f, ,3 !t.� r � 1 •• �1 r;+ �Fllr ' ri:. / t � 1 -) 1 - t i1 r 1 tti it �' \, r,. , l *ir; X,. r•�1 ;,li'l .7}d{. ),�" rtt t ,'11�' t t •'t ' .ti J) 1 1 r� II I ' !1' 11 F'if Y1 I � I ' r t � �� r (� •��t�+mil ��� j '�f-j y� � U J t ��oi1! i, t;•r <f 1� t t t� 1, r r� try �tilr (j�'o�a( f � ,! 1'( ,�� jr"\ t �'�� tY 1 �1'. '.t-. t' .fit ►i . t f , �j:J'I 1�.1'1c Fi r.i1✓ , , rt !t •,•; ! fr ��' `1 t ft. It ' �! ,�� i ,r, � 1 , •,, t Tyr Y• �Y S ,�rr , Ir.i Jys '^! 7~ .� I{•` �, 4; t IL jt'1, ,.; tf���, f�;�4rI� •(,,.tifff l.. '_ �(� 7, [! { �• 111 ti ) � i r� ,Yi �. ,,r, dfl rU lei tiJ f o• t',I I::7 5,! 1 �1' .� ,i ( .. �- , r t 1 •(" iL�" ,'ti I tl.f.�i ' f ''� t fJ •� tl '"�•: r l , +��rTwary r ' : •.1. jr f "t � W4 'g , ,y� �I�;yyF .rj fi I, Y �'- .., f u' 1 �, ��� "l f •A^� i'e' af.7•'rT / w ,Lb �� l r '•. � �1� I r fr ���}��il'Yr ��dRr ,VF�d r +ra + 4.. ��.^� �i �dp�. Atir Y�r •�•r« r, ,Ilr r��l � n�'Y ,'�', p� �9'►�j i• •� ,�w�"� � Y1, I '�r 4 � �!1.I� � , I � t. t ' r ..: f ,,r �, M,•ki,r«�i� 1{I�' 1��. t ;v,r, T 1Y r ( ! 1, •� r/ o tf� r� Itr r ��s���Y� ���a �r �1, i i � 1 , v, .. i � �'.,., ,ter+ •ryy. Lys �, A "� *y��ri��G, 1 � r.,. .i 1 t rl� « I• � r., 1;t1���```r�7�7�7fffiiiSti i� the fault of the party claiming an extension of time to perform. Notwithatandinq anything to the contrary in this Agreement, an extension of time for any such cause shall be for the period of the enforced delay and shall commence to run from the time of the commencement of he cause, if notice by;the party claiming such extension is sent to the other party within sixty (60) days of the commencement of the cause, or from deliver of such notice if delivered after. such sixty (60) day period. Tunes of performance under this Aqreement may also be extended in writing by the zutual agreement of Agency and Developer. D. (96041 NOO-Lifthllityof Offig,ials anI a -.Dt the Agency and tw Dewe1Qp•69 No member, official or employeel;of the Agency or the City shall be personally liable to the Developer, or any succes- sor in interest, in the event of any default or breach by the ;r Agency or the City or for any amount which may become duo to the Developer or its successors, or on any obligations under the terms of,this Agreement. 1 No officer, director, or employeee of the Developer, or ' officer, director or employee of any partner of Developer, shall be personally liable to the Agency or the City, or any successor in interest, in the event of any default or breach by the .r Developer or for any amount which may became due to Agency or 6� city on any obligation under the terms of this Agreement. .V, E. (S605) � ire Agreement, Waiy�s . Consent and 8&er$Yal. O This Agreement is executed in threes (3) duplicate originals, each of which is deemed to be an original. This Agreement includes pages 1 through 70 and Attachments 1 through 11, which constitutes the entire understanding and agreement of the parties. 1 , Al Irr Iir Tbin—Agreement integrates all of the terms and condi- tions mentioned herein or incidental hereto, ane'aupersedes all negotiations or previous agreements between the parties or their predecessors in interest with respect to all or any part of the subject matter hereof. All waivers of the provisions of this Agreement must be in writing by the appropriate authorities of the Agency and the Developer, and all amendments hereto must be in writing by the appropriate authorities of the Agency and -the Developer. Except as otherwise expressly provided herein, when any consent or approval is required from or by another party, such t MOVAIUMOOU VP wr 1e, 1"1 (68) 4 -,% 7o, �,. �, *00 Y 11 � r rr 'i ti/ +�• '� ��"t' 1R\ :fir \ r , t + - ,fit: r t• 1� �.. 1 �'t'�,. �' r+I;•r �"�� 1 r 4 q, r "' t J r �! � .r r •, , "+ r' ♦ { ' .'' i'� .i } ref ' yy 1 9'i}.art^ r I`'4r,lif' ��^" 71 � r l.�I (} ) irJ SI • t rl' M , party shall oat reasonably and shall not unreasonably wi.thi:old or delay much consent or approval. F. (5606] Memorandum of Agsasual3j; The Forties hereto shall execute and cause a Memorandum of Agreement attached hereto as �%ttachment No. 11 and incoxporat- ad herein to be recorded in the official records of orange county, California within thirty (10) days after the Effective Date of thim Agreement. VIZ: (S700] TIME FOR ACCEPTANCE OF AGREEMENT BY AGENCY This Agreement, when executed by the Developer and delivered to the Agency, must be authorized, executed and delivered by the Agency within forty-five (45).days after the date of execution and submission of one (1) copy of this Agreement by the Developer or this Agreement shall,be void, except to the extent that the Developer shall consent in writing to a further extension of time for the authorization, execution and delivery of this Agreement. The date of this Agreement shall be the date when it shall have been signed by the Agency. t IN WITNESS -WHEREOF, the Agency and the Developer have signed this Agreement on the respective dates set forth below. DATED! 7n!!2 vZi , 19 91 REDEVELOPMENT OF cot ooraterataGTON d By ATTEST: Agancy Sooretery J.Wft .6jUI9%0012W0.WP (69) AGENCY OF THE CITY BEACH, a public body polit c ve "AGENCY" Mq� 16, 1991 `f " I t f i • � r" IL'.i + Jl i /�1�� j III �'� Y' ., 1 ,. • - � �', 1 J j.` f �rr ,, t i f� r I i 1 �t;i $�,��t.• '7,., ,. +�!•1+, t� r f � fC !il t' H ' !' �� �{Q•'�ry� wlh�•f4'�} X�7�l�Fir tG t�i� 4{� / 't+l r ' lr 'tr !t!�'•' ' '. r r � lt,l �{ � r� '�' S1 Y fy� I i 1 t r t t y 1'r r �4� � Y�d� f r,rr : � t i �•c r ,• i'' t 31• ; / t ���r�•Yl��r•I 1�' t ,t� •l, 'fl it rt j t „t. :r 1! t•' fJt `� ry' i i f) Pf} ` d� Il, '�t 1, l ..' ! � ( . A • �r.l 1 r t t ')t t l r r� r +r�/i" x 1 ' NEWCOMB/TILLOTBaN DEVELOPMENT COMPANY, a California general partnership By: K/W Realty Group Limited Partner- ship, a Delaware limited partner- ship, General partner By: Klin£beil Development Company Limited Partnership, a Delaware limited partnership, its General Partner By: Klingbail Development Corporation, a Delaware Corporation, its General Partner By: Orr_ S. aJ w s..Q By: N/T Development Company, a caiifrr- nia general partnership, General Partner BY: Newcomb Developmentinc., a California corporationi, • 3ts General Partner By: CreAtive'•'Decor Concepts Group, Inc. , a- California -corporation, its General Partner By: r:wraal8t�ns�oattrjoat.wt tl W u, tit (71) d � �•� ,i�� � , rr �ii �> // '.`' 1�� I � S �t , ?1 a� �I y41� t � 1 e , t "5 %� 1 >f I •,�����. 1.. ,, rr f •.1. . 4 ;\+1`,.,��„ J, "F� . I,� f;�; r M, t �y rl.. r •' .l �.• �,� � f, .( i� + o��'r� 4 � "}jYi �I+r �+ ♦ 1 �� 11 Jr f!. I� 1 ' .11 ! I'll , 1•ql 1 t �'J� J '� allt ar• �I�:r,1 ' ' /,} ; } it � f t' 1 , rRl �� J �l' Il it• f�' -r � ", ,i' 'i � ' 1 iJC ;�> �l ` ,` 'R: � .YII �1 ( �f '., ` ' t. '1 rl�• ,t � 1?,I iaq�l � ��4 i y S t` (.. ' � �I. 1` +• ! � J.. + 1 7 � �Jf { 1 �. lf, 1 I,1 1��� 1 +}''7rl lJ i�ryl `� 1 `�� r'+ 1 � '••I,� I � 1�I •t 1f ,ll J ♦ I 1 fly/f r*. t / t 1�}� 1 ��`TAS 1 �I� '' + °1111( '1• ' I ,`tJ •�krl.. L fYj + Inl - •1. • i,, t i + •�1 ,T fa , • ' tr�t .i r /Z .4 4j; 4 Y Y. h,..� ,A . � • �_ � �4 - t 1 �Y � a .,�a ri 1 •.•, 7��.� j��� � j �e - i • •� 1. � 1- - • _ 1 . - � ! / •-,- � '�' ,v,!- �I.ri' r�.--r' y'L:}t .� , -�:. fir. ` •-'' � � - t > lrt . .. .\ .' .. _ .'.,t. )6,• V � �'-� IR L� r Y'� �-� � Mdd .' .. �1 �� /•Vr\.' -j Y 4^�- -� .�-•' , r,, � , ATTACHMENT •� ; ..!! - v � � ,,y. �a J •� f j +I,�1i• ��� 7 r, �\ `� i� �.y" i � 1�',�t'' f -( +�( •1 ' r •• ' • l • _��.. Block 1of Huntingtonty • • • -aspar map Y• ,•recorded Book page ofMiscellaneousOfficeI , ofthe county Recorderofsaid county.�. - ,k • -; - I 41 _ R - - r- IWAG } ATTACHMENT W0, 3 ITIT3. •) T#771 •„ oil T Project will include a total of 28,000,4quare feet of commercial space distributed as follows: Retail -- 10,000 square foot on the ground floor Market - 10,000 square feat on the ground floor fronting Main Street office - 8,000 square feet on the seeond.■tory, equally dividad between the two retail structures. zr. . Ug_lp_ENTLAL: A total building area o2 approximately 95,000-square feet will be provided, totalling 6B residential units (50 - 2 bedroom, 2 bath units'at approximately 1,000 square feet and 8 -,1 bedroom, 1 bath units at approximately 900 square feet)., Eight (8) Two bedroom units and two (2) one bedroom units, distributed ovenly throughout the project, will be Restricted Units. The project will provide two levels of, subterranean parking with additional parkirg at street level. 'The total number of, ,parking spaces cos,atructed will be the sum of the parking spaces required by the City as a condition of City approved of the Project in accordance with the applicable City code in effe::t as of the date of • thin• agreement, acid tha- eightean (18).additional,Retail Parking Spaces. The parking'ie presently contemplated to include the following number of parking spaces, divided as followst Street. Level 48 sparen Parking Level I 190 spaces Parking Level 11 76 spaces Total parking entimated to be provided 316 spaces f:1�. Y1NiN 1l�1161 � BD03, WP (1) MWKM 77 ir! �1 t tfi_i Ir ,f t �� ' t}j, r �� ,t. p tl , + li ♦w�� t� Jl� r�ia` fr. ��{�„ 7 ti r f •''1t � i ^?` 1, {K r � _, �� ' {'�r � Jf,. t�,l i�'1' r tl1,r•'l rf+ .,r + ! t�.1,�alt `�� �rllr 5�,� 7r .��r o t r Tk 1iq��pp:: "°,,,,Y r1 1 J r 'rE , ,x 7 ! r l 7 r, •r ., � v rn 1 e ` t')14, 7 3;• w r� ! � iti Ywl�ir, MP;.A�S r ti.,�y'� I,j'rii iPl 'i�, iw 'i .la,�rr�)?• 1 r rr r.•, \ J; rt ( .�. r /� .tN7 ^.rl �/r r.')r 'rl� rf/r: r r 7• ' 1, � t� r rl+ ti l�'�t. + .,I,. .f r , J ,.� 1• :1j art ,. �1 ra 's ,�� K . �r1 �! ty�� 1 � 1�1 �, r , l ; ^f J 'r) y •_ L 1 t — tJ' .r" 11k y�r Ir :i �r •y 7., �t .'r( r .;1 r7`r 1,�, f}r '. �r� ,� I� ��f �� ,y��1�1,r�. r{ j,,1 ;.•Jr ;J � !, / r f 'K 1. 1tlC 1� f \; •,l t 1~ r ~ � YI', j����?■l'rl���rJ, ;r'•, 1 t 1 7 I/., t 'f• 17 ' 4'i r Iiri{£F }If fQr+� t«r, !r} y'. rf '=r � 1 �•r � 1 +.� � )' � r rC�� fit ir�i � frf I. � w� v yu ,� v � r I°- \ Y • r y+YL p..•, y i F� r 1 S\ 5. •., .. 4 r� '6'x',t�". ..•,_4 t._�rRM 'IV. 011 JUQ ,0U SITE IMPRO Tfi: The project will provide on site and off site improvements including but not limited'to curbs, gutters; relocations and and+rgraunding of �lectriosl service, relocation of easwers, water, and other public utilities and expansion thereof, as aire pasrtiuularly described in Exhibit A attached hereto (the "off -site Public Improvements"). :V. §PECM FEKIURE@: In addition to the discussion of specific uses above, the projAct'wi.11 provide public plaza areas at the corners of Main Stromt and'olive :end Main Street and Orange,. as well,as- an additionalplaza in the center of, the Mairt street'. frontage., .WJ.th1.n this central` plaza, the project will providea fountain or other water feature, the dosign of which will'be subject to review by the appropribte'eity discretionary bodies and approval by the Executive Director of the Agency. The Scope of Development in intended to provide a guide in the., assessment of the project, however the exact configuration of the project will. be :subject to entitlement approval. 7 r j r �\ • 1 � .3, {r�ir�pll✓•� r �h`� li '� 14\.r �:I �R 1��: C4 f��l; t��M 1,%1�..r,., tv j S %?Ir r Sr tl lit, r'i�4r Y tNT I yr 1S 1�'� ��� F.? i ,���N'��.f 4♦ t 1 �� i ` Z v 4 !r x I�-.' � i� J. N�1�? Y I I,J� r y! M�s7iA ,ics�(/{ �Lr, t (�, •Y� :�yl4j f 1�t ,�: !^t r� �{ fi /I �1 r !r /r Li/�i+ ��'Y'. 1r� {1' - 4"t7' r^ lhry �I:.v t1 ��• 1iJ ~}�r i 1 y'r ' v i ► i4 t ,, 11 r.f 1 A �Y,r li"'+� lf�+Yt1l��.,,� ±'',4�r`/ rR�Y,I }1/'}i r rth� r~ ' �J 4 ,', J � Y, .r' � ' 1•r+�wpa�'r f�,�¢`" 'i.q'! 3 t�� � y !'�. 17►'a,� I \ r,� Y: J /f 1,. .1 ial` '�,rv, RL i i>.I, i��fH1 � r l /l It � r ' �. /J l l / 1 ♦ f r 11 1!}'Ih1 i�)''� � '�,"ry T / L , , f \ j tr �,r �t•it,!,�r1 r��w�1', „! ,�1� �,1 I;,j(`)l�lj:rr 1 ,�,1 ,r ti,E! �,: (1 �- r'�+v+,.�a� Yr{� (f'�; �'�!�► v ��j Al r �,,st . �, , • r ; ;. � �, .. .+� A, r s �,�� f ,pN. ' 1 1_ , ' � / r.i '., �1 Ir -�►. L / J Z, - Ir.'t1 1 ,, � . � t'1�':•�4.N.ii; �-i/ !\ri ;�' i -� r1: J % f r'r' � w -. r f + , r r it !• Ct,.l �� ' �F�1. f .4 r,( '.•�,•,y, f�iri ``;t. 111, �' f � ii ��. r �r�y 1 ry'S,^'t •�M : '1:.n .. � ���°�'t�1'� � •r •, r � 1,� ,er�l� 'ill( [��i*q�r.�l!'+ d�• l In q drfk ra tW�n7 "_ ♦ I%�� t r'!�h�},w! Y4y/''//py " k•,J ^ t. I•. ��w�tL� Ir• )1' !R•! eF'Y rig�SN ,!A���F„R�'! � / � � �'` „, �r 1 . { �'1;� I' •b M%� ���, ; "J,1 ,�w7 �{ L' 1 A 4.r .�1! l\ 1 Wit" ar 'nO 'It Z� 1� rr 1 F r•� , PREPARED dYt WN-M A AWNIATES Ia0I2 COWAN, '.�L r Z10 1RVINC, CA 14714 (714) K04110 hEPO"IrILLTlTSGW K ELOP W K4RT I WaTON KACH, CAL I FORK I A 100 lq.i M7.2%7-1 DATES 06/13/90 lyl MS/06 . ...ws■�anr�wr. ■■ro. va■.r��■■r. .. ■r ■.■ti■■u■■nb■a■u■a a■4 a0a■a"a0&&"4a4a"a asu.ura. a a of It Is a i;a a. CMMm a. a■Ra&Aalbs Yt I IESTIMAI D I I WIT I ESTIMATED j I is I DESCAMION I QJMTITY IIIITTI PRICE I Ort I RE7N1RK5 I { EL�T'AIGiVTELi9:i��JC�s I I I i I r (fJG113'IAIJCT tAIgEA01101910 tLfCTRIC I 150 IL.F.1 1 I I�VraTRlxr IiA[RG ft 1ELERi1W 750 IL.F.I I 1 ICMITN MT U114EWOUND CAU T.V. I 760 IL.F.(` ( 1 1 c07r8T111J -r am u► . I SM 1 L. F. I I I UsTDTAL ( 1 *' I TOTAL 'ItILITY IIPWJVEP TS I I I I I I 0, sTo1w DRAIN IMPi7v[ WS I 1 I I Ic" JUVION STM cnME 1 S IEA. I ( I I INME PLUG , JOIN EXISTING R.C.P. 1 E 1E'A. I IAT MAIN A OLIVE I IaohI4TI a CATCH "m (W4.) I 5 JEA. I I I t <. lmivAIJCf 184 A.C.P. I "0 IL.F.I I IN MAIN ST. ( INCL. LATtJIAI.g) I I MALL rows IMPNOVEl4 n I I I I I I��.�.s+.w�a■■rw■■■.+■wr■■a..raarraaa�aaw■t a►,.■ala taaawaasaatasawaasosaaaaasaaal I • E. MOO PCH a ASscM.rrs 1 I I I l IEIICIMEEKDA 6 IWW Tt(W FEES I 1La.I ;hl TOTAL Mc IMPommEnT am I IWfic IM�T.ru 1 4,055 ITRIPI IPER JIM OTTEk9011-M/ASZ; Mil0Ns I ICAPETAL rimil T[>j WATER FEE I S IM.S.I lawNcIAL-PER JEYF ROM I ICOITA."FACILITO f1A1Q PE! I 64 ID.U. { INESIOE?(TIAI-M/A3>wPTI�i I ICITY WO FiE I se Io.u.I (RESIOlNYIAL I 1.9 1 AC. lcommERCIAL I Imonw-'I-w' YER FU I Go 14.10.1 IDEP.GF.412/WITX.6 ;0S.IN MM1K�1 IWAW 30E?AolQN DIMIC17 S M FU 1 27,000 ILF. I. IC!?P€RCIAL I imew t7G oq waTATTd'i assi ICF me ru I 08 Ir.U. I IRsSIDf1iTLAL I IDMTJ a ME I i a Inc. I f I em? cmT I IL•L I III TOTAL RIU UC W16i11 W CXT I I ?WAL 1AW FUS A ASUMMT71 L..slt...+at+�+-0�..■�■.■asr..■as.e■s�a.■.u...ar.n......ns. 1�. C91ii.Tw-S fag I IL.s.) .«.....r.a..�.a..ay.W.r.■. I ilox TDTAL Md01.IC VP ME7E11F COST 1 110-UM CIVIL: OWN= =II1,at 1 I I I ( Irmo Coarr I xi ft advert lk 1 I ! I I 1 ( 19OLLS El1iZ11UDO OO»TAN T FW I a+rrnrrnnega aaaarsaaa� M�waaaaafMtaaaa�aaMatw�a�,Y 3 w, /��r1 r � , 1 • l , , , , �n .; � � f S '' f_ I,t ��,/1 r�t i / 'r �11Y"L�r •, " r�y.'�' r� , •r r, / i�f t� t ! ,_ ( :f .' I!ti •{ f � � �A„i. L f 4 1I � it) i�,w r i� ),� - 1.,1 �- r �, •r �,.i) , b� t. . y�r �rl 7�rj1 , �1r ��� < ,tt r 'r� r I •, I .. � .. r ftj y f y r ) �t`;'"jr }7 A s\ f I " I s• ! ��t ail 1 ItrJ'}�'rl rr, r f 1 lv r'� 11►.� ` . l it►J; 4 f.' _, /tF 1 '. !,• • )y; 1 1 ' r�I r j 1� +, _ ,,� • �,1' ' tl 11'/�1 , .i I' .1 `til t,'I` f '' 't :r ( 1 1 � 1 5 �. ,,.� rr� r'. y rt�.'�( 1 � ;f , ;'1 �: t r rl• Ir • r _ ft 1 J �r t'fy `,. 'q �"'1 •' �-v 11 Ir.1(, , r'r� I 1 �. 'I 1 11. .[ JI r �� '�', "t0 rt i � :' 1 �1 ��1 �) 1 .. r' •l' ' ;�: a r i ti ! r ay �. ,\ 1 ,(,. ,'1� I ,. , �'1 1 f • .1-! I I 1 •.1 ) r '.I � r ?,�� i � !•� I r v'Tl: r �: ry ���f� �l• r 1` t� `', �r 11, '1 ( ',' 1 t' •:,'` fJ I ..1 � r�+ ��r ,,f , ,7 r,i I 1 \i � I •fa . rr Ir � S 1 S i�r��(y��({I� i•i;?Ir►�I•t•r�ir1 �s .,'` , ,.•• 1� • ',I Ir r r., v 11y111 I • !jF +'', +t^,[ 1rt� �'�i'# tr,G'� �1 YI �• f { � .� 'i 4f H,°'1 'If)•�s ° i.Y •' J� }t _.. - °' t ` _. 1�iM J' �I ♦ , Jd..r ,'r'` 1•a. +r •:!. •. +, t J4 ••1 ,t, erA if i+`TMj,.ff ,. �tt rl r � f r.. 4. - ,� �,����y M'r„�n r 1 � t ��� ! �y •S .�rAr i r,ht..•„Y '•. 1 e .r, , t t? f l or J 41 t n w y } f' bf" ��'r ) �' n � v l'4S '{ {,� I! • � r �J, . J 1r7 }� � t TH � 15Y� ib +.NyIfi:' WiSt<•� 15�� "�r. ,, r .,' . t,r �j�0.0. t r,�� ou ' +���tn �y Y'r+ r;;: , 1 r . i • r 4w. r � + i rt '1 � r . �+ '. � tw t 1'r i•' 1�t' 'l� '.di '�tk �r Yy�YI.S� �. .. ''k'. .If` !4 Y�t;l !` r !� rpL+h•�.` fi.. il. t ..3'_h.: '6r1•' 1+� .tr 17 1 :t<. EXHIBIT "A" 1' r P'REPA� D � i � • WALM A AS!! !ATES 309 NO-1 007-247-1 ISM COW. SUITE 210 OATEs 08/13/9n IINIK, CA 9M& W)dMM!/tILLO.3* 9EVELORWIT SVt OWN (714) 6W4110 1 MIW" gUCHI CA.LlF011MIA t , n..trtr■�wtt■aril■■rs..rrwr■.ua�r�rrOr■UalilaraaCiiawssat'guars'rAasrass'r�/atrt'sr.■estba■.■aawtrcrruw=stZwsa�rAr.M■��� I ;E3TIMMTEOI ( � I Or;SCd1PTION OWVfTITY ILM171 i RfWAK.1i I (w. w.�.wr_uM-.-.-�_- .__... _---_-�_- ___..r_-rr• _..._.......__- _ STMI I I 1ROCK, VISTIMC'A.C. PAMM I ` 38.370 IS.I.1 ITO OWEALIN[ OF 31F[FTS 11CLUDIN I 1RD4L misusa an ( 1.M IL.F.I IALIEY (Imm. Sob=INO) I I~ CON0IATE SIM#" AND/OA DAIVftY i 13.015 IS.I.1 1 1 I SM701rAL I I I I SEifEA '' I i I I I IIto 38V PAIN KANAL rM N IMAM ExI3T1tio A" Soo um 1 455 IL.F.I IMCUTH N10NT-OF-40Y OF OLM 70 I IIM4 INISTIMO $"A NUNOLES I 1 (EA, I IcrESIT6AL. w OF Mom I I I ( I I IKUCIM I EXISTINf1; SWU LATEMa 1 ' SUNTOTAL I I I I I %%To I I I IMM4 ExtsTIN0 A" WATER 1.111E I 39S IL.F.I IA. SAKO ► %TFX PAIN EiL WAL F%1 10' I IMOZ A SALWAK 9XIST14 NATO PCIR 1 1 IL.S.I 1!047m,W_CINTMINI Cu" 70' i I I I IDciSTlw, A" WATER MM it ICI OVM I afcTRICAL/1'il[PMOM[�Q�S I 1 I I I I (UMM E43TING UTILITY MJA A LIKS I 4 IEA. I I:NCUJOING TELEPKK A ELECUMX I IRE7E eusT;w. sT11EET us"r 1 3 1M I IsERVICIS - 1 IRDOZ EXIS"rM 03 UWE (IKUIDIM WTEMS) I t. 310 IL.I.I ;IMCLUOING EnSTINC US LATEMa I I a..w....w.. L.... I• 1 I 1 _�. ..+ •.-...r.......ws.n....ar I 1 IIISCELLIMfBDY� l I I r I I lame extsriNi Tw I 7 IM (,aAWATE M*M 11lM I is eA. I I { (AF " cast Ili mu Rl m NIPS I go 1L.F.1 jamma RW4 Ip tua PINE amtrrr( ( I I I IOWM rt Mick 1v OMMLI1s ' I SLMAL I ( I 1=11111M *.M INpAfIdIM i'>�Id.1i IRESTMTIa4 1 Tom. p[ w". 1 I I I a, �i�w��sw�.rwra�r+►a*wns■,Awrw��rrw�>rr.r+war+�a+A.r..r.r�r,+srr�+��uw.�araa+.r.rns�■rrMwawr�+�rr.a 1 1 / Itt IP 11, \ } �'\ � �i !��`� i � nyt � v7 r �� � � t 1r t tt' rj r t 1' � ° r �fY7`t t i Y'%•'IF '; i� `5 .�, . } 0-1 tJ�tr �.r N ,1 :r t �r n�•ii-• ( ° ,♦;, t� t� .� Jrt tyl+ t Trr+-y ±' � *%SR i<, , 1.' fhlr tt .f•a r .ty , , t3° � t �' r �.<�• ,�1 �r {. r�iC iv 1%' N �rlt�n 't 4�f 1)ji 11-• � , � 7t f, r r r •,�J��� \ ° ♦ , 1 tf r }t f r i t 11 ♦� �ti t*,t ry,�f e ' ,fit t', ( ( lA r �I i ? t .'t+t rMMl,4}}�w�•'; wj ,J,',�• d w} ' ti ' �. , t ,';�,' , . `` I t tt •. " 1 if.r r1L '•'Ir r.jr� '' { ♦ l 1 1 ', y., '.'I t 11 1 .){} .7y f{1 vi � X- ' ftr! 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''t. , �k ;1�.',+L�11r1'F?i}f iy•,�'ta YK Y air,. • r r, J I 1 ! t r �� ( .• 1[ • r,l I n. _ .+; - ♦ ti •; ,� !J Y i' 1 I ss 'jjb ot ..�.... .. �..' ram, .' - ... ...- _. _ _ -... - --.__ _ • .. __ _. - ..._... - .u_L - ••■..v V. 41 j' y.��`i ��'id►�: , '.fT r ,�� Y ,.r fry '7., f.�•; ,+r,�.`i� Ir ♦1�( S�' �� �' l .�r .L f. r� 1. *PAMEO S1'i ; ia' I'CJ� r. „" I. %ALOtt11 A A1=IATIS XA NO. i M7-267.1 Isola Oumm, Win 210 DATE: 00/11/90 IRVIME. to SS714 NEWUM1R/TTLLDIMM Ocwla w 9Yi 16S/o$ (714) 660.0110 ►+uFA'1NGTCN K44, CALIfORRIA R.a.IMsf•s.■■w■■ w■/.■.a-a■. wf.p00■ww.r■.Mwr■■nrrwww..w■■■■rw+wrwwwrws.r owrrrrrew.r•rwr.wwrrr..r Arty IESTIMATE9 I I I ' I 1 nEscRIPTTaN I ouAWITY Iu+I'I I MAWS I 1 e, STREET PVTOVOCKS I I I I IoETa= aIa A mmut I 1. NO I L. F.I I 1 ICa1erTW A.C. 1AVPGXT AC ( m Im I IND DECORATIVE PAVEMENT INaIM 1 I' : - : I Aa I 1.?76 17CM I I 1 PUTllucr 3106kx I 13,NS IS.F.1 I,LSSLMD OECWTIVE aorurry I laxi a CMlsm arT rA I 600 IS.F.I JAY ►I►'TH 1 OLIVt I lwwtpKcr WIWICAI AAtm 4Imo• I I I JOCN RWT Dt"TIME MEET LIGHTS - *&I I 11CA. I WAIN STREET 1 IC041WA7 R';& ATIV[ STREET LIGHTS - SINCAE I 2 LEA. I IMAIN irrlEfr AU aTKU LIGHTS - STANOANO I 5 lu. I ICP/X"j. OLIVC S FIFTH STII fm =RG.O STm, v Llow,a01"IT I 1.470 1L.F.1 I I 13I84114 A lTMIPIma 1 1 IL.s. I I IW ITFIC CWTRDL. I 1 IL.s.i IDURING 006TT1MCN I ( UWWAP! AL tA1ME.! I 1 (l., s. I 11Ma. 7 TKn ON WN s W/TRIE 1 I I 1 SUSTOTAL I I I I ! I I I l I C. UTILITY IM1ftVDgffl5 I I I 1 W16rma i" 9XII MAIN I 600 N.F. I IFRCfI a. M.N. 11Mth A OLIVE CONSTRUICf WAR 1wW" I 3 I&A• I I I IWETSXT 36.n(-afmoff I i 1EA. I ItEPA. OF Ex. UNE I 10)" RA 1 JOIN 1 1 LEA..I IAT MAIN A OLIVE I 10*11 = SW LAiLAAL (6" MCP) I 138 IL.F. 1 13 LAnk"s IN VAIN STuir I "MAL NAM (D *X! ri11AT>6S VMUi 1 "S L.F. I IOLIVE A FIM SXM 1 10:011 VKvIE 1 4_�►. I i i Ipmuc 1r W-mi! MAIN 1 365 11.0r.1 1w►IV1 S•TnIET IQar:m= 1:4, CA'M vW K I 1 I w� FYI% wmw away (INCL. VALME)I S• 1". 1 I 0 �=ais= 001M"IIR�Y s" �1IAIE Sao= ( INa. V:LV[) I l I m 1 I 9lfTlUCT Z" :IMTEI! S�11►cQ (tNa.. VCTEII) 1 4 1 c iA. 1 0Q6.t1IC A LMJWAIC I I Ctbd11 xr i>R TAP (M. VALvq) 1 % 118M L46 ] I I TW6T 1sL W• K-A i JOIN C(IST. MAT.1 t m 1AdrtX ?K COWIN P111A 71"MWT i l iA. I JAY VAIN IL 0"m � II I SAWrAL, ww►.r■rwnwMrwrwuwwr■rwww�w�rM�wMNNwMraarrMwrwllMlr.l�-w■ w {���""j �.c `� ro'R"y' Tj ��� + � ! 1 •, j 1 � �.�.,.,,• t ` ...w,on 1y �`:. �. 11%t� t ({ + :J � S • G { 1 ! +'••'� 4,i. � I /: � t'it,;,%';if�1 6l`(,�fif •�� f * �r . , � yr �. � t�/t \ r II' � i4rr 1 y„ r..,, Sk ,I '.. �,� , �' .p' r � p ^,I 1 � '4 j. :_ ! i i.' 11 �. �4� � Y��ul�l �f�•If ��•t� IiI't.l f ; - , , •, !{���9 p�." _ tt I k lf. 1 ,. If (r'�(•�h�f �'t , ��, `U �1 t 11 1 > j' i !' ♦ - 1 � .. t + ':' ! f ice`.; : 1 t � �", iw • 1 � I,c t• ti 1, ,i': •:Y r /, ` •, + ?'• f�yh.��Y� pf • /•y�+'r 71� a'.+ ! J', 4 i '' ••ISt f / r , S!,'i.14af •` ,r 1� h_`�r. ., fr�i �' r1��ltil •i,f crit III I! t+ 7 S I sr}v Y i•. r I r.' 1 ..- 1,1 t t.�� I�hti, •y, y ::',' t fit, r + t y' , � . r - '� �I,i, i, -r , i + 1 �t I ( 1�•ij'f � �, � f 'yl 1. l . , , , ;, . I .. ' fir„ • •� .?. j• , Y i « • J ) 441, py • y i _ Q ' 'f-ilC'rt x S&',.i s y _ 'J - .l i. ru i r�•A�{ i r• - , A >� Alh y � /�KM, tFY • r�ttr R; '�4�d1'�.;I � ••. { ,..f ATTACHMENT NO. 4 PROMI So Y NOTE Dated as of , 15_ On'or before the "Maturity Data" (as defined below in section'2), the undersigned, THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH, a public body corporate and politic ("Borrower") promises to pay to the order of NEWCOMB/TILIATSON DEVELOPMENT COMPANY, a California general partnership _("Lender") at 2800 Lafayette,Avenue, Newport Beach' California 92663, or such -other place as Lender may from time to time designate in writing, those amounts advanced,by Lender to Borrower pursuant to this terms of the Agreement (defined below) and repayable by Borrower to Lander pursuant to the terms of Section 201[7] of the Agreement, together with interest from the date hereof at the rate and in the manner hereinafter specified. 1. 6aiitiized Teg:Ms. A31 capi,:alized terms which are not defined •' herein 'shall have the same meaning: as set forth in thnt`certain.Disposition and Development Agreement (Third Block Wilt) dated , 19 entered into by and between Borrower and Lender 7ihs W-Aigresment") 2 . Mjjur:ity`+ Date. The "Maturity Date",, shall be the firot to occur of: the followings (i) Borrower's election not'to adopt,tha reimolution(a) of necessity necessary to authorize enndamnation of the Third Party Parcels within the time proyi.ded in the scheduler of Performance (Attachv.ent'Wo. 6 to the'Agreement); or (ii). termination of the Agreement for'any reason, other than the Lander's uncured material' default under the Agreement.. If, at -the time the Agreement is terminated, Lender has .commi'ted a material.default which has'not been cured within the cure period provided in the Agreement, ' the "Maturity -Date" --shall--be- the -date -on 'which Borrower conveyri gall or a portion of the Site, or'any, interest therein, to a developer other than Lander for . purposea of redevelopment; provided, (i) that Agency shall use its best efforts to locate such a developer as quickly as:possible, and (ii) the "Maturity Date" shall, in any event, be deemed to occur not later than one (1) year after the data of the Borrower's notice ko the Lender of the termination of the Agreement. 3. reat'Rate aria Payment. The outstanding principal balance of this Note shall not bear interest; provided, however that if the outstanding principal balance of this Note in nct repaid in full on or befcre the Maturity Date, f:Werl�,ilU1910di2P100,VYr liiq 16,1991 (1) '•,,t�.-. '�� �"'..I.'�trt 4tV� rl�l�f , . ,•) rail ll�r+ll(+ �r��y)11J ��' 1 yTl � �yR � . I �♦ �4\ J �;i'r lj �` � �t, t )r�`t r,��l ! >�r t�'���ppI, � � I��;' l` iR44 � } lye d �Y i I t :•1 �i '.. 1 lYl� + + r- � - s 1D. �+ ,��f��rtl\ �' a }� 4! , ',-{ ✓ r°'� '� f�l �'Sf 'I'r`L'�i� e�,1�� �,. +. ��t'"' t �, �i'� rt .� i , .l1' I i it}t•, � i �Eby (• . MF �• �j�.1'i If1y7,.'r , �, is y:' �� (1 • /' y{ 7r' �"'��y�j�`1� �sf+,. A '{;M'I+lr 1�.. Ir ii 11, ,C . ! i • , • li - "—i.�l.lMY� 'C �5 •1 e, i� f r i � }�ry 4 '' 1 e, � J -'" 1 :- / r,�MR ifT i� 4��r �it� .+t 'S,,l r ' f �' 1i. ,: '1 • Il ., r ' �'�lr �C(l� � r,` �' � r, \•; �Jtl l' ;. J i }`,+ ., ,• >t 'it + ( !1 4J1 r � y),.'. r fir.`, I� r .i tl d� r,t ,. i ;t , 1► r;�i yt-+; tl i,';f �•'1 I�r•-• j ri. +, � i' S •I .. � �i 1 1, <Cf�U'14+'! R , �y►?"" i '� Jp y ♦ r l - . Tk;�.cr• v �' ; y714 _ ;� �`..��•• � ;,� / • , ;� a � . � ,� Syr � � � , Xj , •� r .f t• -,ugh I; � - .. �i� �. _ h1�-" Rt��t� ♦��� - - • the„same Shall thereafter boar interest at a rate equal to twelve percent (17%) per annum or the highest rate permitted by applicable usury law, whichever is loos, from the Maturity baste until the date paid. No principal payments are required to be made until the Maturity Date, at which time all unpaid principal and other charges, if any, shall be due and payable. 4, 12egfl .of Truat. This Note is secured by a Long Form need of Trust and Assignment of Rents which encumb2re the Agency r6. Parcels, as more particularly described an Exhibit "A" to ja the Deed of Trust ("Dead of Trust") dated , 19�,. 5. ,apnlipation of Payments.. All payments received by'Lender shall be applied as follows: .first, to tne,payment.uf collection charges, if any; second, to accrued and unpaid ,interest, if any; 'and third, to the payment of,principal. 61 a torneysl Fees and Collectign Cheroes. in the. event of a default (tinder this* Nota or the 'Deed of Trust,._ in addition to principal and interest, L©nder • a s.11 he : entV' led to collect all costs of collection, including'but not limited to reasonable attorneys' fees incurred .in connection with ,.. Lander's'collect-ion efforts, whether or net suit on thiw Note or any foreclosure proceedings with respect to the Deed 'r of Trust is commenced. All such costs and expenses shall be payable on demand and until paid shall also be secured by the Deed of Trust, and shall bear interest as provided in this Note 7. Dfefault Acceleration. Subject to the applicable cure periods ae set forth in Section Sol' of the Agreement, in the event::Borruwer fails,to pay any"principal due hereunder'on or before the Maturity Date,.Lender may proceed to exercise any ,or allf.of its rights ,or remedies under thin Note, the Deed: of Trust, at law. or in equity. In the event Borrower Y' breaches any'provisionof..this Noteother than the. provisions requiring payment, -of principal or interest hereon, or upon the occurrence of any Event of:.Defiult an defined in the Deed of Trust, or upon any default by Borrower under the Deed of Truest, Lander may, without further notice to Borrower, at its option declare th'�j entire unpaid balance of this Note, together with all accrued interest and other charges, if any, to be immediately due and payable, and Lender may proceed to exercise any or all of its rights or ramedles under this Note or the Deed of Trust, at law or ir.,equity. 8. gpury. It in -the intention of.Borrcaer and Lander to conform strictly to the usury lags that are applicable to this Note. This Note and any other agreements between t:w�u n�iaoeezeoa�,VYP MAY 16, M (g) �P 1 v„llw�...�•... w,lnawla-fe.M+wlww�lsa . �, '•, ' 1�� ! .ti,tt f.Y: .i •11 J' t 1♦ ,.. t� i �.J r.r _J�,( ♦ Yj�� ! ;� � / + p ♦ tY (ff 't!i I 1 r '' �i Ir rl i` ��A/t;�i ±%k � �}�47 tr; , ♦ <a �" + i.ITL + Y �rl ?• t•, t�_f jt) �A `A i �� �`c ��' � 1 .'i ♦1 t.., f I` "(1 � 'l J Yj ""'r (y; L.♦. i.` 1� �Lr k1 ' y i��'Ttl y1_ Ii1 6'j F , t � i , Y � �• Y "'! it i '1). Y) LF , j„a`Ct 4S' ! !: r 1 I ♦t } /„^�1 , , . t r *! r JR l,hj [ f1 / /i�4rit i iY 15, ±, In. If J .�r/tJ t +, t Y ,I � ii /� � •y rl/ ,t l�Y l! .yuf � '!��♦ j tt ! � i� M n Yt� fN • i I :.! Y ��; t • 1' � '1 l�'i4ffl�li'�� / �07r�'} t,,{{• .iy, lil.�� 1. ,., .11 i. t +''�' t i f , !r+'tl r r+r ji` lii♦/ ,l♦{{� 1i R/ J fr p•• �'rr v t' s''� Yjit t 1 ' I t.•'r .;). tYr Lt/ rw tl �'r-i �� / � ift Y��• �i �'I r7) ( { tq Ou.y♦♦� �r ,i t `. ••�, i }�„ t 1 J '.r r� t Y •rl ,l j'. i•f l 1 r t t y 1�;. 'tyl �{c{`ro ,' ' I its`/s.: -•{ 1J r / r t / 1Y.♦i' 1 •,,/t f j •. !t 7', ., 1 A r rt`t y t i. Yqr iff�!'�1r I,,J ♦/- Ill s:-! , t.� i !� i •1 1, i,! 1 !" :` tit IJt , !h ii ` �+♦ (( yj.�e• � [� •YR sl�4l !t r i t t - .�i !j 71.. Ii +' t .._ lilJt•tt, �1 t �} � �: � ',1, •t ail } ''i ,• S, +, 1 �4' � �Iti ± ��. . _._ _ .•. � .. 1. t__,.a _—i--�1 � I I IT ell,iM a 7 P 'dot it.. w W 0-f y. Borrower and Leiider evidencing or securing the Borrower's Obligation hereunder are hereby expressly limited so that in no contingency or event whatsoever shall the amount paid or agreed to be paid to Lender or the bolder hereof exceed the maximum amount permissible under a;Olicable usury laws. If under any circumstances fulfillment of any provision of this Note shall result in exceeding the usury limits prescribed by law, then the obligation to be fulfilled shall be reduced tothe legally valid limit. All sums paid or agreed to be paid to Lander, to the extent permitted by applior-ble law, and to the extent necessary to prealude exceeding tha limit of validity prescribed by law, shall be amortized, prorated# and allocated and spread from the date of disbursement f the advances described in this Note until payment in full of this Nato no that the actual rate of interest on account of such indebtedness is uniform throughout the term hereof. 9. i►2 Waiygr by Lender. Failure of Lander or other holder hereof to exercise any right or remedy hereunder shall not constitute a waiver of any future or other default. No indulgence granted from time to time shall be construed to preclude the exercise of any rights which Lander may have. 10. Amendments. Amendments to this Ncte may not be made orally, but only by an agreement in writing, signed by the party against whom such amendment in sought to be enforced. 12. Waiver by 09rrower. Borrower agrees that it will still be liable for repayment of this Note, even if tho holder hereof V does not follow all otherwise required procedures 'fincluding presentment, protest, demand, diligence, notice of dishonor and of nonpaynent), which requirements are hereby waived. 12. Noti6es. Any notices required or permitted to be delivered or given by this Note may be delivered personally, sent by a reputable overnight express mail service, or,sent by United States. Mail, and shall be deemed to have been given a- .1 delivered•upon receipt if personally served,, one (1) business day after deposit if sent by overnight mail service 41; or three (3) business days after deposit if sent by United States Mail, certified or registered, with postage prepaid and properly addressed. The addresses for delivery shall be as follows: If to Borrower: THE 11EDEVELOPMENT AGENCY OF THE CXTY OF HUNTINGTON BEACH 2000 Main Street P.O. Box 190 Huntington Beach, CA 92648 Attn: Executive Director 6%4da**PJI9M12W03.W? (3) My 161 M M Y N LAN i% 4 4lk 7l A%A " Fil li •4. 1r, 1, ,1 1 ,•, * (, ' .Cy 1�`"{flj �..{14,t,�. 17 r 6 b 41, elf !J J., V4 lit, f. I�i.f� ••lti t,�! •r'4• \ I,• i ''i.�r,{. ,{�.�., ?". e 'y`i It 1,. �1, •' d I' r ,r { r •a, p F s a+, " Yt ` y� �' ,� ! A Y`1 : - y Y '. •'� A . � - .. r � k � A -, ; %•• r Y• . � n + i r ,>. ' •, ry � i - - / � - / . + :r.'- -+r � ,j, . r - •y -' _ �r'�` J.11 .: rti•�,,. _�It .Nair is ".i - � ��• i, "'i • r - f A., y JR• • �y ' J , - .� -. •. 'f. ., a. � r'_ } l tf rK _; •� J / �rih I,f 0 ,,,SFI .' a , Y. - - - • .- r rr' • ... :-.j #�� �_. � ` �;,,'�" °y;. Ik��� (� '. '' J� .fir �'. y � R •.Lfi _ - >. c• . .�: •• _ - - �. �i� r NiR ,`� .�+ :'y �'r '��I_� ` ALr/%T1 vyNN . +t T• :„,: s .1 . .. 660 Newport Center Drive, suits 1600 Newport Beachi CA 92660 Attn: Thomas F. Clark, Jr. rL If to Lander: NEWCOMB/TILLOTSON DEVELOPMENT COMPANY 2600 Lafayette Avenue ttNewport Beach, CA 92663 f t wBROWN* WINFIELD CARZONERI, INC. with a copy to: 300 South Grand Avenue suits 1300 Los Angelest CA 90071-3125 Attn., Dennis S. Roye Esq. _ Any.'of the above entities may from time to tim its address for notice by notifying each other addressee in writing of such --hanqa. 2Qy9rrjng Law. all be govei. .., w �1 i a • �a.. n yi . • _.accordance r . Calir%irnia, applit:able to instruments executed and to be �. performed in the St&te of California. Sor submita to parsonal jurisdiction in Orange County, California for the enforcement of Borrower's obligations F 1 , v :y, Yhereunder and waives any detense to ruch jurisdiction. IN WITNESS WHEREOF, Borrower has executed this -�i A A:�'r• a `- - - ,.r( viti��,. - ' instrument au of the date first above written. 12. y: � 4D - .f '.-�• .. ram.`. � , t , tAl THE REDEVELOPMENT AGENCY OF THE public body corporate and politic chairman r r. b �• 1. �` V� :• ��. ', nMAY -`• r `• L t R^# A. 11 { - t - ', �. ^ N:� i _ '- ,r••. .fir -�Lv �• 'a' __ r '�k' � � - .-• _ f �'•. ,tA7 A�1•�' a b `, Mi • at L. r •1» l..i h i r 61• k4r/ r VV 4/ a # A � � F.• -/ ;, bra, V � f ��, � 1 t. r,� � � �! •i.:�} lf' ~ ( mil' . +- I {ti- Ivr: g .�i,k _ �A- `y. r•� _rf � �.. •iP-� • - ;/: - .. * . / r _�. -? � � yt i4 , ` J•1;•r • � � ♦:'�'� • �T,',4•�t r. J •' b•"•ri y � N 1 1► _,, - ! + •, •, j1 # M} �,.,.1-,t t �,�:I (' ♦ 1 .�.� ^ a' . t r-//rrff�,•, f : r t - .( ;i\ _ N5r '^.1T.•F � 5•r . ''�:!(�' _n t ��'�•Y '� ��1 • J i. pe � 1a r IV 11 d w r'. . +'' 1 r. • �'' M ►� ( •'� It �� 11r{ .� .-s. + � � ",• err ,• 1 J . • 'x ? - �i' �, ^ r r" i :wrr�.�y`r r r;; . r ' �'_ �!- ( ' 1 y ' 1 t /. 1 •t- C f.. y '1�. ' r" .4 ., ►-y • a . h r 441 fA S •. - _ - �- -ft �Y a • titra''�,{ ,'`! t� �'M •a� �7 ,t iF� .�• :} -•! r ' ..� 4 i - ` - l� r 1 _ 1if•�M�y, r%:r • i. L. •'l y '�`_ SJ � Y ' n •' f'�Yyq ''.�.fJi h. C�r!•D. Z,��' t rr•«'r 11 �A, K Y _ `. •.1• • , e ., - ; {i-, r ` ���iy�'� `� (. , L ••' •[4 �l a J;.•� �Fs:1 �r - r i �bl• ���yy-gyp .q1+ •�I J�� ,t '�('• - r � .., •• � l f l -� C i,., I l•• 11 l� � �r"Tii!J`�'-�a � i, a • -,. 1 M Ir r APPROVED AS TO FORMSr. ' --... _. Stridlincj,Yocca, Carlson • Aqency special Counsel. y •Attorney,' 1 " - ..aY ' i �• +. 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A.1 9.1 11•11 '1..6 •8•1 .10 41 M a,a444 N .6 M•. 44. +1 1.. .164w ..aa 41 47 ..a*1.11 II .' .11IHIV 144. 4.1 At' .4..4 14•89• 46M 414.14190. M. a. 164P161 .f I ; ^, >s'��,1 _y�r' 6 �'p:lA a .s ..�swr+�•�r�ly.�,, � s.+, ,�� ,w � � 4� r r-�..� r c. = � vim" /� - � '� �• _, _,� �� ' •'l. r J 1' },,w•la :� 1 r--.Aµ ti_!'.d��r-;'Q. yI. - + r•�. ia•, .,1.i, , _ y r. .� w« V EXHIBIT "All AL 1 l • 1• 1.IX r 7"block 304 of Hunti iage 36 of Miscellaneous Maps in as ,r per map recorded in book 3, • • ` •�., , f b . . -A oil r ti 71L r - ;Ilk w. • NOR -am r- /. •• 1 �� , , rl-1 k'• r it+a �.'!�`�', ""� (, 14�'v • `-.�'� �. u.I 16 MV IN "�t �:r 'r q (`�. . : :.1. r d ui _ A4.. 1�rr.�{� , s} � irk w i � i • `- � , f t. r,, � k ''%,�,'ry•!' v q�t: tl. Ih 11 •-� r"„-y --• i i. rr,; i v. ✓,. +. -. 4- I -• '', �,;r.,;•- r `. ,� #�.. r -� ,. iJti� , .l.l{�°�^'l ��� � r �� 1'TJ� �iti �y ' s ge { )j,1: M� 6,• 1y �11`c.rr�1 `l N'�,!F^ �� 1 I r e*4 #'•. .,, - . w, y��t a n��1. �s� r. ,' ��•1yk �r..�( �.I �1_, s �,.^ ''b-.Ir . � - .: - �+• .I _, , ' � Jy L: �'" ,' •i.1 �F- �}: A- �p.ti a p' y1j�p, :Ntif `%•� 74 { v d✓f - � _ { ' _ ,`t A � ,•w s • ; -� ' , •.�1 �`'��t''=fw•P ��. �(- �'�1'F �'3,1'!'0 '�i'� ; ,i '� Ld �` I � � •r - ' � •, ° ,.` w, .• ��'+ r 't h 'M' , 1-�W'r�I`•w V �. r .•�w��s?""+`�a Lt�jR'►v,a ti� rt ��,+1 .#e� ( '' f r r - J •. .t' �, fir- �µ,,��r�,a �Y 1 � r rl r, .• t 1 1 ' � �ii r, - �,, Y S Y j � � r •a'a 1 �•' r , . � aJ'. r ,� f f 1 V�/Ilk tt�r �PY' s •. � , ir. ttti• r �i�..i r', 1 y •.t ,' i '.47 �• � , i !�� � �, }� r �,�1[ r fw;�� 1 7 r -rY I f•; � i� i �'lr•�� V` .. .�,� � ^ �."+( " _., t ifll � rx r yl :i r y'I� n r, 'i ♦' ,t {I ' �r = i i r r 1.,'': r t.• Ir 11 ,.'% �4 [M )j�, , r y r• t t. r t wF .t .. t ! !: � .r4+� t ,M1� �If t r �.. • r l AAA rt 1 1.- M1 t�l• Y �.• �'r •^�}r [ t +, i �•A a �) - I it �. }. e J iir� � ,;,i�+ �Wll il� IF Irk r � 1� ,]' ),I�q�' S. 'y r a i ,t r ,t�f � • 'a1,'+ �t 1 :t+� , �f t� �� +�! �,t,J 1 � h,�1F� , tt , , } it y,> 1 .1 r-•i.•i` t w `ir'wl�''!'+�'1,�! +�wr� lu i......«.i.ti.,'..1....,.,:�r•�=+.�,Is.�[rc�r.+w���Y`�wr..:�iw+..r+.:ur�fA:�.i4tAeri►rstiYiiRT)A EXHIBIT "B" t�;r� , � •.i�tYv'�rfi'.��,1 r L Tbis is a Alder to that certain Deed o.'Trust (the "Deed •_of Trust") dated , 39 , executed by THE REDEVEIAJPfI[ENT AGENCY OF THE CITi OF HUNTINGTON PEACH, a public bodyy corp orate and politic, as Trustur, to ORANGE COAST TITLE, a California corporation, as Trustee, for thin benefit � of NEWCOMS/TILLOTSON DEVELOPMENT COMPANY, a California general partnership,.ez rencficiary, and supplements the Deed of Trust ae followsi= 1 • '!psA.1fration. Upon the oenurrenoe of an "Event of , aoroeaeration". (as ;hereinafter defined), Beneficiary spay, at AS .option, declare the entire amount of principal, all accrued and ugoaid interest and other charges thereon, and al. tither, unpaid amounts, herein, to be immediately due and payable. , An "Evan} of Acceleration".as much team is used herein, shall exist if Trudtor shall, without the express prior written consent of Beneficiary, do or suffer any of the followings (a) sell, transfer, convey or assign any interest f in the rcper+_y re; "red by the Dead of Trust ("Property") or amy part thereof; (b? further , encumber, alienate, hypothecate, grant a security interest in, or grant•any ether interest whatsoever in the Property or any part thereof; (C) enter into any the ,a roament whereby , eny of t holders of any prior, or subordinate mortgage or deed of trust waives, extends or modif ism any of the torso of -1 any. such prior or, subordinate mortgage or dead of trust in a manner which, would diminish the vacua of the security, intotaxt herein granted to Trustee for the benefit cf fenefieiary= or (d) defoult an any prior or subordinate mortgage or deed of trust. 0671K602 * 056 OO2990 1-1' i F` , J",,. , 7.1 1 Si✓,tF R• V 7 t « t {l� A�k 1r alj f 'i t r ri r t• . r.. K It c :t �}Jh Ji �� +t( ` 6 4,r1�•rS t�'rYr��`(it I,r 1�ty?(._ tlti!'tiAlt's Ir' tl'`;7 4 t t• ' le'Lir� r..�t�,l t � yir r�`r� a�riii�e r �lYit^�`, .� >t'Mr.. f; I' "Y ?�� �. A�1 y,,1 +.1 'n`' �: �(� / M1' �,y � 1 y � .l 1! f) j r � •", 1 � eta, .r IF - J'{'+�". �J ,�i i +rn a :1f ,Ji t• 11��s a 1 + 1i .i 7 .['i L it �•` „ra i d�M 1 tr M• Y r. r r r. • tv [ i r � ,1 S � ti (f r " �� , , r' ".,4p, it �� ,i u1 ��_111r 11yjI{j13� l _ r� r - -r it'.. , � , Y rr.[ , r, a�Li+, r,�i(tJ .a� W r .• , a.;,r , r or 7 i f , h.' t ✓I'-( I, t jt Il t , S 4 ) (fit 4�{rT r }• �(, .r. r - i I�! ,. hYf' '��'li��r. [L. i.�y"' � is X. t, � � • 4 / i iy. r.t { "ay t�..; r' r (? .t, t:�,�,r�� f(� v�l'. 1'� r3 "' i ,���f ��Ir�! � �rl � r- t ) +� , _ i f r � • rl`` l,T�a � j � , rr•%>a S i t V �t 1 �l r �1:� � + t i' � '*�tl �'� I 11 C' t 1 i y I !r i f t% .` •w ( 4 t a 'l•. [ �''•! ty , JJ p I 'Y ,, i Ir ,r 1 U T • ,/ 1. ( !a , Y[ t 1 % µet Y i J f :j: % t It s t J y)Mj��I+�t•a l) 1 /',��� [\�i�.'1 l i 14 rs 1�,1 f t il• li i'�i. �7 ;' ` r r� r t f Il� �v"1'�1 1•/ ', r�,t Il f.� , r�r .'1r; r, Jt..; 7 �7 tl.i,' Ir 1'�, ry '. 1,7 j �.( ,) Jrtr.•4„ �{Srati 4� T `��� r���l�ti rif�•�K. c !r .f •:. A. � •. t. ��1." �r'��' ) f P � r' l �� t I rti�� �,4 ,J �1�,.�. ?•"'f �?y'ti 7"'' i 7 [�� {' ( t 1 .1 :' 'Y�f r tl'1 r_4 t!•"1 at_�,, -ii� t �3 jit a �rj/ t , j t 1' Ili • y • i, I , t t S';t � .3 if ,s ��}•�' , 4r , - } + 17' 1. ,, '•'+ ,,, � F�i Y ', , •,(•• z , F�4. h i�l t'lL`�1�y= , 1 t'�jr�.�lf 1 a ! 1 l la i t 1 1 r r i � f-, ',�' rw y( '1� +1i:}• t r {�:. Il�' � t 1 � ' � C 1, � .T�} J` r� , Y. r ^ ar i .t 1, i i r. irrAr tt �1 d�r{ YI"•, (� 'rr! �, ' t�, ((// �•a ,t t4'_ L [t 't,rl ! >j ` , r t \ }�i;� l �/�+1€Iti �'!t{C�?r' l{.ji• +•�, �t r( r7,.:�� 1 AY, (.'1 t. y, 1t ! iS Z �) 1 r•rJ t,1- ��r�r�7••,u � t' ti 1- ( ti�,t + t ,t 1 Y1" r r 7 ter r'� .,.�. `'J �•�, i � yr J t � � 1 rti + 111 1�111 � '• 1 � t h}`.• (,'i',1^'t if,t i M�/,y/�r••t •tt t t3�t �'+ r �" .. i' ; + fart („ tt i^.,• 1 �.[ 1, j$ 11 i.!! I , r•( 1' { t,xi y ' .,al'y". jr� T'.L'�{.S'�;'+ *;' .),it:.al, : `' , L .. '' . • _': .=: �, •;� a,lh..i ;,.. u t ;� r 1, •'Fr ' • r, :+ � t� { t0 i ,1 .-L':.�rJ... R•nlVi/fi.,..�[ r• _....�ll� 3.�•w`.-.',n ...•:i.. .. . .�. .... _ .._.. ..tii .. '3'.. .... . RTTACILMENT NO. 6 � i i• SCHEDULE AF PERFtlitI AJJ Execution of Aarreement Within forty --five (45) days by Agency. The Arend• after the date of execution saall approve and and 3ubMiAMion of one (1) +� ��` execute this Agreement copy of this Agreement by the : • �'. ';� and rha]1 deliver one Ueveloper. 'f•a,; 4 ';.c► (1) copy thereof to the Developer. ' �! 2. F►doptiean of Resoluti.ons ► atter Within Ly.rt� 30 i ) days Y • t •�''� = of Necessity. Agency tho Execution o; this shall hold hearing~; to Agreement by the Agency. consider adoption, in its discretion, of the Resolutions of Necessity necessary to a►ithorize R J condemnation of tho Third Marty Parcels. J. Transfer, by City of Within sixty (60) days after t Agency Parcels to the Execution of this Agency. Agency shall Agreement by the Agency. have acquired title to all of the Agency Parcels. ,`,J 4. Title by Developer. Within thirty (30) days after Developer shall review receipt by Developer of title !' the title report and all report and all supporting supporting documents for documents. the Site. (• ,,, Al I 't S. 5ails and Preliminary Within sixty (60) days after Grading Plan Appraval by approval of this Agreement by Developer. the Agency. 6. Submi.soicn of Within seventy-; ire (75) days Preliminary Site Plan. aftar Arency approves the I� Developer submits its Agreement (:Items 1 and Preliminary site Plan to 5 above.) r ,�`t'`;`.3,'• ,.� ;;y Cl;.y and the Agency. ' r i 1 P' "` 1 ( ' cj ,'`f , f:1dwl�+tDN1910de2[3D0).�A'P In ir es, >tsse 17 V A. Y �, ti� �T i {r i �3 ` r� +' 3, I �S ra i �l • i 1 '�;, / " �� � , 3 '' � ` �� ljiy ', ( Ir ?, }��.,,� .i �!'!- i•r.♦ ! [ 7 � 13 ^, ... t , . ' ( it -AA }.'�• {,/"�� L• •li`' 7 r•�' .4 �: Si r to }i' r 'fir• ., 1 1 '1 l� 1•r, '` J: 1 ' •)� s , ,w lr'���t %lift t�;lf a} } i' .t f .� �} r'� •t t hl,�r i -� `IfY , t' ��;3 �. . -.{ �, •< i� � „i t�. } -' r%.. ! ,.i it '' r ! ,�A,i 1 i lj f t +f L,. '� .,tG I ri1,i 'i �S� y '1 l�}• �.}� .. .f. fS r t.�, 4'j`t .� t �R }�, ��7�:,,� , ,l � . � Sri ' 1• l �i 3 [;,}� •. , ti 1 i t jl r� ` . �14 '. ^Tf�.��,11'i°'�*i , +a �i:} , ��. `t , ,ram( yl 1 1 , , r .:lt �} •' �t '3 � t r ,{ ' ' -YA.• i. 71 r �+ 1`a r L + J4 . �1 �. Y t �'i�1 � ,r• (, i7X1 . ', 'f1� i. 1, ,r ! }`,. rr I ` (.1'3 t � 7� i t� 1. • 7 , � :> i Lt �,4 �� t f1 '�,� �t'4 � y 1 ` f 31 � .�df If i i) � �• Ij �` .. •✓' + Tl }•�� r t L`-`�'. r '�'• E� � ' � 1 4{ ` I ' u' i ;; � i�'� i j � } ' Y (aii rl , t - �' .`i� /: >. .;-�, i�'t !!�1,� i5t[:'�� St •i t1 - i� 'yt �� •�� ft _ , r„fL t ��! f1 �, �".., .{{^^`'3,.'-r71+#�'4 � ',`qq',,�, ii l tf t 11 } 7_' ;\ •'; flt .; ! �r'i ,i '1.1 ,. `•`• � , ktili ` lam'`' 'I[ ' 'r�1�_l ll�•� y3,}%..:`4• �,'� %iL • �'�. ! 1 l a, t,, `,* Yi t t .I y'. '�.����Y!!l f .lfr ' � .. 'rl,t. ;��n ".. `;• t:i•' 1 .•3��1• ' :� ti,';.tt� ��9 rl �'7Ki tv�1�JC�AI�. •�lr r We, I, f 'ti J V �' f l r,�J�yti r,,•N t. ri cl 70 it to i j�S.N1�,. tt , •t'• � f�i 1 of �t :� , ) •1, sty,;..,r,:�s.►rxn�..'-ta�ai:.._a..,N�...:: r...� a. �... ... . .. �_�... `.•«.w . - �rY:..:c`.: ,:crft.,'Ln•.0 n�....�..._ .•__-_.�... _.._ _ _...._._�._.. �!c M 4 {; }. tz Y.. . . . . . . . . i7. Agency/City Review of within twenty-one (� Site Plant The lifter submittal by I Agency/City shall approve or disapprove ' r `•• ' ::;:. �,`' the Preliminary Site and Grading Plan. ij •�' ``'' 0. Submival;.on of Complete Within sixty (GO) di /Cif eno approval t � - ;, � ,: �y •. site Plan Application. A g Y Y rs ri i�t, Developer sutnits full Preliminary Site anc r and cumpleto Site Plan Plan. application to City and the Agency. .r• t !� + •yy..r fi r L}.t ! J • .�i •-� wr�tf � w � Ix�' ' rr i1 '��`• r� �t to i 31) days J )eveloper. 1y>s after L of I Cr. adin �i , �r 9. Review of Final Site Within nine�y (90) days of Plan. Planning submission of complet'a site ComMiBBiOn Hearing and plan application. City Council Hearing. Agency/City to review t�,'�;�r, `,��°;ic q if, Final Site Plan and Design Review Board, Planning Cotmmisnian and + ;?"� ., �'• city Council to approvn tha concept development plan. r., t 10. Environmental In"wati- Within thirty (30) days after ,' • ��,�``t �` s1 ra�A ? gation. Phase 2 Envi- nccass to the Third Party 4't ronmantal Assessment of Parcels is obtained for the the Site commences. purpose of environmental investigation. 1 t', r VA d t f.W">0•jW19+0682MM.WP May 16, 1991 { ril'�� rM:r (2 ) ° :. •; F/,.'+.C`r+nrt7 ANwMlxtRs».wt r++--n-- h..w-mow R1aPoacr,wT'r `. t•+. ,l.'r• t 1,. "rirr 't '� !t YY�. '�/. r�,b 1 '.'1 (� Sri , fv ., ',. t ,,r .+.. )/ +�. (.. �. :J 7• r t lr,. � _y yr i, Y \,1j1 lt:,. .. •1t��lt ,_„�-�A fa^.�i - � 7S -I?j 4..: rtr't �t.! t �tr _',. ,} rit .=_ta 7` J r t I rf:':+..��, t��+'..I_��i 1 A�W-y r � f} y r ,/ � „' r t; fl�tr ' ' �� (J '• •1 + � - , �5%�lai�! 1t1 l � 1T �(�j } ;'y t � , l � �i � °.Yr -•# ��, ;it.' yk '• � �' ttt .1 ( ', tt � 11.• t �,t �! I J• I , ' r t 1 r I Si r �. + ��+' '� L• r 1 r , L i 1 + '' I lY '' + r /.4 q ♦ , \ 1 y t'tt i}. ;. ..'.:,V �/ "mot. vl S ` t f ., r..'�` �t �• !'t , t1}�,; �'t �, J' ` ;+ ti,.,y t 1. a rr 4 _ , / C.. !• l , y r hit r ../ y,1 , rS , � ' '� 'i , �t � It 1 S /� Il 1 .,! rt " ,_ S� ' t ,.� �, t � ,�l•, y�y Ag, 11},yli ar 1 /.14t}� T'! \! } �i 1.3� , C• '� • r�ti)4 t. L 'N 1 1,6 i '`mac ' j� I " r Y ' ,ttlil �} � r ',•, rFf I ,.. 1!, i• ' r. j}: ' \.� .. ti., '%. < ��u / �i+;I Illl'lN{+ r,. ;,I, :'� . r T'6'• l' I. ,. v . "�� ,. .r' ,. rl ..f J, '� .�,i'•,'1 � rf„ YY y +it, k ••� t• . � , _ I is r , n rf. �1���!/t•�.� k �., i '1� t �� ! I 7 rr �l���fl �j� �'�a1► ,1'� y.; C/ER^-ru.'J} t,. vi. !' . ����' +•� } v1 1 Ills r Y �-Y({P�'I ^l ,!i•, +� �`{I 7' �� itQt t :r a'u L: r, Ai •t � , D y16� r?. aI• , ;f'�7a�r,r t J., : nt 1 ';t'.1 'i . • . , _ _ �,.���,.,."�� N 7 r ar3• ) ti � 4 1 I / \ •t ' I• r r• i 1 t. 77 i' !fir I I . CON,4TRUCTIO,N MOMENTS, AND BUILDING PERMIT I } 12. Subdivision Map. Within one hundred twenty Developer is to prepare (120) days from Planning and Agency Is to procena commission and City Counci], (1 or caused to be pro.- approval of Final Site Plan. ceased B"bdivinion Map ` for approval for the Site to be sold to Developer. r 13. Suh.,aissi in of Complete construction Drawings Within one (120) days hundred twenty from planning y. `:•:, •� •; and Landscaping Flan. Commission and city Council ') Developer shall submit approval of final site plan to the City complete (Item 9 above). Construction (working) Ir xt Drawings and a y Landscaping Plan, Sign Program, and Finish lc n Grading Plan. ,. Landscaping plan and u final,Sign Program shall w3, �n be completed and 'i approval obtained by Developer prior to �.,{',completion of the i`t "A Developer Improvements. �Y7L,xF' 14. ^,ly Review of Complete .t mil" Y '� awin. s and Plans. The tt `' ,�.r • `i �+1 f ' D:Y ►'. r, ,"ti► ikgency/city shall review ' the Complete Construction (working) QqI :�'; Drawings, tho 'tr ? Preliminary 1,anh :napir.:j Plan, Preliri.inaxry Sign Program, and Finish Grading Plan ana provide comments. M1ti� I t�a Revisions, if any. f Developer chall pkepars revised M. nstruction (working) brawi.ngs as :•r,, I r, necessary, and submit them to City for ray:ieu;. t Y; A {1- �• ( a` rr+t"i •j� yrt '•-r ' , (`' I ly,r'C T T �t `gym Mlr��.1 "� y 3 ' L•�awy�Jerut9�,�itTC�10].H'P .r r (3) Within twenty-one (21) days after submittal. Within thirty (30) days after receipt of City's comments. may 16. 1"1 �• jp r� r�1 Orr. f rr f.' Si'f' li 1��tf �,� r 1 , 4 ,lr<< , t ��• st11 's r ' �} TO .•.J 1. ,! �SYr� t �J + `. 14iI 11' �, lj 1, ' E�,• it [',• ��+q7 \ `,'��''. i; !' j� � 1 ` j: . +t jt r,yli,ti*j'{`', r .rt:'3 r U > 4)'.�l � ���1t�'it•r�ls R r r , y �}� t Zr,,. Y �rstq�y� iL 1{11S�1t ,1:..!'r try t 3 1 •+ ) �, u� t '," ` • �.r+, ,J t ; l v� ,{ ' 'y. , ' F C`• i ii) ��C �.�i•' .• ! JI lJ a -�1 4f It I �.• r1 1 1 ( 1 , Or, y J '•!y` ,'w[ � 1 tat Y'•. f t Ctl^ } `.� J 7 ([ �,.�T i , i .�.i !r r �rP ^V�i i�1+t, �s�' Pir JIM n {f J� '1' � � r"�„�1{�t�l`�J� r J r r. r I����• , 'l, ,rr+ "-' it , 'lei ��� f� -Y , y•�� t tt i • t 'i f riJ t • r 117 4 � •, t 1" ,r iIt , 1 14 * r v1 S ,jj.L 1. 11� K�.��.r*aaJ.6 aL �..,...•...�,«rr.... ...,._..�.�.�.♦M' .ti.,...'ar•.• •{.�•.. .� 1 ., (L,1i �1 '�'�y .i. .i ', t ^� 171L, �t', tt t1. ,. ._ ._.. ��«.�...-_..__._�.•.�,•..�,...rp L..91 .'.V.'-. ria����l 16. Final Aev-nw and Within seven (7) days after ' tto Complete Drawings. The duhmittal by Developer. City/Agency shall sr approv© the revisions submitted by the ` n tr, »yam t Deve: op�er Nrovlded that 17 the revisions necessary ; Ito � } `;,,` to accommodate the city (} comments have been made, '~''>�' �• said approvals 1 ' cohstitute the last city Agency and A g .Y approv ale i required in order for the Developer to pull building permits. Y 17. Deve::per Bids Drawi:_�? Withih Dire hundred tNQnty 1 and obtainc� ConskruialrJn (120) days after approval of Financing. construction drawings by r ' all applicable governmental authorities. r �' •' SITE DISPOSITION- i «�. ,,, 18. opening of Escrow. Within six (6) months after I ,{ ' Agency allall open escrov, execution of this AgreQment. ' for conveyance of fee ' s T ,, title to the Site by yM JI �r r•pi) 11 t; Agency to Developer. {`Y�J r, �, `• arl r r 7 19. Conditions Precedent. � t The Developer Within one hundred tWe`nty p and Agency (3,20) days after approval of h �. r, L �•Irr�' ,� rr+L t =3. shall satisf'I, or cease • srl:>j ���,'" �r, �,•• ;,.�, :i to be eatieFiPd the consl:Fu�tioil drawings by. tit and not Conditions Precedent to than/they1 Conveyance. latex the Convev,nce. �. Ke� `Ih rjY ll rr 1 J r rt F t� � . J � �• r � kf1�' ''y�L•��sy. OdAWFUK3191(M2r-M3.*? t �. •1• , I4My 16, 1991 (4)+ �+ Lrt 1 ( I d,► 1� ryV 1 ji{I\r• ,"'••"`�"'��e+r1'L1ot+�lr:it•nrrvxw.r.�.--- ....�.,...,�,,. f�r1(.y,'� � ' t, + S�y�,y��1 1 r �'1'��� � r t' , r:.l l �� r (, ( `+ t�'t ��, + ,y j ♦ ��^f` �' L. 7+•h•�•i � f�a� �i �`�1 � I�.�l�, y , y �.' I , ,, •1� f� , '. � . �: ,. t .}F' �` l''�+, r ��1 Lf r.. •!f rat r 'u t r +f•i t' ., r ! i � t'1' r � �'a�,l l� � Y� r -'r I _1M J 'r� ,• ,.5:��1y�I,�. t 1 ,' '.{ r3 J•�' ' L�] �JA'� �y+�,' •1 `1,� ,i �� A` _ fi •,i 2,+i ,., 1 •� y1' C�l.ij(y� �`�l 1 .y,-1l` � �' , .1t. •-r *) t, ! J, ,, '�''1✓t' •t� ', t f.lr 'i�fty: ,Ltri,'. t,!'�4.e`V,r !'� t�:V'�;� �i •('f 1� ),. `',` •t ,�,r r.. yr,1 r,. (ti lil - ,1 �$ , tl '• j Lei `,, �.il� I14.1i�"`,!y'i•r •', I I '�P�'r'� { r { 1 F ,i+ ,t' -.Sr Rill b•. .r ` I d, , ' � �' , . r. •, .,- ti � y 1 +�'� j,rr � �rAr ta� \'�� .. li i� ;[• 1 'L r ,, Lt 1 �� �? r• 'I rl r`'".I rMI'� ��� r.N; ,,�rF _. .�! �', 1 ri / r2 � � ri:Y,�ppyr •.1,t. 1 r.: %, i` �.r. � ' r(r ♦ ( '' r1 V ' , 1,.. � i lltf-,!r',�,ftl �' �.1��'�! �� ' , ��,r: 151, j�, �•i ��`7 i},.. f '���i'i'1� r ♦.i ': r. r r+•f. � l� � �, 1, `�� 1{� '. ",`` R t�.,n� ..i( fr i L /. 1,^ '` iJ rl y r'.. ' '!: t SLR r , r ,l:' 'j7 � ' r�1 i` '•`.i ' �, hY� f y '^i til ,, •{ i f,•��rt vlllT 4ti Sl'�'tt r41• �L: � I1 1 rr 't.. { _ :,S S , .�R. .'� (rf�SA,. �, �'? ','�, 1\ r!y {7ir 1% r t ^L1L ,',+ i•1 1 ( ,• S ^ t ,,r \� t rl /�4•�.JgS u• 1. Y f4 r tr e i t+ rr ✓ il,r r7/>! r t '� ri,�rp,: iM,fr, t r �i�•rI t''_ + '' ( :F.y , ,-2�♦1 %L•.. / y.Cl.l i!, 1 !•�'�1 J1 Sj•rl' t' t r J �� 11 1 '1 •. F. , t ..� ;'. �r /r � �r.�t�' � + � � 7t , (t • Y ( :. , %r { r !r' a r ' •� ` [ + �' '. � 1 1'ri 1 i // ,S.IF 4, lrla, !Iy �/ iV t. ,. ♦ S •• r I 7,,i it r 17-•1.� i ' 1 1 r � r •t i 4f 41 6 10-19011M V, 20. Disposition conveyance. The Conveyance shall. take Agency convoys title to - place promptly upon the Site to Developer by satisfaction of the the a. —ant Deed Conditirns Precedent. If (Attachment Ho. 7). Agency secures an order for Immediate Possession, the GIN conveyance shall cccur withill 4"1 1. 7, 11 ninety (90) days thereafter. If Agency elects to delay the Conveyance until it secures title to the entire Site, the Conveyance shall occur withih thirty (30) days after the -r acquisition of Such title but, in any event, not later than eighteen (IG) months after execution of this Agreement. IV. CONSTRUCTION PILASE 21. Cormencemntit of Grading Within forty-five (45) dayn and construction. after the conveyance. Developer shall commence construction of the Imprownents. 0 I MY 16. V01 (5) ,,,I I L At tI ? Y� 9 -V Y 7 7 ;1..'j"; 4. 10 Tit 7. • it 0.) • Ab ro 22. Completion of The reveloper is to us m dun Construction. Developer diligence to complete the shall complete project within fifteen (15) construction of all of months after commencement of fY the Inpruvemunts. the Improvemants; provided, itowevar, the Developer may request up to three (3j three (3) month extensions to be granted by the Executive Director of the Redevelopment Agency. Approval for such tensions (but no three ex other NV extenuions) is not to be unreaacn&bly withhold; ",a provided the foregoing construction shall be 1A rX 7 it I f;W&U*kW19M42MW." (6) completed not later 11-na" twenty-four (24) montho after the earlier of (i) the com,mencencit of then Improvements or (ii) th" time established in this Agreement for the commencement of constructioii. May 16. 1941 7 4W V I F I V it A') ZI 4, _ij 10 N�- q I JV t I ION, wl L��': 41 ATTACHMENT NO. 7 ronm OF GRANT DEED RECORDING REQUESTED BY V AND WHEN RECORDED MAIL TO: , Tne Radavalopment hgency of C &:he City of flui*itington Beach 2000 Main Street P.O. Box 190 Huntington Beach, CA 92649 t If Attn: DArector j ► f,•::,� ,'' , The undersigned Grantor declares: Documentary transfer tax is M conputed on full value of property conveyed THE RIEDEVELOPMEN-T AGENCY OF THE CITY OF HUNTINGTOV. BEACH iq CJ ,4�7,Ltf Jr 1 'r, ' i r. Ites: ���_ ;� CV� , t9 By: Dated: is For W avaluable consideration receipt of which is hereby acknowledged, o 1 y� ., 'Af The RED"EVELOPMENT AGENCY OF THE CITY OF =HTINGTON BEACH, a ptkblic body, corporate and politic, of the State of California, herein called "Grantor," acting to carry out the Redavelopment Plan, herein called "Redevelopment Plan" for the Main -Pier Redeveloment Project, herein called "Pro jtect,", under the Cowunity Redevelopment Law of California hereby grants o NEIRCOMS /TILLOTSON DEVELOPMENT COMPANY, a California general pa,tnership, herein called "Grantee," the r-al property hereinafter referred to as "Property", dcacr3bed in Exhibit A attached hereto and inco' orator~ fA&U%!-AM 1 )1059 2MAVP irtry 16, Irl JMW RWT11T4%" TIAW v T I T 7, fiJ Ji" A L 44 mi A; Vt heroin, subject to the exceptions, renervatJonso restrictions and covenants described heraili. 1. Grantor excepts and reserves t=om the conveyance heroin described all interest of the Grantor in oil, gno, hydirocarbon nubstancee and minerals of every kind and cheracter lying mat-e than 500 feet below the surfaco, together with the right to drill into, , throughand to use and occupy a V Ak- 1.1 parts of the Property lying more than boo feet below the surface thereof for any and all purposes incidental to the exploration for and production of oil, gas, hydrocarbon substances or minerals from said site or other lande, but without, however, any right to use either the surface of the Property or any portion thereof within 500 feet of the surface for airy purpose or purposes whatsoever. 2. The Property in conveyed in accordance with and subject to the Redevelopment Plan which was approved and adopted by Ord. Not 2578l as amended by ordinance No. 2634 or the City council of the City of Huntington Beach, purcuant to that certain Disposition and Development Agreement entered into betwoun Grantor and Grantee dated 1990 (the 'IDDAII), a copy of which is on file with the Grantor at its off icen as a public record and which in incorporated herein by reference. 3. Until July lar 2018, the Grantee ahall not develop or Vas the Property other than for the develonment permitted and the uses specified in the applicable iroviminns of the Redevelopn,.--nt Plan "or the Project 'or any amendments thereof approved pursuant to paragraph 11 of this Grant Deed). 4. The Property Is conveyed to Grantee at a p'archase 4� 0 price, herein called "Purchaoc iiicg", determined in accordance with the Qsea permitted. Therefore, Grantee hereby covenants and agrees ior itself, its successors, its assigns, and every successor in interest to the Property that the Grantee, such successors and such assigns, shall not 13evelop, maintain, use or operate the 0 Property other than follows: within the time provided in the 'ODA, Grantee shall develop the Property for residential housiiig, oftice, and retail uses as set forth in the DDA. b. Grantee shall maintain the iimprovements on the Property in cohformity with the Huntington Beach Municipal Code applicable to the Property undo= the terms of the DDAr and shall R, keep the Property free from any accumulation of debris or waste materials. Grantee shall also maintain the required landscaping in 6L ,iealthy condition. If, at any tame, Grantee fails to maintain the g landscaping as required above, and said condition is not corzect-ad May 16. 1"1 (2) P'. V F 7 -�A !00 & '4 Vs) Y , tA' IS w. Cd IF Y V Ifih J f � 11, * 0%, S 0 h it 1It •' 1 � l • '.{ •; -�fit_ r�jll,r -�!� }' ^ ? h ♦.. . .. •:. - rr _'..:i. i�2 Mi i``•'` o G...� fl J✓ .%.. ,` �n t .�`._.. '1 7f i '11 r V W I �,:� after expiration of thirty (30) days from the data of written f) notice from the Grantor, either the Grantor, or the city of , +' r : � Huntington reach may perform the necessary maintenance anti Grantee ; .7tu � shall pay ouch coots as are reawonably incurred for su•: h t %,^ i maintenance. ti i. Ott • 5. Prior to issuance of a certif icatu of completion for the Property, or the auplicable Lot thereof, the Grantee shall not place or suffer to be placed on the Property, or the applicable Lot thortsof, any lien or encumbrance other than mortgagea, seeds of „' 'k• trust, cr eny other form of conveyance required for financing ' construction of the Improvamento on the Property, and any other expenditures necessary and Lppropriate to develop the Property t - pursuant to the DDA, and, during such period, the Grantee shall. not enter- into an 'such c:onve ante for financin without prior written " ', approval of Grantor pursuant.: to the terms of j the DDA No approval "fi• �j fcl. 'v �'; rx'• ;, `, ;,• will be given for a conveyance of thn Property to f finance the 1, + construction of improvements on real property other than the real property described in Attachment No. 2 to the WA and all off --site �_ �' i,�•},, ��; i improvements required in connection therewith. `i�'4' ` 6. Prior to issuance of a certif icate of completion for `+ �7✓ '` the Property or the applicable Let }hereof: a• The Grantor shall have the right at its , option to •��it'`-" +► 1,,,�•,. reenter And take possession of the reoperty, or the applicable Lot thereof, hereby conveyed, with all improvements thereon, and to terminate and revert in the Granter the property, or the applicable t ,A Lot thereof, hereby conveyed to the Grantee If ;:he Grantee (or its successors in interest) shell: ' ij Fail to conmetice the construction of. the improvemento akt required by paragraph 4 (a) of this 'rant "° c� ` Died .for r. ` eriod of sixty 60 days after writteh notice T' ' � H thereof from the Grantor, provided thai: Grantee nhall not have obtained an extension or postponement to which Grantee may be entitled; or y, t�� ►'�' ; "�.",y _i) Nbandon or substantially suspend construction 1 :, �_ t>* '�y,��a��`, of the improvements required by the ►DDA once commenced fir,for a,eriod of sixty (50) days after written notice r :hereof from the Grantor, provideh that Grantee shall not ' have ubtaihcd an enii nsion or postponement: to which Grantee mi— be entitlnd •at , r f, i fi iii) Transfer, cr suffer an involuntary transfer of, the Property, or any Lot thereof, in violation of this s•' Grant Deed or the i31?A and fail to cure such violation within sixty (60) days after receipt of written notice y �a thereof from the Grantor, provided that Grantee shall not s I , 777y ,./yy rH ;a; l�ly k�l ,� � ! t •r arty? ' 1 V..; L•. 1 4 +� it t ;, _ " I uata-ter r.Ivarwr++rsww Nr�1� ' C N•�...w<r yvr..r C1 ' ��t i• .Ir ..-' r'�� -.�1 t.'�, -��� i)i -?:y '�� r ' rJ j:jr �f�r � •• r'✓ ''1 t'r,typ ) t' L: ' I .,i 1: •1^ i^ Vi r r *jl �f + �� iu ' Rj Q; ` , 4'j Y tM1 • '• e° 1C`.•' ` t -;)+ ,. L .,v , + l!qr S' it 1. 1� •jib r )'l +!�" } �'dl ''�Q . � •f;r Y . 1' ; ti_ � ' ;, i c f-!r ' .f` ; ;i� � j t• 1 = y11:, klln 11ili'Y��Sr +� i ! ` ti it t 11 ln{ i 1 1+•: �� '�t �). c ri.�! '�rt,lll i, + I fir'- . 1+ i •' '`t' t `�, •t r' � }'. v � ', ;6 r k.f. IN ;A 0 Is have obtained an axtension or postlionelnent to which `A' `�' j Grantee may be entitled; or G N:, twithatanding the time III mitationa in subsection and (iii) j so long as Grantee is proceeding with reasonable diligence to correct or cure U any cause set forth in such oubsnctions, such time limitations uhall be extended for the time necessary to complete such correction or cure. b The right to reenter, repossess, terminate and 1 revest ahall be subject to and be limited by and shd11 not defeat, 6 render invaVd, or lima L! i) Any mortgage or deed of trust or other aecurity `A T interest permitted by the DDA; or i) Any rights or interests provided for %he protection of the holders of such mortgages or dee4s of trust or other security interests. IN It c in the event title to the Property or any parcel thereof is revested in the Grantor as provided in this paragraph 6, the Grantor shalt use its beat efforts to res'e-11 th.e Property or any, sunh parcel, thereof, as soon and in ruch manner no the Grantor shall ]rind ZeAsible and consistent with 'ho objectives of such law and of the Redevelopment Ptah to a qualified part' or partied (as determined by the Grantor) who Vill assume. the ob"tgation of making nr completing the improvements or such other inproVements in their stead as iffiall be uatisfactory te) the GranLor and in &ccorda�ice with the 11ses specified in the DDh for such Property, or parcel thereof, lend specified in the Redevelopment Plan. Upon such resale IN.1 of the Property the proceeds thercof shall be applied: i First, to z-sinburse the GranWr, on its own I Al, r f; 7�r behalf or on behalf of the City of ft:Ihtingi; ;h Beach, for all costs and expennes incurred by the.rrantor, including -salaries to persotinel eur, but not limited to, ,aged in such action (but excluding Grantorsgeneral overhead expense), in correction with the recapture, ranagement, and resale of 'the Property, or parcel thereof, (but 121911 40 any income derived by the Grantor from the Property, or parcel thereof, in connection with such management) all taxes,, at�'sessments, and water and sewe'r charges with hi respect to the Property, or parcel thereof, (or, in the event the Property is exempt from taxation or assessmeh's. or such charger. during the period of ownership thereof by the Grantor), an amount, if paid, equal to such taxes, asrsessments, or charges, an determined by the: County assessing official, as would have been paydble if the Property were not so exempt; ary payvients made ut MMY 16, =-7 77 ONPWM- 41;!; M W, J."r, s.�a'ir• r. per 1" +, , '?` 1 ' ' l 'f. if • t R ` c,7�rr- a. 1� r •} ���}'p •? NN 12 2 T J 10 1 1 r vv r� T r r vri , fYr X+t�tt 10 l�� .��`;Y'1r�'.'.-,sl'r:"'f�.'.., •_ •'r.:.a:.e..tYw........_._.-. necessa liens a �' ` ' ► , `;� time of dischar subs^qu 'r ' def Ault tral!sfIs incurre improve �z thereof the Gra with th tr, .r .I 9 , , •.. It . i55 lI,V i ryy to be made to discharge any encumbrancer or xisting on the Property, or parcel thereof, at the r7 , reverting of title thereto in thu Greintor or to go or prevent from attaching or being made any ant encumbrencou or liana due to obligations, s, or acro of the Grantee, its successors or � Tess; any expenditurc+s made or obligations d with respect to the Making or completion of the .� monts on the Property or applicable parcel ; and any amounts otherwise owed to the Grantor by ntee and its successor or transferee in aonn action e DDAi • and Z71" second, to rninburse tho Grat�4e©, its successor �� f; is t sM or transferee, vp to the amount equal to the aum of: (1) ' vf-_•'„ � the Purcha to Price paid to the Grantor by the Grantee for L� ti 1 the Pxop erg ( or allocable to the part thereof)� and (2) lf� I�� Q L+!Ai �'• the costc ir.�urred by the Developer for the developmallt , " of the property and for the improvementr existing on the E Property at the time or reentr, and reposse13sion, including costs for plans, reports, studies and other n� f' like matters;; and (3) all, funds advanced by Developer in connection with acqu sition ok the Third Party parcels or clearance, environmental testing and ranadiation of the Site; less rd) any net gains or income withdrawn or made by the Grantee from the Property or the improvements 1 p Y P thorcon. u� �f rho ii.) Any balance remaining after such reimbursements ehnll be rag. -wined by the Grantor. ' 7. The Grantee agrees for itse cY and any successor in interest not to discriminate upon the bass _. of race, color, creed or, national origin in the sale, lease, or rental or in the use or occupancy of the iroperty hereby conveyed or any pait thereof. {4 , Grentea covenants by and for itself, its successors, and assigns, ��. r ; s'♦ .r `1 ' �� and all persons claiming under or through them that thel:e shall. be no discrimination against or sogra:.1ation of, any person or group of ,•tt tf� persons on account of race, color, creed, national origin or ahcastry in the sale, cease, sublease,�.ror:sfer, use, occupancy, tenure, or enjoyment of the Property, nor shall the Grantee itself ►� � - �T,) 1''�y or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with 'J'��)t'i reference to the selection, location, number, use or occupancy of tena-tts, lesseeta, sub -tenants, >ublcasees, or ve;tdebs iri the Property. The foregoing covenants shall run with the land. 3i+:,.y• J,►, L:� 8 N i 1 ti b 1 f th t difii 0 o v o a on or teas i s a covenan 8, con . ons, rest'ictions, provisions or, limitations contained in this Grcnt Deed shall defeat or render invalid or in any way inpaiv the lien or charge of any mortgage or deed of trust or security interest CIlAft%rkW I74M52RM **%T (3) may 16, 1"i ♦ r p,� y .fjj i 7v, :._-.'..^^•;r'�"r'-'�1*.�,�.,v�wrYnn+ws..e—�....�.....s� �r�r�'s���R�R'►P��4'.r i IIII � 1 p� `, Fl , '�f ^� J +r� , `' ,J y,',• f'�y ' •! ' ' ':1� ��' � ,rA� r . ri "• a/ +' .. ' {Frf 'i7 ���.r r 1r r ,!1 al •.: r�� •l� �.';.) F ��7 �4 : , 7 �'l ,, *I, ?1f'� '. 1 ♦. i S Al I i i,ti .77 � � kY p't a..� !.t� ��' '�,. r� ff fi, ..'• „t (i , i. ' ':r • r t r , t,,` ,� +l+��\� •' 4yr,`'.1 -.1 �, A„�.1, r�!�• 'I `e '.,.I�, �l ( }��. ;i, f}"�'•' ,7u 1 '�' 1 1u �y '���` ' �:, � fY� tf � '� .' ♦ .�.`• , ,1 r:. ��� �,V Jii r \�q .•+1�,!)n '1.. �•1 dF ,��y�S 1 ^ .. (l �! • I 1`'y,•. '\ l (r ♦ . �1 •: ,7 't` 1 , ! c �.I ' r ,� + '� "y,✓tk { ! )', ! !r , �rll I} ��- r �TII ,, ,tl !fit ,.• (• I.'', r 1 r •:T �,.. �I. • �Y� ,1 V j r�y 1LIL. ,' fl.f.. C ♦,r � ',lrr r •�f {' , 1 rr l i. '?. ;1�,' ,.'� , t {l ' r k=ti ,,{ ,� {�,���i } I:i;�L+�� {!�l (�`r +,r+ �'y�, r • t ?, t psi , n , r f ffr �;�'`i'1' :c fl , � � 1, J 1� r i r'E: ��,: � i;•�l , i , r t} Jr �I, �I , � ,r � i�"K „ i. jr , t '• j; .t r ,, r }�a °Ar 1 � � . iJ ,r �A�f., tt 'Z '! ., •'[ J }. ''� r (,!^'\.• r.i � ({/l r''1 ( Jrl �) I� f S x Iv, yl�„ � r ;�� ( t [• / ,�, � r :r'� ��a 'r�) r 1. J , � / - '!•��,^"' •41� 1''��1 ���� �f�L. �t ��1 � 1, �yyy11� It a { }�� ���^�I'I St lad rY i ';T��'Sy', f!, ,, .J C ��. ' f ,. `�f' � .1 •r ,r! , ,• ! � 1 ,�, i ,+ fr. j. 4', .. ; t r-, •! - �' ICI rrfi, , ,Sy :41r � r �,f +• ,n' +� 1, , �'j, •S, �Y F', ``�! .�, r•f '. , ..` +, '`! ,•; c)' t! „'fir' it .1) wr- 11f 1 r,y`1r,r f G + ( n J I IV r t ri_ - ,Y rl t t tt permitted by paragraph 5 of this Grant Deed or the PDA; providod, �► '/,��� �' however, that any subsequent owner of the Property shall be bound rr by such remaining covenants, anditiona, restrictionu, limitations �- end provisions, whlather such owner's title was acquired by ` foreclosure, deed in liou of foreclosure, trustee's dale or bthgrwiac. 9. All covenants eontaivied in this Grant Deed shall be it covenants running with the land, Grantee'o obligation to develop ' r' the Improvements on the Property and the covenants contained in paragraphs 5 and S shall terminate and Ghall becomo null and void -" ~' " l• ' r upon recordation of it Certificate of Completion issued by Grantor t for the Property or the applicable Lot therein. Every covenant contained in Lhia Grant Deed against discrimination coni.ainod in 11' �� ''` ( tF paragraph 7 of this Grunt Deed shall ronain in effect in f! parpetuit, r, at, 10. All covenants without regard to technical CAnGS LAA-A-_ on or dBEsigna� ion sh311 be binding for_ the aannfit of 't the Grantor, and ►uch covenants shall run in favor of the : dl'►tor for the entire period during which ouch covenants shall, be in force :' and effect, without regard to who''.er the Grantor is or remains an 7.ti ` { owner of any .and or i,nterust therein to which such covenants relate. Subject to the applicable cure periods as set forth in Section 501 of the ODA. the Grantor, in the event of any breach of ' ++t t any ouch covenan%s, shall have the right to exercise all the rights and remedied and to maintain any actions at law or sulti in equity or other proper proceedings to enforce the curing of such breach. .," ,, ►I' 11, Both before and after recordation of a Certificate oY Completion. both Grantor, ito successors and assign:%, and Grantee. and the successors and assigns of Grantee in and to all of the fee title to the Property ahali have the right to consent and agree to changes in, or to e!;iminate in whole or in part, any of the exceptions, reservations, restrictions or covetia;its contained in this Gravit Deed without the consent e f any tenant, lessee, !' a�r� a `; eaeenent holder, licer_mee, mortgagee, trustee, beneficiary under a dead of trust or any other person or -entity having any interest less than a fee in the Property. The covenants contained in this Grant Deed, without regard to technical classification shall. not benefit or be enforceable by any owner of any other real property �+u within or outside the Project Area, or an person or entity havin � Y p Y S , • ,7�, �?,• 1 �K ,, �,. any interest in an• J a,t.her such realty. Any amendments to the Redevelepment Plan which change the uses or d%v4lopmeut permitted on the Property, or otherwise change any ck the restrictions or 1 Q ti r! 4 �, >1•j� 4 r y c 4 �c contrQl.s that apply CO the Property, si',alI require the WE tten consent of Grantee or the successors and assigns of Grantee in and to all of the fee title to the Property, but any such anendalent shall not require the consent of any tenant, lessee, easenent holder, licensee, mortgagee, trustee, benef.i,ciary under a desd of t:ttlw� jx+i,lly 1 �(8 R:1'.007,NP (b) Mry it.1"I i,` .1 e�''�ri� t, � �•nr.+Cwaer.�tvP.++a+Tpav�xnr-r,7+►x-sr'apt.arrxe-»...v��:;..rw..'.a-r�as',� u,��`r+�(�,`-7777 Z� + a /`q •II�^l,l:'. J r, T t V � • 1 t ( �� ,' �t '!�r t trr i t 1.;'��5'�[ - `r•' .. Y t r �'' 1'! - �•i ��y. �7' 2i �', i �f�`;,4,r !•.: I_, y^. !� �..,� 1��,�!'•t �r�. �/ .' "�' •L ��'� � , i.rY 1 � ' t +11 r � ,tiff "!�t'tr ,', ;�r+W'' < +�(, ,�, r , �•,: ? !�' 1 ,ii .� �I �1 )l� 11- •-I , ' , ,' ' 11 , ii ��y't1 ¢.11"i� r t al [ � I � r .I _ �r Z ' •!y_V�'l1(r r!'...`al t`a+ IarTT . � r tP J� Y , l�. iyC�111. ✓ 1^[74'ItlM4 t I�ti' ilk, ,� 1 ! !'; 1 t`Gtl. r' ;l•• 1 ,i J �' _ '+1 1t 4� i 71A JZ Y{�.�+�.+ }1..,. 4!. - �% 7>��'If'+Ii�k. tYn''�' .i �i�i�l,� ;T� �l r .� _ '.�: r ••, w t,� r �1 ,'1�'. �! }r'��fe , � �r ` �) t`•F,``"i! C'•�� /, t` J I Jr. t{.� 1 r�. °rt i �'Mr ''� '� i. r ' •� ! v :,r7 r t I> b' , /.i •i fix,:! /� �'1 i, r '+\`, `f S r A . 1 , fil , q as ?ti 1 y , * Y.rr• M •Vn1 .- •1, ` , 1.. • 11' '` ` 1, 1.,• d it f .,.,I t ` Y n , r • J , ' I 11 1 +� ,� ra 1` t / i Lill..! fiat• /J - - ... •` .:' .ft `.,. ,rl •' .'. �` ,;ill J.` •1 1 :• ,, ,, t{ 11 it ,fir ,[. ` ) •I .lyf r, C.1 '. r ,'. ' , ., �2�^i JI \� Clf�{ - !' •t t _Z tk u +��1 tr _ `' , : � ,. 1, .. 1,'f �'lr�n. 1 1 •, ` ,,� r ` L Sr i i, WO�, l1fµvir�b fy� l ;' A♦s {✓.. 1 �y��.w .�.......s_..:•r....i.+r+„ua•.n'..i..r•...,+..ux':-..w,.r.w.,a...tw+.+..w•.+.M1,n i1'►1M4G`-ik\,:,fT�'•+ .h 7f t3 )r ill safety rules and do not interfere with the work of nevaloper, or j its contractors, agents or representatives. Such r.oprouentativea ` of the Agency or of the City shall be thuse who nro so identified ' in writing by the Director of the hgency.• The Agency shall ry indemnify, defend and hold the Davolcpor, and itu Ropresentativen ts, harmless from any Liabilities arising out of the activities of the ,Agency and the City referred to in this Section 311. The Developesv shall place and maintain on the S14 n �` )? J) signs indicating the respective role n of thn Devc:Ioper and th© Agency in the:: conatruction of the Improvements 1 The coat of the a e,,,S, i r signa and their installation si all bu borne solely by the Developer and aha.11 comply with all applicable City sign codes. = `; 11. [S312] It O.L Sta r and Eoderj%l LAW The Developer shall perform under this Agreement and carry out its performance under this Agrepxent, including without limitation the construction of the Improvementsa, in conformity with all applicable federal and state laws ane local ordinances, including all applicable federal n*id state labor standards, as to the Site, provided, however, Developer and its contractors, successors, assigns, trannforees, and lessees are not waiving their rights to contest any such laws, rules or standards. 12. [S313] linti-c..r�.M n pst,s P.M', Pursuant to Secticna 33435 and 330SU of the California Community Redevelopment Law, the Developer for itse3ii! and its successors and assigns, agrees, that in the construction of r x J,; •' °� _ {; r Improvements cn the: Sitc3 or other performance under this Agreement, the Devclo car will not discriminate against any ' 9 . p 9 4 ; � employee or applicant for employment because of sex, marital atatus, race, color, religion, ancestrv, or national origin. R r B. [5314 ] ��ga94s. Deed o Trust, Sale and .ease -Back i. 14,1 { J` 1' ,�` • F-ina ,.SC'iLL7-: RiJ i7 x.o :2t J3-tiers %�•r i r %'7 trr, i 14, 1 [ S315 ] UP Enaumbrancea Except Butgang,112RAt 4F Trust- or-§-nl ".I d Leasek for r, ,��' vji� a tf,.`C+,�ff' !• ., v' yyS.Y.4C � � �� I r,\§ rnrtgages, deeds of trust and sales and leaeaez3-back are �r�• ;.�� �'t;,, `; permitted before completion of the construction of the � � '.:r• , + r ,• t. ► ,r , , Improvements, but only for the purpose of securing loans of funds r{fib• , W J. to be used for financing the acquisition of the Site, the , �l��;° ►:,, ; '� construction and operation of Improvements on the Site and any other purposes necessary and appropriate in connection with { , development undor this Agreement. The Developer shall notify the + Agency in advance of any mortgage, deed of truss: or sale and 1, fi�1�% :t�,l4 ,Ms ,'`L lease -back Vnancing, if the Developer proplo"s to eater into the ,(. +,.� lz►3+,x. tilt [ 44 ] J: ;rt • � A . �,i 7 , i. i • , J n�'2w~ 1 . I } � ', , ' � ,) L to + t' r ,♦r.t+.n..a...r,..n4 �r��,ranti:.r+ i`f'.�+* ,) r•.•-WIo.�SY1'VTi{kiFM�M �Yi {• 'r� 1��, rr 1.� li, , "1• } ♦: , t ''tl , i, .c`I 1 !} � ',�: fr1Sy �,�r:; l; , {y��/\T•,.. y,.� � • ,..'rl:' tt t t Jf ••r, •� � �,`1 t_', �, •.,t �{ 1 l ' ,) 1 t t t f r � ) r 1t (�_t { rr� �It'vJ� �� I��r I6' , �+ {' �A +•.} i, t P� � y�1 cl � •t 1J I t Il •" i�� r;�i'� �1. `'� +•` � ro j ., ;. I i i `t = t�t{ S .} 1, , r r ,, wt _ , � : , Kl. � , '' 1:`y'1'f tr ,i,(.• •r. ,') Ir., •C) •f �1 ' ,i' rr�:t fJ t r J•, ' 1 y ,t• ' �\ I �'; rt j. �f r,,,M ', ':i,; 1A�'}';'I,M1 ,.t,• 1�,. 4'�r \!, r''� c r'tr,tt�J fir •. J ` .','• t'1,,'! ,`',S, � ��/jr r .'� 1 �.f 1[) ,_t' •'..� �i t It {�. il e ' + n�i a+E7�y,: '• { t• ''`'J�f'.��1' t , fr:•f t ', t'... .fir '�. is i. •'. '' .. x , }� J r:rt �. * r.t ♦� r, • :fir'... • S i;{.q .. +r., ^': ,' " if ', '`; f r it �1 � 'J t y 1 � � �;tl fE tr Y. c //{ firJ 7 , '� • ! 7' ,t vJ � � , '•", 1 ."r�{Iv t�`i•YJJr2�`t ll�� �'ZP; f % (r a JFF �. 4,'•ii) �' � - ^ }(^r � � ��♦ ,r (' )/ - ,, r l ... 't. C .j , iJ t' irf '4�'�.�:�,\I°,'} t7y,:�f1� p :rx 4 �'•3r .�rpi j.,, i II , ,.r. , o °:j F ,'tl/�_ 2 t4 1:5 ff-i � ? t -,0 -iv 9z 1� , 11 Lj trust or any other person or entity having any intareat leas than a fee in the Property. •19 WYNESN WHERICOFf the Grantor and arnntee hove caused thim instrument to be executed on their behalf by their respective officers hereunto duly authorized, thin day of THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH, a public body corporate 0�1-d politic By: Chalrign "N' By: Executive Director ATTEST: Secretary The undersigned Grantee accepts title subject to the covenants here inabove net forth. 10; N2 NEWCOMB/TILLOTSON DEVELOPMENT COMPANY; d California general Vartnership 1 Y4 it By: H/W Realty Group Limited Partner- ship, a Delaware litaited partner- ahip, General Partner By: Kliir.;beil Development Company rA 4 Limited Partnership, o'Dalaware - liMit6d PaLtnersl1p, 11%.s General Partner p - e1_11. By: K13 n If' I 11'_,�- _% . g b�6 i Development OW, a Delaware Corporation,, its General Partner 4 By., buy f., M (7i ) I vl A.- . �7 .110 Cik Y 7V If n L Z, J r 1 J AF r .y 4� 1r Itl��• r � ' r�, ' 11 `it jam 't MI I !r A � 1 By: N/T Davelopment Comp2 ny, a Cali.for-- { nJa general partnarship, GeneralPartnnr y Py: tlewccmb Development, :nc., u +, California coroovation, itS Q t ; i Gonara l Partner�` By: �� ,.• By: Creativo Decor Concepts Gromp, ' Inc., n California co►:pornition, , x� its General Partner By: r..` ' ' S jI t V Y - M "T t jr f ryr• i t ,' ._� t � ,. I , k�t1:'r.I t r r )Y�+r / w 4411 yi yi'y }I r I , ll�i'•'f`{' , t'1L i!'I rl� `) �� ! tr `I rr , (. Paz . ^7.. 1 •r� is �1 iF! r 1 , �y ��� r� � J J 45.14 �� y; W/ �t iw� 1 (ad�la�iil�llStiCK{it�fI07.R'P Mn) 16, 1971 f it � > Y�`iod ti (8) I `I• , rZ,Y�r /�,"� ,i t I r 'r I r r r OIL' I�'', dIl . '+ � • � Y. �sss''�, ,_,'.. �,��I���'� �Tr,I1T.'^� SA•. r.-s.-.w..•t sr+,�>;•xw.R —�.1 t :,('^' .Ir,T �ti�.tlp'. iA.t �-� _..tiy�,�,.d47�7� •' kY e�'r� 2.,� y ��, �. :,' . .. ':. - 1 �� "i• t it , I r 17 . .fir• ,. ,' f��+� r ♦ !• r i 4 OYP F., p r, 7 { '>Yr' {11,r;� " - t.i• � 1 t � I - I ,rl; ',ry,rt�x��; `� t ,� 11 , 1 !: �. '` 'i. I1 t' � � '' ryr y.K•/ :{� 6 f(� r, ` 1� ` r ;� r'. I 11 f •', , `rr t �1 � 7 t �f.lIf ,, �1 ,j! �. i9 Il ♦ tl'1' i• '� �1ij 1' t, ''1�` W' (( � t r � t ,,� '•' .r r err' t t 6/"' fit{ • ` f'+ r r' t ,.f1�J a is � r , :( '}� Y �1r.q !1 r �i Ski 1 ' �t�, 1 �'`J`.,. ; 1 t1111r.t+• '``,r•.,' � � v ' t e 1!!•r I i4�,,�^K �' r .1 ` 'ir��YV' ? JI �i'rY'� ` f�r', '! � +�«^i' 1 .. r•.l '. t. �J • ;� � �, r) :. l ! i M `riN '. d •,•J'7 f! ��.M,' t t i :l i r.(• tl ,.'!� ri.� . ( ' �:t r }i' •� 1 �}T'�r -k '�Y tr'rf'Q�l ti �. it �• v _��,\, 1 ! r�t - ir'l Ws •y r J f'- • t 11 v r � I i ,, �1� ,�'�+ ^�' I.F 1 !'.'• t � ( '�1 :Ir � ,, J! ` • i. i �r r'� I `.Y '4%R•� f�.°e' {1 }yll,� r\ ti 14 t .: r ) }I l T_ I 1't ,'r '!ri �; N 3 r� , {fit 9;�l s• • r ,� rl I t •, • t .; �y err 1: +! :rIry e �, •7 n 4 a ,y I.�¢ lfsyr cl . 'r ' STATE OF ChL,IFORIIIA COUNTY OF ORANGE #A On this day of , 199. before to©, W r { thn undersigned, a Notary Public in end for raid State, personally �' +s appeared _ known to me (or proved to no on the ban s of rant ato r-sry a-vTdence) to be the 1 ' pert; on who executed this i.nutrunant as the (insert title of the officer) of the Redevelopment Agency of the City of Huntington Beach and acknowledged to me that the 1Redeve10pTn011L Agency of tho city of Huntington Desch executed it. �..� i� signature of Notary Public f STATE OF CAUFORNIA cs. a, COMITY OF ORAZIGE On , before me, the undersigned, a f Notary Public in and for said State, personally appeared � 1 personally known to me or proven i:c me on the bass of satlnfacto57 evidence to be the person who executed the within instrument as of the partners of the partnership that executed the within instrrument, t'� J and acknowledged to no that such partnership executed the mama. r•:, ♦� I� WITNESS my hand and official seal.`' x •�;y1G, _ ��` 4 �, � Signature of Not .ry Public ?��r f 5, � • sy', wxli'f H M♦• I r � h I ~ r r 1`•` f:klaUlattU11I191Gd6IWU7,WP MAY 10. 1991 + t�� Yf10 r , �FL, r ,�ySr, t „ , 1 1 S.. • .. F i w' ,:'t � � h 1X,* :�k�rb . 4.1 11y+ Y, ,r++5} ♦ S� rj ;� +Trw �.."w.wr►'.w�w-••. "'rT'^ ..: K','7wf: :P•-.'1T....+ MTr RT�I'i;l _.. �... ° -,'.' t 1 , 1 i F ' 1, r y, FFF 'r <�' � , I � .u�+rs.n++urns.r.+.,•++.r.�...-•......e..r+,r•nv...+r-,...�.r.�w......�.. ,..-v^,rrsnc. +--+.-w., `- ,4' j'. P + ' rl,� rr ��,r ? 71 !• ..) '...• .} 1 ' �',., . '. • 1', 1 ' + ! r+; .. ). r Y �J`1' u ' I t � :'�0 ; `s,NY,..V ��` 1 xlZr+. f. r,' "" � r :r. r, �' •, ' t� 'l,�l/ � �� � �:•�: \ I, , r' ZI : ! } ,, ,• lFi - +, .f/ '! �! ICY , l I r 1 r r h� 'ra 4y±'iYs p. {.OIL i 1Jr �� r ,) Lr to ti � + ,', r ,•, ��F �4' ♦ LAl. I �, l� a' +r it r , .b r , y� ti , ,y�yF rl�.i,� _ L � '} r�',1 r• r �'( ' ' <<�� rY 1�i I��{'''r���� r ' :. ., , .;• ' � r ,. ' �1. . r•+ 8,l I r ,+/• i 5 '� r .' w . l,.. ,.. - ... , _ ♦ _. � ., .. v-._ ... w� - t-� 1 .- ..... � .. _. _ .. r - ......_ T �. .. _ _._.J�. - - .1T_ •'�. _ F.._�-T�-� - _�-__ ^-�-___ -T _. _,____.... __ ___ _.._ .. ... _- t �.t - . .. .. - • u - _.. ' u _.. ....... .- w / f I� �r.:}yjy•� r *�. + ; rF �� :� '.M',�� yam:; • ' f " K; .'• • f I w _ ♦ � ,�? ,off"• �,a� ''r 1y` •-:y • 'ice yjj.y ( A r r 'i , 9 Y r i\ r 44 •M'� ♦ 1 • - M• t IV 117, At .7 t f d ' -.� 1f • � r .q y F' 4ts y'1f r:�7 - Yk' _ _� -i� - ♦ ,�-:w,5 t•tl: ,�, � AyD��r crt�\ f� S _- r '- �1 .;•�:M..'G{ :-,-�lf_a� . +w�,.. �.. , - ''�� aP�•• ���h •,. "[iii��l?..vv` c -. Y �tK•�L.�j�r : rht``�}� {,` fir. %' ' �.� .ti!:. •, t�_ C1f� 'y1 / ,r¢'ir t�/E'' Af-rt�t ` +.,. - 'M ♦- y .(.YrfrCh j� -J 4i . t'i� t' :��i' A _ . _ f•. as 1 „+�,-I 1 �� .. , - t ' _ a / t f � � t�lyiy + � t' j� 'ii is f � y •-' � ., . -..,. ♦ .. �1ii ar..a �.:- .'4h,`i' ''t 'a,3:.�h-y _Y `t•, ;-'- _ •. _�.._•;. •.t.h� :� a . _ f t:w �9 �1 •y: ! 1' t: ,:� .G• v 'p.t:! it, -/-� �•' - t s yy �mr 1 I 1 k 1 VI", A1TACti•SEVr tJO. 8 ' ,y t tip, CzXRE:�JIATIO'S RI: OPT GeoRe rnediatlon inc. ,; •f ENVIRUr1'•tifE 7:1f C-OA-1113M,sL MIT i,.f Ifl� / 1' 1 .1fur�rirp.lY'i•n•r.. /•�rtc•. (•I i'.�li�'; � April 10, 1990 � ti Noucoub—Tillctoon Development .� u 13CT2 Bolas Chico Road 1 '.rt 6S � Huntington Boach, California 92649 ' r ,r Att,%: lir. John Tillotson �. SubSacts Suca4ry o: Investigative activities yertorned on the alto bor.icrn►i by Hain Street, S'ih '•.;feet, Orange f ; Avanua, and Oliva Avenue in NuntlubLon Brach, California.. Purieuant to your request, GeoRenediatic , Inc. (GRI) has ++1 ;4 conducted at the aubSect site, a litaite: inveatigation into ° th�� potential environmental hazards pose±5.y asaacl,Atod with the praviau+r operation os undargr,;,und Eucl storage t4►nica and ti�.,�{°"l`��' related Euel dispensing equipment. In our r.arlier n '� rou advised GRI that at the resent time only discuaaions P Y .1 }' certain yortions of the aubject cite cou:d be accraied for f , oubsurface investigAtion but in any euanination o: public records Pr pbotograph the entire block should be considered. ` f,r' • Described harein are the procedures end findings of our to r Il1155, ° ` •,r ddta inveatitstive activities along with a presentation of �� � r,�'':,t .r r+l`#1 �• the concicaions that can ba %ads with curreatly know ' �; �� ,' ✓�?� infuraatian and reCArnendations for future lnvas'ti ativo r► ;, ,,'a, � . y activities. �'t'4'Ir t ��� �, r �• ii. `�'.S {� �''1Fr l • �'' • Y t, 1 Ilk f 1 ,. ,,..«.>..'...-...wr.+.,rn....,-.......� """"'! , , ':`,".�^.-......� I r' . �-� 1',1'� � 1. , •r,'. `S l.r+} � °i'�rr.'... ;. .. r. "•"'••*,.'srti�.:, w. v:.r..a rrs*,w /._i �w ur},jF$ �j . J/�'I '�7 .t t , r r , '' •1 `�,•' iA1j i tr` ` ff,i f ' J ,,' :.. r •i r.. ° •^' (t ,', e,.`y' 1'„✓f' 0�°111'��-, f ; f�64, wyr, ° �I ! _ (r °'.i , GiLfr v;� '�° 1 r' •1+ITr��J t>� ! 1 ,. 1 � • t+rv',} „ rr,,.�, ,,. �� r • ..�� :�, � ti fir � ..�. ry 15 w 1 of ' r traE'a t l•„' r �;, l , 'r'{(, ail .;f •,i ':i••�/l�tl. (,.�'�' M , . • k c' P .': ��a41•., Cat w : �tpr•il 106 1990 Page 2 2.0 HVESTIG6TIOtt r 0n Harch 27, 1940 GRI personnel c2ndueted a uur!~ory lave] 1 reconnaisaante of the cubiect fate. The site was found to t s r cons.st of public parking areaa� various couoercial cotabliahmente., and b vecent parer', at the nerthuent corner of }fain Street and Clive Avenue. This vacant par,4e1 id C :!•S r 5�9�ri �' �• tt� enclosed by a chain!$,nk fence. 4o indis'tio,ls of thn currciAt use of underground fuel atoeage tsnka Ware observed. Following this reconnaizaance, 4Rt inttrviewe4 tlr. Stephen Echler, Principal Redevelopment Spr•cfa_i,at for the City of H1 ' ,' rr • " Huntinston Beach. Mr. Rohlcr supplie_ GRI with a tax sap �, M r•. ` that shoved thy: subject site and indicated Nhich Pareals were now controlled yy thn redt:'alopment authority and Which werm under private ownership, She previously mentioned property that is enclosed by the fence ty par: of the privately held `'io , land. Par. Kohler alao informed CRI that all of the privately aKne1 property on the bleak belnnded to Mr. James Koller. InRf ;,'�T� ,�•',� A_s�: a). Ylt further Gonveraat7on and examination of historicasaris? l i r. i, �•t in thr hallway nrer Mr. Kohler'n office it was photographs detsrained that tiro service stations had prsvioualy exiated �y����'+ � `1ST•' i?.; '��" 1}r ',�'+', r./ � ,,, within the area of interest one at the southwest corner of i3 Oran=• Avenue and ?t:in Street and the other st the narthwzst w' corner of Olive Avenue and Main Str*et, the area currently 1, 4, 4 enclosed by the fence. .rn..�...-www..w.- n.rkT It Nq C_ r • r ,1 : r, t+few„'. • ; _ t � � ,•r�r�,.�,�',�: r Lw'7GC^J ,'f � r �r .� f 'r t tl : ,•,•rl � 1 , � (¢ r IJ�IT" • ^1 y�Gr q ! 1•,r - ' N ••,11 1,; 1 �i i , �j��, f�',i,, W? `'r l 1 April 101 1990 rage 3 r• � .' Ott 1 � t , 7 T 'T 4� 13� w ! . Subsequent to our reconnaissance and d:acuaIiJ."I with the City redevelopment ctaf:, a drilii),� and aoil aaepling 1 7q • , 'Ilk t" a+ Ir r: r1 1.1 \. :3. \ rrograu usa conducted at the locat!orr of the former atrvicr. , station at the northeast corner of the aubjec: cite. tee }h previtualy littatod eurrtnt ocr at to the forcer service T {: atttioit a. the southeast corner is not avaiIahIII thuoa drilling progrop although ner.enaary vag toot conducted at th!a •t �;;, ''';'r ^srJ. 1. •Y location. I: ! On March 28, 1750 ai$ht hand ougir borings here exeavated in a perimeter planter area around the r,or:neast corner of the a At '4'r111�tiy aitE. The depth of the borings varied !von 12 to 17 feat n. beloM current .$round surface. No ind:catcion of petroleum hydrocarbon t:ontanination ttac observed during the boringa. 44 Wh; ).: the borings war* being excavated additional 4A1 ' l `f•.�7�..1H� �I I personnel conducted interviews with local fira departtsen: I uifi%;ial■ .be dot'arvine if records existed regarding reauval ?. , of tht underground atorage tankb From tither of the Main Strnet locations. No regards on these >asttcra were rAt:nd. SS t:. a• .{LJ. I + .I • O ��Nti��1 � � i ',i 1J���'�+���d � 11 ii' No indication of subsurface patroleua bydrocurbor contataination was oba►trvoad to be associatedkilh the +tree No drilling has bean conducted in tha internal t t r 5•. portions c'f the l.hvestSgatR'd arse because no record of the tareviot:s location of tanks and 'uel disgtr:ers hea been found I,L 1i ••IW....-.".•• ! �� , t.t•. t.w.v....,r......wrcv... ,,'1y .�yyF":�^R!:'ZC1.� 7`•,r'.".iT�M1'?"r .�'1f1.i��,• r t Fy y " `', ` '„��) .•, rl w�.` fir: ' r l , �.4 !" �� ��pl,• ,a', JA 4 0 +r1 rf' �- 3` �jv�r siAf A 1 ..r - 1 � �M�tir •' ' r �,, :�• .:,1(, �1�Z.?`'t ``'A . .t �'i S ,.f eY���ii ��14 •.10/�r • ,,.. '. ,. •: f ;;y"• '!•1. •i.• r ( ,fit , +� ;; �„i��."� T'I. ', ". Y y� 1 ` {I r n.� 0 4' t ' � Ytiyr i ,I a Ir 6 �I April 11), 1990 ► 1.. _1� ^� saga 4 to date. It is f `c poss.b. although unlikely that other a ancinc could have It. hla infarnatian. Any inforaation regarding thin Fatter nould paaa,&bIy asAint GRI And � 1� rf ,)l, intereated parties in establishing the anvironnontal w art'• " w °' t Integrity of the site. Barring bdditional inforsation, it .w+ s� Frill al ba nocessery to drill and sample the internal`'� Y �60 areas to reduce the risk of finding contamination durtria future radev:Ilopnent activitios. Due to the litholcay found during soil drilling and sampling, it is GDI'a opinion that 7 rt • rl � 1i: _iM �I , the possibility of finding rolatLvaly serge volumes of evil �r contamination in the futvrs had been redur-ed significantly. ' 7hia is based on the fact th2t the ai :t Was found to bn ' ` underlain by relatively continuous deposits of sand And no indication of Gontanination was noted during milling. Yt has been ORT'a experience thst If fuel contamination exlnts in close proximity to a boring in wh1ch continuous sand rim found, field instrumentation and personrel observations can typically detect its presence. The following recommend atiorim are suggestad to establish the .. environwental integrity of the entire subject cite. ... • 10 r e A Level 1 site assenssent should be conduetad to evaluate the anvironaental integrity sf tha site athe and "M Surrounding aroma that could influence this matter. 021 • J + tt,• r; or,r �.. vauld hove recommended this &&&*assent prior to drilling acti-ities repertLd aersin, however we recognized the possibility of fuel contaiination at two locatirins as a ' '• ! Y 1:` �1 � Yt ,(�' `.. ��r{jlljirb('p/Iji!t7f.1C.•�Ji1C:','.^.'J1T+?l�r»..•+e..vswv...�r.wa...•«.w..�..w...."...wwyr•r..r w 1'1 /"-.'.` {. ' n.1. M . A Y 411 1 � A R ,.. .. , ~ � � 1' ^r '� •�t�i �v�' i e! ( SAL' f w: . t �'.�. 1� ..•w a , ' April .0 199u ,,� _.... /•••� Past S ` findings could ai.gnificantly altcs the scope of aaatbataont � , 1 activities. Results of Level 1 aaacssments are typleally . f subottted so d portion of purchase or construction loan t; applications in order to Aid the lender in aseecaing then `- riak associated with funding a lean. A typical acopo of week for an onviro.imental aaiea4ment xs attached. Some of ,i thn�ta aaaeastsent sc.tivltiaa may be useful in eatablishina ;1 the . • previous location of the underground al•oregn tanks at --�► the two foroer service istations. rJ '4 o Preferably before connenuing with tha as.1ority of ' �' onaeaaoent aeti�itiea ancea4 to the proviouu service ' station property at the southeast corner of the nitn r abou:d bo provided is GPI for lnventilAtive purposeao y; Again, the finding of contaaination nt this alto could I " aianificantly redixect future asseaanant activities/ Is a Any environaentally threatening insuea that ar4 diacoverod should be evaluated thorocghly In c:.peration with all interested parties so that proper miti.gatinn can ba laplenentt;d in conjunction wi.:h future redevelopment.7,1 J T-1 of ?HJs tJ r. poRr A OK This auonary u&& prepared (taing a degree of care a;ld skill I s► ordinarily exercised, under nizilar circumstances, by roputaSle Sail Inginaers, Geologists. and Environmental )( fir , 1 ' Scientists practicing in thin or siaitar localities. too 1Yyi,'1� other warranty, enprobsed or iaplicd is made as to the , conclusions and pro finalonal advise it/cludad In this document.�1.`'+a r {tj 4471 j \ UV 3'r ' ' , 1�T�� �{Gr h°\, � � •wvT.•wr...l..Y-�..:'Zs....,,,•�-,-+r'T--.-':-,Tr--T::.:.^•^v-i5Pt.t�r'...... _ ,,,,, r• •4 1•,N�, �� •. I � I I .wwaw..w�n.nw.•+..wa++.....-� I , I , r. �\5 iA�l, ' A �.,,,�� ��v, � r r •.,. •, , .. -.. 14 •' ++.r, .-'r+..er.nr. mow.--�w ��il� ��T�tt 1 I � o S & Ak 1 .1 ��rt �' t .' I.I /-' 1' •!+�' `I ' 11 `- 'I, r R,JY F�3b� , R f} � i r ' 1 1 j 1 •t' .. t.' 1 '') f .7^' i ' 1 `� ° i.Ki '� ��?, �^,; it � �; '' '; �( �. � •: �,''I�'• ," ,, j, +{" ,.., 11i , Ij. `� t��.•r I ytF r. il '•P d `Sr / i''I / /"1. '1 '° 1 r �, i: �R t ,%4'�CS ° `�� A "1nArlN '`, • `'a v 1 r )I i h' 1 , 7 { \., + W! �i �i r I y�1I/� �j� � is ,�, . � _ i, 'U'�•2' '' � I ( '._r-1 i t - ' r•' �y®*rp .% 1 ram! l�� : ' \' `' , �•: 1 ai ���{' Jr {f I 1 '' , ' 1 11 , 1 �• t � � i ,6�1 14 , , � w � f, I N April 10, 1990 Pt s 6 ,Y `I 1 } The oFoo:tunity to be of aervlee is t 6 1 t p;reclated. If you have prey questiona, please call. `+ f Very TrOy Yours Ger,Renedintion Inc. , 1 4 Gary T. Carlin John N, Ft, ster PND t Genior Environmental Geolu6ict heeoc. Ing. GCOlesiai ,," �•;,;' C.L.O. 1134 IV XdvArd �� �' 1. � �'� 1 , •!�� ,J, ' / R` _ � . b! R JA�I• .+.. . Citalak Project rEnvironnental Chsziat IL r' ,r F 1 } u ,. p1 r'ffl, ,• �, f. , f;y 1 Tl,j• K. + I.` •Yi^ ,���'Yr r111V rtQ 1/ �' �',''`•"��'r'^'r'+r•�1w-7•.rT]FR.�^tiLt!'✓'•r'm W'r..,•a.e.1 rA•.nM ... S.,- (" , .wr1 s•...r..r1'••!it _7,T.R1 �irju Pt ' u���l, ' � `1 ••• ,^ �� 1 � �G�+����It��l:�y;; nN� -a•. � ( `�7n'4!S",Tw!�b�•iry(� *;�;���� ,�" It , r ' I J , 1 1 y I • �W I » l' 1$7 1 air I, 1� ATTACHMENT 114. 9 F-0l11 o C.ERTT11 rCAT 7L F ccldp. MIS RECORDING REQUESTED BY: ) J ' t' ) A11D MHEN RECORDED iiAIL TO: ) 1 (Space: above for Fecorder' n Una) This document in exempt from the payment; of a recording fee pur- f. , suant ;:o Government Code Section 5103. THE REDEVELOPMEtiT AGENCY 1l OF THE CITY OF HUNTINGTUti i]rACH ti. By: t Its: Dated: _ _ , 19__. I: tz rf ," =jnq&TE OF CO TILETION FOR CONSTRUCTION _AN,p riNVELOPIJENT r ;; A. On or about , the Redevelopment Agency of the City of Huntington Beach, a public body, corporate and politic, hereinafter referred to as "Agency," enter"-d into a Disposition and Development Agreement (the "Agreement) with Newcomb/Tillotson � Development Company, a California general partnership (the ',',, "Developer"), which Agreement provides for the acquisition, disposition, and development of certain real property (the "Site") situated in the City of Huntington Beach, California, and more particularly described on Exhibit "A" attached hereto and made part hereof by this ref creace. As required ii1 the Agreement And as referenced in the Grant Deed, the Agency shall furnish the Developer with a Certificate of Completion upon completion of ,rtlp I�rF yr� � i I' i J f;1QeL1 IU1410661GOfti.WP MAY 16, 19'li l 01 71 F' S I `� 1`!` , ,lr;.++..-.c++.w.•..�.�.�ww.�.��•.�.. ��rr,r+.++w....v ire.,.«.r, +an...+��. r+w7y,.y�.+.+..•s.,r+..a'.•N�.t i. .r !; r ,�•t ,, ,' a ., � • tip Art r ✓v q}y .f � ,-,, a r ✓ f nr, j r �1.. 1y� 'L� l(• ' (t �t is '. (',,n ,(I,r ,"��1 t� '�y�'r� �l�l/4 iJ( ;. '. ,,}1 �J �, w~♦ 'r 'trifJ I � 'ICI it A �Y•.+1�1 �,'�'Aft' r 1 J i rf Zvi �F ��,!+ywr'. II •'' ,• , +•I .,-';.: r til," It-- ,�f ,, `.' , ' ,..I 1 ' ..�... ' 1 , 1 _ M ' f� , 17 construction, which Certificate ohall be in such Lorm as to permit it to be recorded in the Recorder's Office of orange Coun`y. 1, t { D. The Agency has conclusively determined that the construction on vho Site described heroinabove required by the ` r ' Agreement and the Grant Dead ( the "Construction") has been r ✓1 satisfactorily completed. rY'. NOW, THEREFORE, the parties harnto certify as follows; 1. An provided i n the Agreement, the Agency doea har,3by certify that the Construction has been fully and satisfactorily r: perferried and completed in compliance with the Agreement and the Grant Deed. 2. The conditions upor. Developer and a] 1 obligations of t It �•. r� OeveL.;per under the Agreement are discharged, except As aet• fort11 In the Agreement. • rti L 3. Nothing contained in this instrunent c.h a1Z nodify ial any other way any other provisions of the Grant Deed e);ecuted and recorded pursuant to the Agreement. 4. After reccrdation of this Certificu:.s of Completion, any person or antthen owning or thereafter purchesing, leasing, Or otherwise acquiring any interest in the Property will not (because of such ownership, purchase, lease, or al:quisition) incur any obligee icn or liability under the Agreement, Rxcept that such;r ` panty shall be bound by any and all of the covenants, conditions, and restrictions of the Grant need or the Agreement which expressly survive ouch rrcordation. 5. This Certificatla of Completion shall not constitute evidence of compliance with or satisfaction of any obligation of ` s the Developer to any holder of a mortgage, or any in► tttrer of a ►� �, r mortgage securing money loaned to finance the impro,.ements to the 1 Property, nor any part thereof. This Certificate of Completion is t •, not notice of completion aG referred to in Sect.'•-)n 3093 of the I�'t� California civil code. 5 y It t,l1 , •,✓ r t I' it 1t`, �I t '''':{ 1)XI,i rY 1 rr1 ,�, � 1 �F 9��" � •�r fI. f.WAukpL+1U19%0662E1Ol.WP MA", 161 1991 ',' (r6r� ii,�i Y Y • t ,i � �'T �,�� i ,•u r Y y, •i ..J • ��} `i�tiC�'i`RL. M`n^.7+II"'1„cto+...s».n s.•.•..w.v.yr.a . ,+••.. •n 'S-v7r n ... , t .•.l+....,. y„--•.,x-,-.!±^f.f .. ♦w..-- !� I((1'ti�' '1 � r I X" : ' l i' r i / ` ......•.• arw ,•v rtr!fes "^ I 4 f t``'•1 `.. f� I AI r i '•t/Wr^5' ^!'0 i Y,t'L i , r ). { , .. f,, 11 i+ r r �Iq�{. krf'I A ' l: Ap it 1Ah 0 X. 7-� 0 1 0 6. 'The Recitals above ara Incorparatiod in full as part of the substantive text; of thins Certificate of Conpletion. 114 WITNESS WHEREOF, the Agency has auccuted this certificate thia day o' 11JE: REDEVELOPMENT AGEUCY OF THE CITY OF HUNTINGTON BEACH BY: Executivrnirector ATTEST: Secretary -A W. �q huy 16, 1991 (3) ow A ;3A am Mk7' WX lilt aa • . 1 • t, ,'AAhj'y.IfyYj N'I,,f ;�t �' r't.3, X r�i i )`•� } �I , 1 1 t• � ,'.,,�,r � r r e, i '4T ,4 ♦1 r r 4 .. �1+ ,l 1 �I y� !t �yi ! in T'l s1 Daveloper hereby !*s,rsuntr- to the recording of this Certificate of Complatinn. NEWCOHB/TILLOTSON DEVELOPMENT COMPANY, a r;. California yonerat partnership ey: i;/W Realty Group Limited Partner- ship, a Delaware limited partner- , ship, General Partner , ` ' 1 By: Klingbeil Development Cumpany Limited Partnership, a Delaware j p, r l limited partnership, its General Par.trt_-r- By: i{lingbail Development Corporation, a Delaware'+ Corporation, its General Partner y. D, t 1 . ,ly: N/T Development Company, a Califor- nia general Partnership, General Partner I,,s �' •�+' ,':. By: flew+comb Development, Inc., ao k'w. 1' � California corporation, General Partner. r ,r " By., 1t1 it f �J f i11Y �I By: Creative Decor Concepts Group, +' Inc. , a California corporation,' its General Par -ner Bl : it S.(Ttt'�r 'fl+r/.t t Y�rJetr� jlt Y Ir , t C:: # ti 0l RrI .N h�! 'f AkE U n �ii+ ,` 1 2 �,ldiulpvblU1910667it)U7.WP " �,' y'= M> 16, 1991 , Y M 1' • ., ', 1 �L ��� ��-' •. . :' rTl��tL,7trrr''!atsitx, T4')T•7^.�„i• , .�ry� 4, Y' � '�� •1�� Ill. 1 D 1 i.. ' 4 \'d I rl ;'r �' � . r I i+rrlgwre...�.�-...+..w:.�-..............:...•....•.a a-� ar.•..�.-a..�....,....r..,..�,...... ..�•.—..r. P: n � 1f�y/fit' l' j,.l. + '1- 'I rt L��'rl '1 �'1 s1• r trA tr.`43. 1' r1, At fi � b� #,k 1 , ', �t .• � t � J 1 ' r � r t , , ' � 1 � : i+1'w,,y� I I •' A'\ , S i( 1 • '`Ziy t !r _.� ! r ri.. 1 .,1 ' - 11 I I ./ ! L r tl' � li�1 T'P�•� G ' 9a ( � I ttr f.l f , , r li•(rJ, y� ',�I �r1a' 1>;..V r h,yr!.4c, , ,F�1{ {t , �. '„1 t J,�_t, r,l r, �; •!1 .: � �triEA.t .r;`' 't 1•.YJ Y1j. I t r , 0 iTt !:X L STATE OF CALIFORNIA sc COUNTY OF GRAIME On this day of 199, before ma, tho undersigned, a Rotary Wil c in and f 0 r said State, appeared and personally known (or proved Fmiitlifactory evidence) to be to me oved to no on tKe bani a o the person who cuecuted this instrument as the Chairman and the Secretary, ronpectively, of the nedbvelopment Agency of the City of Huntington reach and acknowledged to me that the Redevolnpment. 17 Agency of the City of iiuntingtocl Beach executed it. Notary Public (SEAL) STATE OF Ct.LIFORNIA a s COUNTY OF ORANGE On before me, the undersigned, a Notary Public In and for maid Stat::, personally appeared personally ]mown to me or proved to me on the basis of satlsfacitoiy evidence to be the per.,ion who executed the within instrument as of the partners of the Partnership that executed the withIn instrument, V" and acknowledged to me that such partnership executed the sane. WITMESS my hand and official seal. signature of Notary PublIc 'j IJ MAY 15, 1"1 7aV 47 1,2 -,1 V �• • fj 1 � y y, 4 ,.H �ATHy ♦�,. y. �Y • .a I / i71',( .-.7.J1.°. ,-._:I I.... . -- - I'd -..." . .,. - .J'._ ... :. ... _... — ,. ATTACIVIEt1T NO. 10 DECf,LgATION Qr, COranIT�, ��rQlj•'�Zi7;� AND RESTRICTIONS FOji.MMIUM RECORDING REQUESTED BY ) AND t0FN RECORDED 14AIL TO: ) (Space above for Recorder's use.) THIS DECLARATION OF CONDITIONS, COVENANTS AND RESTRICTIONS FOR PROPERTY (tie "Declaration") is made by and between NEWCOMBITILLOTSON DEVELOPMENT COMPANY, a California general partnership (the "Covenantor") and THE REDEVELOPMENT ..GENCY OF THE CITY OF HUNTINGTON BEACH, a public body corriorate and politic (ti.'e "Agency" or "Covenantt i") as of the date set forth. below. E E C I I A L F A. Covenantor and the Agency have entered into a certain Disposition and Development Agreement dated _ , 19� (the "Agreement," a copy of which is on file with the Agency at its offices and is a public record) pursuant to which the Covenantor has agreed to subject certain real property (referred to in the Agreement as the ("Restricted Units" or "Assisted Units other than Restricted Units"] and re.':erred to herein as the "Property") described in the "Legal Description of the Property" (which is attached hereto as Exhibit "A" and incorporated herein by this reference) to certain covenants, conditions and restrictions. B. The Community Redevelopment Law (California Health and Safety Code 33000 DI Wig.) provides that a redevelopment agency shall establish covenants running with the land in furtherance of redevelopment plans. NOW, THEREFORE, the parties hereto agree and covenant as follows: YrG' , ,'�► 111 F , 't ,�"17 r.M/'!/IrI7.+p/w'^+t•....+�•..'+......+•wr..f�n�...t r.—T+a.•.�.-rr.. w!w /^.'+p.•; n� stir_ �ar.vyb.r,;Y+sWs#l.�'fii ' 1 J,A, ,fir I e (` _ „•' � G ti�� �r''•"�t: J _ ,r Jv,t4��R•,i��i a}`� • r C 1 o f r , 1 1 !f 1 , 1, ', .• —.,... •...... _'.,; rr, ..,.. , •., a ....,.....I 1. .- r.. r. . r... jl ... .. ..I ,, ..1.. .. �..... .. .. fW' :l _i } ,.1 '. 1. Affordability c;or Mtrx. Covenantor agrees for ;► itself, and its successors and assigns, and every successor to r r Cuvenantor's interest in the Property, or any part thereof that until [tvranty (20) years from the date of this Declaration (for Assisted Units other than Restricted Units) or July 18, 2013 !'S` (for Restricted Units)] (the "Expiration Date"); (a) The Nroperty shall only be owned and occupied by Covenantor or by ether persons or families of "low or moderate income" as such term is defined by California Health and Safety Code Section 50093.; (b) The Property shall be kept available at Affordable Housing Cost (as defined below) to the Covenantor or !`• ether persons or families of low or moderate income.v�;,_ l;t Affordable Housing Cost shall mean, as to each person or family i of low or moderate income, that purchase price which would result in monthly housing payments which do not exceed an amount for which any such person or family is in fact qualified under any currently prevailing conventional home mortgage lending criteria applied by any reputable institutional home mortgage lender, or the lending criteria of any government- subsidized or special mortgage program for which such person or +r;,'Ilrt family qualifies. j. (c) The covenant contained in this Section 1 shall run with the land and shall automatically terminate and be of no further force or effect upon the Expiration Date. 2. 1-pnLfer__of Prone.ty. No transfer of the Property shall. occur until the Agency determines (a) that the proposed ` ppurchaser�inp�incipalds to or.esidenhce,P(b)EthatbthEhe.-oposeded urchaser s ' purchaser is a person or family of low or moderate income, and (c) that the proposed transfer occurs at an Affordable ;lousing 1 Cost. The Agency shall not he obligated to ap►)rove a transfer until and unless the proposed purchaser has submitted to the Agency such information and completed such forms as the Agency "• �i' shall request to certify the proposed purchaser's intent with respect to its residency of the Property and its gross income T and the proposed ! , p p � purchaser has submitted an affidavit � �-�'• disclosing and certifying the amount of the proposed purchase price. Prior to conveyance of the [Restricted/Assisted Unit], W' each approved purchaser shall submit to the Agency an erecuted ' disclosure statement which certifies that the purchaser is aware that the purchaser buying may only sell. the unit at an Affordable Housing Cost to a low to moderate income person or family, that the maximum permitted sales price may be less than fair market value and that the unit must be owner -occupied at all times and cannot be rented or leased. Covenantor shall , cooperate with the Agency in providing such forms to proposed purchasers and in assisting proposed purchasers to prepare such ,r K �.rti1 ► , � . 1273u/2 460-43 (2) 100290-12 f1'! µ _ "tl -� r c•,.-. , .—y. «..ryl..., ,... ,7 �.'?:`•T'77+.'..'.,-r-.r., y..y,.,-»n .Tr .ri-�. T... _• -�y Y�1', ,! b� f �i r ��ihli�,y+r Y•r. R7-[.., .l... .. ! ► t�r �^:►: r�1.^� ��-, 4- •.-*. r,1K Y '� �S tllF :1 r � • �r ^• : l :It jn �1 I1 1 M N'rl 1 r ( ' , may❑ , 1 l ry y 1. i 4 �1 ° Y I y J 1 ffYf'� forma and to provide any required information to the Agency in connection with the Covenantor's original sale of the [Restricted/Assisted] Unit, provided that the Covenantor shall not be abligated to incur any out-of-pocket costs in connection therewith, other than employee time dedicated to providing such assintance. THE COVENANTOR AND EACH SUCCESSOR, HEIR OR ASSIGN OF COVENANTOR UNDERSTANDS THAT THE DETERMINATION OF THE AFFORDABLE HOUSING COST CAIJ DE MADE ONLY AT THE. TIME OF THE PROPOSED TRANSFER, TAKING INTO CONSIDERATION INTEREST RATES, THE TERMS OF SALE OFFERED TO AND THE ECONOMIC CIRCUMSTANCES OF THE PROPOSED PURCHASER AND OTHER FACTORS THAT CANNOT BE ACCURATELY PREDICTED, AND THAT THE TRANSFER PRICE PERMITTED HEREUNDER MAY HE LESS THAN THE FAIa MARKET VALUE OF THE RESTRICTED UNIT AND MA:f NOT INCREASE OR DECREASE IN THE SAME MANNER AS OTHER SIMILAR REAL PROPERTY WHICH IS NOT ENCUMBERED BY THIS RESTRXCTION► COVENANTOR AND EACH SUCCESSOR, HEIR OR ASSIGN OF COVENANTOR FURTHER ACKNOWLEDGES THAT AT ALL TIMES IN SETTING THE TRANSFER PRICE THE PRIMARY OBJECTIVE OF THE AGENCY AND THIS DECLARATION IS TO PROVIDE HOUSING TO ELIGXBLE PERSONS OR FAMILIES .AT AN AFFORDABLE HOUSING COST. The covenant contained in this :section 2 shall run with the land and shall automatically ter..Anate and be of no further force or effect upon the Expiration Date. 3. Nan-DjEcrimination Covenpntu. Covenantor covenants by and for itself, its successors and assigns, and all persons claiming under or through them that there shall be no discrimination against or segregation %,,f any person or group of persons on account of race, color, religion, sex, marital status, national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the Property, nor shall Covenantor itself of any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the Property. Covenantor and its successors and assigns, shall refrain from restricting the rental or lease (if permitted by Covenanter) or sale of the Property on the basis of race, color, religion, sex, marital status, national origin or ancestry of any person. All such deeds, leases or contracts shall contain or be subject: to substantially the following nondiscrimination or nonsegregation clauses: (a) In deeds: "The grantee herein covenants by and for himself or herself, his or her heirs, executors, administrators and assigns, and •11 persons claiming under or through them, that there shall be no discrimination against or 1273u/2960-43 (3) 10029 Q-12 T t r� � ! ►1 . ,rr:t • . � ;. �� - .,�� y; � h: �y��}�� a ��� 1-y, Y- * y ry� •, '►1T1 , ti segregation of, any person or group of persons on account of race, color, religion, sex, marital status, national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the land herein conveyed, nor shall the grantee himself or herself or tAny person claiming under or through him or her, establish or permit any such `�• practice or practices of discrimination or segregation with A��;, reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessee or vendees in the f land herein conveyed. The f+uregoing covenants shall run with the land." (b) rn looses: "The lessee herein covenants by and for himself or herself, his or her heirs, executors, administrators and assigns, and all persons claiming under or 'lease through him or her, and this is made and accepted upon,, and subject to the following conditions: "There shall be no discrimination against or " segregation of any person or group of persons on account o£;;'�� race, color, religion, sex, marital status, ancestry or national origin in the leasing, subleasing, transferring, use, 1.!`;��„�� occupancy, tenure or enjoyment of the premises herein leased nor, shall the lessee himself or herself, or any person claiming �:,,dr^�°� under or through hint or her, establish or permit any such „•��:" �' practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy:.�:���'�'.: of tenants, lessees, sublessees, subtenants or vendees in the premises herein leased." (a) rn contracts: "There shall be no discrimination against or segregation of, any Ferson, or group of persons on account ot• race, color, religion, sex, marital status, ancestry :' » or national origin, in the sale, lease, sublease, transfer, _ AA, use, occupanc,►, tenure or enjoyment of the premises, nor shall i�"Ot ' the transferee himself or herself or an y person claiming under ,r�1 or through him or her, establish or permit any su-h practise or �•' practi-eE of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessee or vendees uE the premises." Nothing in this Section 3 shall be construed to authorize the rental or lease of the [Restricted/Assisted) Unit if such rental or lease is not otherwise permitted. The covenants in this paragraph 3 shall run with the land in i'` t'- ��•` perpetuity, , [4. For Assisted Units only: The Expiration Date, as defined in Section 1 hereof, shall be accelerated to the date s s the Assisted Unit is sold or otherwise conve ed J p ..er >~ • `,^r other than a person or family of low to moderate income, provided that the transferor of such Assisted Unit pays to the 41 1273uJ2460--93 (4) 100290-12 '1 r _ • '�9 j� , d '' �1�� � � h K� f�. l r r ' rr r r ,l i; 1 r n f; 1. •. Y, r rF r t N A Y,r,Ill Agency a sum determined pursuant to a schedule of equity sharing set forth in the loan from the Agency encumbering that assisted unit.) .r's 5. C-yauntfi_Do__Jjot impair Tien. No violation or breach of the covenants, conditions, restrictions, provisions or limitations contained in this Declaration shall defeat: or render invalid or in any way impair the lien or charge of any mortgage or deed of trust or security interest. 6. Co e_nants For Benef f of City and Agency. All covenants without regard to technical classification or designation shall be binding for the benefit of the Covenantee and the City of Huntington Beach (the "City") and such covenants shall run in favor of the Covenantee and the City for the entire period during which such covenants shall be in force ••; , and effect, without regard to whether the Covenantee or the City is or remains an owner of any land or interest therein to ohich such covenants relate. The Covenantee and the City, in the event of any breach of any such covenants, shall have the right to exercise all the rights and remedies and to maintain any actions at law or suits in equity or other proper legal proceedings to enforce and to cure such breach to which it or any other beneficiaries of these covenants may be entitled during the term specified for such covenants, except the covenants against discrimination which may be enforced at law or in equity at any time in perpetuity, ' IN WITNESS MIEREOF, the Covenantee and Covenantor have r. r caused this instrument to be executed on their behalf by their - f r:. respective officers hereunto duly authorized, this day of , t :HE REDEVELOPME14T AGENCY OF THE CITY 02 HUNTINGTON BEACH, a public _. body corporate and politic �r l Its• "COVENANTEE" ATTEST: ` �i Agency Secre;-ar}• Approved as to Form: ' Agency Counsel '41 1273u/2460-43 (5) 10U29Lr-12''71r'Fh� �qr `' •k�,f �� l 'fit �' ' y T�'— . ..F,fi .jD.S;-r►x�a.utiw+•wnrtt.+µma-lM'w rtrs.rn-«.Y. w....��.. •r.w.... .......�.... +...c�.r.. rn{,� . 7 ,L �, �� �i, tx�cn ._ T�$YYT''F%•.... ..; ." 'IaN1' Y`.` - - I }�,=.11�=. ,{.: y ,y' 1 I 't �, ' i ti• I, iV +1 . 1 ; '� l bid li � ,� ' Y . •, t1. •' ` It y7S 7 . •r . h R ...t ty' Ate •,Jt '� 11„�li} i a^1 -;"7 4 W -tv i .:A 4k ilzv Tle 07+ A P VTILLOTSON DEVELOPMENT t, a California general :ship I Realty Group Limited a Delaware ,,tnership, its iiLed partnership, leral Partner Klingbeil Development Company Limited Partnership, a Delaware limited partnership, its General Partner By: Klingbeil Development Corporation, a Delaware corporation, its General Partner .r. Its:— Devolopment Company, a Afornia general :tnerahip, its General ,tner Newcomb Development, Inc., a California corporation, its General Partner By: Its:— CreAtive Decor Concepts 'r. ir- r% I % V% T Y% r- is r% rn 4 ob e +. R 6! T'�a(h .•. ` `lyit ar.•• I�? 1 �}- ti.p ,A6 ` i 1 • R 11 �• Ilk f r. "le _ * •un"Ovs was Fum fro w COTa a • Ji It 16 � •'. `c - ;gip , . I j .1.. `�r ♦.t t•+�•t ' 1 lit ri• ., l - • h �> > + •.fit / .ol / { t• MLA / ++ i•i? .. i. 1 ', ^ `�•-.,}.. t 4 t• • :1 -� hr 4 y ` • • t. • �'A x ' 'F x +w°.. L.•_ -/i / In rl �a�t yh Ir Ikj�.�!�r Al .f .;ode• � __ ._ � k , t� ; } � k- ,� /y9 j :: J- •x ,�. LIT F. ' _ �. v 7 f� •_ r. . - 7;e . •��` - -$ - �' yr. f:..-. i nth« ��-, •: _ ' o oz AL • ajar � Fi*,11 4. PI •� f 1 •-.-�y j .� > Y "r • r 0,' i'•41 I f 44 III J 1 \. S 1 r�' G✓�'¢j�y1 by r rr4•�f".ir�""e A�� - 1 � !q r*a �yy� •'r���C'J3 �� ;;y w �,.w.,., �� .. �..+.: L: i a.l. '.i ..rr r: �„y 1. ,. • .:>. .. .�: .:.Fa,. iC.'�t.-..a i.r .,. _r., -. STATE Or CALIFORNIA COUNTY or r MI ��` .A6 r r'a 1}� i"r4'rrMf,. , 7'�IA r r �I�Ir M � , C r� �K ,Ig',tag'r�r f I'�,�'�,,Ir,r1; Z J On before ma, tho nnde3rsigned, a Notary Public in anil for said State, pea, -zonally appeared f personally known to me or proved to me on the basis of mat.isfactory evidence to be the person who exacutkid the within instrument as the of Newcomb DevelopmenL", Inc., a California Corporation, the corporation that executed the within instrument, and acknowledged to me that he executed the same on behalf of N/T Development Company, a California general partnership, and that said partnership executed the same. WITNESS my hand and official sual. (SEAL) 1273u/2960-43 (8) 100290-12 IM 3"i cW;T- :'i".0 �.n'c7rV-3'- :t,?,"rY;J s,Gti9fi•;irA� ♦' �' /. " `WPM, , I C b i t b ,1�� 1 / S aw . It (• '!, �� � �r rip 5 rt r e - 1 r rlp ' , I ' 1 i / 1 !w y., C, �.?w#j 'L M : t r •• r f r Y • r. -f H A• J �•t � y � /ram 1 t J Y + .lIly�yI•� Yf.._ N � ,�e• '� _ 14 1 �. `''.'ter.'. �. v�i :• �'. -t` '` :J ♦ • .'� ✓its 1 .. 4 •W 1 •� v ,. i .• 1ram ( M. 9 PTTACIII-IENT 110. 11 ice, 0I 1NDuM OF r2ISPO, IT101I AJID K2E.V91,012MENT AcRFFrZ ' ; a, Recording Requested By and When Recorded Rcturil To: Brown, Winfield & Canzoneri, Inc. 300 South Grand Avenue, Suite 1500 Los Angeles, California 90071-3125 Attention: Dennis S. Roy, Esq. I J ' BEMORANUUM OF-DiseAEEL9PMENT AU,RF,,�M -T s . (a) Earlief.. This Memorandum of Disposition and Development Agreement ("Memorandum"), dated for identification purposes as of 19_, is entered into by and between THE REDEVELOPMENT AGENCY OF THE CITY OF FIUHTINGTON BEACH, a public body corporate and politic ("'Agency") and IIEWCOMB/TILLOTSON DEVELOPMENT COMPANY, a California general partnership ("Developer"). (b) G1gPosjtjoj2 and DeyelopneDt Agrgempnt. Agency and Developer have executed a Disposition and Development Agreeme ("DDA") dated for identification purposes as of , 19 , covering that certain real property located En the C1..y of Huntington Beach, County of Orange, State of California, more fully describe'l in the Exhibit "A" attached hereto and incorporated herein by this reference. All of the terms, conditions, provisions and covenants of the DDA are incorporated in this Memorandum by reference as though written out at length herein, and the DDA and thin. Memorandum shall be deemed to constitute a single instrument or document. (c) Vurpoose of MemorandtliM. This Memorandum is prepared for recordation purposes only, and in no way modifies the terms, conditions, provisions and covenants of the DDA. In the event of any inconsistency between the terms, conditions, provisions and covenants of this Memorandum and the DDA, the terms, conditions, provisions and cove -ants of the DDA shall pravail. �:�a,��tsutiv'Yca�zraos.a� 1 ��r is, i�i (1/ a LwkJ d[ - V1 �� �J�rCftil;': yl • Y t J } __.. .... t:_. ._. ,. .... a_..... ..._ _.. . ...f._..... . _. .+•....fit �.'. . "Al's ' w 4 1 1, Y 13 r '+► 1 I „A., 1 The particle linve executed thin i•Ietnorandum at thr place end on the dates apaciffed immediately adjacent to i:heir respective r; aignaturan. ^ Execut.ea Y� r at 2 r ,1 [ f , 1 � i t�l 4t� , .', i t j , 1 , ' I I (:1&41F•1N1),051IFA01 µr 'f Y"�1•; 4�•�f ��1 "Developer" NEWCOMB/TILLOTSON MMOMM COMPAUY a California general partnership By: K/N Realty Group Limited Partner-• sliip, a Delaware limited partner- shir, itn General Partner By: Klingbcil Development Company Limited Partnership, a Delaware limited partnership, its ; oneral Partner By: Klingbeil Corporation, corporation, Partner Development a Delaware its General By:,__.. By: N/T Development Company, a Caljfor- nia general partnership, General Partner By: ;Jewccomb Development, Inc. , a California corporation, its General Partner By: Creative Decor Concepts croup, Inc., a Cali.forni.a corporation, its General. Partner (2) rAy 16, IM II( G r/ ii7T! MaMrY.+aA•.�.ur.r N.-._....•�vw_. M.' r.• ,.. •.. .ww ._aw ww.«r. •r.. .. arse..-.� . ,, ,.�� •' Jf a X +{�T k � +�� .w t / �'1 � •+ r r ,t'j } •;ire. t rf. 1 E a �qq Yr .k""��P F ' •' - I' :c:, ".�;. • it S tf K r., �� f�Yr, Yam,! 7 •� L ti 1' 1 , f .. 1 j + �} r� �,'ti'�"� ! ,� I• I," ' „il,�. ,fir S •,{ 1 y • S _ � 1 � � J�* lr,.� 1 •' � �Y l�,t � ..� �a it ' J .� / • yin" r _� ;' .;. • ���, r • J ` �� 041 ♦- ', it -� _ 4!•. �, r � �,/: F '��. .�: � r nxecu n 'f. r/. Mk - • •19_ THE REDEVELOPMFXT AGENCYOF THE CITY OF at clialiii _ EXecutive �,�f'• _ 1. .a 4 Director _a �Ja % r ' a •'e l y 4 J"� C• y r � �! -MI{{ail - ,. � f� . _'� '. •," a�. �a 4 V, op. 12 .:.I 1p j k. EXHIBIT "AN" LEGAL pERcRTp2lON (TO BE ATTACHED) Ir •r �/ rY � a7�(p rr'���'ti � LI �1 i r �>'li' � r �'. y�.M,14'�'a� �,5i IJ. �.1 4 r`lfr:i T 1•` }'.1 t ',• ' 1�V.1{'tJ t �jJ1 C`\� � � ��1� .v4 r "� .y/ J iti 1.... ,i j.� { .�1, ^ { � J� y „'�I r'f �}• ' ~ �1 •ll✓ti +� M f 1"w�1 �7 �j' �y,} L Y �. ,51 ir•t1 :I rt .rflr�.. � '���• ��K✓'�t' �r ! �I��y • IT- �1 v 1. •. ,K':f �ylt JL �r 11, tl '1'" � ,Yr Ied �! i, t�� ''Yb � Y 7"Iw' e � fJ��•. 5;���K r � J '!(%/� ATTACHMENT NO. 12 RECORDING REQUESTED BY ) AND WHEN RECORDED, MAIL TO ) Redevelopment Agency of the ) City of Huntington Beach ) 2000 ?fain Street ) Huntington Beech, CA 92648 ) Attentlon:_ Exeoyti,yeirg„ctarl THIS PARKING STRUCTURE AGREEMENT ("Agreement") is made this day of , 19_,_, by and between the RLDEVZWPKZNT AGENCY OF THE CRY HUNTINGTON BEACH, a public body corporate and politic (the "Agency") and NEWCOMB/TILLOTSON DEVELOPMENT COMPANY, a California corporation ("N/T Development Company"). 'A. The Agency is a redevelopment agency existing pursuant to the provisions of the California Community Redevelopment Law ,., (California health and Safety Code Sdei;iun 333g01 &t eeQ.) which has been authorized to transact business p;,isuant to action of the y}� City of Huntington Beach (the "City"). The Agency has adopted a redevelopment plan with respect to the Main -Pier !�adevelopment =, Project. D. NIT Dovelopment Company is the developer of a mixed use project (the "Project") within the boundaries of tha-Main-Pimr Redevelopment project. The Project includes residential condominium units, retail space, office space, a food market and a parking garage. The Project is more fully describedin the "Project Legal Description" attached hereto as Exhibit "A" and incorporated herein. C. As used in this Agreement, the term "Developer" shall mean the-parson(s) and/or antity (ies) holding a fee interest in the portion of. the Parking Structure (as defined below) containing the Retail Parking Spaces (as defined below) from time to time, so Tong as (but only so long as) such person(s) and/or entity(iss) retain such interest. N/T Development Company shall be the initial Developer hereunder and shall remain the Developer for the purposex of this Agreement ec long as (but only so long• an) it retains a fee A nterest in that portion of the Parking structure containing the Retail Parking spaces. LWMs 11]191061t2E0¢I,NT Mq 16, M (1) 1 y ., Ile P ZtTrOAK .i • I't - }. .. t} J.]�y! m" LL � z i ar„j1(. 'Y�I. 0116 L�' +11f'-alj%'Y�r�ir 1/i�r�r4 5��1 -,� r� ��r ,•, tS■^ 1,�5,1 rY �; �,) ,f r•, ., fy ' ; I� l r ��•�r'~f r � XyrS 4 IY+rt•y Ar �� 7 �, '11. � •'! � 1. :;, ! `J��f t1 5"�l rr � ��5 �� ��. / � F,# f+,"�,Yt�+S 'a. t ��fr,f r. _ 1J. /� t• (i. �, fl �.� � y ,.h� .+g', ,r rv• t! S , � wl r: �r � � - �� it �r ��+' �� ,� � ! ( ! �• f 1 D. The City has required that the Developer construct (_)parking spaces as a condition of the construction of the Project(the he "Required Spaces"). R. Pursuant to Section 403 of that certain Disposition end Daveloptiont Agreement dated as of March be 1991 between Hgency and Developer (the "DDA"), Developer has agreed to construct a subterranean perking structure (the "Parking Structure") and to covenant to the Agency that eighteen (le)' parking spaces (the "Retail Parking Spaces") in addition to the Required Spaces will be constructed within the Parking Structure and devoted to retail parking use. The Parking Structuro is more fully described in the "Parking Structure Legal Description" attached hereto an Exhibit "B" and incorporated herein. w� F. By this Parking Structure Agreement, the Partial wish to provide for the construction and restriction of the: Retail Parking Spaces to retail parking and to provide for the maintenance and operation of the Parking structure for the benefit of brth parties . NON, THEREFORE, in consideration of the mutual covenants and conditions contained in this Agreement, Agency and Developer hereby agree as follows: Y 1. Aet$ilParkina Soaae:i. 1.1 Constructign. Developer will grade, pave, and strips the Parking Structure) se as to provide in the Parking ` Structure the Required Spaces and the Retail harking Spaces in a y l;'rt fashion suitable for the issuance of a certificate of occupancy by the City, all in accordance with and subject to the terms not forth in the ODA. 1.2 purchaag Price. in consideration for the covenants contained in this Agreement, the Agency shall pay the Developer the sum of Two Hundred seventy Thousand Dollars ($270,000) at such time as the Retail Parking Spaces are subject to being placed in use, as evidenced by the issuance of a certificate of occupancy,' temporary certificate of occupancy, or other applicable permit for use of the Parking Structure ("Commencement Date"). 1.3 BetalSgaggs. Subject to the terms and conditions of this Agreement, Developer hereby covenants to Agency, and its successors and assigns, that they Retail Parking Spaces shall be devoted to "Public retail parking use." "Public retail parking use" shall mean' parking available to members of the public who intend to shop for retail goods and services in the downtown Huntington Beach area. Such parking shall be available regardless of whether the usor intends to shop at the Project, both at the r Project and at one or more downtown locations, or only at one or more downtown locations other than the Project. f:WW%,?"1U19%=2WW.WP MW 1F. 1991 (2) , F y Jrl �J � _ 1 ��, _ ;�V •MM � e itr�: ,•���1 , r_ i �� � ♦ r4�i Y?�. � a a )4 , 14y �4i ; v , t'T / UILJ' . r" tit. 1 r Y ' .IPrl 1`^M } ;:: •'' �r.• ' f }, ' ..'/t ii''�..1R`Yi xN4 1 �x 'A ,=''It: '�ri IY. t nfP", 'ri'M:'r / rl17 IT ., !,1%,}7' i�+ r.:. }f `, yu'�t• i. k .'DUI 1.4 Control of R29825. Developer will have the right to control access to the Retail Parking Spaces for security purposes provided that ouch control does not unreasonably restrict the use of the Retail Parking Spaces by their intended users. 1.5 LOCIPtion of a MC&M. The location of the Retail Parking Spaces shall be at the discretion of the. Developer, provided that the Retail Parking Spaces shall not be located in an ' inferior location relative to other spaces within thn Parking Structure devoted to retail customers of the Project. The ,Tn Developer may, but is not required, to separately mark, distinguish, or separate tha Retail Parking Spaces from other parking spaces in the Parking Structure which are devoted to retail customers of the Project. Developer may relocate the Retail Parking Spaeeas within the Parking Structure from time to time, provided that the total number of Retail Parking Spaces is not w� reduced thereby and the other conditions of this Section 1.5 are satisfied. 2.1 general Obi g31 ions. Developer will at, all times keep the Parking Structure and its landscaping and appurtenant structures in.a good state of maintenance and repair, normal wear and tear exee;)te,#d. Developer may contract with an experienced parking lot operator to satisfy its obligation& pursuant to this Agreement. 2.2 dal gr Partial -Destruction. in the event of total or�;partial damage or destruction of the Parking Structure during they term of this Agreement, Developer shall elect within ninety (90) days of. the event of destruction either to (a) restore the Parking Structure; either to its condition before,; tha total or partial destruction, or to a now condition selected by the Developer, provided that the Developer makes eighteen (18) parking spaces 'available for public retail parking users in the& new Parking Structure on substantially the sane or better terms as existed before the total or partial destruction, 'or (b) not restore the Parking Structure. In the event that the Developer elects to restore the Parking Structure, the Developer shall begin any required work of restoration as soon as reasonably•possible, but not to exceed ninety (90) days, after. the total' or.partial destruction, and will continue such work with reasonable diligence until completed, the Commencement or continuation of the work being subject to any delays caused by governmental restriction'; the ,inability to obtain labor or materials at reasonable rates, shrikes, litigation, inability to secure necessary financing, or any other causes beyond the control or without the fault of the Developer. In the event that the Developer elects not to restore the Parking Structure, the Developer shall pay to ;:he Agency within thirty (30) days after the later of (i) its receipt of insurance f.%"*W.314a16ttWM.WP MAY 16. 1"1 (3) 14/ x - CRI + , ,,�''� i ���+�� fit• � �,,! * ,`ti�bl.•.. ' ��� rr', (`� ° � � � i •. "A p 1rs ,• ,�, r u� ��� ' 176 + 1i� Xr 1' rt v I1�'f •fte� tti� i �� �t, at Id. ii+ u'',+. Y + , + � 1 ••� it ''; !r� / ' ' •'g,rl•q.yjty o°r`��,` - —- ly. .1 i1 proceeds with respect to the Parking Structural .;or (ii) its election not to,reconstruct, a sum of cash equal to the Agencyle pro rata portion of the proceeds (net of any unreimbursed costs of collection of such proceeds actually and reasonably incurred by the Developer) received from any insurance policy or policies insuring against lower or damage to the Parking Structure with respect to the damage or destruction which results in termination of this Agreement. The Agency's pro rate share of such proceeds shall be a fraction, the numerator of which is eighteen (18) and the denominator of which in the sum of the number of the Required Spaces and eighteen (18). 2.3 ARIaj,eability of Tnsur,&W . Inr effecting any work of maintenance, repair, or restoration required by this Section 2, the Developer will use any insurance proceeds which may be collected for such purpose, subject,to the terms of any mortgage, dead of.truat, encumbrance or, like financing instrument made in good faith and for value which encumbers the Parking Structure ("EncumbrancsenI, which shall be controlling, 2.4 Rgdugt.ion in Reaoired, pa ng -ssna u8. 1U, as the result of, normal maintenance and repair activities required by Section 2.1, the number of parking spaces in the Parking Structure ','• ' available for use as Retail Parking spaces iz ,temporarily reduced i or -withdrawn from use for a period in, excess cif;' seven (7) consecutive days below the number of required Retail Parking ' Spaceal the'Developer will over the period of such reduction either ,;�:,�„ �.;;w, provide tee orar p y parking spaces for public retail parking use on other ' property owned by the .Developer so that public: retail customers will,have reasonable access to parking spacer equal to ,number y. 4, the of Retail Parking Spaces, or, to the extent that other owned b the Developer is not available fez third property Y p purpose, use its best effort to arrange for temporary parking for public retail parking usa in other lociticna near the Parking Structure up to the number of Retail Parking spaces. Thio Section 2.4 shall not •-I' i apply to events of total or pp y partial damage or destruction to which Section 2.2 applies. 2.5 .7Li1i Li'a-bility. Nothing contained in - this Lgreement,will create liability on the Developer or its successors or assigns for any damage to person orproperty or loss of any type of property in connection with the use of the Retail narking spaces by the public unless caused by the negligence of the Developer, or its agents,. servants or employees. The Agency hereby agrees on its behalf, and on behalf of its successors and assigns, to indemnify, defend and hold Developer and its successors and assigns harmless from all losses, liabilities, damages and expenses (including reasonable attorneys Pass and court costs) arising from or related to entry on the Project by the Agency, the city or their representatives, agents, officers and employees (but specifically f:WrM�qubN19106f2600D.NP MW 16, 1911 (4) �'I. , •• d, � rl�i b.. •�l, •r4'tn �+�11 r r• �`` T t'" N. iI v •: �i� �1��,„ it ��. 1 1 '� / �l:r- r�'i. �•.'t! ��� !a 1, •�. ' 1 ���}p ���, � ty.r �yII ,��1. r � ��r h �r yet ���•r•1 f Yl r�. 1 :M ♦1ttlr w'SI i ,174 �M i. 1 •ii , r ��.0 ,1 '. "• .i i 1 . �, 11 r 1 � ii -�1, i j. 11 •�i�Ipj l• �j@ excluding the public users of. the Retail parking Spacer) in connection with the use of the Retail Parking Spaces. 3. Taxesand Utilities. 3.1 Real prop.:jrgy, Taxes. The Developer will pay, before delinquency, all real property taxes and assessments applicable to all or any portion of the Parking Structure. 3..2 Personal Pro erty Taxes. The Developer will pay, before delinquency, all personal property taxes, assessments and charges applicable to all or any portion of the Parking Structure. 3.3 ytiitie . The Developer will pay, beiare delinquency, all electricity, water, sewer, landscaping and other utility ahnrges applicable to all or any portion of the Parking Structure. 4. =ngurance. ,4.1, Public- Liability Insurance. The Developer will maintain `or cause to be maintained in effect at all'tirles a broad #,•: form comprehensive policy of public liability insurance insuring against liability for damage or injury, including deaths, to person or property of any user of the Parking structure. This policy will =Y name as additional insureds the Agency and the City. The policy will have minimum coverage levels of one Million Dollars ($1,000,000) for bodily injury or death in any one accident, and Oita Million Dollars ($1,000,000) for damage to property. The policy limits will be increased from time to time as appropriate to refloat general increases in costs or the claims experience for f insurance of similar risks in the Southern California area. 4.Fire_ al3d 9aaurt1tX 'In%urance. The Developer will also maintain or cause to be maintained in effect at all times a it policy of fire and casualty insurance insuring against loses or damage to the Parking Structure by fire or other casualty, with extended• coverage and- malicious- -mischief •endorsoments,• or their equivalent, and in amounts not lose than the full replacement value of the improvements. 4.3� priinary The policies• of insurance required by this Section 4 will be written as primary policies, without "contribution" or "solely in, excess of coverage carried by others" provisions, with responsible and solvent insurance companies. The policies will waive all rights of subrogation which the insurer might otherwise have, if any, against the Agency or the City. The policies shall also contain an endorsement requiring ten (10) days written notice to the Agency before cancellation of or change in the coverage provided by each policy. r.'JralpbA1i9106i�F.107.WP MO 16,1"1 (5) vv f f,v �, � , a: 1� i 1 •t,r� y+�:QI4 1 ll '. I '`• � 1 ' � �1 �/;+,1 1 tI MI ht,. .t r• Ills ��• �f�f ' j1 r tie I�t,� 1 , 'Ij r I. 1;� • iti�i. rl - ����'yl�- � � .?fl rt. 1 r _1� 1 1 •. �• � l�'• � 1 1 �'� 1 '< I��r �I x I 1 S I s { r 1 1 �� rr t ♦ / ' �� P� �QL, �i4{{i,ivfr ,11 � � � 1, 1 �.,, r � , � to • • a SY•A FA 'A 4.4 1G1Urancp gerti,ricaim . As soon as the Parking Structure is completed, the Developer will supply to the Agency, and at all times will keep on files with the Agency during its existence, either a true and correct copy`,if required by this Section 4, or a certificate of insurance reflecting the required coverage. The Develok ar will aioo provide at all times satisfactory evidence that all premiums have boon paid and all policies are current. 4.5 &an*e of InaurangA. In the ,event an insurance policy required by this Section 4 lapses by re aeon of the nonpayment of ' any premium by the Developer, or for another reason, the Agency or the City may on their own obtain insurance required by this Section 4. The cost for the ineurance will be immediately payable to the party who obtained it by the Developer upon the delivery of a statement to the Developer showing the amount owing, and the amount on the statement will bear interest at the rate of ten percent (10%) per annum until fully paid. S. Lupcdtion of Cysts. The Developer shall beer all costs of maintenance, taxes, utilities; insurance, and other costs required pursuant to sections 11 3 and 4 of this Agreement. 6. Parking JW eo. 6.1 Ggngral . Subject to the terms and conditions of r this .Agreement, the Daveloper will have the right from t+me to time to establish, change, alter, amend, and enforce against all users of they Parking Structure, including the users of the Retail Parking Spaces, such reasonable and tiniformly applicable rules and a regulations as it deems necessary,or appropriate for the operation ; f and maintenance of the Parking Structure. The Agency agrees to �. cooperate with the Developer in developing an appropriate net of alternate rules or operating contrals, and in modifying this S' •MA yy Agreement if doomed necessary by the parties, in ,the event that one or both of the parties finds that more than eighteen (18) retail parking spaces in the'Parking Structure are consistently used at any one time by members of the public Vio do not shop at or visit N 't the Project, or in the event that one'3r both parties finds that the Retail Parking Spaces are regularly being usad for any purposes other than the use expressly provided by this Agreement. 6.2 a of Qpearation. The Developer will keep the Parking Structure open for use by at least the users of the Retail Parking Spaces during standard business hours seven (7) days a I4V , week. 1 <j, 6.3 Opera%ingaystems. The Developer may establish for the Parking Structure and may enforce a system of charges, validations, or charges against nonvalidated parking, or any other l:�1Me�314W6i1E0N.� (6) wy is, lei 1 ♦ } Y � tM y;1y y� r rcar .,. . n.. - r i A •. r w t.:�t i p•. .r � J( yn��. ,• fit} t' v ;a+ N"r desirable system of operation. Any system adopted shall apply equally to all retail customer users of the Parking Structural and shall be subject to the reasonable amproval of the Agency. The Developer may limit the time that a public retail customer may remain in a Retail Parking space, provided that such time limit is not lets than two (2) hours. The Developer shall also be entitled to retain any revenues obtained from users of the Retail Parking 4. spaces. 6.4 Contrgl_ f parka 7,_Zacilities. The Developer will at all times have the sole and exclusive control and management of this Parking Structure. The Developer may prevent any person from using the Parking Structure, including any public retail customer, who fails to comply with reasonable rulea and regulations establiahed by the Developer pursuant to this Agreement. rv' 0.5 Managglqgnt of Par kiDg Facilities• For ao long as the Developer provides the Retail Parking Snacew in the Parking Structure and otherwise complies with the, provisions of this �- Agreement, 'che Developer will have the right to make changes which are, in the opinion of the Developer, desirable for the Parking Structure, to determine the direction and flow of traffic, to + deeigriate prohibited areas, to landscape areas, and to install. and operate aecu:.•ity systems. . r' • Milli!! • Subject to Suction 2.2 of this Agreement, this Agreement shall remain in full force and effect for so long as the Parking Structure, in whale or in part, is maintained as a vehicular parking facility for the use of the owners, tenants and customers of the Project, and/or such other users as the Developer desirsO, but, except as otherwise provided in Section 2.2, neither Developer nor its successors and assigns shall voluntarily remove the Project i or cease the operation or occupancy of the Parking Structure prior to expiration of thirty (30) years from the Cammencement Data ��•' without the Agency Is prior written consent. After such thirty (30) year period, and subject to the provisions of Section 2.2 hereof, thxa Agreement shall automatically terminate upon (a) the demolition of'the Parking Structure, (b) the permanent conversion of the Parking structure to another use other than vehicular + ; parking, (c)' the abandonment of the Parking Structure, or (d) the complete or substantially complete replacement of the Project,, each of (b) and (c) above with no intent on the part of Developer to :,`'►, resume use of the Parking Structure for parking purposes. "Complete or substantially complete replacement of the Project" shall include, without" limitation, the demolition of substantial portions of the Project combined with the reuse of only the bui:ldirg shell or only the building foundation in the redevelopment: ?7? of the Project. "Complete or substantially complete replacement of r the Proj act." shall not include, without limitation, the r:1/W1Qub113�9106a2E0tlCi.NT Mmy 16, 1"] (7) R �YjY �..�..--..•...�.� ,..-r�...�ti.�.�......�.w nwwnw.r�....•�wrw.r.wrwr.,'tl^a .M1f7C7S417t �'7T ri NFI.?1'dK x 1 ' 9� " tro 11 7 n' '^' ° ��+:5\•"ia'R/ITII7R. � R� �,' ` Y �� 1y- r X \'11W `1 i, IF/ ir \IFtt/1 �iJ 1 4 _. 1, , ,, lr 1�•l: r,7'arYY,(���•�ij�r �•��•.'!j• ���t ���t PFi(L�J r il. j� .. �°• _ r i- � 1 � �11 ��: �1 �,!1�ly ir+ ��, �� �;) r'r 5f rtr'� �,,� �} r r�r 1• rr � 1� yl , • � {f I ` 11 t� • 10 ��yJ'i ��%1�! .t � -1' �1 ,• 1. 11 .. I r�r. r � T+1 Yr7 r 1 • r � r. A �7 '64 YO W4 L 6 A I '41 maintenance, repairs, or cosmetic rehabilitation of the Project, the replacement of tenant improvements, or the replacement of building facades. Upon ocel -xience of each of the above events, the parties shall execute aiia'' acknowledge such documents as are reasonably necessary to evidence the termination of this Agreement. B. General Provision}. i to Run'wtth Land. The covenants contained in this Agreement will run with the lend and shall bind the Developer. An set forth in Recital C above, "Developer" shall mean '' the person(s) ' or entity(iis) holding a fee interest in' the portion of the Parking Structure which contains the Retail Parking Spaces, from time to time. -In the event that more 'than one person or entity holds fee ownership in such portion of the Parking Structure, and in the event that such ownerm f orm'an association or other entity to act on their behalf* such association or other 1. entity shall constitute the Developer for purposes, of this Agreement, and such entity shall discharge or aause,-the discharge of the Developer's responsibilities and obligations under this Agreement, provided that such owners shall continue to be secondarily liable for the Developer's responsibilities and obligations under this Agreement. Notwithotanding;,anything in this Agreement which is or appears to be to the cantraryp the term Developer be deemed to include the following shall not and persons or entities shall not have any responsibility for or obligations under this Agreement solely in their capacity. ass, , (i) an owner of a residential condominium located an the Project', (ii) a tenant, licensee or concessionaire operating an or occupying commercial or retail space within the Project, (iii) a lender holding an Encumbrance on the Project or any portion thereof,, or (iv) any person(s) or entity(iea) follo%Ang conveyance of all of its (their) fee interest in theortion -the the of. Parking Structure. containing Retail Parking Spaceps, including NIT Development Company if thin subparagraph (iv) in applicable. Following conveyance of all of its fee interest in the Structure, the such portion of ]Parking transferor shall have no further liability hereunder for any obligations which arise- after the dati -of the transfer to any other parson(a) or entity(ies) , including, without limitation, the Agency • or any successor in interest thereafter constituting the Agency under this Agreement or any liability hereunder to any successor in interest constituting the Developer. S. 2 Z13f orrgrent. The rights and the covenants contained in.this Agreement may be enforced by any available legal remedy; provided that no breach of the covenants, conditions or rastrictions herein contained shall defeat or render invalid the lien of any Encumbrance. 8.3 Aggignnent. The Agency's rights pur uan-c to this Agreement shall not be assigned without the prior written approval 1 , W S•,� +� /J r I •Tti ' -i 111� : AI ��rJ Y�J 14"'%'r' ✓1 ri r, ! n�'r!b"*S l ��l r� er r! �, .� �i'�y�'Y t,�11 /r T.��r'�rn.�'' ,�� �,S � � :. ,,. �'.. � V'�i �r)�.�.,,, ••��4. : •l � �'rr) ,�,(��'� ., ,r. 1��I���i' /fn'tirC� t 1:1 .il,�� of the Developer, which' approval may be granted or withhold in Des"veloperls sole discretion. The Agency may assign its rights hereunder, without the Deiveloperts approval, to the Citj, to a parking district established by the Agency or the City, to a public entity or corporation formed by the Agency or the City or to any other public body for public parking purposes. 8.4 Attorneygl_Faes. In the event of any controversy, claim or dispute relating to this Agreement, the prevailing party will be entitled to recover all costs of suit, including reasonable attorneys' fees. 8.5 Governing Law. This Agreement will be governed and interpreted pursuant to the laws of'the State of California. 8. 6 . y&nS2r, Modif igat ions. The Agency agrees not to unreasonably withhold its approval of any modification or amendment to this Agreement which is requested by a holder or a prospectiv% holder of an Encumbrance. 8.7 Xg Third P-crty Rights. Nothing in this Agreem•.4nt is intended to, nor shall this Agreement be construed to, create any rights in any person or entity other than the Agency:*,and its permitted assigns and nuecessors, No person or entity other than the Agency and its permitted assigns and successors shall have any right to enforce - any of the covenants and obligne'ions of the Developer cat ,forth in this Agreement. In no event shall this Agreement be conatrued to create any rights in members of the public generally to enforce any of the covenants 4nd obligations of any party under this Agreement. IN WITNESS WHEREOF, the pirtien have axecuted this instrument an of the day and year first above written. f.%&u*vW1410U2=.WP THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTYNGTON BEACH, a public body corporate and politic By Chairman BY: Executive Director (9) my 16, 1"i n �1�1 i ' �il ' '.' ! �7 '.r � I)•',l�I � ?':, AJ 1 ,11 j��f , r, r'. l i IP 1 . tF� r•,. , r, 1Itr , , 1. ry j✓' 1 t fy¢ Ff� FRI ,1` i S` i'-19 , 10. • till r II I •,r�,'�i•i0 ATTEbT: Agency Seeratary APPROVED AS TO FORM: City Attorney, Agency General Counsel Stradling, Yocce, Carlson a Rauth Agency Special Counsel NEWCOMB/TTLLOTSOII DEVELOPMENT COMPANY, a California general partnership By: K/W Realty Group Limited Partnership, a Delaware limited partnership, its.General Partner Bys Klingbeil Development company Limited Partnership, a Delaware limited partnership, its General Pairtnor By: Klingbeilj, Development Corporatism, a Delaware corporatism, its General Partner . BY: lts:- rw.r.ensidwseteom.wt MAY ta, 1"1 (10) �' �i '� ��Ni ���{!'�,c �`_;.. +�v, J•,�.;� ' .•_I., i., 1: ft i't,sti+ �t,_rt t, ,t''1•.,,'� ` _.,tt �, � Ce,XV /•�'4 11 ' r l t iA r .Y � i'y��Jyt�.• � �'�, is 4 �,► i�� � t � ' �'r. •.� i�I t �'(! y{��,.t'. •¢��lt�,`a1� ,1.. ,. / � t � � � ��t.,r,� .J 1P��'��U°ttp^�v � r � Fi i i. I 1 I7f: L � 5 �, I•�� By: NIT Development Company# a California general partnership# its c;sneral Partner by: Newcomb Development, Inc., a Its • 1 by; creative Decor concepts Group,,. . ..ration,t t' _ f r Partner 1 1 + tk t y,r - � F et'♦ � � ;,� t, at a, .` �, f•_ ;.. �,�� w ��n A ^•� Kh.,l ii�w.1lojM �h�Ji �i �� 4f � F .a� � i� IA v�: i• ram► , , fi' • . •* .' „• �F � >A6 2, 1 , , r t . ' f #': n.��rp"-1� �1-'!� • i t .iyt� 'C'' � ' f'Trc 1 M t.; • ' .. _ '� - - d. ,�•j r ♦.� � {u� .!M"t � o. I"1'�.• r,' ` ;r ' j ,�L:I�.. ' ! `a, � � '_ ..C, [, .CrI TI tt . + 1y� - r M1.1'�'. • - 7} ♦{ -... •:ij,'T '-'S (I -!. '. ��,t �r7 1 A1�. _ u , .I I.zxHrBIT I 1 •{ •Be Attached] , • 16 1 M fr � _ :1 ., �� 1 .may , , - �, •••_. � iatr h �\L7 - /'' _, 1.. _ .';' : / l.. -: Ii• - � ,1 -r_•�.� •' a}��4r�. 'yam !�I�• ;4' L•" -106 �, t ,, � _J I, • ((�i�.' *- _'r• A. r�t_ ��4�L�It: >' _4•. I�i��, P �♦_ ♦rp"�•:!, • ). `• - ♦ �' • •! I' . a� I't�r ATr\j�''7r g �� •1 - :7 I� xV .r.• - � � ,r I Ell _ •/ , ,� ! STRUCTURERAMING • , (To Be Attached] ,y 1 , • 4- �.{i _: � •' 1. _. ... e t - ' � �- ` 66 Lyr` ♦. I'' /ir r, 1•' SAL i_'+i•�', ; Y -�- `try •�'�',, •�', � , Y ,10 *� ,r • Y A a.rt .l:�T,�Aj4• � .. J _ J • •�� �. `Y. r • "r t `� 1 fi:y,��j4��tt .:.rt„•�.+rA; �+d ���p�'3."IS ~ a � \ ,' ��. y •'. � ' - :} 1 y, � i�( �'. li 1 l�•Ath=rid\� i ti * tC�k -y" 1 1 'r', J -.� �� k .(t-�'�'-. �l� I� w _ yr, ►. . r �.. Willi .19 1 , i 1 1 ♦ �•_Y a +, !! rt 1 � - '.0 tom' '. ♦•�;' " % ,� �'`9i '�"• P�'� 1, .. » -• " - _ • ,y 1;. I Vrj I Ya rYM'�'` � Li fl.,. ,r_ o,S i. 07 rti h, W.911-ITY W T. F VA" V 7 Awv Al REQUEST FOR CITY COUNCIL/ REDEVELOPMENT AGENCY ACTION I, 90-2,0 November 19, 1990 47 Submitted to: Honorable Mayor/Chairman & City CouncidfSpmelit Agency Submitted by: Michael T. Uberuaga, City Administrator/Chief Executive Officer Pr*grpd by: Barbara A. Kaiser, Deputy City Administrator/Economic Development Direct I T OL Subject: APPROVAL OF DISPOSITION AND DEVELOPMENT AGREEMENT; TMRD BLOCK WEST; MAIN -PIER REDEVELOPMENT PROJECT AREA Consistent with Council Policy? N ya C I Now Policy or Exception 96k? At Sutenant of Imm, RecommwWatkm, Anv4iis, Funding ftuta, Altamdva Actions, Atud", mits: WYI STATE ENT QE ISSUE: Pursuant to the Exclusive Negotiation Agreement bemeen the Redevelopment Agency it and Newcomb -Tillotson Development Company, a Disposition and Development Agreement (DDA) for the Third Block West has been completed and signed by the developer. RECO HDATM: 1) Approvo Negative Declaration Number 90-41, 2) Approve and authorize the Clerk to execute the attached resolutions approvffig the attached Disposition and Deve'.opment Agreement between the Redevelopmeia 44, Agency of the City of Huntington Beach and Newcomb -Tillotson Development Company. ...... 3) Approve and authorize the. allocation of $4,626,000 to the project as project related I., kl! C1, �� �r IkI costs received as developer land payment,- $2,500,000 for the purchase of 200 pul.11le parking spaces upon completidh, $250,000 for hazardous substance remediation, and funds su'flr ent to complete site acquisition ($250,000 reserved). 4) Allocation not to exceed $4 million In proceeds from the Southern California Home Financing Authority Revenue Bond Issue 1990 Series B to the project and encumber $850,000 In Redevelopment Agency Set -aside funds for use In the project. ArIALYSIS: On March 19, 1990, the Agency approved an Exclusive Negotiation Agreement with Newcomb -Tillotson Development Company. This firm was selected through a Request for Proposal Process commenced in October 1989 and completed with the firm's selection from the four responses received. A form 'of the Disposition and Development Agreement (13DA) was signed prior to the expiration of the exclusive and delivered to Agency staff on September 14, 1990. Subsequent revisions were made and the form submitted herewith was signed by the %X developer on September 26, 19,90. V ilk 4 Q, v 4r y ,# �!i. .r. ,.:. ,. - �' Yam` `•�' I r RCA/RAA ED 90•-29 November 19, 1990 Page two A The basic parameters of the Agreement are: o The Agency agrees to sell the site for $4,620,000, o The Agency agrees to pay for the following at a cost not to exceed $4,620,000: — acquisition of the Third Party Parcels; T=, r — relocation benefits; — fixtures and equipment acquisitions; r — demolition of existing structures; — some on and off —site improvements; o The Developer agrees to advance funds to the Agency in an amount up to the total purchase price of the site for these activities. r ; o The Agenc agrees to pay for remediation of hazardous materials at a cost not to exceed 2SQ,000r o The Agency agrees to pay for site acquisition costs in excess of 150 percent of appraised value ($250,000 reserved). o The Agency agrees to purchase 200 public parking spaces dpon completi-on for the fixed price of $2,500,000. t They business points of the Agreement are more fully described in the attached Summary Report, prepared pursuant to Section 33433 of the California Health and Safety Code. The project will consist of: a 8,000 square feet of retail; 'f„'"114,1• o 9500 square feet of office; ` �, s.'t '1 o 9,500 square feet of grocery market; and a 69 'residential units (10 restricted and 23 assisted). Land use 'entitlements for the project and a Negative Declaration pursuant to the ,• ,'; t:' :r era J �t „ California Environmental Quality Act (CEQA) were approved by the Planning 'Commission on November 5 1990. g, :1 ' r• ' : The benefits of the project include: o The Agency is receiving fair market value for the parcel (see Keyser -Marston reuse analysis attached). o The Agency will collect the tax increment generated by the project for the duration of the Redevelopment Plan (approximately $181.004 per year) and the city will collect sales tax revenues (approximately $26,000 per year) in perpetuity (See revenue projections attached). 4 +� .,Ir''�tlh�k4�t4�sd411J, 1 r,vt �•' r , 1; J J r ,�i . t 1 {la: r f '.i.- - r •�+f , r,;, ,1�� tb l t' •; i•.f a r.' - - ,. ', .{. .J '':j1h;`, 7 prc,a� 'r'.�" r�',�1>}i• •• 'r.', '7'� r_ Y r •I r i f ! r t. 1 ,.i t'' '.Lr.,/i,c '�t,l,,}�"�i . �' r'.Z� ,iy „1•'P+f ,f �Oi' I.r '�:i �� ,_', , a • . .,. 1 ;� .ir: ,11.'.� j. •y',,7 f': 1. 1�''h 71f: tr�.�. � � _: , f �i, �r , 1 l lj •. t - 1i , r 7 �•r i ' „ai, r 1"t1 ' rJ; r t .r� �• ` , ," -. .,. � 1.1. T+1 � •r'r•r� Itl �l , ,mot �•� r 1. tJ, 'w Y ,' ' t ra f ,i . h r �,'S''•,; � l .. V " 'i ''1Y r %'Jr' f k', la Y _ ,t i• l� , � , r ., 1. �' / 4r(,,�.1 I�t, i. rr ':,1-1, � r kk, 4w ,r r �, �,_' •, l: '':c r !? rrt , 1, •[� r J�,.1'',it,,l 1,�'ri rZ � M,I F}r L j ,. ,'.rr ' ,t ., - , •r - � ,�. r +"1, "��,t J' r +��- • , i,,,+++SSG11 , y x RCA/RAA ED 90-29 November 19, 1990 J Pa r Page three i. ,5 u Ten of the residential units will be affordable to moderate incorAe buyers and will remain ro for the balance of the we of tie Redevelopment Plan. Up to as k;r many as twenty-three more units may be assisted by the Agency for first-time home buyers (see Housing Program Description attached). o The contribution it will make to the overall completion of the Main-i'ter `"; ,•'` ', , ` Redevelopment Plan inclvding provision of visltor-serving commercial (including the grocery market that was a condition of the Request for Proposal), office and residential uses necessary to 'stimulate around the clock activltir's. The DDA and Summary Report were posted with the Agency Clerk on September 28, 1990. Advertisements for the joint public hearing on the DDA were puolished on September 28, and October 5, 1990. The DDA and the approving resolutions have been approved by the Agency Attorney. d FiUND1NGSOURC1K: r.' Site: Acyulsit?on and Preparation: Developer land Advance of $4,620,000. Public Parking Spaces, remedlation and 'site acquisition (in ekcess of iso% of value): Agency $3,000,000. The Main -Pier; Redevelopment Project Area has no available fends after meeting :t ,;, ,:• current FY 100-91 'obligations. The City has issued Certificates of Participation (C.O.P.)'s for the Main -Pier area to construct the parking structure north of the Pier + i•ti*,� and.approxirnetely $8.7 million of these proceeds are remaining. It is proposed that the . funds of $3 million be allocated to the Third Block West Levelopinent to meet Agency f' responsibilities for this project. If this; allocation is made and other obligations 'met, the Main -Pier Redevelopment Project .will have a,C.O.P. balance of approximately.85.7 million for the next fiscal year 1991-1992. The following projects require funding which, without new revenue sources, cannot be completely covered. �- Pier 2,000;000 r Pierslde Restaurants 6,000000 Pieir. Plaz'b (design do construction) 3,350:600 Bluff Tap Parking. 500,000 ' Nortn'of.Pier Parking 11,500,600 ' U.S. lost Office Rehabilitation $ 170,000 Celebration Plaza $ 625;000 Art Center Renovation $ 350,000 Main Prorneinade Parking Offsites' $ 500,000 Main -Pier Phan.. 11 Unknown `. Additional project site acciaisition Unknown Block 101 Unknown 1. kefe:r 'the DDA back to staff with instructions for revision. 2. Do not approve the DDA, 1 7,TLIIt71.�+!+!,p�A'^ {^° ,♦.: r - 1 ,- , +w•�^t-, �� '�i.1Y+.` J' iS, 'r •1. 1t r' i � .t 1.� � J .r I i J;4 ,! , �,,� '� , � i r r ,J s+ r ': + l'rr °r , r i,�� r r 1 � +-• IY JS, Id ,1 •�' � ', Il � t ,.�;+- '� 'J � f ' ': J. {`1.J� 1��+4. [W".,�� �°1..•`�y�)y� `�1 w',,, .` �fN , •+ �j��J. .' 'f tl f'r ` 'l 'r• 1 � f°}/ ��r r " r. '/� 71.`( r r /f •+ a J S1 f.� r .1.. i1`, , i + --r ( LJ>, !`�.•�� 1� J� Q r• ' j °�, t , 1 i� r ' J J '' J , .. ''' ! J . J r 1 , r J t/r i - 4Y J,,•�I. ' 'J ! y •ir ,T ` i Jr J+ 1 ''f , J ' r , t, 'f ! -� �14, ���� , 1 .T' I p��+.r,,f�p i j,' 1 i� � { ( _ JI • ' �' J . i •���'j �-' ' y�, , ?, rGf �,^i L °. r ' �IIC , i T �(, +�. . , � J ! r j 1•ti a� . 5 ,,,,,jfff...�.i�: M�•J���s 4�+ y I 'i!;!+�, r t rr: � { . rf' .. I , ` 7r 1 ' � i �.fl ,j �� 1J, + �,�, �� r ` 77 , , , r P 90-29 1990 - ` ,7 �. ve Declaration • 1 Report Analysis Projections _ Programr ,vl.• Development Agreement L• , Y' 4 " 41 is t, �,y,. 4.,- I.I i' '.A ft/,• .- i•tti - L�.� . , . I . . , . . . I I . . , i I . -rill 4 It VO.. IA ZV* W ot r, LLOAL ADMERrise bffM DEPAItTMENT OF COMMUNITY DEVELOPMENT PLANNING DMSION CITY OF HUNrINGTON BEACH Notice Is hereby given by the Department of Community Development, Planning Division of the City of Huntington Beach that the following Draft Negative Declaration request has been prepared and will be submitted to the City of Huntington Beach Planning Commission for their consideration In September 1990. The Draft Negative Declarations will be available for public review and comment for twenty-one (21) days commencing Wednesday, September 5, 1990. Draft Negative Declaration No. 90-41 In conjunction with Tentative Tract Map No. 14352, Conditional Use Permit No. 90-39 is a:**e.quest to consti -..ct a mixed use development combhflng 19,000 square feet of retail commercial space, 8,000 square feet of office space, 63 condominium units and a 494 space subterranean parking structure on 1.93 acres located on the 300 block of Main Street. The proposed project site Is hounded by Main Street, Olive Avenue, Fifth Street and Orange Avenue. A copy of the request Is on file with the Department of Community Development, City of Huntington Beach, 2000 Main -Street, Huntington Beach, California. Any person wishing to comment on the request may do so in writing within twenty-one (21) days or this notice by providing written comments to the Department of Community Development, kk. I , Environmental Resources Section, P.O. Box 190, Huntington Beach, CA 92648. (6941d-l) r. ,i y . .Y y ., Ir ', '_'. .C` .', c ,1 ,,:' I ''•1� ,r '._.I41 if l.l't.��n�.,'' �r 1/ + uI ....... ..... j • IJ A �t,14 ti�i:_� - t , • i it ;r v t .,.11 +�.'�f•."�R:a.,..............3...:L,,..�...::'-�w� ..... ......, ...,_...1� ._....._: .. _...+v....., •dll... ._ .._..,.._,_.«.... ,��,i��, t . 1 CITY OF HUNTIOWTOW ■HACwl • ��` ' INTER -DEPARTMENT COMMUNICATION TO MICHAEL T. UBERUAGA From ROBERT J. FRANZ City Administrator Deputy City Administrator ,Y Subjoct Date REQUEST FOR APPROPRIATION NOVEMBER 7, 1990 TO FINANCE REDEVELOPMFN'f ' it PROJECTS, FIS 90--45 " This fiscal impact statement has been prepared to determine the impact of approving r funding for thu" development proje 'ks in the Main/Pler area, Unless existing projects are t cancelled and cornrnttnaenta to fund tlwse projects are modified, there Is not any identifiable +�•..:' �.,-f.,' ` a funding avalbibla for the three projects. yo s of 1`fain/Pier ' ' Our most recent anal 1'�'1! Redevelopment funds Ind!cates that for the current year (fiscal year 1990/91) that there are commitments that will utilize a'.I of the available funding. Current commitments �: ill have to be cancelled or modified prior to making additional funding commitments (such as the Plerside Restaurants Project, Third Block West Cordominimum Development and design of `f :t the Pier Plaza) ROBER'f J. RA Z + �. ; r t ! Deputy City Administrator �t 1? RJF:sd kv , i' f Jt<r 1 `• SS3Sj , r All t +' r ` •, ; � i il, rr, �r .�5'' t i� t � '4iYt ." � :h;�1�('tr' Jr`i, tr r 1'r t r,•f ,�+ 't , , ."'�1 Ir, .-f,l/a rl `. ,�[ it f , ; slt i :! C ) t •'� �' t `l r,`' Nt!14 r ��'r fir,..•• � ( y a" ` ` •�i1 1 'fit 1 i a,� •,, ' 71Ti•}�i` :'�a','?'.'_"^"'� ::[rf.': s.r rr: +� .ti-tom. � 'r i t ' ' 1��?'•' 1 � '( ','. + ��, ..�i'%1:`l`iS *ti+r:�cw+cav »+.:-.r,-..� .at...,• T-•; •rsal•�i,•rr ,i•�, 1 `- , ��`�w r '�' , Jr,r'w 1 • r c •- �7" I y r 'F9r r , , 1 -42 ��. , 1 r '� •',` ' • f + sill + ri: {l' r r�Yr,t .i•t'� � I _ 1 _ 7rr r; �r I ! , .r w a f r •M i, .• � r. y Tv.r �;' n ;. -.'.L `•,.'�.{ �f_ rra,yy �� rm t , 1 t{ 5 M7 �� j • I ,h 1,7 ' p '{ ��� ��i'Y�ic.' r '1 �,♦ � ' � 'R r i ��,- S u`f }r .��� tf ' , ,y r awry °' ,1 YK, 1 f'•tTY t ll,rt �r it '/ IIM� ,��f �• �` I'.r it • f.,Al , `r r �1... 1.. Y t •�+ 'het G i ;, I, Lw+ 1 i { ..f i.� 1 r Page b - 11/19/910 - COUnCil/Agency Agenda ( } t D-4 a . JCiY QA nci i. Redevelopment AaQ ry)_ JOINT R1 mir. -U ar. - W.� I+7l IN-RZER REDEVE,I QPMENT PROJECT ARCA -- DRAFT NEG_ATIM � -• 6 0 0 .3 0 D ' ,,LARATJQN ,7_T}j1JUU 9LOCK WEUT - NEKOMP-TILTt 1 ON ". L)r .OPMI<NT CO - 12IE;POSITIQ7N ' D DgVELORtIENT &GREEMENT .C'QfiJ. Joint public hearing for the purpose of considering Draft Qi?EN Negative Declaration and a Disposition and Development FROM Agr-eernent between the I2edevel-opment Agency of the City of }luntington beach and Newcomb -Tillotson Development Company for the project area known as "Third 131ock West" bounded by Main Street, Olive Avt2nue, 5Lh SUeet.: and Orange Avenue within the Main --Pier Redevelopment Projr_cL Area. The proposed Agreement anti a staff report; including a summary of the Agreement is available for public inspection al: the Office of the City ^lerh, 2000 Main St:rnet, NuntingLon Beach, California. ANu D-•4b. W1_4Y___C_q_gR Y.QINT 'U13L3�e iEP Nr - MIN-I�Ir-IRCDCVCi,QPMLN'!'_,PIi0JC1' �11�=,�IRD HI,OQI;` WEST' G00 . 3 0 tiEffQ "18=T7LI,• 'I' SON._.Q.F3Lt''.,oPym , C .- p i3Qsz 'i�i D_F•VL;I.Qi? 'rN ,' 1�RCtaMTNT - RE.9QU 'I' QN No. 209 R1i, 0 UT10 N4., c�QNTI', Joint: public hearing Lo consider the itedeve.loprrent Agency's Q2CN Initial Study of the project contemplated by the. Disposition FROM and Development Agreement proposed to be entered into by the ll,,!•l,�i 0 RedevclapmEnt Agency of the City of Huntington Beach atld Newcomb -Tillotson Development Company (the "Project") in accordance with L•he Cali.fornia Guidelines implementing the California Environmental Quality Act. This Initial SL-udy was undertaken for the purpose of deciding whether Lhe Project may have significant- effect on the environment:. on L°he basis of such Initial Study, tie Agency staff has concluded that the Project will not have a signir:icant effect on the environment, and has therefore prepared a Draft Negative Declarat:ion. Copies of the Initial Study and DrafL Negative Declaration are on file aL the Agency offices at 2000 Main Street, RuntingLorl Beach, California and are available for public review.--' At its meeting on November 5, 1990 at 7:00 P.M., the Agency and the Huntington Beach City Council (the "City Council") will consider the Project and the Draft: Negative Declaration. If the Agency and City Council find that the project will not have a significant effect on the environment, it rr.ay adopt- the Negative Declaration. This means that the Ikgency and City Council -may proceed to t--onsider the Itroject without the preparation of an Cnviroila.ental Impact Report. REC0W ENo + ' .,QN der . 60 the joint j ublic hearing of the City Council and Redevelopment Agency on the Disposition and Development Agreement: between the Redevelopment Agency of the City of Huntington reach and Newcomb -Tillotson too� Development, Inc..,regarding the Third Block West: Project in 4:he Main -Pier hedevelopm.ent Project Area 4o-Jantt�. 2. Approve a six rnont:h extension of the Exclusive Negotiation Agreement between the Redevelopment Agency and Newcomb -Tillotson Development. (6) (1?/19/90� l T r P r ;���, 42r I ''' �• + �( f�, _ r .;r� I+ t f,•, ' f t , � � ,�� � �' '•A��. A r , _t • �,�'° r iY �Mej �r,�� 1 lYih. .••( I It-?i 'j' �/'+ r,�� � f f ir✓r T'1r. , '���•F' (.. ,• ,}1,. I,'1+, rf l � ., l ,,, .. ,� I �� :y L.ic � I, r 1;,� r q , ji'�+ .1 r! 1. ,.. .7(, � ''� � 1 + ! ! •t � �( ' ' r �� I�. ��' It tir\. -�r � r a I 1, J - ��� 14 V.•'.Y .... • t /i:. " f .Ili`. i ti ��rkt'r 1,� � � � •: 1•rr .r�t. '� '{ r, i stir � r 4,t„y l4M jr •r{Y !I -ii ( .i r -'Y' �� •t ,� a �.1 r ��.', .i::�`?�:iCyViL i1JYr!.tJln-.raar....tvw'n.waa♦vt�YrJ[✓1ll�N�' Page fi - 11/19/90 - Counci 1/Agency AUenria (6 ll-4a . �'iL-y Qgnci ] / gv 7 or merit &(,Joncy) JOI N�_• PUi3 II, C tt ARiJJG 11�N_:-EIER REDFV1;i,opMENT _ PR J 'r AAA - .,p �aJM. lE y..�4. - G 00 , 3 0 pircLnrtArtoN - Tlt � ULQCK • WELT-,,WCOMB-TILL916ON , DEV IDEM :NT CD - 015POSITION._,,.AND DEVELOP NT AGRCC 'N't' 0Q ". Joint public hearing For the purpose of considering Draft Q , N Negative Declaration and a Disposition and Development j'jiQM Agreement between the Redevelopment Agency of the City of rr U!.V.9Q {tuntington Beach and Newcomb-•'rillot:son Development Company for the project area known us "Third Block West" bounded by Main Street, Olive Avenue;, 5tli Street: and orange Avenue within the Main -Pier Redevelopment Project. Area. The proposed Agreement .i and a staff report: including a sutnm�}ry of the Agreement is available for public inspection at tile. Office of the City Clerk, 2000 Main Street, Hunt:9ndton Beach, Cnlifarnia. S• AA, AND UJ>T,_[s kFARINc - p - Df:�►EI,OPNtEN7' AC LCMEt!T RF£tr rU.T-OR_ 0, _209 - L'S2irIZ _�.Q, Joint public hearing to consider the Redevelopment Agency's Initial Study,of the project: contemplated by the Disposition and Development Agreement pr.oEjosed to be entered info by the Redevelopment Agency of the City of Huntington Beach and Newcomb -Tillotson Development Company (the "Project:") in accordance with the California Guidelines implemenking the California E::vironmental quality Act. This Tni.tial Study was tindertaken for the purpo:.'e of deciding whether the Prcject: may have significant•'of feet on the environment_, on the basis of. such Initial Study, the Agency staff has concluded that the Project will not have a significant effect on the environment, and has therefore prepared a Draft Negative Declaration. Copies of the Initial Study and Draft Negative Declaration are oil file at the Agency offices at 2000 Main, Street, Huntington Heath, California and are available for public review, At its meeting on November 5, 1900 at 7:00 P.M., the Agency and the Huntington Beach City Council -'(the "City Council") will consider the Project and the Draft Nugatxve Declaration. if L•hc Agency and City Council find that: ' Elie project will not• have a significant F;Efect on the environment:, it: may adopt the Negation Declaration, This means that the Agency and City Council may proceed to consider the project without the preparation of an Environmental Impact Report. RECQMMENDrb : V e.Aer,r_ied ibd WAZ r0c;td I. the joint public hearing of - the city p Council and Redevelopment Agency on the Disposition and G.1a•"�' �� Development Agreement between the Redevelopment: Agency of the City of Huntington Beach and Newcomb -Tillotson Development, Inc. regarding the Third Block. crest Project in the Main -Pier Redevelopment Pro?ect Area 2. Approve a six month extension of the Exclusive Negotiation Agreement between the Redevelopment Aqeiicy and Newcomb -Tillotson Development. •• �',� ti�,�, .ors —7,7, '�l` �, ��Y it }�'. ., '� t � i 1 •`I ''r ;I ���' ;i Ir f.r r,.11! r•! ' i ` e ul }+.9'� ii,{i Y �! � �+• ,>`f -iyr+�ls r!f i? f ' car I�.,il � �t r �,i ��,% 3' { �' r,' /1t �' f�, - . r�,u�, ,'�1 r � r�„ r, 1 'r ,..• ':.. I 1!.�r. 1'' t , �i, rr Y�L�t?ti �;} tJ '� 1�fr r 5 v , .r / �,i �♦ ' 1' 1j� `,'�j IS r ! .1y'�`'{r•r`�FY +'r r� '1 �t -11,1 { r',t , �,�•,1 ,l , �� :� i�'l �}�Y Y� r _ y !,I (y (.Y �• .I ,'F i +,� :I+ 71 •` ! „ l,, .r. '�� �•' t ,!•.` , f'!; }'t •' '�•``��}. a r • •"' 1��•�T +r- Ir• .r, ('i' i1. �.. ,.r ., .�.� . � *,.11 i; !',;!-, •rt' 'e f;, 'r,lwrall .� h,•lr �,� ;�" ;, if {i {•�',t 3 -ll id�r '(F •may' - • r r, i.•.r;, •t.' if if fly , , �'i0�'R'''S'a.�•: �i • �.} ,.} l u 11j 1y� t���'Ftl ��!?+0� lei,. �,f. rYrt,}1.r.0 I �!' {� ��}l�I�f t, ;�tY , _1} •.1tt �•'.r ', iru�ir��is •! i r.'�'r,(11a�u��-:' e' } I • �tr •�.'Y. }I'S t�h � is .,. r r4 ,✓ t, '!��' 1 , r .t� � ,r. � �� Fr! V 1�'Y,"i : )! •,�.1 /FIt.<r1Y1/ ''1 t �,� tri '1t .t• ..tu. •,. }';, :Y�rY{ ,�1 •I' r l ''31/`t,S , 64 REQUEST FOR • RWIVELOPMENT C'TY OF Huxr0im(li 11RCIt. CALIF. NEW RCA- k%.30 CITY COUNCIL/ . /!,/.�' �q AGENCY ACTION ED 90-40 q inn DIN November 10 loan Nov, 15 Submitted to: Honorable eyorlthairman & City Council/Redevelopment Agency Members Michael T. Uberuaga, City AdmInIstra-lor/Chler Executive OfficerkAlo Submitted h�: Barbara A, Kaiser, Deputy City Administrator/Economic Developniehilp" Pre0fred by: CONTINUANCE OF PUBLIC HEARING AND EXCLUSIVE AGREEMENT Sublect: TBURD BLOCK WEST — MALN PIER REDEVELOPMENT PROJECT AREA Y,7: Conslotent with douricli Policy? YU Now Policy or ExoWlon Sat~ of lIous, Roommarodat*., Anslysis, PurWlrq Swroe, AhwhitItive Ac#Jws, Attwhnmts: STATEMENT OF OU The 161fit' pubilc hearing on the Disposition Ion ah8 Development Agreement oh the captGned project was scheduled for November 19, 1990. The developer has requested continuance of this Iterh until January 7, 1991. him A virsm. V 60,401) CJA�nen the JOI& public hearing ,of the City Codn"ll and Rkeveloptnefit p s, Agency, On the- Disposition and DeVelopmeht Agreement between the _ ;;C:r 11.4 Redevelopment Agency of, the City of Huntington Beach add Newcomb -Tillotson Development, inc. regirdlng the Third 1316cz West Projecit In the Slain-Fler Reddivelopment Project Area to January 7, 1991. 2) ApOrove a six month eitensioli of the Exclusive Negotiation Agreement between the Redevelopment Agency and Newcomb -Tillotson DeVelopment. A_XAON�115 Pde"aht' to,the reqUlftmefits of, the 61ifornila Health iffid Safety Code the joint public lic hearing bfihe City Council and Rede'Mooh'i .."it Agency on the proposed disposition And Develop'marit Agreemeht betWeeh the Redevelopment Agency'ofihe City of Huntington Beach and Newcomb —Tillotson, lac. was duly advertised for NoVeinber 19, 1090. To provide additional ,time to assemble Infdrmatldn pertinent to theCouncil/Agency's • consid6railon of the Disposltloh and Development Aeeemehi the developer has requested uested that the hearing be continued open to January 7, 1991. Thd develco& has executed the form of DIM which will be recommended for,approval by Ageftcy staff. However, execution of this d'acumphi alone does not extend further the Exclusive Negbilatidn Agreement befweeh the developer and the Redevelopment Agency. For this 'reason it Is recommended that the Agency approve a sixty day extension to that Exclusive Negotiation Agreement. 71" 7 7 iYe Y i he -1 VI if v 4z f6 A 1 it W A' 11 .t- .. , ; NEWCOMB DEVELOPMENT 0 Y" O-C f November 990 J 'itY of Huntington Haac-h �AOqMain Street qnd Floor fill. ftntihVion detach, CA 9264A LZ Attention: Connie Brockway, Cl-ty Clerk Subject: 3rd. Block West • Dear me. Brockway: 1A Please be adviand that we respectfully request that the City Council hoaxing concerning the D.D.A. and the &P]Peal of the C.U.p be continued until the meeting Of January 7, Ill addition, NP also request the City council to extl;,nd our Exclusive Negotiating Agreemetit for 8-*AX months. This continuance and extension are being requested to allow the new of the city Council time to fRmiliari.2e themselVes with thin project. Thank you for your help and cooneration concerning this Matter. Sincerely, John,T. conb TC/plti -Y 4 —Tel 2800 Lafayette Ave. Newport BeacN CA 92663 V14) B-8-9844 6* 6N Al lo- J �'�• ��t11,, ar, t , '' r� u`� ' l r y1 4 I ` • lJ. l jf I�ol� 15:190 12t57 HEWC01-19 DEVELOPHOIT PAGE 02 1! NEWCOMB DEVELOPMENT_ November 15, 1990 City of Huntington Ranch 2000 Main Stroat end Floor Huntington beach, Cif 9264it Attenhioni conni" Hlrockuay, City Clark Subject: 3rd Block heat Dear Ms. Bxockuay: A�C�IYEL CITY CLrnK t'ITY OF IIUH11h1;1! ti rr!rl(,CAI,IF, IIDy 15 Iz it PI1 IN please be advised that ae respectfully request that the City Council hearing concerning the D,D.A. and the appeal of the C.ti- P be continued until the meat'ng of January 7, 1991. xn addition, wa aliso request the City Council to extend our xxcauaive Negotiating Agreement for six months. This Continuance and extension are being requested to allow the new mRmbers of. they City Council time to familiarize themselves with this plrojact. Thank you for your he lil and cooperation concorni.ng this mattrr. sincerely, John T. N6 comb C/p1d P •F! rrr , � j+ �+ r • n , 2 i,efely+srtte Ave', Mew W Each, CA 92063 (714) 675-W4 �� ��. �'�' Th "AL PAGE. 02 xx ♦ '', + t L `_, ,, +f. !4 4r._ j � � `41 .ir•� t 1r') �' ' ,•, ` ,1 n .•!. l � r L r Jt• V t � ur � �! �rJ Jr `� ! `Yt�"�Ir �V 1, yr � � l ., 't S •.% I i !1 '1., 1 � I � , ;i, ! ,, r ,� � ;fit..' s•'•1%• ?ail' ; � �r �� , , • ,1', , ! ti I r, r h t ' j,,t., tl .ft r 1l r, i �. I , / 'r ' _ I '•.!r '�.',�uT�`` 1hti f. � r` r ,1�+J���`/����.1+ i �r t S!. �, !,. r •r � ..` itt j,�lr l ti ji 1� i. 11 �'(�!� ,�S f �!� ' � .'1 �I'�! 1 Ir. .� � �' i.,tr , •� •,1•ti /. r" rr�.�' + t•t�i�ti �' � rti?� r f� r. i!i' r .! r t rr. t (• f tt,! o, t1, r,� e r �) .'�. ,.�,' S �1}F' }t '�'r / r• �,:r ! St t i,i. t ! ry�.r r 1 •„' rye �� .. ! � +, ! �`t ! �`��,, . •'�. '., '..: ^r'!I �%�, 7•_.. aL '..�.i.i��• -1 - ---- --- --- ,. :,: t l I''t `S,L ` ,'/�3 -_•''r l(y, ,.��7 /�`Y•. ft� I I) 4 NIe •1 ,+ � f irL. (` !^• , � ii I 1 - jr .. '!' � .L' ' .1. -l�, Nlr �. } �r ytl II �� �..:� j�l -• 1� 1{� 7 � +1� '1�, ('� !�.'. l •�� �trl4(A � � ° � I , �1 1�1 p•:' :.{,-.'. , . H ,�. ., ... �/;r t J 1' it 'tv ,L 1+t��y {� Ytl t% �( ICJ' ��'� tl � I • / /! R { � f t7 t } 1R3 , f{ 1 r-trf$"�T[ �I t;• r �,Rt r, y I,M yr � • t_'jt , + ; � • ., 1 +. r rfl ' _ 1 1 �� / ,i� .� '; '�•' �!"f��.�l"r�'t''+�3�:Ml�di'A:'�"'./',y'�1�?FiF:'.f.^_'T.11jK _ , ...�,�ct� _ r' 4•r 1 :.f;,} * f �I t�,rt ! IeJ•+f, r �•ii . a t};'� •♦„C1•y,;gt 14..ij• 1i 'Lt r •ie .7 N iii},} Y�•.d V41',, fit•(( Av ti If , "} yl!• tr! } ,,4 , tom: r lei � r , t '� 1 J�+ � h •3r "rl .• �' R fir. � 3 f ,; •., ' .� s r •� j r r t'2. r f '. y t 'J }'. !:, {' '. ,, l t j yrr/ CFI ;' 3 y r•J �� � Y '•'. •!t !r yil,�,l i�/j tit �" • 1L , ..I • '�r\ Authorized to Publish Advertisamen13 of NI kinds inci0dln2 public notices by Decree of the iuporfor Court of Orange County. C&Vorn* Numbeir A-6214, September 24, 1961, and A•24831 June 11, 1963 STATE OF CALIFORNIA County of Orange I am q Citizen of the United States and a resident of the County aforesaid; l am over the ages a! eighteen years, and not h party to or - ritere 1sted ' ift '.he below entitled matter. I am a pttn-apel clerk of the OH41QE COAST DAILY PILO.. a newspaper of general 6irct11altion, ptinted.,Ond puhlIshed in the City of Costa Mesa, Countof Orange, State of California, and that attached' Notics is a true and complete cony as was printed and published in the Costa f 1esa, Newport Beach, Huntington Seach, Fountain Valley, Irvine, the South Coast commun',ties and Laguna Beach issues of said newspaper to wit the issus(s of: October 19, 261, 1990 I declare, under penalty of perjury, that the foregoing is true and eonw. it Costa Mesa, Califorrli S' ature Wo of MAMA I��tIS •i�1 i On kv&MtW S. IWNi I�ri�a�+-��anoNt ffod V" 1/On. aN1�1•i i "*tlrrd ki O►Jt�d : Ef ", w AWMM�,; 6111 M :1tCiini '. rrM. is rivolib . for ytbk *04rn n M ORU 01 city G1gk, M" Rk mvi5101 PROOF OF PUBLICATION . �,,�A Itl�ta • t.+ 1 , ' �Ij•. t,� l�' .�k�tn'w ',�•r rc t r -•tr��'�R�IIF,i�T:AYI�'i��il'M�I�'�^.�^TI�Y„t•'Ilj{t,rN','K_", �r � �h�], � �� :'.r'/ 'Jt {t.�: � .r' 1 Ar1� ( ! i! :,� � ' i' f ' �.i;{1' ��y' ' 1 i �a y.. •_ ,.. l�: al..�f..; + ',�.. i i ! �+ ,•y �r,l � Ir•J'r �,. ..� 1/" t.i i. '. ,° '.�•, r 1: r +.i' � i.r •, ,1'.+ ii t1 i •y k t�'Ar f�' �1(�•.r. �.J r_, 111.. +r)._ 1 '7 1 E- .9,7 , r7f1`>. ! 'i.' 'y �' �♦t i• o- t \ i\�I: � �I - �1' J' i7 tl1 '(•'• .!- t /.+t 1 •V ,''i (' .rat �,rt ;'^,e•, .1 .f t: � "r I �: '>'� rl.r, F ,a.r.' ♦ � 1, • 1 $,i F, !. �i. }K �. 1l: i; .... , r 9. '� ,.., .'. •:( .>\ - L� •�7 r '`i' ,:�'.. 1� ! .,�Y �M li ! J r. R//R�..�'�.. t^ ':� L', v,. ':}, �• } Y:'.t\ :�. , ,.\.'��: •r•'. 1 / f, •1'! t•. `/ ^- :�.; Y. f :'' i 1 •.` ,. .,i r 1. 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'. r4r —---•----- #01�f� J .i �, lJ ; 1, 1t ��11„ �t� :j• � ti ;V�,�� + Ij NOTICE 01' 1) tARING ' r' 1'{t+ L��S'}�j51�'UiJ 3 ��l '�(._��111rY4�_.��v'1�----��`A ) .� f• fJ In November 5, 199 --an -t1w1;&uTGe, nt 0 at 7:00 p m, ar B T b-ti-hatird;-, ,� l a i at the City Council chambers located tit 2000 Main Streei, Huntington BeacIt C I forilln, the City Council of the City of Huntington Beach and the Redevelopment Agency of tile - City of Huntington Beach will hold a Joint public hearing to consider lapprovul or (0 4, Disposlilon and Development Agreement (the "Agreement") by and among the Redevelopment Agency of the City of Huntington Peach (tilt. "Agent:yll) and Newcomb-Tillotaon Development Co. Such agreement refernrices the project known as "Third Block West" bounded by Main Street, Olive Avenue, 5th Street and Orange Avenue `; '' i wlthlti the Nialn-Pler Redevelopment Project area. The proposed Agreement and n staff report Including a summary of the Agreement is available for public Inspection at tilt,. Office of the City Clerk, 2000 Main Street, Huntington Ileach, C.-Ilrornin. Should you desire "iirther Information concerning this matter, kindly call Stepher Kohler at (714) 536-55-12, ,I NOTICE Or- PREPARATION OF LAR TION AFT NEGATIVE 1) W!4 rut i7 C, 'DEVELOPMENT AGENCY OF THE CITY OF ri Notice Is hereby qIven that the RL HU!, OW, ITINGTON BEACH (tile "Agency") has completed ait' Initial Study of the project ccriteinplated by the Disposition and Development Agreement prcpased io be entered into by tilt Redevelopment Agency of the City of Huntington Beach and Newcomb -Tillotson 'V Development Co. (the "Project") In accordance with the California Guidelines Implementing the California Environmental Quality Act. This Initial Study was undertaken for the purpose or deciding whether we Froject may have significant effect oil the A environment. On the basis of such Initial Study, the Agency staff has concluded that the A Prolact will not have a significant effect on the environment, and has therefore prepAred a 4_1V aration. Copies of the It' and Drat Negative ['Iecla.tatlon Draft Negative Dech ittial Study a t4 are on file at the Ageitcy offices at 2000 M,.'n Street, Huntington Beach, California and ;0 fl, 40 V are available for public re-;!ew. At Its meeting an November 5, 1990 at 7:00 p.m., the A ency and the liuntlhgton the Project and the Deach City Council (the "City Council") will consider Dr.-ift. Negative Declaration, If the Agency and City Council find that the project \0-11 not have a significant effect on the environment, It may adopt the Negutive Dec!arat!c Is means thtit the Agency and City Council inay proceed to consider the Proit cl. without the preparation of an E.,avirionmental, lil!pact Report. -11" 'N I, �I, "t, Any person wishing to commeat on this matter tnust submit such comments, In k; 7 t writing. to the Agency prior to tne start of the meeting. ,- `ce�> (;r ' .41 err By: Connie Brockway tit) City Clerk C. City of Huntington Beach Published Daily Pilot October 19 & 26, 1990 o 01 _J -4 iiix MI :71 r M e. 1=, t -R, L k-i 4 f7 • A J Ir it V TI, 'It • •, ,r -,� t t,! , .fir ' �.. •rift � I! 1 I 1 ' 1 � ,j,r1 J f �tsf� '•, ,, , .1. 1.. ,, ,Jrr!'(i 1h.2(' z l� • 1 ' 7 i t ' t i '�r,r,j�"� `r r 1 II ,• :,+'• r r .. - r �.r'i ,.-...:� �� t�4V "ir ' ;, a�. r, ,,,re+.:a.ryr;�tlu..�,..�...:.:.!, ., - r 'f1 •j•' ? '',r1 REQUEST FOR CITY COUNCIL/ . �Y I'c•, i , ACTION REDEVELOPMENT AC;, AC ED90-3a 17/1d November S, 1990 Data .........-- ` fI 1 Submitted tnPonorable Mnyor/Chnirmnn City Council/ iedevelopment ARi:nc ' jai.chael T. Uberu,%ga, City Administrator/Chief Executive Officer secbmitted by. iser, De putt' City Administrator/Economic Development Direitorr'f�-�� ! by - Barbara A. 1.a 1 - i praparod by: -•'f CONTINUATION OF ilfAi:iT UA'I'EEi1RB DLOCK'�iTST -DISPOSITION ,1ND , • Subject: DEVELOPMENT AGREEMENT - MAIN-PiER REDEVELOPMENT AREA Cnnsslttent with Council Policy? [AYes [ i !;stw Policy or Exc tion -- Altwna tive Actinns, iAttechmsnta: 4� r Statement of Isuus, Rocomrn�stion, Analysis. Funding source, .STATEMENT (fF ME: t t iL The Planning Commission has continued its consideration of the entitlements for the r �i y' captioned project until November C�, 1.940. . ` 4' ` Continue open the advertised !+e_nrinp, for t�Ic Disposition and Development Agreement 1 ; " 4 between Agency of the Ctty of Huntington Desch and the Redevelopment Agenc Newcomb-Tiao;aon Development, Inc. regarding the 'Third Block West Project in the 1 " - Pier Redevelopmint Project Area and the Negative Declaration for the project to = r.' h .•' r Main I i P the next scheduled City Councl'/Agency meeting. ~ '1... :,II '[, II •. 1J ill � I ' 11 , • 1 I t 'rr � ' 1 � ' 'r he City Council and Redevelopment Agency on the Disposition find The joint hearing of y r' Development Agreement between the Redevelopment Agency and Newcomb -I iilotson a1 jt 1evelopment, inc. was advertised for No- mber S, 1990. This advertisement took place in anttcips>tion of Plaiming Commission action on entitlements for the project a� it= meetinof October 16, 1990. At thnt time, the Planning. Commission continued the g opportunity to consider project to ivove.mber 6. To sallow the Planning Commission the oppc� rior to the Council/A,genc' consideration of the Disposition and the entt:',ernents p / t Development Agreement, it is recnmmerided that thr. hearing date far the DDA and 1 t4r v ''r r Negative Declaration to continued. a, �' '1, ` j 33.Re�-��V �l�iS�i]3rr�• CT? t : <Z i.. � ,�,t(' tI I ,1'�• ! I} t ,J r.11� 1 :JJ �t `! r ,y '•�, 4,�'rY�s f�I�'.(•P`{, �'�• , j, .{ 1a fir, �� , _ �, Not applicable for tills action. cry ,. n? Al.- Do not c-,intlnlie the hearing date. ; �'' `% rt 1•rJ� r r+1' ATTACIMN� i�r � s `tj f � . F { (Qclil• Gr tt I None. ♦ ' j �Tr,t li'` 9 ?r1Ti;;BAK/SVK:jar ±t: }' 7946r ie , t� J ` it 1..i _ •r• , �'^�' ' � jyG ..err , r' r 1"�} d •, .: .. i }.,...y-,.� ••'� ., ♦,,., ^�'}' — r Li,r� r ,r Jw',1!'w Yr: ,' T , ':'C / Mr r147,� .19� •/{ f �' . r '` ,_; ,'� � • � f �� . .. �{,• .�'-'h",�1;�•r�4fr• .; ,�( 1 rr '�ri',' , ./ t•� .I:ri 1, t•iJ '. ;"�`f :} .{., ,:i� ^)� 1� ',I •' �i 1 , .IL •( '1 A 17 I �i , At,rlif t'3�,2, .{ r�� .J1, I�.... ,r i:: I• '1,•. '+t, � i� � i ;r f+wi 'y'd;, Ir � �j2. Iy 0 ' )}f;4��Jhrrt `,i j(i , :• L ] r I. � . r. } ,'. 11. i, ;.11 i •,'1 • , ,r A> ��;- 1, •:� NA•` j" 1 •j: i 'r�l I � �,,4. '', '�l ,, t/ r • .i ['I• , r f S, J i rAip� ifs 'r'lJ .'i(: 1 :- r. �i1,�';t ,Il .. t' I. '' r'r;i Y'� I• iiJ; •,.Ifr�.y,� ,'�, + i .1'�l ,• i�. _ j 11�r. t '•(t _ •�! ,•, .' ��f t�.iwfd�4 T. • !y� i"7' r r , ,I tr :i •1 'i' 1" 1 .1 ti (, :':•: . ,' ' ' '. t'_ rl�q-!,..,,.. : • 1. -.r, . • ; ::..+ i. ,.',, 1 'i.� 1 ,, �';`., ::y�„• ''Fit. - � �,. • , _ ,{� t: � I s a '', I::,yt-' ,.,: 4r 1F�' �T�;�,�:'- ;ti..r l�. �.,�,{r.•. :' 'L ,i, _ ', t•t Y .� l 1,"''•r ' r •tll'y,�•;:���' :. ' � j t,=" :• tN `j 4 ` , \ ",. -^' .r. s i J 7 I ,Y �' �, i.,.l .t 1 ' ,. rr 1?!' cwi• fi,' • � iek �l 1•' ,(t��/ t: .. ' ./','4r. •1'; ; �... ,, l: f�.. .�' li•� �, �r II,l,J,, +l:.l r. -+•l'4,?T,�''�, / T 1 `} rt' �+ �i_ t r. !• '. 1 - - ,. !J rr, �:\•. I., „ t i . �•J •[ ��' ,�'•>+t�fi( J�(fr � eL�� 'r� .i I 4; fir- ��� [t �i+ r I ' • , 1 ' • t STD f' �,1 ! �NiY F 1 1 1, ST11ADLINO, 110CCA, CARLSON & RAUTH <i - A nnorcaslLTli,,L connaniltloTl rn1T►R. [TMADLINO LAW99HCE S.C131611 ATTO11NEYS AT LAVI NICK R. VOCCA WARREN a. OIVCN C. CM►10 CARLSON JAMES OE[TRR CLACK at1L7 /IEWPOnT CENTETI Pnll'[I SUITE IBL7p 1 _ LI WILI IAII R. PAUtH VI $16PN914 It. IACOUNT rOaT OITICC DON 7AlLO - i N.C. YCHAA► IUhlt► L. NCLLAND 04ICHAR•1 :. OOODMAr; 'OHN J. MURPHY ■TEPHEN T, .10199:14N PRRnT J. 1ANN016AT NEWPOnT O►ACllr CAL11'OnHIA OZb00•CAAI ThOMAS R CLANM,JR, 4.311RRT A. WILMON 1ZLtPIIOIIE 171 A) 725•4000 •J1•Y IIEN A•rR►DMAN LISA PI, RITSUTA ,r+• t�, DA•, 01•, vAtWClI CHERTL A. now TrLL•PII0IIC(7141040.7033 I-Z. U OALt NICHOLAS J, VOCCA - NUDCLPH C. SH&PAP0 JULI[ M POnT[R TAM I/u/10[n • 1 R011RRT J. MA119 MARK T. ,•F+'�r H.J.rillBoT hatERTC. ru►uae/rN 171A1 /.T 1i•AIOn .PUCE C. STUART A-AYA Lnu(fE •RTANT . r OOUOLAQ IL 111011:.M RONALD A. VAN OLAPCOM 4 C. ►UR1 ,IrAGER ATEPHEN 01, P,•NAMARA ROErNT I. WHALRII DART A. PEM09RION PO[[RT E. f1cr J011N M. ANT=1 THOMAS A. PIMTONL J. NILHAtL VAUn11N 1 IY SCOT► t. MACONNELL CI\OT R. MUG "to _ RANDALL J. EHt'1NAN OININE L. HAMP"UQN MHuCE W, rRUCNTtn •AURA %A /„ RRID 1 MAN'. J. kUtFI SCH tnlC 1, /A►IRMAN (I 1 11 rl' l t i, is � - �� ,•�� •\:- i i�1�J Y A r 'J • L . +1 f. I, IY r r r Fr, ' rt , r'{ r • , r' j rt f I x��; 1, ,tlr ��� 1'I ['' � I �• It r�l•r� ��r �L' r!{�! :1� I' i �� J. ��.�������, .., i14�{: tl! °�1.i i"i1}�}�+'F�e ' �,,�LY ?Lt1 t •: �, IU S.+j a !� 1Sr• �q '. ('1 .;•A. ^i1`��1YFrl`1!lu[�YSa} M �x� �y�1 { -+, ,• . 1 I IIt r /11 �,. ,' TI - a 'r•'' OEM r i •I �+'il •� 1 '_ ,I • I1 I1 JM h, ` 4.�� .,. , ' tl 1 l.Ll� ` 1•• I ;'j• ' 4 [ 1 1 1 Y Ia: r � t,�„4r :1 =1, 1 [ �r' rF [ �r �• 1 J� J � � , k ' 4y �jL � .. �• 1'��b1 I ,l� '• ,, '�t• t },r,~i L I• 'Y �:F } ��'•�hK •. � .. , r, ``'1�1( ' 1/ •�' [t 11 ci i r 1 , ,i I S• tI' • ••11{ir) ). Y1.. tl .., 1 1, i1 • 11y {• 4,�" a JI6'y•r ;�+� +t it �a ( i' � Yt i.l .,, •.+. F' 1 LI � `�"�,' .�� } .,>�' T�� '•T. r;.6,�1 v r.',1 ,- _.,•r�J n• Y rJ� '• 1 1l1 ( , i•1 -I. , \ '., 1 `le.., ^r��!�� � 1x('��` OS,�f fib^ r ( tr ,\,, .. 7( r;. J� •1 , �. ll ! �r 1 r.a� r tt 1 , Ir ' ` � '•""+ 1 '' 1 ,rt•/ i `� i� , 7� •�: '•1i, v I �„ ./ lr ril f r. 1~ '+ %�11N N�kj11 1rt r ' r 1TTt+ r L, r- :,• (It.,�•. j��t,.v4t 11 C�91/1 �• w ..iceJ.. ss r ih , 1,«7.I:�f ..f;) rii.: !II' ,, y, • ,, 1 1 ,. t rl, �L� ,l r . , r I fl fl fJr' t r�•tIF 4 y e f HAREM A. ILLI1S MICIIAEL J. RLJf%IkO ELI[AMCTI C. OMET 11 JON E, OORT2 InuCr. I. MAT ♦LAN J. PCtNCL OONALO J. HAJMAII ANOnCW P. RIrPIN JOHN J. 6WIOA11Tr. dN. DARY R i7CIP'Nf P/ICHARI. I. ZAOLOCNI J•;I.N O. IRKLANJ H 91LA. R, RERNOTEIN MICHAEL J. IIENOC nJART CTLCSTt STAHL RAADY DAVID 11. MANN C N RIRIOPNE\ J, NILI•AT,•IICK QALIL 1, SCHLESINGER .IDtL H, OUTH DANA R. RR TPIOH JULIE MLCOY ANINE OARRVL P. OIOCON DAWN C. MONCYNCLL JO•NI 0. Nt CLtNSOH OWtN R. LUnOW October 23, 1990 Mr. Stephen Kohler IIMITING•rON BEACII REDEVELOPMENT AGIENCY 20'50 Main Street litintilir,ton Beacli, California 9z648 Re: Disposition and Development Agreement Th Ord Block Wit-. _ [year Steve: � 1� � iC'• `1 rf)1 7 1 ,, L4 , a'7 t e`. JOH'1LORtCr[NNIDOC nCNA C. L'CN[ ;� i of cou-s-L 1 11fi W MIT[R16 DlntL1 OIAIt � ',{�l{� ,I (71.4) 725-4179 ,7 ,y •1 , .r- t. 1 Ii - ( "ram rft ,. • _�- ; 0 g1 •�a T� I i ^�• xt _ r'1 'i71 �i '• rll�r..r. �,1� 4I" Enclosed are -even pages to be inserted into the Third Block West DDA. Thv existing pages in that DDA should lip. discarded. Only one zubst•antive change :vas made in these substituted page: the third paragraph of (Section 307, which was inadvertently delet(Id in the last version of the DDA, was Inserted. Please lot me know if: I can he of an), further assistanc-. Very truly yours, Sits LING, YOCCA, CARLS011 S Rl►tl'['N Jon Goo X JEG/dt: tIClosure, C / j /17jj • o 31 ♦,�•�f+ iiy,�.{ i tto i' rr;9,yx -i' �M71 :7 w f 4 (F t;f 7, • 1 1. •� 0 irt i" rt ti .. . ,, hj•.l.� .��t ;:� ", 1, ', ...1;•... - '� '• J r ► 1�1! ' .rt 'C {y,. 11 V i t . A. � t [5213] Conditions Precedent to the Conveyance (5214] General Plan Designation and zoning of the Site; Subdivision Map Approval •i J1 �i r�;. �,• 0. [5210] SuMission of Evidence of. Financing - Comnitments and Loan Closing " IDS [51161 Relocation j r. III. [5300] DEVELOPMENT OF THE SITE A. [5301] Development ref the Site ti t r 1. [j302) Scopo of Developments 2. [5303] Site Plan 3. [S304) `rnistrurtion Drawings and Related �. Doc:umants �, ®r", 4. (5305) Review and Approval of Construction Drawings and Related Documents`+�1 [ 5306 ] cost of DevelopmentAZ; >> i,1 •---•j r, h ,w�t� 6. [ 5307 ] Demolition of Site`', --.- + 7. [5308 ] ConBtru4tior. Schedule a. (r309] Indemnity, Bndily Injury and Propeity it '<„] N t•I Damage Insurance 9. (r310 ] Clty and Other Govarnmental agency Permits ` 1p. c]311] Rights Cf Accuse 11. [S312 ] Local, State and Federal Laws 12. 15313 ] Anti -Discrimination t �• , B. J'5314] Mor tgage, Deed of Trust, Sale and Lease -Buck r 1 ayr4 fr.=I Y 1 Financing, Rights of 17olders , •:14 11. [5315] No Encumbrances Except Mortgages, Deed+ t•. i f��r ,I � ��i `�� �• of Trust, or Salr. and Lease -Back for �t,Jls; ,,'F • ,<< Development 2. [5316] Holder Not Obligated to Construct s' l<t '.k +r Improvements .., r0r,, ti +J 4^ 3. [S317] Notice of Default to Mortgagee or Dead of Trust Holders; Right to Cure` Y I��rr lift(+vY 1� �li'• 1 1 ' � ,, ,'.�yi7il�j vf�_ Ili 414 10, rt,� �! `t ~t�f,, •.r i �- •:,' , .,;/ '�;i?7�.. ,�rf+�;�i '•t, �p'.'�rR ... +�;. �... f. :.•rr "•,....� - ..•a,..Y,,,.-�J''^ .• �...... i�•'; 1 ��jy4 +,� ' �. +• /:.. �'. � .. FI;YY': �` .� � �{$Ilf '%�` ,;w,., ., . •• ,% �'1 T�' + 1" {. ., ,t,J.r', P rtFa i :a;J(�RA�#!6f�3'�i�' rt ., r ���� 1,�, ( n•.n, tigir ..'� J' �, ?,rye ,,,,, 1+ '_`• is _ r„ �.;. L..'�, i, ��j� �II'1!``;� is ', 1=. '11 `( . "� yy• ,ri.1P. ;� '7. � �•� ;rig r' '.f '^� ivr t 'L•-', ��'' �7'S` . a " ' r. �r ,1 C1. `�I'i ' }i . ` .. f. ',t • + ( �rf �' 1 ✓�V rA {,�1. ,• •�r �/i�l�!, { .i'!.• � 1.1=... ' �1 .1! � ' - . '': ,. ,,l •�1 1:', �.� l• � 1T. 1L�i ri'�, Sy�r.: i 4'! err J' r VT • • r r ;. 1IN 00 lo (':i ' ,'I .. !' ,�I•� 'r: r .fit ,Y. i ),� [5102] The Redeyeilppment Plan The ]Redevelopment Plan for the Project Area was approved and adopted by Ordinance No. 2578, ae amended by ' ordinance No. 2634, of the Ci!-y Council. of the City of Huntington ^� Aearlt. Such osdinences and the Redevelopment Plan as approved and amended (the "Redevelopment Plan") are ii:corporated herein by ' reference. Prior to issuance of a Certificate of Completion for > the entire Site, the Agency agrees not to amend, modify, or t' change the Redevelopment Plan for tbo Project Area in a manner 4 ' that would affect the uses or development pormi.tted on the Site, the restrictions or controle that apply to the Site, or any other + ' aspect of the use and enjoymc.::t of the Si.to in the manner contemplated by this Agreuirent, without the pr$,Dr Written consent ;s\ cf the Fraveloper.. Amendments to the Redevelopment Plan applying � I to other property in the Project Area shall not require the consent of Developer. ' C. [5103] The its The Site is that portion of the. Project Area as designated on the Site Map which is attached hereto as AttachmentL , • No. 1 and innorpori:ted herein by reference. The Site is de-- "n 'a'`�! •e scribed in the 11Lagal Description" which is attached hereto as Attachment No. 2 and incorporated ated herein b reference.r 'i ;; z_�;• The Site consiate of the following parcels of property (collectively, the '$Parcels"), which ara identified on the Site Map: (1)• those certain parcels owned by the City and the Agency (the "Agency Parcels") ; those certain parcels owned by one or,�1 more third parties (the "Third Party Parcels") ; and that certain property,. consisting of public alley located within the site, ;` which will bo vacated and abandoned by City and conveyed to the ,"i! t•.r. Developer in connection with rednvelopment of the Site (the "Alley Parcel"). It is understood by the Agency and Developer aFs that the xist:ng Site will be subdivided substantially in accordance with that certain Tentative Tract Map No. 14352 (th© d "Subdiviaion Map") submitted by the Developer to city. The legal Mots created as a result of that subdivision (collectively, the "Lots") will consist of separate legal lots containing retail, market and office uses (the "Commercial Lots") and a lot containing residential condominium improvements (the "Residential Lot") D. [5104] Rgg'tLes to the Agg14 +✓;,I 1, [5105] Ust Agency The Agency is a public body, corporate and politic, z' '� r exercising governmental futctions and powers and organizad and ~` existing under Charter 2 of the Community Redevelopment Law of the State of California. The principal office of the Agency is D:0682R003 .WP/003 (2) 101e90-22� y �1r< f ", 1, 'riv., .� , .:1:�1 .�=r .. .': Fri? s. 1.i r +vrra`r- rr•xe n.....-.+.. w.+.+..n+,n w<...wr�r•aD:i}' rn � ' 'S ,l ,i, , • ` TTT.r•��j fY •5�� f t.,. •` f fi14r-I `,'r +C ��; 'rl7taif to ^`�ti •' /1 . I{ `, 1 (a` iti' '�, ,,-11_ 's��'°^ }1`l `,�. 1 11"�� '', . ' t iS 1 ,, \S i,,,• { j'!,° i� ''/4^ i M7 jft,�`'r T. ly t •'1�!. F `1 ' ! r,. l.• p 7hfp, "'"`�i��4� ', ' %' ,'' \1 "+.'! .:i ... 1. •` art! ' j� �.p� ! ` pre' �LfiF •" 7� `�/ !A ,.�. � I, { 1�f "r�7 inspactor(a) and any other uomporent nystem inspector(s) deeiqnatad by Developer, at Developer's expenses, to expedite inspections and approvals for the improvements to be constructed on the Site. If an outside plan checker(n), engineer(s) or inapector(s) is (are) retained at Developer's request, the Agency shall use its beet effcrto to cause the city to submit such persons for Developer's reascnable prior approval, to select such outside plan c:hecker(s), angineer(s) or inspeetov(s) and to arrange for the bills for the services of such plan checker, engineer or inspector to be delivered directly to Developer. Developer uhall be solely responsible for the payment of such bills. ` 5. [ 5306 ] ggst of DayelODM Dt ar Excent, as otherwise provided in this Agreement, all ' J, costa for panning, designing, constructing �hQ Ymprovemu:�tc� � - shall be borne exclusively by the Developer. Except as otherwisA providers in this Agreement, the Developer shall also bear all costs related to discharcrin5 the duties of the Developer se* r �• forth in this Agreement. The Developer assumes the responsi- bility to construct and shall let contracts for or cause to be _r~; • constructed all "Off -Site Public Improvements" (as that term is t defined in the Scope of Develoloment, Attachment No. 3) which are`}� =t required by City to be constructed in connection with Daveloper'a improvement of the Site. ' ri.,v f tC•� If any "Additional Off -site 1uprovements" has defined , 't`, i 'r���;`,�;n• i below) are validly required by the Agency or the City, the ,r Developer shall, subje.t to the limitati6no below, be obligated " to construct or cause the construction of such improvements and the Agency shall reimburse the Developer fur all "Expenaes" (as defined below) incurred in connection with planning, designing and constructing such improvements. If the Agency or the City f, r regnires Developer to construct any Additional Off -Site Improvements, Developer shill promptly obtain an estimate of the cost of designing and constructing such improvements and stab. �;• +� , ;-' deliver such estimate to the Agency. If the Ager.7;y still wishes r to have Developer proceed with the design and constrv.:::i on of x ' :! such improvements, it shall, within thirty (30) days after receipt of such estimate, approve the scope of such work and the i �i ;, s w-•., r .'- `' �> proposed costs thereof (together with a contingency for specified types and amounts of cost increases or overruns), If Agency `� ''• t disapproves the proposed Additional Off -Site Improvements Mark within that period, then the Developer shall have no obligation r + r to construct the applicable Additional Off -Site Improvements. F` , .. �r Agency shall pay to Developer all Expenses incurred by Developer i;: connection with the Additional Off -Site Improvements not later than thirty (30) d,yn after Developer's submission of (i) a signed demand for payment from the Developer certifying that the t Y. �► i! r work for which payment is requested hap been performed, and 0 t a certificate, opinion or othar similar document from an )''.rr lot [ f. r� •., ,t f 1)20682EC03.WP/003 (38) 101990-12 41 ` •, ,ram ,, a 71, T'j 1 '•r ,i .`, I�• �r ,' .. i .. . •< <•f tr. .... t:l�i ?1�. � »`��W�'�A _.... Lr'� � i t 1 , , , , '. r:.. .`, � t• ... ., r i/ ,:s �'.Y 1 0.)4 r. ,1 ,�• ♦' I .. - 1 '' 1� \ r � 4. ;1;' t. ��, ' 'h. , .�41 '��} '+;�.. .rl. jr .i,. '• � `.4' ,; q`., r, ...i tr:�tr Ai�'ii r c 'S�' �L ..r `J rr _., .' r. I ,'. ,,•:7 ' '' 1 1•/ .' ,. `�I ���1'^re 4C M1' i , - ' t. , ;'( ! • i l .. •: � �,,,�+•'.....r„!`• < `It Fir • I. r 1 it -r ,r architect or engineer acceptable to both Developer and Agency, in their reasonable discretion ("Approved Architect") (which certificate, opinion, advice or approval may rely upon the certificate, opinion, advice or approval of other lieenued r trchit'acta, engineers or government officials and may contain reasonable and customary assumptions or qualifications) stating 0 that 'Ube Work for which payment is requested has been performed. If ouch Expenses are not paid by Agency to Developer !1. when due, they shall thereafter bear interest at the Agreed Interest Rate from the date due until the date paid. "Additional Off -Site Improvements's shall mean all improvements cr worY. located outside the legal lot .line of the Site ("Boundary of the � Site") as shown on the Subdivision :asp, or within the area of the Alley Parcel which is to be vacated in connncti.on with development of the Site, which are not expressly identified in t' r: tbn Scope of Development as included within the maximum required Cff-Site Publio improvements, including, without l mitaticn, all such street, sower, water, stare: drain, ^ATV, gag, electric, i telephone and other utility improvements and/or relocations`: required outside the buundary of the Site or in the Alley Parcel. Notwithstanding anything herein which is or appears to ,. be to the contrary, the "Additional off-Si'te Improvements" shah ' include any and all dneorat,Ive paving or pavement required by the Agency or the City to be installed by Developer outside the _~ r Boundaryof the Site. The "Expenses' of constructioq any Additional off -Site Improvements shall mean all direct and s, indirect design, planning and construction costa, expenses or fees incurred in connection with any Additional Oft -Site Improve- r, =onto, including, without limitation, all engineering, legal, +� consultant, and architectural fees, all permit and bonding fees { or costs all points, fees and other financing costs all interest charges and/or reserves, all insurance, management and �► ;,i rr ,i inspection fees and costa, and Developer's overhead costa, wnich r shall `be deemed edu&l to ten percent (lot) of all other coawe and <; expensoe incurred in connection with constructing the Additional Off -Site Improvemnnts. The Agency shill not be responsible for reimbursing tho Developer for any raYments by Developer to to Developer or any wholly -owned affiliate of Developer which are in ri excess of the amount that would have been paid for such services in an arms length transaction betwoen unrelated third parties acting under th® Rowe citcu:nstancas. In no event shall Agency withhold or delay issuance of any Certificate of Completion because: of the Developer's failure or refusal to construct any Additional off -Site Improvements. Subject to the ;:arms of this Agreement, the Developer shall be responsible for all fees associated with development of the Improvements, includir j, without limitation, school � `� ,R-�aY •y facilities fees and other impact fees. The Agency shall use .its a. rfr oz 3 !� D:0682E003,WP/003 (39) 1^1990-12 u'• , ll t)e ! ti ,.7^ ..,...i T. --h .•�i J7: :,:!/n4i'�. rw,.:..•+srw.... .,..—.. !i t; •.°�r.'S. �1�livnL '.:.,r S :, ..^a. ter•. D .:1 . ;.i r:y ..i __ r „��' t• r ir`I ".`arc 1r.'••, i , ,; �'� (ll A ! ��� is '—i r� y, ,, S! • � .�' r - i ' t( � •� `d r� bra ,i� t ''' � (, 1 r• 1 `5 r� r , ilf71 beat offorts to aaeiat the Developer in its efforts to minimize the amount of such fees. i r 6. (5307] P_Q on lition gf fl,i .Q It The Agency Shall bpi responsible for damolitinn of all r improvements existing on the Site and for clearing all asphalt,: struetuxua, foundations, tanks, and other improvements from the Site pxiur to the Conveyance. All demolition costs and any other costa related thereto shall be borne solely by the Agency. Notwithbtanding that all costa related to the demolition shall be ultimately borne by the Agency, Developer shall advance such costs on behalf of the Agency as such costs are incurred. All such advances and any other costs incurred by the Developer in connection with such clearance and demolition shall be added to and become a part of the Developer Loen � described i.e Section 201[7] above and shall be deducted from the gross purchase price in connection with the determination c•i. the - Purchase Price pursuant to Section 201[ 8 ] above. Jill such demolition and clearanco work shall be bid, performed and supervised in .he manner provided in Section 211 (3 ] above with raspect to the Aemediation work, including, without a: limitation, involvement of the Environmental in the ` + bidding and the supervision of the performances of nli asbestos ` removal work comprised within such demolition and clearance, and + th` involvement of tho Developer in the bidding, supervision, inspection and monitoring of all such demolition and clearance wet' k . At Developer's election, in its sole discretion, Developer may allow tha Conveyance to occur prior to the detualition and clearance provided for by this Section in order to ! - allow Conveyance of the Site to Developer concurxnnt with Developers funding of the Acquisition Costs for the Third Party Parcels. In that event, the Developer seal: have sale s '� responsibility for coorUnating and supervising such demolition and clearance and shall contract directly with the persons or entities performing such work; provided, however, that the Agency shall renain revponaible for funding such costs of demolition and ' clsarinnce which are incurred by the Developer pursuant to the `�•;`rr following terms. The Doveloper shall obtain the Agencyts prior ' approval of any proposed uontraets for demolition or clearance or : _ amendments thereto and shall from time to time as demolition or clearance costa are incurred, submit invoices together with all bills and other documentation reasonably reciuestai by ha Agency ` �t to the AganGy evidencing such expenditures. The Agency shall i4 reimburse the Developer for such costs within thirty (3W days of its receipt of Develope:^• s submission of its written request for t? payment. Any costs not reimbursed to Developer within the time s ' provided above shall thereafter bear interest at the Agreed {,� interest Rate until p&id. ra !, D:0682E003.WP/003 (40) 101990-12 ' 71 �', ; W :S Ii ,. �� S i : ► 1r io r v .r- .•,-rr'w:•,� c ,-r it t'� �-1��/ '•T in. �7ti]�T ,a.., •i..i,, �.:i1�•yrtt( ; .(fir, f r , ��i„�!, ',,`', ` r1 !r �, ,l.r r -+` .. r . �'� i _' ! � .• r� , �t , fir.%' y �t�� j• : 7 A. •i'i,� � 15.E i"Ca r ' ,, k .� � �,. - '` , !�•. (�1 ` rfi ) �1 I r! requirements pursuant to Health and Safety code Section 33413 or Government Code Section 6650.' or any other applicable soctions. " C. [5403] L{:rkipg Caran2 Developer shall construct a subterranean parking structure (the "Parking Structure") on the Site, aG described and set forth in tho Scope of Development (Attachment Nu. 3). The cost of constructing the Parking Structure shall be borne solely - �� by the Developer. At such t`ma as those spaces within the Parking Structure which are to be transferred to the Agency for its use, as identified on the Venting Tentative Map (the "Agency Parking Spaces"), are subject to being placed in use (as �'- evidenced by issuance of % certificate nf occupancy or temporary r 1 certificate of occupancy therefor o= other applicable permit for use), the Agency shall pay the Developer the amount of Twelve Thousand Vivo Hundred Dollars ($17,500) in cash fox each of theAgency Thousand Parking par.es, for a total of Two 5ion vHundred 00, 00O. 00) tithe ParkingSpacePurchase ndDollars (02,, Price"). Concurrent with r©ceipt of such payment, Developer ' ©hall transfer fee title to the Agency Parking Spaces to the Agency. In connection with the ibovo, Agency agrees to assist • Develcper in securing legal authority to place the Agency ?,rkinq Spaces in use and to secure a certificate of occupancy or temporary cartificate of occupancy therefor, at the earliest possible time, and to take all steps and execute all documents '. t necessary thereto. Agency f+xrth6r agrees to nay Developer for the Agency Parking Spaces notwithstanding ti.ia construction has not yet been completed on the rest of the Site Improvements, so << long as Agency is capable of using the Agency Parking Spaces for public parking purposes. In order to facilitate the earliest possible transfer to and use of thG Agency Parking Spaces by the Agency, the Agency R shall use its best afforts to cause the c+.ty to take all steps reasonably possible to issue a certificate of completion, tcaporaky certificate of completion, or other authorization allowing the Agency Parking Spaces to be placed in use, at the earliest fineible date, evan if less than "11 of the improveriants contemplated by thin Agreement for the Site have bean completed 1. at this time. In connection with the above, the Agency shall use = �� its best eff.rts to cause the City to consult and cooperate with Developer to the extent reasonably possible in establishing temporary traffic circulation patterns for the Site as necessary to allow the early use of such Agency Parking Spaces even if such �> circulation patterns differ from the patterns contemplated for the Site upon completion of all of the improvements required to + �' r '': {: • be constructed on the Site pursuant to the terms of this r•� Agreement.it z +; D:06U2EO03.WP/003 (53) 101990-3.2 j e , 1 , , fw 1 .. ./ N ,. r r.-r .1 f..•. T l:iw. Y/ i 1. 'I� !"•I 4t. �'.�.•.•T'. 4`•t...`.,. _ r ., J �t •t. • r 41 t Now •,. � .1.." ,y:5 pK�' r i•1'fl�+ i, ,:::r •.r. Cl t .: ..�i. at L '�;,, f �1.,rT , , jYS,'.,, , .V14 +• 1.-� .,a,. �.,.� / , . ri Ts (1 the applicable housing unit's continued affordability shall be ;.� :r•:" recorded in the official records of orange County, California. c. IiOAMI1_iiInber of Loans; No pi3_y or 0 ligation .I Dsyo d egtricted Unitp. Notwithstanding the Agency's +r ' obligations in paragraphs (a) and (b) above, the Agency shall not be obligated to pay SCHFA loan commitment fees on behalf of more than thirty-three homeowners or to make Agency Loans to mure than ' thirty-three (33) homectjners, nor shall Developer be required to urge such loans in conr.mction with any applicable housing units other than the Restricted Unite. t' �. d. Marketing Program. The Developer shall state, in a prominent location in all advertising and marketing materials, that low-cost, Senior Citizen or First -Time Ho.-tebuyer financing ,. is available for certain purchasers of housing units within the housing development. The Developer shall notify each prospective purchaser which it i-az.sonahly believes might qualify for such loans of the ava.11ability of the 5CHFA Loan and the Agency Loan, ,{'tta. as applicable. .tr ` „ 4. covenants to Rampin Affordable. Prior to the r , coneyance of each of the Restricted Units and each unit on � ' which tha u;:chaser has obtained an Agency Loan collective) the 01Asnisted Units") the Davele er shall execute and record in in the official records rf Orange County, California, a Declaration I ..;` 1 ;ate141 } of Covenants, Conditions and Restrictions (*-CC&R'sh) with respect +' 1 ' to much Assisted Unit in the form of Attachmdat No. 121 incorporated herein by reference, which shall provide the following: ` a. Each Restricted Unit shall be owner -occupied and _ J the owner shall be a haw -to -Moderate Income Person or Family, and, until July 18, 2018, shall only be conveyed at an Affordable ��; r'- � 1` "'�• Hr'using Cast to a Low -to -Moderate Income 7srson l�r Family; b. Each Assisted Unit other ban a Restricted Unit shall be owner -occupied and the owner sl_: ll be a Low--to-Moderate \r , �, r �►� ? Income Parjon or Family, as herein defined, and shall only be conveyed! to a Lc;%► -to -Moderate Income Person or Family fora period of twenty (20) years; provided, however, Schist the unit may � be sold to other than a Low -to -Moderate Income Person or Family without restriction aw to price provided that the owner pays a sum determined pur3u&nt to a schrdule of eqiiity sharing to the Agency dun under the terms of the Agency Loan, and, upon such t payment, the CC&It's shall, by their terms, terminate, and the �.`� 'ter: �►. Agency shall execute vhate%ter instruments are necesaary to remove�' them from record; ti ,, Al4 1` c. Prior to any tranufer of the Restricted Unit or f! Assisted Unit the owners c ° this Restrict,;d Unit or Assisted Unit shall submit to the Agency a request for approval of a proposed <� D:0682EO03.WP/003 (81) 201990-12 a._•�>•�.Z=. ;.•�«�- --r�T, •��,. _-•i1 lww t+sr ,r,'.T�11 , • �I 1 • L ri.,' r �(: � • 1it .. .. � !' !t l4R , rt1'%ry ;lt�'1� • ,1 5' � �.-';. • pp 1 •,• 1 L. ... . , . ,. ♦. � L " :� i Ilf "r t,. ' J.:14 1:' 1y-, ,i1�N •�. � r hYr , ,. _ r , : ,, :, r• : �w' '-e Sir t.lf ■R;l � 77" (it , :N } /" 1r 11 '.• .. '�: Tti f( ' 14 1• t _.�. tr��yytl���S 1f• r�? `-'t�7 �''J I; �,t 1 4 /,1' •,f ,1J - I 1 ,.i rl.•`, r� ,`1 ;�`Y"J.1'r� ,. — Ain a��,e��•�� b':� � �� t � , i �.- 1 f f'- r t ..r' i 1. �yt �.� '>,'�!• �. 1'�1 Y' 1 t '1 ( l I 1. 11 .: ., + ! Ir� •� f ' Il , r'�i.',1rJ�(.' , , �' 1f ✓�, l „ - t , ,:.; r i. Ci t'•. rC Tel �.r/, J l -•� 1fo y IN ,' ,Y( � V�• !•J r)� - J 1 ;Ir V '!1, it 1'' i 1 ' 14 } _ I.vJ , REQUEST FOR 'CITY COUNCIL/ . REDEVELOPMENT AGENCY ACTION ED 90-33 ` f ,9 0 ! �'t"'�'M IOC%a.� October 15, 1990 Die Submittod to: Honorable Mayor/Chairinan & City Council/Redevelopment Agency Members ,.. Submitted by: hilchael T. Urberuaga, City Administrator/Chief Executive OfficertOrV ` Preparers! by: Barbara A. Kaiser, Deputy City Administrator/Economic Development��' 11 I Subject: FSTABLISHMENT OF HEARING DATE -- THiRD BLOCK :eFST DISPOSITION AND DEVELOPMENT AGREEMENT � Consistent with Council PnlIcy7 D4 Yoa (1 New Policy or Exc aption �' ii'^ rK, Statement of Issue, RecommendG''on, An sly.ls, Funding Source, Alternetive Actlons, Attachmontr: SlitTEMLAT Qf ISSUE: The Pialining Commission has continued its consideration of the entitlements for-theC ° '~,�i" _ ti .• -� ' captioned project until October 16, 1990. i' Q J'rL��: r� 1 Vl yfhfh � r' •� rl ,s.,, j; Establish the hearing date for tha Disposition and Development Agreement between_r�e RedevelopmentAgency of the City of Huntingtion Beach and Newcornh-TilloTsim ", l! �'• �t yA ; Development, Ivv, regarding tho Third Block West Project In the Main-&.Terr Redevelopment Project Area and ►he Negative Declaration for the project 9br' , .,'z, ., .� •r� November 5, 190. a The jo'stt hearing of the City Council and Redevelopnien;• Agency on the Disposition cnd Development ,Agreemernc between the Redevelopment Agency and New; omb-Tillotson Development, Inc. 'was advertised for October 15, 31990, This ecivertisement took place +1 ; In anticipation of Planning Commission action on entitlements for +he project et its meeting of October 2, 1990. At that time, the Planning Commission continued the Project to October 16 to allow the Planning Commission the o g opportunity to consider the entitlements prior to the Council/Agency conslueraVon cf the Disposition and Development Agreement. It is recommended that the hearing date for the DDA and {,,, :.;',1• tip, ,1��; <r. •;- , ' , Negative Declaration be established for November 5, 1990. E NDING SOURCE: Not applicable for this action. �1 �r 1 1 ,41 t, .• 1 L".�'L'Jfl1 LL7A Li lam] : Do not estLbL'sh the hearing date. } ATTACNh!ENTS: '� �,1 ! 1 r Nana. r1i MTU/BA.USVK:sar. i i-� 7884r t t ' '�• ., .�•.. �....�..� .,p�.... r-.. t 7....r• ��.-,i. .�.`.... trJ }ir 5r ii' f, l7 ti � lt.-•• I , A l tT ;t . t • r . , _ a . , .. r it ---- �r� ^ s , y{'(� . , ' — L' . � .4 , r r �'RI } . lo j ' ' ' rti ' • '; •:.' . i . , ,.. i '� s.y,+� c ' +; r, ,.. �a , . � -•�'. �. { ,, �,a' .. - r rf }�,,,,,, It r' d ' i ' ~'� 'E' i ty.' ti i .� '. �, ,'S.�1, ./: - �'.(' ,f: .-% °. '11 �r. •� t• :1$ �'F'� fl'�irT; '1v�r -J I,t,�..: `r� ,,� F 7_7 , 1,Y /J � 1, � ` .,l 1• l , `+ f 'rl�i 1: 41� " 1. iat. ' i. �. ":�Jl + ;•'. .r ,�'' tl '/' 't - �� f11 .N'l t / " P •{^. .�l K). +! ,tr i� • � � ``tlt ' .'�• 4 ,Y,r f�t'T -M.1 ,r.��t,ll, .li Y ;j, `. ' .'•t,�'' - J � .t4 7 ,, G'j. ;:, ! ..'i�7J,) .i.. ,•t 1` i �,• '� ?t_ .,1. I, {., '�'( i'.'i rE• 1 1 1 •:' �'..� i�r ;'�('.', fl'';.,.' '.7'1;,.y, c is ." ;( �• S' ')' C. ` ,. t ,• ,. ,�� � r�'S(1°/,�. •?_ ,�; e:;y" rp t' � _'• ,i r Y,1 ` .f� '11 Ct� c' �! 'hr �+!ai! J 1= r}.^ l , ti- t 1 r t !1 ,{,d '. , t• 1 - - :;j .. `, 47 1 ' b. JY , ,' t 1 M , • .• .. , . ... ..,. tir: v.i"'! r :11. .. � � r .... .._ .. �.. �..��.r...r r, ... .. .....I r ..-. . .t• i.. J-�... . " _ aUFc City of Huntington Beach • �000 MAI:. STREET CALIFORNIA 02640 1,1 DEpARTMFNT OF ECONOMIC DEVELOPMENT Z, Dflice of the Director 535-558E ,, +f''r, Economic Development 536-5542 Cr c w - , October 10, 1990 i..coq-�cnm , q ri "moo I -. Messrs. Uri Gat:, Gary Lubliner, Dick Harlow r t ""} California Resorts International, Inc. 222 Sth Street yuntinLten Reach, California 92648 sy HE: MEETING WITH COUNCIL MEMBERS — BLOCK 101 t Y'" Dear h',essrs. Gad, Lubliner, Harlow: { } Thank you for they opportunity to join you at your meeting with Grace Winchell and Peter 1 ' _ Green on October 2, 1590 regarding Block 101 and several additional issues. As we discussed, the following summarizes your concerns and ray response. �►, + " T r s ' 1. Staff is attempting to prepare sufficient information regarding your proposal to :_- develop Block 101 and make a recommendation to the Redevelopment Agency at their!,' -,� meeting on November 5, 1990. 1 would appreciate it IT you could provide us with the , Fa additional Information as requested in my letter of October 4, 1990 and I will seta meeting shortly to review the conditions of the Exclusive Negotiation Agreement. We have requested that property owners notify us of their intentions under the owner s ,l participation rights. As you infor,ned Dr. Green and Ms. i+Vinchell, the Agency will not be obligated to provide any funds for this g aject. I would also suggest that yov s meet again with Mike Adams as his interpretation bf current codes would require that i` 1 50% of Block 101 be commcrcial with three Mocks along PCH under consideration. 5 r i r 2. I reviewed with Mike Uberuaga your comments regarding nonresponsiveness to your '; ► '.1= ;�rr't r -. r. 7•; letter of April 16, 1990 (see attached), Mike informed me that a meeting was held with Messrs. Gati and Harlow after this letter was rec0vca" to review the Phase ti ;. _• ,�; t� r..' situation. 1t was stated at the meeting that a written response to your letter would not be forthcoming at this time as it may have affected the then current negotiations with Messrs. Tomero, Abdelmuti and Claoheck. The Agency was in no position to l ` 1 'y11, ,: start negotiations with another party. In addition, it way mentioned that a Request '�;� , ` �s ,:•,' for Pr:,posals might be issued if negotiations were unsuccessful. You would then have ti►�;e t an opportunity to submit a proposal under the RfiP process.IF ., , , • .,� , , ►� 4 /1 f „ r,V, 11 ,4 ;'``err 4. r n Ot 1 N 0 t 4 , h L !< r r` "r P. t,r r r.r..w► .�. ,. �.r •� �f r .'•w,7r•. ... ,.�.^._: a:.^ ... :'., '•.l t-.�, �.l a':)r ,.a, s.;:. a.*�':-*y^7�^^,.1' ,i- ••_rr,-,.,. , rF:,l r, t �. r' g dt:fir, ,�••' ,''�+. I ' _ ' .� .. ii� lift:_ . rl�'1it+:, ; f�, t' 1a<!'- • { TTT •I t ;LiF :.• w''i� ,1 Yli••rt, •r -.' •' •t. 1. �i. ,`. ltr ,7,�,1J.Q •,.i IF r�L, •. 'y ,r ram' 1 (: ! �,� y .J11. =r Y � X' '-I l t • , 1 •ir Ici '•�_ r l i- 1, f+ ��: 7 0 California Resorts International October 10, 1990 Page two As you're aware, the Red:velopment Agency has Isslied an RFP for development of a Phase I1 to all property owners with a response required by November 26, 1990. 1 have J enclosed a copy for your information. I would suggest that you meet with the owners and consider the feasibility of submitting a proposal under the terms and conditions of the• izFp if you are still Interested. 3. 1 understand the difficulties you have experienced -Ath bUlldIrIg Inspectors on the larAde Pavilion project. It Is clear that field correctlo.-ri have an impact on projects and are not always noted di7ing plan check. I will pass on your concerns to Mike Adams. V, As always, Mike Uberuaga and I appreciate the opportunity to meet with you to 3ddre.',5 your concerns as often as needed. The City continues It's commitment to a strung public —private partnership In the redevelopment or down:owil. Working together, we can seek solutions to Issues that can then be presented to the City Council for decision making. Sincerely, i. It x, A . h_i Bar`uara A. Kaiser Deputy City Administrator/ Economic Development BK:Jar xc: City Council Department ifeads ,,1 i. , " F, , I "—xr,"J_ �j+.j . t. id, ;lit?.1 �, T 14 1 ic ilk I .V �� .`. �r at.�`R,/i� ��I 1 I ., ',..,. •�, ,. ..• .'' ',� t, r+.• � 1, i, '�,' '��� fir •/',11� riY l' 1' I '' '� 2 Ar •1 .j. t'''r, f`�'•r• iR'.�L4111�.G� I1� ..t- .�,�•\ . .: _.`IY, 1 r' '_~ •. J'(t)�` l(. r•'lt1 n. t•:. :i�i Al 7 1p, 7 ri 7(i t t A r. r l it Y ' 11 ' ,• � ^•' r ll (, 1; ,�''� , ;4 . r `ry' ' „J.•�+1>.:A bwt,vt•a�1a.., .�. �.....,.c r.:.. .-..rn ..vr.ti s.... ...a...,r .,, n-»��.. ... .. ..... ',. .. ,.,.. << i It. ;.I .. V California Resort t '•� f'r� Inton national, Inc. April 16, 1990 �� z #a' r lr t ri r !tea 't � 1 f' •, rr y� 1 r ti � i. r s r ! leicilael Uberuaga r city Administrator ' 00 City of Huntington Beach��` 2000 Main Street -' Huntington Bench, CA 92648 LZ D Mr. Uberuaga. ��• � , eat This lettor i5 written to express the corer. -ern that California si �+ �►r'+`' S, f' wi_ r P.oyort5 International, Inc. has with the delays that have ,*�� .i occurred with Phase II of the Hain/Pier redevelopment area. t. ,�,'' Yt,rLS'` t•1 'Lr it {ti�„ j/7 r The five block area on PCH between Lake Street and 6th Street, .ter I►�, , , c'`Yf jf and the area identified as the Pier restaurant site, were '`; � originally identified as the Main/Pier Redevelopment area.. The area south of Main Street and the pie -side restaurants were } " � ��'• � f` Identified as Phase xr Tito two bi7ck area north of Hain Street 1,- Y " ter" ,; •� was identified as Phase II • Both Prase I and Phase lI were to be it planned together and developed as an integral unit. It was r,' understood that failure to proceed with the cleanup and development of Phase II could have a severe negative impact on cs , the success of Phase I it As you know', the Pier 'Pavilion is scheduled to open in the sutrtmar of 1990. To unsure the future success of our center, it ;;, ,' ;:f ��� i�Y r:►� s " is imperative that redeve'opnfent or Phase II proceed immediately, Our project does not have a s:gnif learnt amount of frontage Gn ' Main Street; therefore, cannot by itself upgrade the irrage of � stt 1 Main Street One of our greatest fears is to have Tsierside ,,- ' Pavilion open and have customers become disenchanted with the+r:," "1 area because of the unsightly and lliti ni: ating environment. We have no intention of interfering with current negotiations for ��r ,•rY , J' ;i, ,• development 'of Phase II: however, we cannot expose ourselves to l... the uncertainty of either no development taking place or ftrr a r prolonged delay in developmen4 The success of our project is key to the success of the balance of the downtown at -ea. Our first desire is to have development of 1. ,,,.fit; Phase II begin immediately. If this is not possible, California Resorts International, inc. is prepared to purchaze Block 105 from the -Redevelopment Agency for $6 million caste and 1it � (' W. C C 7 h 27.t 51h. Street, Huntington .lic�ach. CA 9 648 (714) �60.3307 Fv- x (714) gGo � G37 j f ��P 7�,.f ,1 t j-����}ill 1 1 r ,•',t f/{� �41.1', r}r ��f ti���, 11 �. { 4 i , a 69r� •, • t 7 1� r r{ ' ' r. / �s.', ,. '': r , ; 1t�;«';;'�''r:.�n ^ a.�f+ 7 , . .. yr":_'IL�7 .:?[Jt : "'„':Ir,',l : tw.'? , �i�"I'",:il �• '1» •t r...'•v^ •ti•r*• '�"Y �! •, 1:='^01. T �,�� �� �, +. +•-r �ik�: f r - , ;. ; � . ',. "�' l , �T""'w l;ieuis•�it,�' T{ �,e , ... r ,i ,�►'•ti t;''i ,A r. .'fl '' r •Y 1 '!•: , -_„r �'' ,. �,r,"r,.+ �t ,':;.;r f I' ` r'• .�•a'' �` -fit f, ' _ �.t•}, t,' Nr!'r �,..1��r .�,.,,j��;...r,� is y ,4' l,,t.� •L. {1;. : ..''.'•. -.r < t 1 l - 1 II''4 r, tl,,�,r.�';• •i Ir 1.. f,.^. f!<f �.- �� i a , r . r`�' i l :,r (1 .Jt. .+. .- !. .. 1 10 ' , •;. 1%r •�.t� ,i �("rr� : ll . ' `• a t, e'i �, � •t ti. r1,1•�"!. ,l, •. r 't. , r.(.,f �y. !+• .i 1,+• +1' J.ii' ('ji 1 �•`�•" , � .r r, •:!'; �li� .a1 •�'j r;' :,�, .r .. - r "r; f., .i Ty:, c �' !),,,�� •f,�.. 7. ,�'p,1 .'v`�j '� �• yK r,. .1, •,r ` 1 r ' 1!, },'• +l. 1r '.ru. -� r ,: 1, •S., )et± 1,11", :.i' 1-�; r C :� t' ,.�.,... ,��, - _� V,, .) ' '�• ,, ;). IFS/�� � .. kr 1 �t .,/'„`d1�.. ;, �: Y,iyr 'y,,:7'' l t/ :.I •�r i•i r 1' 'Li r 11 'r •i1 in �eJ .1 • iiTr , ••r , ! ll:i�� I 't��'. ,�,. r '� 'I, � + - ' v �.S r. l rl 4 ,:r '.tyy..� rr. ,. r'r'c y V- `�M:q .,C-�ti. , :ilt '1' •r'�.: '1 I r ii' •'fit, 'U.� - ,r,ti' �� , .i.. r t; tip !i rZr, ,, • - f � r • f i � . ' ;� "v T, Iti,;��::i1�'�r }+• ({' 1'' f ,,, �;' ' '-'. •� I t. ,.1 • •'. - - r` '-'� ' ' t 7 �'•: / 'J'rL 1 ' "} .�t,,�+i r: r ' 3• :'1:i �!„1.-( r K. .t:--. 1. •-':i il' F' '�r ,; Y" ,1 t, - '! t 'fl < ,, � {,,�' ,t,�;:: -'S is ,;f � •��1,., .},:r ,r. :�./: . "1 :r '.f .I, +• ':1 r"�• 1. .'r :•t � v •� ,,� t'�7i y fl... ..i'1 r i v.:. �' �:' •'. � .r r •�•1 Yr 1�7 � i' , ,. Jr.` t ,i r`•�`.1. �'-• rl y; - ' Y•_. 1',.. �, r'F 1- r.t (}. r�j,`�•�.�h�' j��. J•�. ` . • n1.`A't'! ;y Ilf• f �. `1 ,i ' , .�,� -•, •t; , I •iJ{I! r ',. • ,,.' �; .i'i: ' ,t" 17'Yi - - - r r ,;(1 ;� ii� .i+:: �• 1 rr. .'. ' y' ,!,:1• ',1. ... :. 1, ._ � t �• rr�lr 1��� i I- ,� �J}. i j 'i I fir. III -rine l Ilberuaga April 17, 1990 11 age Two j :rJ 1 1 contribute an additional, 4P1 million toward development of jJ aluc}: 104. Our lalran would be to develor., approxlmr.tely 100 ? reri identlal unit:; on •'lock, 105 and to work with the 1Zedcavelopment ! Agency and with the property owners of Olock 104 in a masher that is acceptable to tho Rercievelopmcrlt Agency, Mr. Abdelmudi . and a majority of the Hain Street property owners. Y,�- helivve that any plan for ri•:jelopment of the commercial area (Block 105) n1ust be j compatible with Phase [ and include a plaza at the IntersectAon of Main Street and PCJ: as wel;. as conform to all setback r, requirem"nts. ' Picase call if you have any que5tiuns or if you wish to discuss this matter further. 1 Sincerely, C'�LI f+ RN T r l RESORTS INTERNATIONAL, INC:. 2 1 I J t , 1t Uri E. Ga :i Gary Lubliner 014ner Own 3r 01 ps 90-126 �. cc. Was Bannister John Erskine Pester Green , t(�; ► }. Don MacAllister = l i Thomas Mays Jim Silva Grace 'flinches i i It 1 ?t r ,�„ 1 4 Ta,• ,. i,�i ! 1 1 _ ( ' r N 1 tl t• IF t�, 1 ,', , , � ''Ity f r s rt •. ,., , i 11 - r rt 1 ,, it • It� REQUES"r FOR "IT"Y COUNCIL/ REDEVELOPMENT AGENCY ACTION ED 90-33 Dato October 15, 19c';0 Subn0ricd to: Honorable hinyor/Chairmpt, & City Council/ Rc(tpvelcptn ent Agency Members S,JhMltJ1X&-11 by. Michael T. Urberuaga, 0;y Administrator/Chief Executive Offi,;,. t. Prepilrod by: DRtbara A. Kals.-r, Deputy Cl,.y Adintrilstrator/Lconon!'L Developmente E Subject: ESTABLUENIENT 05 HEARING DATL: - TV-111ti) BLOCK AVEST DISPOSITION AND DEVELOPMENT AGREEMENT Coo.sistant with Council Policy? Y Nwit Policy or Exrcption Statoment of Isitire, Rozornmrndation, Analysis, Funding Sourco, Al tern at! va Actions, Attuchmants. T-WSSUM: The Pla:jnlng Commission has continued its co,irlderation of the entitlements for the captioned project until OLtaber 16, 1990. UL Q MA M. DJ DATM: Establish the hearing d-ite for the Disposition and Development Agreement between the Redevelopment Agency of the City of Huntington Beach and Newcomb -Tillotson Development, Inc, regarding the Third Block West Project in the Main-Pler t:� Redevelopment Project Arra for November 5, 17990. AFALYSTS: J). The jolat h,.,aring of the City Couticli and Redevelopment Agency on the Disposition and Development Agreement between the Redevelopment Agency and Newcomb-Tillotholl J Development, Inc. was advertised for October IS, 1990. This advertisement took place In anticipation of Planning Commission actlnn on entitlements for the project at Its meeting of October 2, 1990, At that time, the Planning Commission continued the project to October 16 to allow the Planning Commission the opportunity to consider the entitlements priar to the Co7ircill"Agency cunslde.atlon of the Disposition arid Development Agreement. It Is reccnmended tnat the hearing dote for the DD&be= established for -November 5, 1990. E I I K Q DIG- SDI M CE: rq Noi applicpble for this action. C, UP ,FERN ATIVF_ ACTION: Do not estrblish the hearing 6-ite. ATTA None. iN1TU/DAK/SVK:ssr 14 L 7884r EX P10 4f84 0, -7, tA 14 t,'; jy W. J, :V , IF r I , `•ti l ,.l S Autharizod to Publish Advo.iisonionts of all kings including public nolicau by poctoo of the •Supor,'ar Court of Oiangu County, Caldomia, flumter A•6214, Septernbor 29, 1061, and A•2401 Juno 11, 1963 STATE OF CALIFORNIA (1 County of Orange r I am a Citizen of the United States and a J ,I". resident of the County aforesaid; I ani over the age of eighteen years, and not a party to or interested in tho bolow entitled matter. ! am a �, P'ndpal cleric of the ORANGE COAST DAILY \ J PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa, i County N Crange, State of California, and that attachno Notice is a tnia and complete copy as h �r was printed and published in the Costa ti1p rs, ----�—�. _ Filth.{n UTICE � Newport Beach, Huntington Beach, Fountain ', �Eo._ F_._�__ Valley, Irvine, the South Coast Communities and "ttr 16. -}gqg, 1 Laguna Beach Issues of said news a or to wit P P On (1Cto„e•r L. at 7:OJ P.\t, or as soon Ihsra• trr •r, •, r I cj of: the issue( „Its a; thfl rn!Iler Copy troard, it the CIIy Ccunctl char -,care locetcd at 20t�1 Mrin street, ifunil%lon 11130&r.h. CJdlcrnta. IhG City r: I Council at Ibe City cH ltum•1 Ihglon aearin and Iho Fla- dov0loGrn6M Aga -Ty of thdl it e city of Nuilinglon peach Will , �eptemner 28, Octnh3r 5, 1990 hold Is lainl rnrVit hes'l,1p to coneidir oppio/r'l :1 Uls- pos,tion and Devetopmanl Agreement (,I# 'Agree. menl",% by and among the tL '. nede•,ole meni Ay.ncy ui • the city of liunun,llon gst�h (the "Agency) snd Vow- - corr.b-Tillotson DIVJIOp- mint C.). The Proposed r. Agrarmont eryl a NeN to, port Including a rurrmary of the Ayyrmirnenl It evollablo for hsnectian al the s , r, r" pubic OIPce of the City Cto( Is. 2000 Malr, Etrsei, Hurtingil h F)t3cti, CelUjrnla. shouid you oelits NOW Into?- matrcn concorning thitlrnat• let, kindly call &IeVyhen Kohler el 11415id-68J7. I ' CCNNt9 IJOCKWAY, I declare, undnr penalty ofperjury, tl:-it the CITY CLit'1, CIT l OF ltuHTlaaToe,iainge Cosst i ' „ 1 foregoing is true c : to .,ol,rect. Puhtl:hed avenge Dolly Pilry1 BJplemb:r al. r oacbar a. true F}74 F, uctober 5, a Executed ,n _ at Costa Mesa, California. Signature PROOF OF PUBLICATION • i , r r� ` I , • 7 1 1• i fir. I ,� ','��•�; M 11 i ter.: -.,.- • _- - . ... �, r Authorized to Puhlish Advortisornonts of all kinds includirr \ it I public notic+:a by Dacroo of tho Superior Court of Orango \ County, CarlomkL Nurnbar A-6214, Septzmber 29, ;351. and �\ i ! A-241131 Juna 11, 19613 STATE OF CAL IFORNIA. County of Orange am a Citizen _f the United States and a resident of the County aforesaid; I am over the 1 ago of eighteen years, and not a pArty to or interested in the bolow entitled matter I am a principal clerk o! the ORANGE COAST DAILY PILOT, a newspaper of general circulation P t] r printed and published In the City of Costa Mesa, County of Orange, State of Ca4fornia, and that �`su;;ur tir�tl�E Fly',1.IC h<�Ttf;r attached Notice is a We and cor ,-lete co as I fIQTICF � T (rny o! HntlLr ltnn psjuh I:r ,, I copy 1 PASVARA1fICN AK and No�ramtWt e "Pro - was I printed and published ir. 0 il3 Cosia Mesa aaAF: Co.a. G:�c ' nEt:!..1IIA7I..+f 'yt"flnrtcord:n.:f,tiab!tn u Newport Beach, Huntington Beach; Fountain rroticoDEVI�OFLIthat ",'trnrnta Gul.3r 111 L^s- c porra.nCne tf,� CtUtu•nl:a f i - r. the III:D_VFLaF1.1ENT E i ij)Mv Act. galley. Irvine, thr) Soclth Coast Communities and AOrkCY OF i11F CITY e;I Tnsrintel! dnnionirl 4rratlndef-wFinumora ' A nc 1 mu rwrr l.1od IDK Id for thq p'rrpo;0 .nr Laguna. [3eacti issues of Said nelrrs a er to i'!It � y '' � dactdn wlethertndl';o1a:t ' P P an Ir'Val study of L..apru oct d of: nisy on the ra rt alanirct. On th t the issue'-,) cent rn p'eted by the I�ir owtion and Duvitopment an the !rr+tr ti 1611t. On lh7 ! Agrc�.rnr+t p•-,p clud to be halis o7 ruC.t, tnitlai sWdrr. t� enter-J Into by Iha no- I tnc .� an stall las ct .- i ,11 tkIIyJcpr7rl Abney of tnt 1,o* n a of the icantfircjis vt,t r t,M. nova n elpaLlCant •.M',1 I or the er 0onment, trd I"Ae I thurefore pre01srsd a reafl ,fldVativo Declaration, September 20, October 5 19S'o Ccpi�YJ of 11,9 In1114 EtLdy and graft NtqulNe Ooclo!'• i ;'`� - •1 :_-:� I cy offc°en ni traa ^►in- ,!li fiYatt, ffuri!r,S1tOn aa[r-n� • ti Ct(Itornii and nrs PVI0lW1IQ for pub&c tv,6ew. �7 f At Its mer M2 on OcImle f r 1.1. 1CS0 it MA PM, the 'ALIency Ind the liunlinp:on ' 930sch City COCncil Iha ^Cl ( .K+. tyCovn,:jt")xlll6Cns�liet the project and the rktft Lu)ciarallon. If tho i.percyind Cit ceundl find 1 hurt hair project Inl.l mil „ t„ la�ro n dsntnaurt a:fact un ` J • tNs envlronetent, II m.sy ' j �� , ' ` I ' odupt the flcya'Iva Drcflu• + salon. This -MMIX 11a1 the `ti• 'i ti Apan..y vrd Oly UCIMI mayprocesd•oconsid4tths r i project VAM011 t 6 prtYr :' declare, und9r penalty of perjury, that th© rratianntgrt»nvaorlmentrl 4 Impact Fept-L foregoing Is true and , L%orrect. Any person IMshing .eo, �� C romrrsertt an Ihls nretresrl . a. mint suDmll suctr Gann., October 5, o merits, In rrll:n},, 00 the c r .'J Executed on �,�^ 1 �9 Aorrtay prlca 10 the SIXI d at C;os;a Mesa, California. the n'"`Inn' - 17aled: P-46-9e • ic r r MICHAEL Q'IFficho, 1 dFF CONNIE 811136K'+VAT cITY CLERK, CrT•/ O� MUNTMOrom IEK.N Signature Published UratcqF1 -Cools ' , t 0 Dnih( Pilot Sarlo.-nWr 25, octotxr 5, INO PROOF OF PUBLICATION . I. :.� ' 1�f,'o-, r.. I ,, I• + , i ` _ ,t t•it, �I• �l ,�. r� � �} al! ��,�rlr �� O r M r'?•�:'1 Mr, � 1 .t j. it ..�'.� ';.1;' , 11 }''�� 1• � 'riy ..'i lrL �vtit' �' 'r'a> �, 1 'r I',•3. _ .. ,. ,; I, :� r •, r,l ' at. l F r,.�Ik . I , o .. fir I�}_ 1 ... ��. .'.. .• .. ,, -. `'„ . r '. ���� , 17 .�J-, i + (kl`r ,,,r•,raw..`I`I 1916 I Y'\ tt0?3' r r F EART- 4-C, i On .Tb3F� %_, lo.), ut Z•0D ?•.rii, or ps soon :. thereafter as the matte may Le heard, at the Cit, Caunc chambryrs lor.ated at 2 00 idaln Street, Huntington Beach, California, the Cit Council of the Citi, of Huntington 13each and the Redevelop ent A,joncy of the City of Huntington Beach ' will hold a joi t puhlic hearing to consider approval of (i Dihr,osition aid- Development Agreement (the "Agreement") by and N among the Re evelopmcnt Agency of the City of Iiuntington Beach ( the Agenc ) and Newcomb -Tillotson Development Co. The proposed Agreement and a staff report including a summary of - the Agre finent is available for I ads public inspection at the Office. c of the iry Cleric, 2000 i"Iain Street, Huntington Beach. Calif rnia. Should you desire; further information concorning y 1 �( tlii this matter, kindly call Stephen Kohler at (714) 53G-5542. r • y . r I � 1 c �' �I I•• t�'. , COWIE�. tta *rr1 i r I l CITY CLERK C:TY OF HUNTINGTON BEACH F a,� •° I Dated: Septen,ber 26, 1990 ce r. �y I a ,', �vn, I, °II��''� 1 ti►:' 0 A•-30--90 �< e •;, ;`,,;� 0840U/2460/43 r MST 1 i �y � t t i� � r' 3�. r.•r-��7••J•r yatC•�r�t�,.....•... na �...;•—�.ee.�.t r.... �.-,.«..�.-....Y....... _- _ -.. ......... .-.� .....-•.. r.�.. � "r....� � ,...., „��yya� a .{ a I � I I , ' u.1M1 i � �! +•,a lr 1 y I}t �i: ('� r. :� JJ r 11 t k��W� 1.1, }•Qy '3 {. y4 r�, •tl '��C'1 t it � ,?.1r ... r 1 � •tr -, r ����t{t 4� , �w 'x �%. ' f 'l�' ri'}' ':F,� .t�:• •f+. .. 1 rt •Ir �•R -.. _ ,. � �F Y 4�� J� �t�,•'.Y�,� F rf .�ti� '���(� � •. I Sr , r 1 .1:, I , , il: A' ;' ���'����.±��7 �4,� 1 tY �/ ,1 •�,.0 r, ," , , I r` :1 t. J' .. •y .{1M, I, J�,;;f°41�, �!1 �I•�fj�,�,V ���` 1�,: '� tT ;l. - r - .yt ,l ; ,..J r liT+j/ilfi �' , y JCv.}; , r �I j f it '1 it i1 -CITV OF HUNTINGTON BEACH CITY COUNCIL COMMUNICATION From MICNAEL T. UAERUAGA can N11 imart16 City Administrator Counc'�n-- _ Subject Data BLOCK 101-•ENA September 241 199G 1 understand that Redevelopment staff has sent +lack the $50,000 1. t:!rosit from California Resorts. WHY? I have placed this item an the agenda for staff response for the first meetfng in October. i MA:bb i t h rj•' 1 \ / 1nr Y i�al ce..y"Uty Clerk = 1�.•., r1 �I ., rt'.1 ,Yr q. n r } 44 If V' r •' r <t FYI .. 1 \ r �r•I' ,. 1 li 1 r , •r Y g R Q Yy 1� Y i� I I r 1 I , 'rYC�}�'1. ���`.. .r. ,.?.. .i•i• _r. �.-- ..I I'•:n iP »rr. _...... 1 , i IA 7V i ,,, 1Y�1 Ri r y�r r ,r. ', '���� FTIY.♦ ` w �,,:^_ _.->•lr._.r �� K i i ���� ,. r _ '1. •'. � % . < ,.;� �,��'• �. .:;i .'�'',i' .'1 : `4i'?ti 11r . �t'/ ,4a h a fly r Fs .,f,, p.�„ ��,,�' i C� �, `.< r 1 ij`i J�a yr,:, 1.. �t _ -, ,1.•_ •� fy :LR, }' 'LIEF. ,( hl �1 ,�� "i . , •.� �: _ , �T' .. r. 1 """tt *,4��"77 1 �Wl' ,f. r.r /'�1♦ 14 Aa f � � �' � r 1 r. �1 i r ri yi' �i � , �,'° .! •R, oi. � r� ,l +� � � il° 1: - �i IS r ,�fl Ir,1• n,J,4� ''V ;��'k,, •���i y'rJa :_ur r ,1 � ,r ,, , �i I ' • 1 NM�4 �I) r �, sr•.{ ,, T �4, - + �+ - s I 1 '' rM',r` !(I fl .- 1 ,�,, ,4 n rl, ,:OlI tf�• t .ir ` ,. �fl � 1 'ti rtl.l, ;4��j1•rl }y -Y , • M 1: i I L ti l 11 7 If i. +: + r'T �, .. li: •'-.If I I ' lr•?r+_ .1 S� r�� ,.. Yr. 1' '!•rlt, ;'.y r 'Ir I , , _ To Y IILNi11fi:TTY1 6(401 t;1 I i SUPPLEMENTAL AGREEMENT NO. 1 TO NEGOTIATION AGREE14ENT BETWEEN THE REDEVELOPMEUT AGENCY OF ° it THE CITY OF HUNTINGTON BEACH AND NEWL'OMB•-TILLOTSON DEVELOPMENT COMPANY TO EXTEND THE UEGOTIATING PERIOD , THIS AGREEMTENT is made and entored into this j�rh _ day _ of _ Noyrmher�___ 1990, by and between the REDEVELOPMENT AGENCY OIL THE CITY OF IiUNTINGTON BEACH, a public body. heresin3fter referred to as "AGENCY," and tIEWCOMB-TILLOTSON + DEVELOPMENT COMPANY, a California Corporation. hereinafter h referred to as "DEVELOPER." WHEREAS, AGENCY and DEVELOPER are parties to that certain agreement, dated March 19, 1993, entitled "Negotiation Agreement t 1 between txewcomb--Ti l lotion Dev©] opme:nt Company ar.d the '� f Redevelopment Agency of the City of Huntington Beach for Development Within the Main -Pier [tec?evelopnnent Project Area," herein referred to as the Agreement-; and The on inal Negotiating period was previously nxt:ended 60 , r g 9 g P Y days by the DEVELOPER'S timely submittal of a signed DDA, pursuant ;.o Section '1 of they Agreement; and AGENUZ and DEVELOPER wish to anend the Agreement to further ' extend this negotiating period established therein, NO11, THEREFORE, the parties hereto do hereby agree as } 1� .AJ• 1� rf � • '_ follows: L � , 1� T�NSI r1 0 ,r• .. �.� it The Negotiating Period, as referred to in Section 1 of the Agreement is hereby extended an additional 100 calendar t `? "1jrj "�, r� f•` days. Said negotiating period shall expire on May 13, 1991, 4t1��� unless it is further extended pursuant the provisions of the ° ��, � ,.; •. l Y41 Agreement. f�, , IL l jS' I' ', ,1 f, •y,..t.,..//._ ( - •r —7 c' ;_. .-Tw y..r'� -�(g»J �f,, t' � f r�l + 'r 1'J , ,'�7,: � - t•••�.�i l' )ry., �^?�1 �{Y'��^'�l!' �. / �, ►i t: .. l� -5•'� : .` •.1. .. -c... t; J. f. w';/•, -!•�p_'.f•'"IL IYV y+r, ,,: r i r • i n' r, ,y 1} Sv'� :`. . '�,,1 t '' I ;ti f •rlt � r'i� „1'tr �,fffljtt`r !e fir,: ��,''f r �� •.- ,.., I :ral �-• to�' 1 r r 1 �1',� SIR L , l41, to i Tnrl ♦ �r` r�.jf Ir , r •If 1� Y , 71' , 71' 1`. x. ULLE IRMU 2H Eacupt as specifically modified herein, all other term and conditions of the Agreement; :shall remain in Full force and eElect. IN WITNESS WHEREOF, the parties hereto have executed this amend,m2nt. as of the date first above written. 1 i{r t• , 1, DEVELOPER: AGENCY: Net,comb-Tillotscn Development The Redeveloprsenr Agency of Company, a C o-�at-i-o-nq ity of Iiuntington Beach YADe.�I,4% P body Isle co N,,b care 40,o ► w 7 c -- -- �; =� PYesident airman Pro-Tem Secretary ;• ATTEST: APPROVED AS TO F-OW4: [J. t 4•/ � ,1 Agency Clerk Agency AN rney ?� �. U-a.r.-40 REVIEWED AND APPROVED: INITIATED AND APPROVED: Of 'Executi�,,e Directo- r ,� Deputy City Administrator/ Director of Economic Development - 2- 7+ : 1 t ,. t-. �! ._ l +. �' _ 1 �'.,'. f .-. 'I / 1 + � .I y� ' -� .}�,;'1'/1+�, "gyp,• jh 111A�, �yj 7 1 J -- a 1;_ ,r ' NEGOTIATION 1,GREEMENT BETWEEN MCOMD-TILLOTSOH DE'JELOPGiC:IT " COMPANY AND THE REDEVELOPMENT AGENCY OF THE CITY OF IIUNTTNGTON BEACH FOR DEVELOPMENT WITHIN THE IMIN-PIER REDEVELOPMENT PROJECT ARhA i +- 1.This Negotiation Agreement ("Agreement") is made: and entered c� into t1;is .�day of .1990, by an between NEMCOMD-1ILLOT N DEVELOPI.IIENT CONWANY, a California corporation r, ("Developer"), and the REDEVELOPMENT AGENCY of the CITY Or It HUMTINGTON BEACH, public body ("Agency"). a: ' 19IIEREAS, in furtherance of the objectives of the Community � Redevelopment Law of the State of California (fie1�b.1S�, ` 4.a Section 33000, q&- sea.), the Agency desires to redevelop a one 'lock site bounded by Mair and Fifth Streets, and Orange and Olive Avenues, located within the Main -Pier Redevelopments„y '� r Project Area ("Project Area"), as shown on the map attached ,•'i' hereto as Exhibit A and incorporated herein by this re eren:e, said one block site referred to hers -in as the "Prorosecl Development Site;" and The pa ties desire to negotiate a Disposition and Development Agreement ("DDA") for the purpose of redeveloping the Proposed Development Site; and L, +�, t The parties recognize and acknowledge that the purpose of r ,fr- ,+ `:his Agreement is to seek to negotiate the terms of a DDA which �� r , 4tf��. wi 11 include without limitation, the economics of the development, and the other terms of a DDA toward the disposition and redevelopment of the proposed Development Site, NOW, THEREFORE, the parties hereto do hereby agree as follows: I NE!:2QTlATIN P4RTOD �t The parties shall negotiate diligently and in good •, r• 1J t `,ai.. t'" • � ^� ,��'ePrat�� l j(/I!tIjL.'. •'.�. t... : t 1 y11 i/� +f - cK � �i':E1}S��{,� �i (�1y - • i �1r ri4,AgK�A�fIl' , } i �y SWhrt;It 7- 1f..ill. t ""','r7�'� 11 '•'1 , I •� .. r. (S�1 , . }Vr by x, 4.'' • •1,hr faith for a 180 day period from the date thiF Agreement is +, executed by the Agency ("Negotiating Period"), to esv:ablish and J,. 'J agree upon mutually acceptable uevelopment plans, concepts, or alternatives, determine the economic feasibility of the development, and establish a value of the Proposed Development Site. Except as this Agreement may be extended, i on the 180Lh riav from the date of this Agreement (tile end of the Negotiating 'zriod), the Developer has not signed and submitted a DDA to the , �! Agency, then this Agreement shall automatically terminate, and ' ;i. the parties knowingly agree that none of the pZr-ies shall hate avy further rightt; or obligations to the other undar this Agreement. If a DDA is so signed and submitted within the Negot�tating Period, then this Agreement may be extended it ,l + writing fcr a period not to exceed sixty (60) days From th%i date �t of each submittal to enable the Agency to: (i) determine r whether it desires to enter in'-o such DDA, (ii) take the actions +1 ►`"°°�` ��' necessary to bring such DDA before the Agency for consideration, action, and authorization to sign, and (iii) sign the DDA, if such is approved '1 2.kTf'IBLISHMENT OF_pMST�N AN7 UEVELQ�MCNT OHJKCTIVES The design and development objectives for the project j r shall be specified in the DDA and the actual development shall (. 3- be in conformity therewith, The Developer shall cooperate fully with the Agency's professional consultants and associates in f' providing them with any information and assistance reasonably t ` within the capacit%r of the Developer to provide in connection L • f with the pr-aparation and execution of the drawings, plans, and �J�q s ecificntions or other documents or information required to be i H •4Tv�' +i,t' t ,,Jt ,L: f ,� !.' ,'pl/. (t `f� �t ' Jj �' • �j� I t{ • r ,1' ' 1�'k r 1r 4'S, �3 }3 •..' 1.. �j�. S r S .....iroww, r.....+..,.+ ....►.�.'� �---.r�..�....�.� .+ rn.+.w«+n.M.wy r.rr.u. w.. '• .'L7, I ,, L;., J { ,.: ', .:r - :� ' �. ♦.+,»� `..T; ..q RT1^nr,w.•rw . I Y� .�rl I�1,/ i' e~ n� s +! ,AL •, ..,; ' •' '�..,.. • I t ti ,' Q*;' ,, r ° ,lJ. j ;A ��. 1 , J ,,. ,, Jr , i•.+ Lh t l' ) I , i r r y submitted by the Agency to the City of Huntington Beach ("City") pursuant to this Agreement: or as required by state or local. laws and regulations. All design, architectural, and building plans for development shall be subject to tho review anal approval of :. , the Agency and the City. In the event that either party fails to fulfill the obligations described in this Ag- eement within the `-fines spacifilad, the non --performing party shall have fifteen (15) days followingwritten notice from the other rh-1 � • party to cure, or 0 commence •o cure, such failure tr Pe•rform as ma, be identified '. in the written notice. If the noit--performing party has failed i• to cure, or failed to commence to cure, within such fifteen (15) .- day period, the other party may terminate this Agreement and, tnereafter, none of the parties shall have any further rights or Ja obligations to the others under this Agreement excelit es .1 _ hereafter provided. The Developer, by execution hereof, Y>: , �,�lF''';' 'ref �r knowingly agxees, notwithstanding anything herein to the con'.:rary, that it shall have no right by vir_.te of this 4,.. Agreement to specific performance of this A reenant, nor to , 9 specific performance for conveyance of, nor to claim any right of title or interest in, the Proposed Development Site or any �r , ,r part thereof, nor to money damages, nor any other legal remedies r ` , or equitable remedies under the law. 4. � V ' NANAGA NTD15rtdI;VATION I r� ... '1 i• 17 • The parties hereto shill not discriminate against nor segregate, any person, or group of persons on account of sex,7,1 tf fry t race, color, age, marital status, religion, handicaps, creed, �, '' ► X�r • ,.,I �` �� ,nr! ��•. a ,i � �f , ;'�:y � ' ' '.:' '. •' `u•-' •+ ,r^t -r, ..era,,.e...,...�•.••v..........-.. nw•rr-•.t,:•r: i.:.•n. -,?.' r,n'J?'•,i -r": >.•— � y'Iryr 1,' L� raj r , r.'� �•- .,1,. ' „w r,r, r.�;7. 41 f o� 4��'+� y'1 �' ✓ ' 1�' 1F��liv � ,i , yy „ y I national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, Lentire or enjoyment of the Proposed 1 Development Site, nor shall the parties establish or permit any uch practice or practices of discrimination or segregation in <<' the selection; location, number, use, or occupancy of tenants, lessees, subs enants, sublessees or vendoes of the land. !{ 5, La? iO-A3 i.11 -E R }iL AI�r,4 jTf �Ol` tI SIS�JS The Agency shell not be liable fnr any real estate commission or brokerage fees which may Li se harc'from. Eti ch ' party represents that it has engaged no broker, agent ur finder"�. in connection with this transaction, and each party a9re3s to • - - ti;� hold the other parties harmless from any claim by any broker, 'r'�r5;•;' agent or finder claiming thLough any such party. 6. _ M 4i%vr`E s-11 A PL I T BLfi aq liiJ� ran' 7 r' e Cl I The 2-ties hereto acknowledge and agree that under the T)DA, ;should it be adopted, they shall be requ4 red to comply with all applicaole federal, state and local laws and rec_ulations t r concerning the displacement and relocation, if such occurs, of persons and/or businesses on and from the Proposed Development Site, including without limitation, compl :ante with the Relocation Assistance Law, Section 7260, et seq. L 4. 7. "..i` All notices required or p q Ermitted hereinunder shall be delivered in person or by registered or certified mail to an ,.. authorized rc?p. esentati�e of the party to whom delivery is to be Mj .r it �t made, at the place of business of such party, or to any othe- place designated in writing by such party. to, :• ,i� ,,�' —`I— ,. rr?�.r•h; j��ygQ�liv�i� �r Yt •I \ J W: w'i; if r'. I:e i�.:';rsq!••.J*:^`....fft^,-r:,^^:'S'!Y'J+•xY'et^,.+..-r„rr.r,a.-...+.v�•�s..-r.r•r ,. �_j' �r i �h�� k`I�`' f r.;ins rnhto,.. .,,.V.CL:R: "' «r.., •y.�-..-... \f x �'rF7 1 ", F TIN ` r .r '` , - .. , :, ,.(, ', •• r ., �� • r! ,•r \id w r, tll., vr; '�•, �il. r h {\ 1 j5 23 c o� /S (2215 tt •+•- 17---�7 r OLIVE AVLNUE �'ROJc.CT SITE � res.f• 9� to eA:,• 35� L4 � rl J• oe r �9 6 - KY, -__ti---r-- Nk /.IN I r. 1 7- -- --• • •;ram- `�_ `r 1I11 : ` r�K��„ ,� ' i 1 i r1 lYO?E ASSESSOR S BLUC/frl sis\s, s rctt¢" IV BE CH .41 .-f. 3- 31 PARCEL NUMBERS 80G r, 15 SHOWA ►A/ CIRCLES ,oth +� �.# y y�, - 1 t L i'Lr.•� L :����W*� �"y iFttk~ 9�4� I;t4.i J;t �}K { - 7 4-b , Yr i t �. '1l • .1 1`1 ( I`t� �1 �,�.1" r %' ,�'�s,'•x*II' II �� t" !rt ' �� _ � � '� ` �S1 � la�..l .'fir' a � �•f.� `. , .,, � 4 GS/, >�y:q Y'a ', � �� �1; , �, , , . „ ;' , , .. � , • , r s ,Err, `�-: '1 irk �, � .) ) ; r t, � � ••' ,rye �.,. j ' , i' ,I 4. r; ,,, • , i , � ) 4 r�"' ` � r'�.; yi ��l':) / ,'.`. � - � � . ��• ,.F� ,� � i yr r '�0,r,r rrY lr/f'l `:/� / } I a+�;1`i,i �: a:1 �* t ' a Y ''/ '' t '.•� - '.1` , '+ i + Ji,' i L I•, �1 .t . µ�j.}[y��. V P• V ��I.1 a . rRT7RETY This Agreement, and 'Cho Exhibit: "A" attached hereto, represents the entire agreement between L•he parties. The parties hereto have exe3cu'Cod this agreement on Uie date and year first above writtan. NLWCOMH-TILLOTSON DEVELOPMENT COMPANY a California corporation -*'�� -1 A an? �4- C-:T vv �. itS_- ATTEST: ! ' A9011Cy Clerk -5- REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGT:ON BEACH, a Cal'C -:nia pubic body Chairman APPROVED AS TO FORM: z:L -;!-go,Agenc) Attorney -p.j2- - • Agency Special CoA-Sel INITIATED, REVIEWED AND APPROVED Execl.i�i4 a f?i reC+:.o 1 M, V L*44.1Q'ii �1 . t • 47, �c s '` �t - ', ;_ *� ' e '� yes t � �� y •. N. V. . RL,�1IrN, • •1 1 1 I1 j�J f ,'1'T•. ,-.: `l1�'-i�{k�`�',..' a-{•,_ - 1 r.. // , -•f A J' ./,L f•'•'' KT •� 1•IY�h•, I Y, REQUEST r R REDEVELOPMENT AGENCY ACTION a��r2tovru Ii f- t;:lTl' COUNCh WI 90-17 Date _ _ f ir Honorable Qainan at�t Itoci� c7c.�mr=%c caxy ti^mt ra Sl►Ilmitte:I to: ? �' - Midia�1 T. (Jb�.xuag:r, city rc3mini.stratcr/k�tecutiva DiLx�ct:az' Submitted by: , 1 Mules P. .> n r, Directnr cif Ifousirxl & kodovalop Proparad by: 0(a1:i'TVr', N=1?101W IIQtFIIOiT XEf.Jk7W MIE RWLVaW11F` 1' UaM AUD Subject: NE7WJ3W-TIT 0r?l tJGVEIlJRMIT C MMU , Consistent with Council Policy? O Yus O Now Policy or Excaption � " 'O, _ x 41 S-1' �i Statement of Issue, RocommencIntion, AnPlytis, Funding Source, ARterndtive Actions, Attt+chments: r• � tr 1 2� TM : staff is 6csakirq merry authorinat:on to cnt'ox into an a=lusive Negotiation '- 7qrx,_e nt with Nmt=b-`Tillotson Daveloptmnt ax piny for the deve.lq=nt of am block vitiiin t2ie Min -Pier Pro j cct Area. Authorize the exy-cution of the attached Dcclusive Negotiation hgmxment r ►act�crrt the. ? develoixnent Age y of the City of Iiwitirgton i3eacdl arxl the Nm,-otrb Tillotson DaveloF rrnt: tlxnpany r. ,r> , A, 41r. i •. f rnrn 1 if 1 1 Chi Febzuarr 20, 15J0, the A4� autilorizcA staff to drafi a� E,tclusive Nc lotiaticn �o ;t with th^- Nrb- ;1lot:4_cn Devrlr1raent Carpany for the d.velcpw of otte block bounced by I.1ain Street, Crange Avenue, 5th Street ''` �" > wd Olive Avenue. 11ha project pit-pu-sad for this block .,ill consist or retail .• and office usc, includitxJ a grocery m3t-}:ot wonting Min StrnBt, 40-50 rrsid(ant~ial units along Sth Street and 200 spaces of public p;Wcing in �; T -Wit; on to the parki -q regtiz•ad by the project. the atcacbed Exulusive Negotiation Agre annent provides for a one hurdred and eighty day t^.ir,r period , within utAdi staff will � t with the developer to noyotiatQ tic tern of a I I 1 Disposition and Davelapnent Pgr lr_nt (MN) . 'n]�s res-ultirx cif will t:�fy Vie dasig n and davaloix,=t objectives of the p mjcct mid the te=oawics F cf^tha. F deveict=nt. The Exalusit�e Negotiation Agtt�liuit provide an additicml sixty r ' •r", r' (to) day extension for Agency. reviews. -I Previously tvc etcjd oontractual :per.►ices acbunt. A. ,fir, "fa f`ri: ate' yfiry$d •L 1 1 1 ` 1 `7!r flat T. ,�'� � ,a , t na1B5 WI lY .0 JI � '♦m l ' °F' �uF•�1'J ,j, v -w I t �� { , .Y, 7if1. - "7/.. TJ�l1 �il�, Yr 1, r }.1' '.•,I. 0. r I , 1 ; ' �(. 1. � 1 , •,'• ' , - /' �'1 Q. ty W.1�y� �)�• w •' 1 .. , •i,'< a 4Yf�Z{1f 1 {1 Aw om AL Xl. I kk ........ .... W, —4, 7)61 At I Y, R 1 ,"'. o REQU 4 , I ] EST FOR REDEVELOPMENT AGEN(_-1Y-ACTION iuf 90-t1t6 12.1 Dnte — 'Fe Mry_ 2a,---15JQ—M .. APPROVE BY CITY COUNCIL Submi:teu to: Honorable MairJnan atrl Rodr�velopraant Agency t trs P.(,IQ dd SIJb171ittH by: Pau). E, cock, accautive Dir�.+Ar / > ht f Aer� Prepared by: rles P. Sponcer, Dirnctor of ifousirig 6 Red t: ' Cm' Subject: AUIli�71211ZT1CH M MAFr AN L?fCQ-a M NFXMr.D1'ITJrM URIE3 `i'.-M WIWI;Z2,i `lliC r MIN. MMERr AC.IIM AND 2 1i3-MX0iSW 13w MDtWIr MMPANY Consistent with Council Poli.y7 W Yes ( J Now Polley or Ercuptlon Statement of Issue, flrconinienclution, Analysis, Funding Sourcoo,Alturnativa Actions, Atco •hrneots: ^rA'I7NIM OF ISSUE Staff its samUng Agency authorization to draft ari Occlusive Negotiation Agreenr_nt beb been the Redevelapm nt Agency and NL-v=, T,b-Tillotson Develcprn_nt Company for the developnent of one block bounded by Mein and 5th Streetn., torangc and OliNre Avenues (Third Block Vca:st:) , located within the main -Pier RedeveloplTr.nt Ptm j eat Area. Lrr'xx�rt>r: ity►Trcxv: The Redevelop m. nt .'Agency 0ornittce for Zhi r'C, Block West ar a staff that an Mccl Drive Vegotiation Agreer nt be .:rafted for Gip- flun&-W, Eighty (1t30) days it t ween the Fedeveicamnt Agency and Netvxxirb- Tillotson Developurant Ca rpany- All WSIS: on Oct•.olp_r 2, 1989, the Ftedevelepine-nt Agency authorized (staff to solicit Pro o-sals for an 84,000 sq. tt. mixed -use project an the third black of 2-lain Street located wit1tin the Main -Pier Redevelopment; Project Area. The dex►elcpwnt uite located within District 5 of the Dadrntcwn Specific Plan is desiG•nat:ed as mixed -use; casts ercial/office/residential land -use district. r%equPsts for Proposal ware su%.�e ently distributed, defining it project that included a 13,000 sq.tt. grocery market as an anchor on the northeast corner of the block-, r`t.ail and office use fronting t•lain street, a residential carrponent, and 200 spaces of public parkirq in addition to the par)dng required by the project. Ilia ReWast for Propa.�al also stated that; alternate developwanh concepts would be accepted for review. Three developrent firm submitted proposals (a fourth, Halcyon -Hull, submitted a proposal that was later withdrawn Irrhich were revicn-i-ed by the related Agawy. Cmmittee, the Agercyls economic consultant, Keyser Marston Associates, and staff. The o3:rpanies who participated include The Harrard Plut:.z Gr.'rap of Irvine with Imo, Vasquez Architects; Ise Plastrier Dcveloptrxnt ConTNanyd (� 1rrr., of ILvirn with Ridi^.n=n, Nagy, Hartin Architects; and L/ Newccv -Tillotson Develop;rent Carpany of iiunti.~tgton Head- /Newport Beach with Stockton Hidey Architects. % r1o1l1as If' Aft . ��•t..e j, r , � ' iM P rAr� f 1' r / 1 7 , M 11be davel Uprla`nt concept p oposcd by the liar uxl Platz Group includes 23 , 000 sq. ft. of retail and market space fronting 14aiti Strent. The residential X; xatg�onent consists of Z3E3 one -told twcrb«iroom ar_artsi�erlt un, is critic parkiaig provided for the project: on ground level and in two subterranean levels. In r Js addition to satisfyitxl the parking require nt for the project, ore-hundral ' A': Y` P'JrM1G. r'', � r i ` ^ 1 f,�p 7"'•,, �,��14 �I additional spacer are pr7vidcYl for public parkhq. +; l� Ilia Le Plastrier Davelcptnennt C.cmpany 'initially sutmitte . a propo--.:tl which h ,; _ k included 147 affordable 'zm- for citizen) reantal,units, approximately 03,000 N • ' ' ' �� , F . ft. of retai 1 cone, ial space (Includin- a market which fronts 4 7'Y ) Main Street, and 742 parking soces which satisfies parking requirenrants and a �1 provides 200 spaces for public parki.r4. This eoapany han indicated, however, tMt based upon c ncy direction, the proj:act derity could be raducr-3d zuIJ xl prc^oc.•Jed c:orrlaniniums substituted for rental units. 'Iho projx.proposal t submitted by Newccxnt�I'illotsort Developnent Co any ',. provides for 9,050 sq.ft:. of retail and 0,600 sq.ft. of second -level office space fronting Main street. the proposal. dedicates 9, GOG sq. ft. for a specialty market which opens up to a 6,000 rsq. ft. coon court on t`tie second ' level. Mu-eca levels of 1 sident..tcal hour irq (40 urait.3) are. separated from the r��14Z ,� , cenmaercial portion by a centxal court yard. Surfaw and two levels of subterranean parking. satisfy the project reclu.tJnarranta atxl provide an .'; additional 7.00 spaces of knablic parking. �, f�Yy Both the Howard -Platt Group aril In Plast:rie r Unclopment Cmpany have , indicated a flexibility toward project design and a willingness to reduces the development demit_y. 'ihe Agency Crrt dttce and staff, hattever-, recotnrrnd initiating en Lkclusi:re legotiation A gr-emr-nt with tiie Nerraar+}r�illctson Development Cxmpany based upon the devela nt t we concept: ro ed the eccncanirs `o of the project as :aralyzcd by Feyeal: Marston Associa (see Pzge 5 of Suimiary � Table) , and not hest in irgprtanLe, the taimn's performance ability as evidenced by the conpleted project�a Villas Del Mar (Leachfront Construction) arxt liuntingtan t3�Yyaliore (Newcomb Davel.olinent) . �rpt:s fran the tlirea develop'rnt prcposa].s and the Kayser M-irst:on analysis a--e attached for Agency review. r ' �• �� '. ,1 .! IU:11/l:�i r•7r.N�l: J�'af 1' ,.i l Previously budgeted Wntractual Services ao=mts. _ , ' '; `% J T .11IW.QdtNSI'IF, 11GTI(7'IS; IDirect staff to initiate an axcl-usive Negotiation Pgre ment with one or the altorrative dev.loixwnt c gpanies. 1) Request for Proposal. r 2) Analysis by Keyser 19arston Associates, '.ndrd mock west Doieloper Proposals. �^��;�;�, ; 3) Horard-Platz Group proposal. h�►� � �{ J!•N l• V 7 "1. .-,.,i� 4,• 4) Ie ..lastrier Dt�7vel.cpr�rat Cxmpany propos,1. 5) Newcotiw-Tillotsor DDevelopnent C atpany proposal }T; G) Sits_ reap. �• r , r , 'icy # " '; +< CPSISHE kJ h d I ! tirr 0152h i Y �+.'3',7ikw i'il� $"'.'; "'i.liT6++'-r":iP'.. ' .. v • r r,rJ,;•;r:";17ti'.diiriti'".f, r q �t 'fir r :,1- .. •+ , r''(. , Yam' vJ'� V � , ry/o r' r' I I r M I p '0 17, , i y.'S ,1. ..>:•y A `' ,31 / i`�p r F�r't{ r' a arJl •4 `. + r.+• a ... •rl.. : f�)'. J Ay'A wih ,h' S 7 11 I' rl wrt�yr,,; /. �, .+i.1 y'v , I• i+ TY� !.�� a Ja ;► j `.;rCi tv of Huntington Beach �` MAIN STREET CALIFORNIA 92648 1 .';i•IUNTINGTON BEACH REDL1lELOPMENT AGE14CY '! OFFICE OF THE EXECUTIVE DIRECTOR r r. r A!� October 5, 1989 .y IS r :'l I. • Gear Developer; Rl; r � . , , i Bic The Redevelopment Agency of the City of Fluntington Beach is pleased to announce that it is sreking a developer for a rnixed-ute project In the heart or downtown Fluntington " Beach within the Main --Pier Redevelopment Project Area. IS The Agency wants a developer who has a proven ability to develop aM secure the commitment of quality retaiivrs for the construction and operation of facilities within this project. The selected developer must wort; cooperatively with the Agency in designing and constructing public amenities and developing proposals which are a compatible with the city's adopt7:d Redevelopment Plan, " ,• 7 We are looking for an econotnicai;y viable development and one which will demonstrate the careful Manning and design necessary for a project of higli quality.r,�j�. We welcome your interest and pat•ticihation. • �, � � �, Sincerely, Yr�,�i fjllj r ' Paul C. Cook ' JTgw �'hcr�[ Executive Director PFCJP � 44 u;i/n vie,! ! f/ 1 I •'I / ' r'I y ,v rti Kyr . rl ; t� 4V��,, r d'h 7'elvI l:rine (i 1.11 90-2185 r; i- y;'` RN r�..��T'S'ifi��i•r:>�A::♦<r("Tifr!`Fi`✓.'�...... T•tRm•„`,r'c.r .,. '/7"lrY•tiL`+. ^,�5.:^.'?'+-�t?iiir'P.•,r.�iF • ( , �1M•.1� 4l. 'r �. ,r , ��yri SY , A� ! •! 1 J .W�1ff r <���� � ��i y��^'fir, -� ��. ,Ntr '• 'I;, • ... .. �Y •,� h_ K' �:I lKti♦r 1'y1~ 1-'y '• (1'�+J� ' J Aft ol q} ,� 7 1,h. f1 fV � '1 �M'1 r,l � i �..M• .; ' ♦ 1R •- i Alm .��' ,�A, ,� 'rr.M'IPf!('•r �` _ - ` J} .. .. r ;,..�. ig { A aC to 7v I .:.a.1 i��iS. •'j�r�� f • , • ' -Jati "fR� �!,t.�qf ,1 1 it , •, y , ��� 1 rll� ,y VAI • { -' '• jam. � �•'. � M yyt�s a,y•hf p , f` r a ^. 1 •t, _ •fir l {•,- �IiS',�• y W._ . Z - r 1 ' ` ..�,_ •• •_Y�� '..; x,. •(i ♦ tfp. , Y• •r- � •,t`�r1 1.: .�1-•" _•NAr..•' .• � . J j`� .M •;Yips;• � - � �. ' ff,ti l • A > 'r �..�"• .fit v y� '• 1 V r�. r. 1'lIZE DF CONTENTS RrQUEST P01", PRCPUSALS Mi-;dn Picr Rudevelut:-munt: Project Aretl Third Block {Yell: r PACT SIMET TABLE OF CONTENTS I. BACKGROUND 11. REQUE'ST 1.'011 PROPOSALS A. Invitation to Submit Proposals B. Existing Project Arca C. Proposed Development 1). Agency Commitments E. Submittal and Selection Scitc:du,(. III. MARKur INFORMATION A. Neighhorhood resi,d��nts B. City Reuidents C. ltnyional Rr identn/Reach Visitors D. Touristy; Ili, SUCMT.SS3.ON I'EQUIR) ML::'P i ii. Summary of Submisnir:n Requirement:n N. Prol:osa 1 ccantc?nt C. SelceLi-on Procadurr.. D. Selection Crilk--eria E. Right to Reject: APPENDICES (Available Upon fiequeat to Developers) Downtown Specific Plan Revised ,January 1.989 Do,'mtown Design Guidelines Main -bier Redevelopment Area - Far.t Shernt:u Gxhihi-t ] - Propo-ser r:lualif.ica'_i,un sLate-mc_nt: Exhibit 2 - Pinanci.al informiit -on release Lauthorizatirin Exhibit: 3 - Certitic.at:i.on of co, t•recCnesq of s;:.3tement- of fi.nanci,aI .capabil ity Exhibit 4, - Offer to exclusive ncgat.i.at:ion to dovelop L•hc: redevelopment: pa rce 1 s t• :1i$, r•V - t; r ' w Via;.,,. :y I��. •. ,_ . yr y, �rf:t- IS �4�; n•, f�,., f..;i..' 1. DACKGTIOUZID '� " , THE CITY OF 11ONTINGTON BI:A(:(' ,� a h i.a locati!c) 1.11 thC BOULh.vc-uturti porLian Huntington De,c of 0 1 arigu County. TL j..,j adjacent: to Weuhminut.er aind Fouri'Cain Valley to the north, Cw3ta. Huja and Newport: Beach to the caut, the Pacific Ocean to Lho .rough, and 4 Sunnet Beach to the wen ' L Huntington Deacti in situated as 28 inilen nout.heast: of Lou Art and 90 miler, northwest: of S, Diogo. The City han an entir.lated 1.9t,9 populatJai, of- 189,000. "the Thin i-epresentp, an 1194 increaso frain 1.900 ocrintab -c a I a f iqui 170, 1.27 anti a phenomen, 1545% inurt- tit! nin-,t 1.9G0 (11,4921 Incorporated art a charter Cfty in 1.909, 1ju liting toll Beach in governed hij? 0 SEW011 111(wher coxint-.,il/adiiiiiii,iLt,-,.itor forw r-, f government. Huntington Beach' Fj P an wa adopted in Dect--mber 1976. It embraccu nine element,j, including land use, open - apace and cons,7!rvaticn, nafety, n o ine, i reaticil , c i rcu la t Lon, houa ing -cc - coc-Ultal and community facilit--ien. 01: Both lath e n f o r c nma n t and (ire 1.) r r) U? c I.J. or. are f u 111, pe�A' -Ovidthrough the CAN, of lluril.inqi%on Beach. 1.4 L. f 11.4 oil collection i.q rzonLracte-ii through a private firm anci -recta ard panics; a r e wia i. n t a j, n e d by City c r e wa and eq -nt. , Lane L at dixional f a( i. - I i I b2i a i- ter} C j. Ly I P residents by way of Ei %I,- --(A1r),:-' dintrict'A'i Huntinciton Jeach E ewantary liuntingLoii B(tach Uvion High, Ocean View Elaincritury, Fountain valley E'lementary, a ncl Wen tmi n a te r Elementary. These 4istrict.s provide: 43 Yte high schools with a combinedelementary schools: and f iv entimated average daily attendance of 45,777. Higher rl learning is available at -olden West Community Counity College, which is located within the City boundaries, California Ji S t al: a Univernity-Long Beach California State University-L'ullefton, and Uni.versity of Califoi-iiia - I rvine Also serving [Juntingt, 13 e, -on ich's oducationat riccd7 are thre.t. Shopping 2 av,nable to I I d 121 t il es ltu hrriLigh 31 - neighboihoor I shopr -ing c.ertern and a regional etic-losed shopping inal I Huntington Center). Huntington ;j each's accessibility is made eaay via an extensive transport, nt �ian net -wo rk . Rail facilities via A.ntrak is located 10 mileu away. BUS 130).-ViCelq are payu I • r . "J .y� , provided I-y the Orange: County Tranriitr Di.str ri.ct: f 0C"1 D with Ij.nIca gc!n t:o the. Lnn An9c1&.,i Hetropo.lit-an .area Important to Minti.ngtrin Baacrh' trannport:atic.n ny:tL•etn aae three major hic,hwiytt; Lhe� an Diego ('rE:cwt,l' i 4051 , Pacific Coast It ighway ( 1 ) , and 13each boulevard (39 ! . most; major trucking linen serving Loa An�li,.len and Orange Country service Huntington Beach, Air pauuenger and air irei.ght service i:a available t:tcrottrlc nevoral tai.rl?or.•tn; John Wayne Airport. I,onq Beach Airport, and Los Angeles International A1,rnort.. IlontringLon 13eacla' :t watr!-r supj?l_y in provided by t ►:e Huntington Beach Water Department, Sewer Services are provided t,y the Orange County Sanitation Dintrict. Natural yss art- provitic,tl trhrnutlh the ;nut-hern California Gan company and electricity is provided by the Southern Cali.forni.a f:di.itan Company. Telephone J'aciIitricri are provided t•.hrough Gen•!ra1 .and' Pacific Telephone companici;. According Lo the Annual Plann.i.ng Information Report for 1985 published by the,Gmploymeni: t)Pvelopmrnt. Ike aaLmt. nonagricultural wage an►' salary employtur_nt in Orange ccunty grew by 9 o in 1964 to 953, 000 fcr a net growth of 70,500 in the number of John . A we] 1 di versi.f.i0-d manufacturing battle providers 24 % of the wage and salary jobs with dep-enderi e-- ea11 contracts grQ.at L1, decreased tro the level of L lie late 60'!:t. Trade accoutitcd for 25 0 of L•he wage and salary jobtt in Cr.ange Colint•.y, +_he vcre,ice industry 24 %, Qcve_•timctit 1.1 . .and all other non-fa_in induutries 1.7 I The ,agricuLtiora.1 working tlorce L•otraled 0,760 i.re 1984 relir.t::tenL•ing legit Lh:ttr one pc:-ccttt; of all jobs in the county. Huntington Beach han 1, 762 acres zoned :Ear platlneli induittrry of which approximately GU acres is currently vacant, new housing costs range from a low of $90, 000 to a high of $900,000. ]excellent health faci.liti.es and servines are available in Huntington Beach. Located within toe City a):c twn honpit.als wit:It a combined total o! 251 beds. Therc art-! .193 doctors, 10 den t:irtu 15 chii.opractors, 104 opt;o.net:riat: , 40 mezli.caI and 0 e i i t a i Ii4Intrl,irur ic_'a, and several convalescent: facilities. I;ecreati.on is abundant in 11untitiato.i Hcach. Residents have access to 9 miles of beach, 57 public parks, Lhreo golf courses, 72 Lenn.i•s courts, a marina and many private clubs. Nearby are such sacs lit^ies at; Dinneyland, Knott' s Berry Farm, the Queen Mary and the Spruce Goose , Anaheim Stadium, atts; the Las Alamitros Race ':rack. Page 2 41. -r•, ,-Irv- ,gu ,. 3♦ � d" Arw -:1 ♦ _ .r Y• aI r + Y 'Will10 % tf {�A51•,�' r, •, � r�'a5 J i Prl' , P •'� I �'i I �*, Nunt:ington 11e;ich :in a w(:11 hn 1 aliced nammuni.ty with an i t tx (2/:c(illr.:nt: :orat:ion %4i.th eany jic:�•I:.1;1; to frc:( WaytI anc] � ot 3 I; r' 1• ��' ►: I ,� i +,'• d1.1'pol'ti, clean air, t_XLCrlliiv n 1.'CCt'(.itt:l(Iri file'.l ].Lt:l(_f3 and j ^' 17rUC�rttIn$, 1.1('i1I11.Lr111 h�,ac.h( Er, 1,I'CigLe':7:]i.Ve lUCal r Y • 1 r, '`41�r �• x',` .; clovernment:, numerous ret'•ail shr.,ppiiig cent.ertr, an (1 6i Wide Styr:' variety of e1nt�1crylnenL' clpl7ortuni.ti.e:: r 1: 1 : i ;:r:nl3 ;icl:ively contt•ibutc (heir time and energy genclnu:)ly to rnfzi.ntai.11 rind enhance the out- :tt:e;ndinc l.i.v.inc csnvi-ronnir�nt tlf: 1 1 l � „ r iluntingt:on Be:ar:li. '' w' In 1982 the City of 11unt:i.niton llr:ach, in ;in 0.:Carl: to ���� I t 1 r l I P95i�. �. revitalize .it;v downtown (-.ore, entabl i iihad l:h(: t' airi"1'iar ;,cY:tr'�y"�",; I, '.Y ;i 1. 11r evelopment' Project Arua. (•.e'Iltral t:o i:IIL' 1-jrojent: ;It'i,;l 41r'+ .fit} R r'rr'• J I'��� r r�4, 4 was the i.mrl rinenL•a I: ion of Fi v.i.l lage c:onae1.)1: arhic:II I s ru ' 4.4 ' ernC,hauized the foIlowiri••1: The deve-loprncnt: of Inicl-clentii.ty rc llidrtnl:a.al faro jcctu in the neighborhood aurromidinc] Maj.n 51:rc�r4l:; The development oi: neighborhood nerving mica inthe �,h third and fourth tjl oc2crt north c f Pacific. coact 171ghway; The recognition that: rr_gional.ly oriented retail anid Lw.. mitertainmenl: mien ar(r tnat�t ;tpini nl)riaL'c :t.l Drag pClt and nai-t h of i.'aci:.fic Coant 11:ighway ;L I miq I:ti(t t Firsttwo blockii of Main St]'-.r_•t ; That aubut:antia,l parking lot: development: will -� t�.r r�scrtti.xc'c] i,r t:-cLail rc:viA_al:i :anion Uf I:hc Ft:1.in ; St:r_; Co;nniercAal core i.it to truly ho )turcr•.i.Ft; NJ. • 'VuViard1i I:hrtt !+fall, the Agency h:1n been ;1gg.relstii.�•el; {,`2°sy r��R t+� S r• µ inij?lemewting the plait it-h ove" it duzen laser jectu bu.L.lt, under construction, or planned. $ 11W, II. REQ11EST F011 PROPOSALS ,i','�'��;V'" j_, 1`'"+� INVITATION TO SUBMIT PROPOSALS 4' The Hantingt:on Deaull Redevelopment Agency is seeking ;i t: developer .tor a mixed -use project ;=i.thin the Main -Fier '•+ ,� � t,}• Re(2eve lopment: Project Area 1 Trr t r , �,t '`,1 1' i 7 r + Agency ueelcs a qualified dev e 1r�1. r who liar= the , . ` ability to secure the commitment n quality retailers .for: the cons; l t'ctic3n cirCl operaL ion OI facia iti.en within Chili proposed resident and visitor-a(2rv.i.ng coml:le> . ; ; ''�` The SC:1CCt:Cd (lt'Vi?. o ,C'r Inll:i :Jf)1'iC Ctlq tin T ' f fS 1 l 1 t ! _ra�ively with the i w f r Agency in designing and constructing public amenities r i�. and developing proposals which arc, compatible with the ci _y s adopted Redevelopment. Plan. y ;' ' '•�'� i' i r . ' 4�MPI+11 a '" ! ' �, �4/ i (� � t: s �i rrt (1 page 3r Y i r t 1 �� '`. LY�,,.,•, ttt}r.•,r;•Atl_�'.:7i"a -s.'^•" •.•rr.rzt'er••,a..t++.t-es,n�r rt rt e'rete7,.•.wer+w.•n�'...vr.�.Ttt'Y'Ty[�1�1.171YT'r•RNM� V• :' I �" }AM i h 1. , 1• r 1. �, Jy, � 41 tj Qh; f, ! M 1,�.•—ran S � r , ,1f ,f 4 +' v Tile AIfI_►1CV wl.11 :iCICCt irilrl e►1t:L'r lilt:0 an I:xc I1r].Ve lip-goi,iatlon Agreeinent LEI;-th the ha it: cualified deve! jlf'r for the }project:. The developer sellacted will be expected to I?rl:pare a it„1ster• Ilan of the ►ri te.. of pr•irnar,y «: rtance in the i+election of the i:eveloper, will be the: ` ' overa I l quality of the development train ari r:v.i,denced by p:ev-i,ous work, f-inanci.,il cr,pabi-lity, willingncis to ivork 1 ' rr: wit; the Agency in providing opt:i.ona w15 wi hich ofic'r c'.Xil,t i111J property owner part:icipittinn i.n Ulf- project' oi• other A4 Agency pro jc:cta . EXISTING PROJ1:C'T 111' E'A 'Pile 'Third Much teat pro jer.t: area i-ir it ful l city block bourided by Olive, 5th, orange .and fronting hi in ;3trect, h encompasaing approximately 04, 000 :if of: land. The block ,is currently 75% ownerl b)• the City of Huntington Reach 6� Redevelopment Agency w i L-1i t:lrC• t•ein-ai1ii.nrJ t:11re'e I?Zrcelr; under private ownership. i 1 The L-ro jest area iR located withinoistrict: $5 0?' the ' :��' ;,ity's Downtawn Specific Plan. The proposed project must •., �., {, ,) ;'�'�";',�� �;, ::• comply with all design guide-liiien an outlined and amended in applicable city policy docinnent:si)istri.ct•, 14t5 designated as Mixed -Use; Commercial10fficcIIlesi ient.ial Dana -use Dintrict:. This District i nc 1 udes this blocky on either side cif: and includino Main Street, .and r,^nsti,tutrs tr.�JY ;,', the oldest commercial area in the City. They purpowr- of a r V' 'li•a ,.'.J i,hia Dintr ict• i:r t•o r.•e-establ ish t_hc area as t:he DownLntrn .tor Lite ritzy h creating a more tv:bitn :it,moriralic_ e N• encouraging relaL.i,vol.y highe17 intertuit:y development- r ( viable commercial ,�ifice .and 1-r aident:ial inns. I ,.i ;. I-ithire this d i 9 t rict, the Main St;cet pirr ais I:, intended to be an acLi.ve, vital and intereating pede::.tr ian and vehicular way, intersccting with and complementing the ' " t , Jisitor--nerving commercial area on PCH and Lite Bier area. t Y�,�• �� Currently the project area i9 over half utilized by surface parking with the remainder largely occupied by exiatzing commercial uses. t t� C. PROPt7SED DEVE LOPAPNT , f t n,t ,�: After careful r_onni.derat•.ion of the project are�ci by t:lie. 5 •,'+� 'JY ;, ,,f,;,'.. Redevelcpment: Agency and its consultants, t:hAgt_ncy f• proposes the: development of ,a mixed -use i�roject that will i �r rierve the downtown residential population, while orov i.ding an amenity to the beach vi,si torn. Zti ridd? do the project is to provide parking above that required by the development per code, to help mitigate t:hc neighborhood's parking short: fall. \. .gyp••'-Y M•) 1 01. d 'J n I x N i da Ty.. t 1. A } • 1 W. For ThI rd Block t,k!iiL a higki dcnu ity mixed-•um2 complc;x integrating a :;pr2r_i_aIty rnarl:et:, 11L.rr.!et: rrtai.l, l evel. off ice , 200 apace pub). i c: parki ng structure , and appro>:imate.ly 211 tcao--atclr.y walk up residential uni.tu i.ii proposed. A 3uggeated develol:)nient• program, by Level fallown: Below Grade, �;t Grade and ahove Crude: Suhterranean parking i:1 propoued. `.t'he loweaL levp.ls will nerve Lhe reuident:ial mirl offi.cr: pnpu lat:i on. The proprim2d Lira'. , .f.1U01- containn t:hu fol lowing imer. and cnit ract;eriaticfi . A minimum 13, 000 afl' grocery inarkrL lor.ated at the northeant corner )f thu comple;c 14,000 of of street level retail on Main Street. (zero the market. co Olive SLrn.t�L. Al,3proximately 110 parking stalls of which about. on--- third are exposod surface parking, with the remai.nder in the parking i3t'ruct:ure. barking for reviderttial units Aa11ovr,. Tho necond floor prorjram inc:lade,•: Approximately 14,000 sf of office apace fronL'ing main mt'reet. Approximately 20 residential walk-up units organized around a central courtyard. Parking provided within the parking structure. Third floor program: The third floor plan comprisea the upper fl oor of: each ren.idential unit.. An al ternativc dev„lrnmenL program will be accup!.ed. D . AGENCY COMMITN MTS The Redevelopment: Agency is prepared to f,:�il.i_tate Lhe implementation of thr: project through the fol lowing actions- 1. Provide for the coordination of property otoner participation discussions as appropriate to facilitate project implementation efforts. Page 5 .•i , �e:faiCf! p L i :err 't �IY*.i. _ �Ir i« ♦I� t � ' ; - - •� a ,,� !' A rAfWpl�.it,L � r� ,• ��,•r,�% r)� '• `�� ° _ 4, � •: wry%•,' -W� �:« � � M r 4. , 7. r' •�"r f r.• Y v "IA A Co n t: j n u? w i t:h th! acqtil-,ii tiOn of land withi rt the project area ritzhject. to t:he avo.iA,-%b2_1.Jt Of Acitincy f 11 rl d n Pur,me a 11 1 a c: t ic) n 9 n e c r.- r. q,-.i i y to asF7(!mhle .hard n d i i requ i red and nf:ied (!fl C-) r Ft (2 i f i n Ei j. t- (-, d -vf-- D 13 ian' The-ne actionn will Le mil-juct-, to the provi.sion of acopiinition funds by develoy)�tr. 4 Pruvide Lenant and burr i ne__sn re.) ouation advisory A1313iUt.Z1llCP_ Wl 1-CCjUj,1-Cd ).y I a kq a n d A �i e n r- y L_:)C' j Icy guidelines. 5 A nn j. n t !rite devn I ol-ntiur efforts byprov A i riq economic- atmifjtanc^ if ohown to hu AND SLIMECTION .13C17BDULF, jK The Schedu'Le of Fvrni.J3 iiH in UIC nMI !ric f.or Propon, a1z; pvocuu�, iu: Acr.ion Agency isHile.-i Request.9 for proposal A-4 (to be ve_-Iiedaled ) gonc--y pre-r(!�,ipom-;es i,.iveti v. v I c 1?,.2 r r c s, n u c, a d u L, 5 C,U 1) 1- 1 1) u c e i iib (2 1.- 1. 9 19 6 ww al L Agency's of prnpos, Preliminary and ri:tt, jtjt!i--,t for ic -L - -i n r -ite r 'a any cla! -if ti t. , o f m I r, Pos3ible presentation(S) to nolact-..i o n committ.,!e and/er Agency commi.t.tue. i Selection of develor-ir and n tering into exclusAve negotiation(; . Period of exclusive neqotiation!i begins. Execution of: Disposition and Devf�lopmcnt Agreement I)L!Lwean Agency and r1eve1iiper. IT I MARKET INFOPHA"'TON '4'. Base: n--d iipon urrent dcveIopment tronds in Huntington beach, the Third 131ack. West mixed-ure project. should enjoy pal- -ronaBor n om four dii-,tinct mka:; aret egynent. neighborhood residentii, CiLy residents, r e: 9 ji 0 11 a I - 9 resi - dents, and tourists. The c car,terist.,cs of each 0 f theme submarhets in mi-LIj ncd in the following Page 6 Z . If .v T . W11 40 A, 4 I Vl-' TA . t; rj jp ' + � l 'r �, •tMffM?�/� NMYI�AYfJMtM A. NFrGI31'1OR110OD RUIDENTS As described in the appendices (Main -Pier Redel':aiopment Area -Fact Sheets), there are a large number of developments, recently completed, currently under cons t-,rur_tion, or planned in the .immed,i.at:e vicinity of the Third Block West project which indicate there is a rapidly expending pool of potential choppers in the Main Street: neighborhood. To date, these are over 990 unite completed or under construction within two )clocks of the Main Street: District: and an addition additional 1,000 units are in the late or' early planning states. In addition to these proximate projects, there has been a large volume or privately sponsored projects, developed within the lass: three years in the area representing • well over 200 (minitnum)n6,4 condo and apartment units. The demographic profile of existing neighborhood • reuideTt:s iH st Tong. There are an estimated 0,290 y; • F ; 10,490 , 38,500 , houeeholda within a 1, 3, and 5 mile r.adiu•: vespect•ivealy. Average income n 1900 his been respecy.ive:ly estimated to be 35,500 , 42,140 , and e 47,660 for residents within a 1, 2, and 3 mile radius of Main Street and Pacific:. Coast Highway. Owl -lei, or;.cupancy within a 3 mile radiuH is signi.fi can, particularly for a 1)each communiL'y, aL 50.7 ' Overall, with new condominium projects demanding higher tari.aPa, the median family income h :: ' brren rising, and .is anticipated to continue to rife. Thn gable on the Col.W%viny Page details the demographic characteristics of existing neighborhood residents. B. CITY RRSXDENTS Estimates of beach visitation indicate that close- to 20� of the annual 6,000,000 visits to City beaches are by City residents, with the pier area acting as the "anchor" for this activity. Nedian household income for the city'u approximately 70,000 households is estimated at roughly $30, 000 and over .30% of the Ci.t'.y's households earn incomes above $50,000 annually. More than 60% of the C:ity's residents renide in two income households. IDonnelly Marketing Services Page 7 �ij1�00}d'!��{pi�c^'Ti`�M't3�3�Tik'i"�;riaw0�ii.'s'33•�vm.mss�crw ^r��vw++r.�-rnrv�.r*��+^^'r,•r- r•-s..••.•- •,.,rrs.�nw i;t 1 . " � �r�i.�, + r •) " •il t �� r `'�L f r ,y r f it �� � !� �J�Jr .•r (t� f Hit- %- f 1 -'1 r 1 r ,, - 1) .•r S� a, t , ):� + Y,. ..,:'' r U fr'Y� � ' ,•`f? ' r ; e1 - �f , r r, ! r� +r f' � f � ,! .c't ,� ' f� I �s�,9; d r t'. 1. a •f f + °kr �� •, � t ! r .. i,; + �r't 1 rl r � tiNtC.'"rt�� r i'`,'1 r 1.�'rJi • +r • ',r l 1 ', t t • • , �. t I r �' i�l:. /: 1. ''� 4 J. �11 �l. arm Jl >l. t7 + t.��' t � + ' �r . Ir 1 '� l � � + '��•�' 91 LIi ra_y i E t'r , •.Wy.1li w, is 1 Iw � �y ,f 'j ��•,� j`�c[ r X �+I �Qrgi'h° •• f�I , 7 y14 ,'� r. a1 ,Jy 11�1�916 �7{�4w+�$1y 1, �:a J •� �ss�. Av (� , Fi, 4 I dy t' Jf.II �•�YI �A'�,J�{'�,y/tl.� �f •I� f f, . 1'1•�I 1���r �J6 ". C. REGIONAL RENIDENTS/BEACH VISITOItS The Main Street and Pier areas attract tremendous visitation from orange, Loss Angeles, a•nd San Bernardino County residents. • Visitation by regional residents, excluding Huntington Beach residents,, its over :%,500,000 annually at City beaches. Although this group of users is undoubtedly attracted to the area primarily by virtue of its proximity to the beach, not it's retail offeri•ngsa, there is no question they contribute significantly to the Diatrict' s3 salea, particularly io the quick service food category. r D. 'P+JUR.1p1!:; In the pant, the habits ox tourists visiting the Main Street area were similar to those of Regional residents. However, the completion of the Hilton I•lotel in mid-9.990 will bring a large population of visitors to Lhe Main Street Distrirat who were previously under- repreuented -- upper income touris'to and corporate meeting attendants. The new seihm3rket will undoubtedly cont•ribttte significantly to the scales potential in the food, fashion, and gift eategoriea. The 293-room Hilton iu just the first phase of the foul: hotel "Waterfront" projact. Total room count:• upon completion of 1:11e Waterfront project wi1.1 be approxLwat.•ely 1,400. TV. SUBMISSTON RCQ1InEMHNTS A- a6MMAVY or SUBMISSION REQUIREMENTS. -- SUMMARY. Proposals for Third Block Went may include Npecific elements outlined in Secticn IV--13. However, alternate development programs will be accepted. The Agency's primary concern is the economic component of each proposal. a. Developer's Qual if ications3 : Attached as Exhibit 1 is the Proposer Qualificationa Statement which trust he completed by all proposers. b . Financial Package - Each proposal must be accompanied by a package of .Financial documents, detailed in Section IV-B-- Proposal Content. The proposer should be sure to complete attached Exhibits 2 and 4. C. Projects and Reference: Page e .�...7 •-r�..r �.+- r.r �'v'r'a^r7Wa 777 • xf�f,�r � tra ,x �. is ,,. � :;�,r . .� >s , . '1• It J �' y,� ra ��r�4h�. •r I` J � f )y�fe� • • �$� � 5�A, 1'i.! ✓ � �. t �• Rv f '.12.: l „,9P�� �.'�• '�(, � 1 AR '' "• i It A • r + ..i .1 � r i 1n S.rp u. �: r��r� :v��� Each proposal must include a complete lint of major projects completed by the proposer. A detailed proposer reference lint, including financial and retail tenant relationships, must also he included. d. Development Schedule: Each proposal must be accompanied by a proposed development schedule for the project:, e. offer to Negotiate Exclusively: t Each proposal must be accompanied by a signed Offer for Exclusive Negotiatio'ii (Cxhib.i4• 3) fur a 60-day negotiating period, which will begin when final developer selection has been comp.lete�. B. PROPOSAL CONTENT 1. Developer(R) Experience The developer's previous relevant project experience for a single project of this sire (including joint venture partners); photographs, a brief dencription of pl o jectq (date, location, concept. land. tascs," site, architectural features, design of off site. improvements, constructior costs, role of development entity, rtc.). ]include also exper.ionce in development: and opera -ion of joint public/private partnerships, 4' nc: .'J-J.me nahedules from the last three projects.' 2. Deve.loper.'rs Financial Qtzalifi.cations A Statement of the developer's qualificat:ione and an audited :financial ctatement must he submitted. Submittals should include information as outlined i.h the Developers Statement of Qua.li.fications and, Einancihl Responsibility. Ten copies of Qualification forms are required. In addition, proposers should deacrihe their abil).ty to raise equity/debt dollars, including current relationships with major .lenders, and their ability to provide for unguing operation and maintenance of project:. 3. organ iza.tiona1 and Management Approach Organizational and management approach, and role 'of each development partner and major consultant in the implementation of the page 9 wwar+wa�wr.�+rt+wrww.ar.+e+rr++M .w+wr+w rr++�wr.—....�•,.arw.wr i M 1 .r t tr �_ q _v �, •, 4.4 1 � Ur) � � : rr t:. � r•�: � t � i'.' `� '' ,ov���l t °rj,i �F�r', �d� ,tier r 17 tC; ;r � � r, i+• � ' ,1����, �a1jE�.r f, ,e � )�hr � � r Jr'h'V •,) , �'. 1'� li r ! ,i? t�� {�, u + fr u�ti. vl 'A@, F1 9� �, � �,�� Yl�l ir��fv�; � r �I- r� t v •r ( 1 1� �+,. ��I rf .1 ! y,EJ rr�rl�i i ,t'I;VI r r � 1 r' r r''� .�1. � � I ►r J♦ :r•., ,' / +�rr1�. '''�{r�'n..ri �` t , 'j. tl .,' t. � _ r r r, S ,,i t �t +1";, ••} rJ,r)♦ Il Lr '� �r f� 1 �,IF .l 17104, development. ident:ifi.cation and role of key individuals ip the development team, (arch`i.tects, engineers, project- manager, and others), who would be involved in the !. implementation,, including their background experience. 4. Project Development Description and Physical Planning A written analysis of the Agency's plan shall be submitted. Cased on the developer's analysis, an 'ilmplementation program including' phasing and t-iming for the total project: 'shall be aubsnitted 5. Owner Participation The Huntington Beach Redevelopment Agency has adopted owner participation guidelines for the Main -Pier Redevelopment Project Area. A written statement as to, -how the dcvcloper intends to approach owner participation in the project's implementation is required. 6. Economic Feasibility/City - Project A major objective of the Ci.ty/Redevelopinent Agency, in germs of the project, relates to its long --term economic henefi.t to the city. In order to provide. for the, long-ter-m viability of the project:, in terms of both municipal services for the- project as well as - net project benefit to the total community, the generation of significant annual project revenue is critical, to the city. In view of this, revenue projections in 1989 dollars cruet be included as a part of the submittal. 1; 7. Economic Feaeibility/Devel.cper Project A financial oro forma shall be i,nclud,!d as a part cif the proposal and include the following elements: I. Project: rents for each use and pry jeet total. 2 Projected sale price for each residential unit.. 3. Proposed net rentable rate. 4. Estimated market capitalization rate, 5. Estimated value of improvements, including fixtures and equipment. Page 10 11+`71. y�`a} if/A.. I '�,,• .7 �• 1 .TS�t! 1`�,y�tr,J Y}'7 t� ` I If I 1 Ir I -Nh 1 1 •M1��.0 � � J, ✓ i rl ! �, 1. JG I •;.r /4 t. , 1 , 1 i �f y � ✓ i t ti\ yL�, r•, Y I Ilt ll (J t _ , r� J ,ti. f M11"�'�Y r i 4 7 7 � r ! �pi�� �'�r�J;�/`� 'r ,�„! r t Jr +, _ ✓�1 �Mia r , 1, r� ,�Y�21�`�J. W 1 1' I �+Y��,f IIJ, i 11 �+JJ r� � � ` 1� , i ',+ t.r�n� t �� ]t ',•1 r t, TI �A`�N ',( ' • ry IF'k 1IN r /l+l.ri�lt IJ-. !) , ( � rt •• ! 1t '_t j, .,C ,. t I t !1 � .� ��f1'',1 iA! ���J+l�l�uf y� Ir tr I� i+�f {�� 1 1 , i��It a�.... {� '/J 1�! �•��Y!�'i1 L Me 4k, li ,/,r rlr I.,'' /( c:, I 1���J�P }i• /,rr r AT, , � Sy { �' o-f�,,:�J.� 1 � Jtl( '•I y I` r "+• , . \ , 1 rJ .`,•,. f' � I r �y ! r , V' � j` , ell, .� ICI+I.• rl , r l I f �� r+�I 4` ! 4R{Irl Jw�' r'V� 4' 1' lit .r .�1 I`� r Ott r•1• .,�Y(1 I h r� I���IA'�, 'h�1. A 'r1i,ILt+ ' �1 ,J�t" ��' I f r, ` .. It_ 1, - � 1,a 1 rt +•,J , y'i''1 ,i' r'Jd I.('�1 �'�ll• 'i� 'r tl' I 1 r, i rl �wrA 'r IM page 11 y ry rr ) t J aY I X^ yi^r�ty;' 0;'Vol It �a 'i..lkt' :'�i%'•.i'L)1:� A written .9hatemr_nt shall be included expressed in dollars per net square foot, a� to the projected reuve purchase prase, based upon individual project components. Any further obligation or conditions imposed upon the Agency in terms of assembling the property must: be atat;ed by the developer in writing. 0. Eatimaten for Operating Expensea An .additional measure to aid in comparison of proposals is the expected rate of return on, the project and ,comparable rates of return reoeived for similar. projects. In addition, a .lencraliac:d construction pro forma shall be providexi including estimates on the following: 1. Cost per square foot and total cost: to build. 2. Coal: of tenant improvements including .fixtures and equipment:. 3. Architectural, engineering, and other pr,t- development costa. 4. Other construction related fees carrying coats, tees, financing, grading, ate. p. Ec0nomi.c Benefits Provide an overview of the economic benefit(s) of other projecLu to the ai.tian in whir."h L-hey were; built, including an overview of the ]. Total annual s2ile4 tax generated on a, per eguare foot:basi.e. 2. -Before and after property valuation of last five projects. 3. Total number of new permanent and part-, time jobs created as a result of the last five (5) projects. 10. Offer to Negotiate i3xcl.uaively All offers to Negotiate Exclusively inust be. in writing and in. a form substantially the same as the form of the Offer to Negotiate'."." Exclusively included as Exhibit 4.- The offer should be on developer business letterhead and provide one original and one copy, each executed. 4 :i •r r ! �.�1. �7r 1r7J 1jIC a 6N �• � ��r1 I'a�i� A9y I 7 1 � • r •r i rl A:k �; r/ ea tlid4 Jae r 1 . t.�� ] � ?'r I it t r;i . I .,',. r ( - It (/ �yYl •:) rr 1-ll�"�} ! r' 1rP �:�� r �•l� ! r'r:�i.'.f ! /. , r:.' ! 1 t,n J4 /.rl`,Y ly; Nrryli} N..Jih. '1� J r rl )r y, v 1 t ,I a !. r �z.!•;'� ! 2'r;+ Y � r'-1��+ i' i{1��.1 f ) I )1' / �` ,r•• 1 �l* Y �'I:�,.�Jy I Imo, L `• ' {�� Y F1 r >•1 lt,r- ' r,, l� r r+ a I r� .�) 4,trrwr �� 1�•s^r' � ) �.ri la ', - .l' } i .. a 'el r / rn �Ir r 1• .1 .� �rr IS /Ghat) rl r r 1 I TW'y'r t, { _ ..• `�a r; �: • djjjj r .. m 1.1. Miscellaneous Information Any additional information that the developer wished to submit may be attached in. the form of an appendix. Statements ahou.ld be complete, but be as brief as possible.. Written and telephone inquiries should be directed to Paul Cook, City of Huntington Beach, 215 1/2 Main Street, Huntington peach, California 92640, (714) 536-5575. C. SELECTION PROCEDURE All submitted proposals are to be submitted to the Agency office attention of Paul Cook, City of Huntington Beach, 215 1/2 Main Street, Huntington Beach, California 92648. I An Agency Staff Review Committee will than review all submittals received for the project. Alter completion of this review the following. activities will be initiated: 1. A summary of all developer proposals will br. transmitted by Agency staff to Agency members along with a recommended l :iat: of develops 1: rs to hl� interviewed- by the Agency. 2. Agency members will review documents submitted b% each u.G the developers, including the staff recou}n}entled list of developers- to 13c int:erv:iewerl t by the Agency. 3. The Agency will interview and select. a sin5le development entity with whirh to negotiate exclusively for a period of 60 days. 4. A master Disposition and Development Agreement wi1.1, by negotiated between the Agency and the developer during the period of exclusive negotiations. This agreement will be subject to approval. by the Huntington Beach Redevelopment Agency. The developer will design and conatvact the project in conformance with the Disposition and Development Agreements, and the design for, development. Page 12 N P�,'yyL'F Ir �. � 1i cr' {' 1l 1'_r ! 11 Z:�' '. , rr .� I 'I !� Itr r�� l'1 { f� 1• r '.. �� J ���1 Ir t�144 r�l,7�tli 'r 1�.. •• t !r, �� t ' •11 1. I � !! , t +} � � !{t�y `' r 7 �1h }�`��}j � r •�/ t4 �! I} ' I ;t r � r l 1 ' r �f � 1, � ,• ; rr �4 1, r J �w'r"Tii�}f r l 1�..,� �f ( 1 f ! / 1 r r ' � f�' If♦ � f 1 4 ��1��! r ry�6f rr r r .1 I i t '1 lyy 1, Mr �I .r yl :. 1 t♦ .. rl 1 r � � r f � 'r'`13 r f yrM. � tf �'1 fs{i' r I}r { r1 Y+�'` � •�6. v r: '! r It. Il •. ''•� 1' , / �, ��'y, � ', rr / r ,4, Y °� 1 S 'L1 � � (! r, ,lf � ._ IIf �yYj � t, t �Yf � •', .a' r .ryM f +77� _,Jti�� / •l a 1 1 I i i ,� ��. of !r � �,� j.!1"iS .S i1�.t ,'"J J�J� •• y�,'•r ,t� ��� .��'0� '� t'��. I •(ry� �� ,J y6�FMy� :Qw ftii'i�'{ AP� w i r �+ �t�•1 , �1 1JJ �'�, I IJ I- 'I 1' (l � r1 r.r� �{r,�° • rl ilbi �rrt! �`7"I lc �j�J. ti�G' l:XaUIX`1' 1 Third Block West. Project. Main -Pier Re svelopment Project Area Huntington Beach Redevelopment: Agency Developer's► Statement of Qualifications and Financial Responsibility Must Provide the Following Information: (For Confidential office uae of the Agency) t 1. a. Name of Developer b. Address and ZIP code of Developer C. Phone and FAX numbers of Developer -2. Is the Developer a subsidiary of-., 'or affiliated with, any other corporation(s) or firms? If yes, ''list each such corporation or firm by' name and address, speulfy its relationship to the developer, and identify the officers and directors or trustees common to the Developer and ouch ocher corporation or firm. + 3. a. The financial condition of the Developer, as of December 31, 1908, or later, is as reflected in the attached financial statement. (NOTE: Attach to this statement: an audited ct),•tifie d 1•i.nancial statement or a reviewed financial statement from a Certified Public Accountant showing the R t assets and the liabilities, including contingent. liabilities, ' fully itemized' in accordance w•i,th accepted acnount:i ng standards and based on a proper audit. If the date of the certified Financial statement precedes the date of this submission by more than six months, also attach tan interim balance sheetno more that: 3 months old:.:' b. Name'and address of auditor or public accountant who p_i•formed the audit on which said financial statement in based. A. If funds for the developer of the project -.are to be obtained from sources other than Developer's own funds, -,"a statement of the Developer's plans for financing the acqu'.sition and development of the land is required. 5. Sources and amount of cash available to Developed- to meet equity requirements of the proposed undertaking: a. In bank(s): Name Address; Zip Code Hank Acct # Amount 15 I . - 4�l �1.•'i r`,C-...+ -r: �r„�yc-,` ,.,-'�tY ,s ttt•-�'j•f `r,w s•� � n �� r �� Ii ! S VF yf7,� •T 1„Frl' 7 . + i 1'rtl , , t r cxhi.bi.t. 1. Page 7. b. By loans from affiliated or associated corporat:iona or firma: Name Address Zip Code_ Source Amount C. By sales of readily ualeahle assets: Mortgages Description Market value Mortgage or Liens $ 6. Names and addresses of bank references: , �.x a... �•�.J�114]1.YLiY� Name Address Zip Code 7. Has the Developer or. (if any) the parent car oxati.on or .gin p • Y p' P Y subsidiary or affiliated corporation of the Developer's officers y p 1 or principal members, sharehold-e' s or- inventors, or other interested parties, been adjudged bankrupt, eiAther volunt:ar� nr ' involuntary, within the past 10 yearn: Yes No I£ yes, gave date, place, and under what name. 8. a. Undertakings, comparable to the proposed redevelopment ' project, which have been completed by the Developer or any of the principals of the Developer, including identification and brief description of each project and date of completion. b. If the Developer or zany of the principals of the Developer has ever been an employee in a supervisory capacity for construction contractor or builder on undertakings comparable to the proposed redevelopment work, name of such employee, name and address of employer, title of position, and brief description a,, work. 9. if the Developer or a parent corporation, a subsidiary, an affiliate, or a principal of the Developer is to participate in the development of the land as a construction contractor or builder. a. Name and address of such contractor or builder: �'' S; ,M.',r,•n. f,c>A...,7gltll.,q-....., o... ..c,� ---' - V '4tx � J � ?�' J� r Y f i • .- 1 ( J ! � � � ' 1 d Ye' f;l rk , �1,'f x l ' � [ fHr ':r•_ 4 f'. it + ' .• r '. , 1 !4� r ''� ,�;� fi. r! la �.F i � + 4 � l• 1 , r , �' r i. , !' � r r 1�Jir4�11 :�: � �,�) �rl+{T `�� �, ,rr rl{ / , t� J ,. � 1 t1. 1 :rl Y�r•r�� y.4,+ # •Ir/ 1` it' .1' ,�i •r 1 ` 1 ° +y 1 r.��y /, ' x � �f► f' + r , + it �I i{`l �`1�>YVa�I;•�r1 �/ r.. ., ! J.1 .. .' _ •+ iS � r S ,'�`r Y,t''q� ��.{�f���t fi rrl• +� f: „ ' rr .� �',. � ` � � � 11rJi �r �41' •j'S f��'4 1 1 - 4 , �'JI Jjti u,IJypy1,:,, 4' ray ��. "r }'1� � 1 cif - • 'S '. 7 II 1 i �•; l�1 Y y 1�{y�rl hit l+y" �, ! 'tll }�, i� J. IY �.'S ! ,�a ". �� ! 1 .�.•rf iY i*•rYY�it (,✓i+< 1 �1'.t , ` �. '',• IJI� 1' yr' ,r. I 0 C;xhi. bit: l Page 3 b. Has such cuntractor or builder within the laps: 1.0 years ever failed to qualify as a responsible bidder, refused to enter into a contract after an award has been made, or failed to complete a construction or redevelopment: contract.? Yes _ No _ if yen, give date, place, and under what name. C. Total amount: of conptructiosi or development work performed by uuch contractor or builder during the last three years: d. Co;astrur_tion contracts or development's now being performed by vdch contractor, or builder: ;; Identification ``,Contract or Development: Location _ Date to ba Completed _ Amount$ e, Outstanding contract. bids of such contractor or builder: Awarding Agency Amount $_ Date Opened._.�_-- I.C. Brief statement. with respect to equipment, experience, financial capacity, and other resources available to such contractor or builder for the performance of the pork., involved in the redevelopment of the land, specifying particularly the qualifications of the personnel., the nature of the equipment, and the general experience of the contractor. 11. Does any member of the developer's corporation/partnership have any known relationship in connection with purchasing and implementing the project with any member of the governing body of the Agency to which the accompanying bid or proposal in being made, or to any officer or employee of the Local Public Agency who exercises any functions or responBibil.itien in connection with the carrying out: of the project under which the land covered by the Developer's proposal is being made available: Yes No If ve-9, explain. 12. Statements and other evidence of the Developer"'s qualifications and financial responsibility (other than the financial sata-eme•nt referred to in Item 3a) are attached hereto and hereby made a part hereof as follows. ' ' + rlr f, � M.r.wr. • w-r►�%'�.••vt.1 y.+7 Ix!M.nw.e.rMTr*sMI rA „t nrrr+vr.,- t^.n�.<w+v+rrw'rntristi f'rJi �11pR'1 ( �.�� �' 1 1, ` � 1 J �, 1 r r� l J 4' , (• .. �I alb Al. ,t. 1 / v). r I '1r � ,yl ����J•, r.• ` _ rl r •. ,!� � ,�'r'S Ii`� 5Y},:1('�'�'yhie. n' j �IljY �MI1N +�++�/'iYl 1. .•. i , � I i �t'J'•.i,F ��5• kor �,.`, '':i f/r', r�l jl 1. ,. '•\. a. l 1, �*iT !4, 1,�1`'[J r�, ���,'�1 1 All - , .r r. 1 r r• AM J • M.Y��►Ye41 NMu�..,.•M�/LMNW /M—aw.�Ml+w...AM�wK�.Mwn.4Yi�. i1�F�.a��W��., 1VrHw�.4Mw,.w,M.rA �M�/l. M,���--...AM. JYwti,•�YMJr—r w� r� =wear ,.,.. w�.1 �N�..!M•M.MrW rwar4ww,� Mw.•. __—___,___ �♦e 'D" Iy'L 4t�:�i ♦ 1 f i,�r �ii y, �,t�"•','^1` r'f rr r ,rOf�Cy. T(�i�i' yl le I I 4 r' ' r eta` �+uiji(t �� �1 11�'��,'J'1a%�•`'� � ��'�''r � � ', +a t`r",,t� .r�'t^ ,,.''. EXHIBIT 2 Ilk' FINANCIAL INPORMATION RELEASE AUTHURI'LATION (Un your. letterhead) r ? r t• n1� id :• i r tr Contact Person Financial rnetitution Addreas Dear r (firm Name) has submitted a proposal to t)te City of Huntington' Beach Hedevelopment Agency to enter into negotiations for the purpose of developing a 04,000 of parcel for a mixed -use commercial project in downtown Huntington Beach, Aa part of the screening process, the Agency may need to contact you about our banking relationship. I (We) authorize you, to provide the Agency's or their consultants with the information they require, with the understanding that all information provided will be kept confidential to the extent permitted by 1 Ito Very truly yours, ,� rY5'! rrs1, ( t r �.y•••I ,,,T 'r f tr, i,%7 ��+111•• / �+St�w/r, .r �� r 1 f; i• t�' r�� 1 t D r r r� ' ''r r r t / � �. �,,♦ t,, 1 IDS �;�'• r,�}^it i,,t ;1� `��Ii , .. t J � r .'D rr` t i�• rlr'�k'+t 9 .�;' , �t �+ :"•� Tf ^/ c '� • r .'r L t - n; r .• , rr �-S',' ��'�`f�y�'r�t� � �+ dr�h �,i.n � 'l.,• ,� 11 1_ ' �. - S` r• rl r! � 11, r�'-`rPI H1-yl�, 'ri n�r�rJJtJ�Sr 1_i!�r tl' 1 I,r�'�. .I _ !r _ •tt 1 t rt I rY 7I �" r CIS .i��rffJrt_1�tY,�r�irr ' 1Ij �' `r/, t , i :,•l.�l .,�• '- l 'r rl�;�,l r r ,Vf �� " 1 ' ..rr���fr1� 'f '� ., . 1�'5�, 1 it �•1 /` 1 i�� �i p�l l +F :i'� � , •i �>i�r . D � ^• .'., . . (l '•t: I '•- t • `,i ;' f rt r t1=1� �i�1�4� 1 •,�,I� j+/r_�. r+ ',r,r�4at'�rr I .�' r• �/ is .. '� rtf l• D' � •!�� _ =I r' ,rr. .i �I 1. ' _ y. ` • ' 1 � � •7• .'I' r - 1, ... ��+MrNww"r��wtwf•At'r�.\I•/r.A-Y.JM\���.�•••-_�.._�•+{�I.FM YI.Y\r.�..1".\"\N III ���N��M�/M�KIr�,,M.�.�..IH.\J/�iiMJM�I. M�WY�iYrrYA ��wWW�Y•/Y�Yyi..�.+MMAWW�Mi��w�\��IY1.4�.��YMI�YV��w�.y\�.MWN�rrr���.•• •W�\�'r�����r��M.��.w�wa..yFw�V M�N�r IJ 4, EXRT IT 3 CERTIFICATION OF CORRECTNESS OF STATEMENT OF FINANCIAL CAPABILITY I Me) , certify that this Confidential "Statement of Financial Capability" and. the attached evidence of: the Developer's financial responnibility, including financial et•/itemente, are true and correct to the brunt of my (our) knowledge and belief. Date Signature Tittle Addrese� Date Signature Title Addreas If the developer is a corporatiIon, thin, Statement should be signed by the president and secretary; of: the corporation; if 'an individual, by such individual; if: a Partnership, by one of the general par.tnera; if an entity not having a president or secretary, by "one of: its chief off icere having knowledge of the finalncial status and qualifications of the developer. ^,ll T!A �i t 'tiy � (I.! ',�i r,_ f / !r �'• ! �i.,f� � i�/ ,'rl\ 1q r�i� 4r' r,fyj .� jP6 1t pn fI a�' /1 ,Ll r •r: jr .ry y' 'i't •,u �1 } 41 • , 4 � f � vtW r r . r _•,� r" ;r' r, h y,�� ' t,, ' � 11 >: +L,� r� r �1r1�. _ � � -� • EX13IBIT 4 Offer to Negotiate Exclusively Each developer .interested in developing the downtown core project will submit, in.writing to the Huntington Deaach Redevelopment Agency, an Offer to Negotiate Exclusively for the Nurchane and development of the project or major portions therc:;f, as may be available, requenting that the Agency negotiate exclusively with ='< the developer for a period not to exceed 60 days. The following form and content shall be used for the Offer to Negotiate Exclusively. Text of Developer's Offer Date: Mr. Paul Cook Executive Director City of Huntington beach/Huntington beach Redevelopment Agency 2000 Main street Huntington Beach, California 92648 Dear The undersigned developer hereby. submits to the Huntington Beach Redevelopment Agency an Offer to Negotiate Exclusively foi- a period of 60 days for the acquisition and development of that area in the Main --icier Redevelopment Pro jer_t Area, known as the "Third Block: West". We request that the Agency negotiate exclusively with us for a 60-day period during which time we will i seek to complete an agreement for the development of those portions of the project: an idenciii�:d on 4he atta�:hed exhibib (to be Prepared by the developer) . 1 1;1 {`}1` �:'•, It is understood that negotiations may b(_ extended beyond the 60- .ks 'r "day period at the option of the Agency. During negotiations, the ` r terms and conditions of the developer's land acquisition of the property be it; purchase, lease, lease with an option to purchase, or uome other mechanism, will be finalized. In r ' addition, -the conditions covenants; and restrictions will be considered and the Disposition and Development Agreement will be c �,• prepared. A non-refundable deposit of $50,000 will be required prior to the commencement of thr_ Exclusive right to negotiate }'. period. we understand that the nature and type of development is subject to the approval of the Redevelopment Agency, and that we will be ''• required to make full disclosure to the Agency of our principals, officers, stockholders, partners, ::tc. , and all other pertinent information concerning the develop'. and our associates. The; developer connected with the develt.-+ment shall be subject to the approval of the Agency, z.,3 well as ".he the -thods of financing to be ' used in purchasing and developing the (Project Name). r� a. 't`�"�""i�i II'wlwM�.........�..+,.+ww+•.ww..are.e.va..wa.w....�sv...:�.rr+.w.wwwi+.....e+..w•/+++v,w �.x....r.•1 r.,. �.. 1 ONO , C t. 1 1 t� 1, �� rr �. .7 ! � �i' .I I r. tw ..� ty7 '',� {ii"1 �y ir•,+' . � 5 ,r�S.S +(i j _ r 1.•1•. 1 t1 ii i`.• ,'t l� ' /Fd ' ,qua , f r is • +: � ,f �, � rj'/ ,', 1 rr+1,�. { Il • I� • ; .. � Y { r , i t rl i' 1 1 I ',e'- +4��4.1f'+ rrr rt� ':7 :. /� •r/ is •.� _ � • � '� I..rt• S' �1� R•�,, is ti ��yr 1+. r, 11 r Y, ! 5✓ Y S 11� � �,1 11 t 1 1 ,. t} . �Ot[r. '. Ri �d°rr •�ry in M. J� J 1 r yl r 1 Al R, X 7 7 r iVy�! f R � rr r ly i'•L, i:• f" �;7 t17.1: !p`/lly i)il �a�ij. � Ylff sTry v y ,r•'%v r L'age 7 It is recognized that: the Agency reserves the right at any time, either before or after the offers are oubmi.tted, to request additional information from the developers. Adequate time to obtain and submit such additional matters wild be provided by the Agency The Offer to Negotiate E:xclusively' is subject to the approval of the Agency. The Agency shall not he liable: for any real estate r_ommiusion or brokerage fees which may arise herefrom. T. hereby submit this Offer to Negotiate Exclusively on behalf of: 13y Name Company iiia Date Title This offer to Negotiate Exclusively is hereby accepted as of the day of 1989, subject to the terms ana conditions :Mated above. HUNTINGTON BEACH REDr,VCGOPMENT AGENCY By _ Paul Cook City Administrator/Executive Director t�''1� :.J 7 r r,',llr ! t','. `1 ' r��,•' rr .i�Jt i�?.�. l.!„' •f t '7 �r�,' 1>J,� If r� r � �f r tt 7� r � 1 !7, f , r 1 J..i 7Y} {rr 1 f f.i 7 i r 1 . `�r rviy�r /tir r l i ry �. •i .. • 5�./. it r �? 1 •!. 1 � �.. ,� q fi[ r+"�'y1 J`i' ♦7 1 r �,r t �J ' � ( t _ v �r�..��� r,i,l S:,'f7 r`�•, �1 rl ,r��SS +', rl r ri, ,'•I '.'i .�lr 7 �{� `� !, r' 1� tt+i ���. ? k�1� � ����'� .•,.� i., ..7 '�t7 r `',.1,., '•�V •,,�-:. ;: r 7 y/4 (a r '.ti,t �s.',ru 7�1 .'��.v i a h!Ak' 7 ff ll. 1 tl r I Vri + r y7 a f� r A,, •� �J6 r r1f' '. 1 •fir. �' M ,;f a ,`�rl;�• �'; '�;.' , , • , 1• I . Richard L Hold 500 South Grand Avenue, Suite 1460 Cairinc,Hollis, 11 Lot Angeles, Cal3orniaW1 .t„ 213/622.8095 Fait 213/622•52M SAN DIEGO 619/942•0380 Heinz A. Schilling r� SAN FRANCISCO 415/398.3630 Timothy C. Kelly A. Jerry Kayser Fate Earle Flunk Robert L Wetmore Michael Conlon M H M 0 R A W D U M �J Denise E. Conley Mr. Paul Cook., Executive Director Huntington Beach Redevelopment Agency , FROM: KEYSER HARST011 ASSOCIATES, INC. SUBJECT: Third Block West - F , Developer Proposals o DATE.: February 1, 1990 t f In accordance with your request, Kayser Marston Associateer Inc. JI ,(2MA) has reviewed tha three proposals submitted for the develop-- ment 'of Third Block West. Included in the review is a summary of the ro ored sco a of develo mans for ench ro cat and ten' estimate p P P P p j , of the net public revenues that will be generated. a a'; BACKGROUND The Huntington Beach Redevelopment Agency currently owns ap- proximately 75% of the block bouaded by olive, 5th, Orange and Main ' Street. This black, known as Third Block West, is 'a' site that has been designated €0r mired -use development. To this end, in October of 1989, the Agency issued a Request For Proposals to prospective developers soliciting mixed -use development prograins . AAALTSIS KXA ret'aieweb�,•,the four developer, proposals to rsach, a preliminary understand3.n9 the public f I nancial implicationa associated Vith each proposal. Included .in the, review, aro property tax, _,,;sa es tax,, la'ad sale' proceeds arid' project; participation" revenue p3'Ojec cions. While KM reviewed the public revenue projections provided in the developer proposals, for consistency's sake, it was assumed that the assessed value per square foot and sa'su productivity ,levels for similar. uses would not vary significantly between projects. Based on data gathered from existing projects and projects currentily under a-Astruction in the downtown Huntington t�k Beach area, KHA prepared preliminary projections of the public revenues to be generates: by each project. J r77,077� I I 4'r , 1 r� }r, � ��1 � �,'; i ���1 - { ;( 1 err t �1• ly �� LiI } I �. t `���al�Ti�"�� ,�i tf�`.7p1 r: � tl j, �� r{ (e l• t` `:�,t r.;f �1 Ir. (f/' it / t' �r ''` rl 7T. 1,1 )�, r*�� 1 �y •y'� i.�� Y�( �'. i�7'r� i�f 'y i 1 I l!.- I r t' �1 l ''J' r ' 1. �l 'Ir ''j r , f i4 ``f ,•, t' ti .. 1 ��{�' .� '.,,•'�. )r,,l t(, I t I,` '�r L�:. :. •',..-r. Y li , ' .7-,i 47 { t.t+,r li r"T.;ajr5 •nr { 1� � �� � � ! � ...J� r l r i�i�� .w.'G% \. �!F I 1y'r r y ,1 l !ly ur 1 '•^i�L`+'1is �i 'V�J1 � f.�t rlti r ' j.' �. .1 �fl � .I , �( t\.S� t.. .fer• i �� �' iYJ � ' '� 1l��t`�' ,) •�,,/ V ^ ^�•t fi' �,1+ t IY + i r � �i �,r�y1[[[? t 1 � wir r. .• - 1- .' 'r •i, �� r�rYi�� Ry��b"�^�r +9� •, �r f%�,� V�I ~''.ylr ;:_. �'' � 'J�: J 'Y• ,I ,rj�a" + 'J{ �Ti 1:�� �` 11�' M 114 ,•I)rJJ r'�y ti� rY, ,t 'l J r 1 r�. ti' r 1 Itr 1 ,rI Ir � 9; it k'V�� �; ��� /(JJ`` :r;l ! l�. t �1. J, ,., ' .•` t r. it f' �' j J �' J i a .�I. I 1 � •/,� � \t'' al rr �/lt-' J14 •. r � ii _'1 . .r ',' M rl (�.,r. 1,.. •;. �. .,: '. � .•;'," �, 1 `! I./. •i1. 1:•c 'r' . •.. �r,J 11 �ar.'�1 �• �llr .� {!r .Y % \. 1 J :.)rr. , t. V � '1 t r �r : ft I � , .� r .• � (r V�• it `V11 �' ((`` !J/. pVP' i.1 � ,c ' r � _' ' � r r .1 i ' • � 9L. }1,i r �,1 rF,1 I1 J�•�/ p, 7:'. 1{i `. '' + � ,� f ,' `, I ' f r ) rr r��:, • li 1 1r I ,fir �� � �'r' r, ff ' ' '"��i-i t'1•.��1 �ryal.jJt� 1 ��rrtt� f '�•1\ r.,/ �'� ` -i't - 1'. _ �� �'1 ti `j,: a I•:.J rt y�..l•'. 1 ��,lir'a �.�1�Li'•� ,} �'� FrII` 1 rid•" 1,.jt,i r I, t , ' i 1.'a�i r6 't� tr'/t, , •; 1/ r ry I" rVM Jf �:{+ �•n T' jlr•t }t .(1 t rJr' ..rr ' `'. f: ( _ I �.5. y �t,.1,V f i. ,'`� Ir rl' {i p , + i tl y' r •'.I a �, r .•Ib �Y + . V. �\'r. .t la� L� r, �,. 4 let * ` ' t r Ir .r S ' t• i f 001� 7 '• r; 7�) lit f I V, Page 2 The anticipated property tax revenue to be generated by the "for sale" residential units was based on average sales values of $200 per square foot. The values for the commercial and residential rental components were projected based on the pro ect's not operat- IF ing Income, capitalized at the rato applied to pro projects In the marketplace. It was assumed that retail space would achieve an average rental rate of $1.50 per square foot, and that office e ace rents would equal $1.00 per, square foot. These rents are triple net, with net operating income equal to 92% of groan revenues. It wan assumed that the residential rental units would achieve a rental ,rate of $1.05 par square foot, and that operating expenses would total 30% of these revenues. To determine the anticipated value of the completed retail/office components, KMA capitalized the net operating income at 9.5%. To estimate the'rental rasiden- tial value, the not operating income was capitalized at an 8.51 rate. These capitalization rates are conservative so as to reflect the values currently being ascribed by the Orange County AgGeaaOr • for similar projects. To,project the anticipated sales tax revenuestobe generated by the proposed developmenta, KM used the same sales productivity as titfiates for all three proposals. The shop space eras assumed to achieve average taxable sales volumes of $150 per square foot and food court sales were projected at $300 per square foot. Total grocery store sales were estimated at $400 per square foot, but only approximately 45% of these sales aro taxable. Thus, taxable. grocery store sales were estimated at $180 per square foot. The present values of the property tlix and sales tax income streams were estimated by inflating the revenues &nnually by 2% and 5%, reapectiv6iy, for a 30 year period. These revenue streams were then discounted back to present value at 8%, the assumed public in- vestment rate. The final component of public revenue projection is the land purchase price or participation offer proposed by the developeirs. In .,:order to estimate the net public revenue or cost, the assumed site ,assemblage cost of $80. 00 per square foot and any other sub PI, 2. aidy requested by the developer were subtracted from the revenuas iden' &-.If ied previously. Also, 'the cost of the 200 requested publi, parking spaces was subtracted at a;cost of $20,000 per space. H2wcomb & Tillotson The mixed -use development proposal -by Newcomb & Tillotson consists 40 condominium units, 26,881 square feet of retail and food court space, and 8,780 square feet of office space. The retail component primarily fronts Main Street In three two-story build- ing's. The residential component fronts 5th Street and has four levels, with the first level consisting of parking for the units. Ae-YEffm Amton Ass-W. —ia—tes—I nx-- N 'p �t �:M4� yl F '(4,: + ram'. a-i ,� 1 - .L. ,, � , '!;� •,�,1 1 ��n � , .1 • P: J` rlr. r. '• { I I i + ,rs , " f P i M S 41, r r ! r + i' 1 S� �{�i, r1�61•rt t •tj iA r. , 4• It•: ynf �!? :"':.'?..:�1��,. _.'l`:"�..':ati'F."', r." •�Sy.�l.rw:yq�.�,►r .hs71 +,}.y,� Page 3 Parking for the retail/office development and the public is provided in two levels of underground parking over the entire site. As can be seen in Table 11 it is estimated that this development would produce approximately $206,000 of salad tax and property tax revenues annually. This equates to a present value of $3.10 mil- lion When the estimated present value of these income streams Is combined with the developer land offer of $4.62 million, we arrive at total public revenues generated by the proposal of $7.72 mil- lion. Subtracting the total public costs of $8.72 million fr6m the anticipated revenues leaves net public cost of $1.0 million. Le Plastrier The mixed -use proposal from Le Plastrier consiuts of 147 senior i citizen rental units, 43,140 feet of retail space; and 40000 square feet of office space. The Le Plavtrier development scheme is.not portrayed clearly in the proposal, but it appears to consist of a four story structure covering the entire black. Retail; of- fice and,pmrking uees make up the first two levels of the project, and the senior citizen units are located on the third and fourth levels. As,shoxn on.Table C, it is estimated that this project would gener- ate $298,000 annuallyin sales and property tax revenues, with a present value of $4.44 million. These revenues are materially higher than the revenues projected to be generated by the Newcomb/ Tillotson', proposal bscause the Le Plastrier project is sig- nificantly more dense with more retail/commercial apace and rebidential units. The 'approximate present value:of the property tax and sales tax incom'a streams, plus the Le Plastrier land offer of - $2.36, million, , results in total estimated public ravenuc3s of $6.80 million. To calculate the net Agency revenues, the Agency costs must be subtracted. In addition to the land assemblage cost of $6.72 million, the developer has requested a waiver of fees and off -site, assistance equal to $158,000. Also, tho Le Plastrier proposal assumes that the Agency will provide parking for the en- tire development, 742,spaces. Wheel the Agency'e parking cost is added to the above expenses, the total public cost is $14.3 mil- lion, and the net public cost is $7.49 million. ' I Howard-P1atz The i{oward-Platt Group has' proposed a development with 23,000 square feet of retail shops and market space, and 88 apartment units. Au shown on Table 3, it is estimates: that this proposed project. would generate approximately $161,000 of sales tax and pro erty tax revenues annually. This equates to a present value of F2.4 mil - Kg erMag nnAssacjat x. 1! E S.7 , w , `'. ti � R a �' -`� ���i�^�+ry"•'�1*1v�3_�allY�fa A7 raaww►w+..�w.►...�.w aY•..++ w.M+r w..��—•+.4wt � � ' ',rl l %.�-7! `� 1il.r,.r,�� }} r�a' ���• r4 f, + r t •, .r, . � r , � ' r 1t 't�'�Id 1. f •v ti�Y • �r, i INKY A �' �Y,,��'''', I `r �, ��.: .' `• Z .�, r. I` ,. rr, i .,�-ir r11 �: �l I'. �`'. Y^i:. f , .�. ,7 rr .. i .3. t •1' r ' ,, rt, ,1.. if �� iy, � ,� ,r „i'Ij...r' M" "'P�. �•t'T ',i� rr, i.� ' �, 1 t - �* <,�'�l!� ��, �'' 1tr .r 10r ,J1. r ITS' rift_ 11 1 t ... � •, t'j r 1 r 11 :'71, r r � , l �' r' � ! r :i ' ./, Z r ,1• .,y, ' ry�,' I � i4� •{Y' tr��j irr �t Y'tiEJ, i. � - '' - 1. �!, I .>if' � ,�Ia I J,fi„ I, .r �rJ>1.A '!' 1'Rf� t;., � rt) "• ' � il. ' �. — rtyt �' ryi . , d' , •� r 1 "k rOIL,I 1 t sr r 7 ..4 !i• �;.w..:.r.r.:.wwr...r.�rua�u..�..rrrr.-- — - ---=,wrw....r - .......'a,..,f.Y,+.r7.�:'f:�!� Page 4 W� I. lion. When the present value of these income streams is combined with the land offer of $750, 000, we arrive at total public revenues µ. generated by the Howard -Plata proposal of $3. 15 million. When to- tal public costs $8.72 million are subtracted, the net public coat .Ir�lo �.�� � t ,� .,� � ,.:• :�r,�,is $5.57 million. r , The Halcyon & Koll proposal is different from the three previously {'�;r;•J {� discussed in that halcyon is proposing to be a'project manager for Iry' �` 't'►�} the City, rather than a developer. Halcyon proposes to manage a mixed -use development, for fee income and a smell participation. The City and Koller would be required to contribute their land and �a;' • be equity partners. The proposed dove lopme:it would consist of 56 condominium units, 29,000 syua're feet of retail space and 14,000 square feet of office,.spaca. No elevations were provided, but in general it is envisioned that the retail space would be at ground level along Hain, with office above, while the condominiums• would t"Ws, be in a 3-story "U" shaped building constructed over parking. ' As .shown on ,Table it is extirpated that the proposed Halcyon w� proposal ,would generate $249,000 in sales and property tax an- +''' nually, with a present value of � $3.66 million. Halcyon has of- ' fared no', -land payment. Ratheri the proposal .offers the City par-- "t�^�' ticipatioit income equal to approximately 681 of ptaject income, after deducting the cost of providing public parking. Based upon this formula, Halcyon has estimated the present value of the Agency participation to be $1. 9 million. . It should by noted, however, that the estimate' of participation is based upon. the Halcyon " f projections; Based on a cursory review of these projections, it appears that this estimate is somewhat aggressive. That fact not- withstanding, when the participation payment• projection provided by Halcyon is added to the estimated propert' and sales tax revenues, the project is estimated to generate 5.56 million in public ' revenues, 4Lri. The cost to the Agency of .site assemblage'is less under the Hal- cyon proposal than the others, because the Koller property does not need to be acquired; Koller is assumed to be as equity partner. Assuming site assemblage costs of $00.00 per square foot over 75% of tthe site, the public land acquisition cost ..would be $3.04 mil - ''].ion. 'When the total public costs are subtracted from the -es- timated revenues, there are,net revenues of $522,000. However, it 7 should be noted that the Agency does not receive AiLy guaranteed Kr! Ipayments under this proposal. The total land compphsation comes tY. from participation + income,,which 'is highly speculative in nature. While, it is possible the _=.gancy could realize more participation income than currently estimated, there is also the possibility that no participation income would be realized. Halcyon states that if the Agency ie averse to this type of a partnership they would like i r s.+u�..vsa AXM;sr tI,"V. WLrAM,AAW,,I6�11M •�r,i';CI 1Nti_ iiy I, ,•t r t, r'- I I:• ` r.. l , 1 i � +�( `'. i' ♦,�I t ti<III 4i 1'., of � _ r' �i 'r '✓r � I' '<;•' r J Zii tf3"� i } t ��-•.JS 1 '•�' L 1 t �' r ' ` J'��.h- t �'i, • �. l.,,yJ}` ,tlt. J �t�i!,} a ( i' �:I !',.• t t t�' t r (, ., 5, ..' 'S.F: J::1Id'j',MI'ir J'�1' .-' ,r r •awl 'A It- J 7i ,t' 1• `�, •r. , S ,r ' S 1 S`I�F r Ti. ti ' � t "�•A ' 1 r: I l �I ,, S t t:( I r . ° p� ��.,,1l .� S.J � ''%•lei, IrJ , at I ''� ,1 :1}• I , l ai•ti ' � ;��g�(•,rlr:'. �:. � A ,• .( `hq. t r t 'r,l r1' t , ,, 1 i r " , t }•r �r,��s•�u,+ • ' r � ..1! 'j •�' i''t fi �ti�' �} .r. ' y f ''• 'r'�'�� i�• { �1-11Jri � %'.k�. �'It'�,y�� , I+, , ��Y. )t 'V `P it J!i i I ,�•�1� - +\ ' 1r+'�' S'�tfi r "ti.. Ir' '� �� �r �•'��,�. 4J , d+�. ,`; r " T .r' } !'� r 1�., �142na Y. f', , '.`• 1. •�( .- _ ,. ;J � '`c'�tr 7��•,}1( i;;'tJ i . ty� , •r. (I,' Y r 1 tJ r+ l ,} '', �I �. { ftrlP �L+ �'• ` ,. , , n I "CIN -A I IC JI 4. Page 5 to propose as dovelopers. However] no lAnd offer was explicitly made, and thus Halcyon cannot be evaluated as a developer at thi; time. The preliminary projectionb of the public revenues to bw generated by each of the proposals can be summarized as fallowst Newcomb/ La Howard/ Halcyon/ Tillotson Plastrier Platz Koll --------- --------- --------- --------- Sales Tax, $1100S,000 $1, 312? 000 723,000 P113,000 Property Tax 21091,000 31130,000 11681,000 217471000 Land Sales Proceeds/Phrticipatioi, 7 41620,000 2f36-31000 7501000 1.,021000 Total Public Revenues --------- --------- $7,719,000 $6,005,000 ------ --- $3,154p000 $5'#562#000 Leers) Agency Coats Land Acq"1.911.�ion $61720r000 $Gt878j000* $6,720,000 $5,040,000 Public Parking 21000,000 71420,000 2,000,000 -0- --------- --------- --------- --------- 'Net Public Rev. (Cost) ($11 001, 000) ($7r4931000) ($5,566,000) $ 522,000 *Includes off -site assistance requested by the developer. y00 90025iHTB 14066.0019 I hu r. ESTIMATED IiJ10C REVENUE/(COSTS) THIRD BLOCK WEST HUNtINGION BEACH, CALIFORNIA DEVELOPER NEWCONI & TILLOTSON ............................................... . . . .................... EST. TAX EST. TOT EST. 3F ....... SALES SF ....... TAX SALES ....... SALES TAX ESTIMATED SALES TAX REVENUE Smnp SPACE 10,280 II.A.00 $1,342'000 Sis.oao SPECIALTY MARKET 9,801 slao.ca $1,764,la0 $18,000 FOOD COURT 6,800 ESTIMATED Ak"L SAL!15 TAX ESTIMATED PR . ESENT VALUE OF SALES TAX INCOME STREAM ASSESSED VALUE ESTIMATED PROPERTY TAX REVENUE ....... RESIDENTIAL UNITS 40 UNIN 9 120040 PFA SF 1,200 AVO SF UNIT $9,600,000 RETAIL SPACE za,aaj sf $445,149 Ndi a 9.50% CAP OFFICE SPACE 8,670 SF 397,925 Nol a 9.50% CAP TOTAL ASSESSED VAL111 515,317,000 ?OTAL ESTIMATEO PROPERTY tAX 03,000 ESTIMATED PRESENT VALUE OF PROPERTY TAX IKCIOME STREAM 32,091,000 LAND OFFER 84,000 SF a S53.00 fSF 14,6?0,000 i.l`[S[Nt VALUE 69 TOTAL PUBLIC REVENUES $7,719.000 ERTIWED 'PUBLIC 'costs SITE ASSEHILA13E 84,&') SF Q $80.00 /SF S6,720,000 WAIVER OF FEES N.A. OFFSITE ASSISTANCE, N.A. COSt OF PUBLIC PARKINO 1200 SPACES 1 sio,000 /spAca 2,000,000 TOTAL PUBLIC COSTS NET PUBLIC NEVEMX/(COSI) ===Eggs SOURCE: KEYSER MARSTON ASSOCIATES, INC. JAPP)ARY, 1990 WL,E:fiLk3_0C y. Yp cit 4o W qt if IF TABLE a ESTIMATED PUBLIC REVENUE/(COSTS) THIRD BLOCK VEST HUNTINGTON BEACH, rALIFORNIA "s DEVELOPER LE PLASTRtER ...................................................................... EST. TAX EST. TOT Est. SF (1) SALES SF TAX SALES SALES TAX ....... ....... ....... ....... ESTIMATED SALES TAW REVENUE Smop SPACE 28'a00 8150.0a S4,320,000 $43,000 SPECIALTY MARKET 14,340 11180.100 S2,551,200 S26'000 FOOD COURT ESTIK, TED ANNUAL SALU& TAX t69,000 ESTIMATED PRESENT VALUE OF SALES TAX INC-1E STREAM S1,312,cc0 k , ASSESSED VALUE ESTINAiED PROPE2TY TAX RkVE;11JE RESIDENTIAL UNITS 97,500 SF $859,950 Vol a 8.00% CAP 510,-.49,000 RETAIL SPACE 43,140 SF $714,398 Not 2 9.50% CAP S7,520,000 OFFICE SPACE 40,000 SF S441,600 Not 2 9.50E CAP $4,648,000 TOTAL ASSESSED VALUE $22.917,000 TOTAL ESTIMATED PROPERTY TAX S229,000 1. '4 ESTIMATED PRESENT VALUE OF PROPERTY TAX INCOME STREAM $3,130,000 f LAND OFFER 84,000 SF al $28.13 /SF 12,363,000 PRESENT VALUE OF TOTAL PUBLIC REVEFIJES ES TIMATEO PUBLIC COSTS SITE ASSEMBLAGE 84.000 SF 2 SE0.00 /Sr $6,720,000 WAIVER OF FEES OFFSITE ASSISANCE 158,OCO cost OF PUBLIC P)lRXIF.Q C2) -742 SPACES $10,000 APACE 7,420,000 TOTAL PUBLIC COSTS 114,298,000 NET PUBLIC REVENLMI(COST) lit, (1) SPLIT IN RETAIL SPACE ESTIKATEO BY K14A. NO SPLIT WAS PROVIDED. CZ) ASSUMES. AGENCY IS REClUIRED 'TO BUILD ALL PROJECT PARKING. SO1JRCE9 KEYSER MigSTON ASSOCIATES, INC. JANVARy, 1990 TAILE:GLX3—DC t V.4. r. 4 It4 0 0 f 1.112 �j j I 0.0 7� If Oil y it 4 TABLE 3 ESTIMATED PUBLIC REVENUE/(COSTS) TKIP.O ILOCK tic HUNTIN00H BEACH, CALIFORNIA DEVELOPER HOIJARO - PLATZ ........... ...................................................... EST. TAX EST. Tor EST. SF (1) SALES SF TAX SALES SALES TAX ....... ....... ....... ....... (UtINATED SALES TAX REVEllUE 0 $1,725,000 $17,000 SHOP !PACE 11,500 $150.0 SPECIALTY MARKET il'soo $1110.00 $2,070,000 2 ; al,000 FOOD COMT • ESTIMATED ANNUAL SALES TAX $38.000 4. ESTIMATED PRESENT VALUE OF SALES TAX INCOVE STREAM ASSESSED VALUE ESTIMATED PROPERTY TAX REVENUE RESIDENTIAL UN11S 14,800 SF 5659,736 NOI 2 9.00% CAP RETAIL SPACE 23,000 SF S380.6A0 NGI 2 9.50% CAP 54,009,000 TOTAL ASSESSED VALUE 112,256.000 TOTAL ESTIMATED PROPERTY TAX 1123,000 ESTIMATED PRESENT VALUE OF PqOPERTY TAX INCOMF STREAM V 4 LAND OFFER 64,000 SF a 24.53 /SF $750,000 PRESENT VALUE OF TOTAL PVBLtC REVCVJES IN $3,154,000 ESTIKkTED PUBLIC COSTS SITE ASSEMBLAGE 84,000 SF a $80.00 fSF $6,720,000 WAIVER OF FEES 7}1, 3 OFFSITt ASSISTANCE N.A. COST OF PUBLIC PARKING (2) 200 SPACES $10,000 /SPACE 2,000,040 TOTAL PUBLIC COSTS Se,720,000 NET PUBLIC REVENVEJ(COYT) (S5,566,000) ;Y; All SPLIT IN RETAIL SPACE ESTIMATED BY "A. NO SPLIT WAS PROVtDEa. (2) ASSUME-, 100 PUBLIC SPACES PROVIDED BY DEVELOPER. SOURCE: KrYsER MAR570N ASSOCIATES, INC. JA*Uh%T, IM TABLE:BLX3—DC 4 ir rwr•rn. 7t4'.- 'To 4 77 I -- ow 71, E 4 1 Ib tit TABLE 4 ESTIMATED WILIC REVENUE/(COSTS) • THIRD ILOCX W3T HUNTINGTON BEACH. CALIFORNIA DEVELOPER HALCYON 9 KOLL ...................................................................... tST. TAX FST. Tot EST. BF SALES Sf IAX SALF1 SALES TAX ....... ....... ....... ....... ESTIMATED SALES TAX REVEWU�. SHOP SPACE 14.000 $150.03 52,100,000 $21,000 SPECIALTY MARKET 15,000 S180.00 $2,70,000 327,000 FOOD CCMT ESM ATED A1.WUAL SALES TAX ESTIMATED PA13ENT VALUE OF SALES IAR INCOME STREAK $9 13,00 ASSESSED VALUE ESTIMATED PROPERTY TAX REVENUE ....... RESIDE14TIAL UNITS 56 UNITS a 5200.00 PER SF 1,200 JAVG SF UNIT $13,440,000 RETAIL SPACE 29,000 SF i483,240 Not 8 9.501, CAP $5.055,000 OFFICE SPACE 14,000 or 1154,560 Not 6 9.30% CAP 61,627.000 v TOTAL ASSESSED VALUE TOTAL ISTIMATED PROPERTY TAX $201.000 ESTINATEO PRESENT VALUE Of PROPERTY TAX IN=4E STREAM $2,747,= PARTICIPATION OFFEN (1) S1,902,000 4! PRESENT VALUE OF TOTAL PUBLIC !!CVENUES S%562,000 4 E-STIKIIEO PUBLIC COSTS SITE ASSEMBLAGE 63,000 SF tv sa0.00 /Sr WAIVER Of FEES N.A. OFFSITC ASSISTANCE COST OF PUBLIC FARXIW4 (2) 0 SPACES 513,00d /SPACE 0 TOTAL PUBLIC COSTS 15,040,000 NET PUBLIC REVEWUZ/(COSY) �jar (1) BASED CM HALCYON PRO FORMA. fOUATES TO LARD VALUE OF APPROX. &3FR SF FOR AGENCY 06N I.-D LI.Wj. k 0 0) ALL MLIC PARKING COSTI� ARE MTRACTED FR"4 AGEWCV13 PARTICIPATION SHIRE. TOURCE' XEYSER W-STON ASSOCIATES, 111C. jAMIAtY, IM TARLE:tL%3 DC 0 ta I FA 0 KAI M.1 7 Z T� T V T W11 r7': Wrl W MOK ffn7V'r lie 14, yo _2 of i� r r, .17 J r' y ' RAN le�4• :„fir+ �`. ,•% K r �1� ��I♦ � � .; � � '� �f '. i� fT � 1p� f�. � •I •� l �•�� 1 � �11� ' � l'f� � ''��,..r���t� ~~ �� � y AT, n HUNTINGTON BEACH THIRD BLOCK WEST REDEVELOPMENT PROJECT f 3. ORaANIZATIONA'"" AND MANAGEMENT APPROACH (continued) civil Engineer church Engineering, Inc. Irvine, California See Exhibit D Property Management LDCo To Be Nominated Construction and Management LDCo Traffic Engineering Environmental LSA 6 Associftten Irvine, California �2 T Schaefer Dixon Associfttgs Toxic Santa Ana, Crlifornia soils Engineering Leroy Crandall Associates Glendale, California 4. PgOXECT DEVELOPMENT DESCRIPTION AND PHYSICAL PLANNING: After a cc'nplete analysis of the Agency's proposed plan per the R PP, and in concurrence with both our discussion with city / Agency personnel and the statement within the RFP that alternate plans would be accepted, LDCa is pleased to submit the fo'llowing prelininary conceptual project package for your review abd consideration. Although the following pages will visually represent our concept, several highl'ghts and comments prior to your review are appropriate. A) An analysis of the Agency's prospective plan shows that there is a tremendous amount of under -utilization of the site. In the City's open pre -submittal meeting and in other meetings we have had with City / Agency personnel, we have been strongly encouraged to present our analysis of site utilization. ldF fl . V1 1: jr0,*. .t I I _a f Im t4k '11 o i IQ r-0. 1;. wfift-4 HUNTINGTON BEACH THIRD BLOCK WEST REDEVELOPMENT VROXECT A. PROJECT DEVELOPMENT UESCRUTION AND PHYSICAL PLANNING: I (Continued:) lo C) Several key highlights of our plan are: PARKINU Extra parking spaces RESIDENTIAL 147 affordable qualifying ambulatory nor, i citizen Rental housing units RETAI, / COMMERCIAL An excellent integrated street level experience D) R PARKING: We have accommodated up to 750 +/ parking spaces which is far in excasa of our needs together with the City's initial requirement of 200 extra spaces. This has been done because this block offers an excellent opportunity to create extra one -location municipal parking in the downtown core area to support other potential projects. This would he inherently less disruptive than would be multiple municipal parking structures. RESIDENTIAL: The residential component is designed specifically for ambulatory senior citizens (i.e. 55 or older). This brings a very desirable people element to the downtown core area and also qualifies as/for affordable housing. This,, of course, is an important basic concept in the course of redevelopment, both politically favorable and amino-sitly responsible. Further there already exits a substantial amount of set -aside funding coming out of the main -Pier redevelopment area targeted for this use. F) RE. - RETAIL COMMERCIAL: The retail component comprises a local grocery store and other residonL -ial serving retail/commercial enterpr13es, Anticipated uses could be such services an: pharmacy, v., laundromat, dry cleaner, insurance, escrow, medical, orthodontist, s&l, hairdresser,' barber, shoe repair, restaurant, newsstand, flower -shop, travel agency; ..etc. The success of this component is obviously not reliant upon visitor serving needs. Rather, it is. specifically targeted towards the increasing service element required .`.for the expanding residential segment of the main -pier c:)re downtown area. r . o WMAN ( n', . r. k:A T f L• 7 Till L 7' 4 01• &yy� 'I f 4 r yfntl 10 1 .4 A L I .. .... '7 q I N11 32JUTWAL slim NIT CRCVIIL IRAMKV tm CIM1.1m OA"W '10 =tL%U^ law" A% -&Am-. GI"AAU PAMU400 PURLPALM I AIVAUA ina Ing-= 7.160 1117 23. 700 71 12.A(M 1 7 MA - Pal 71 7nn --LU- 7591 47 663 1 AV=AL b61 CROUASILA 247 S00 VACnLtM MWACIM 1 I 4 Z� 011A7►" AVIS"OTAL 496,200 aon 118,800 ytr 63,140 cm%.-L 14,1160 I ";I0,,G 70% I Un.f. AJL:A 1-21,500 CALS1 130,000 %rr 1 97,500 CI&C%ML g,000 I 751 .%XALKA 161S00 147 PROJECrDATA N ID *k vx. y A i I �Y I . LLI 1 I •7 � i� 1. r r1 FIFTH STREET S n• �'1y��ft'Y �'FJ'.r2+fv� 1ri `Jy 41 � 1.6 1• �rl.'3'!)„i,-1 ti • •�• 'ter •''�� ' . �� r pp ,';•�. SPACE .•\' -�(t i .�t4f�mCr-•�C.�• w ,I,: ►:i`J:.+�-tri fit:! AL -v •* r• • •rrrN• -- �, �r,j�• • ,_. 1 1 �rfrr•�._. _• , j .�iii. .� _ ' �Ism. • .•' 1 • I•fYO. • rrr rr.f.0 T.. • _ MAINSTREET 1 1"=50' STREET LEVEL PLAN i� f, r , 1. , N •�. <I C7.. ,..._ .,, .. ,r• r `.1 r'..,,. 'l \}4 tt• r .r r')'1,1 If y/ Jt;^'/1 1 ...+.�, / r ',�•• "? } i• �, 1) '1,`~�(�•n�. 1.�: .Si,{ Ir •�1,. { r�r ;r t ��)�i-t I 1 j / ., ., _. �t. S,;r+�:1 )4� 'ii,'Mt t) •1 '� �i � r Y�wr•. •� r I r• ' r.... ,. , '_. ` 1.�, �4\ 7. J G r'. FA 44 1 411 • 17 :T : :� ago■ on NO 41. -4 15 a ■ 4p m A � , •' (r it C/I '� � .' , .ter /', „ , • r .? r' ,t '' i � r i, I, 1 'It i1 , L; •( i, I,,' 't. "J • .r) j'��?' �} �J•r ' - - J `., =,. 1- ,' ' J '.1 •�'f.l tit/ �a� , .I `,1 ', fl, 1 '. .,.{1 ���� .r•1h,../�,., fM+rr.r.r r., ...... .,..._.. � ..-.._-�.. _...`�. ....._...-..... _.... .._.... .«���.....r ►«... _.�... ..,,.,.. .r,, .. .. - ... _ .11.. 1'.. .: 1', r r.. +. ..... ,. r•� . ` 174 ][UNMIGTON BEACH THIRD BLOCK 11US ' REDEVELOPMENT PROJECT ,�' ` ' 0' ^ 6. rC0110MIC TEA.BIBILITY / CITY - PROJECT: Rather than address; this section in hard dollar figures at this tf me, we have chosen instead to outline commc.r goalsa and _17 benefits we believe can be achieved by LDCu and the City working together.. l Long-terin economic beneV.ts to the City: 1 r • rl� '� - Provides a self-contained project that nefets the needs of r ,•�'{ `' x7,�'�� the aging citizens „ 1 Creatos affordable housing close to beach, retail ' 1, shoi ping and commercial. • ( lr. ti Y Provides site for axtra municipal parking to support retail growth and tourism in downtown area. Provides a population base to ruppurt the project's I retail. and commercial elements. ,r ' Provides traffic mitigation effect. Requires no extraordinary Mui►icipal services to/for Lhe `�.♦ `�'t LDCo project. - Net Project benefit to the total community.- , � `��"r' 'a ': 1l � , ; it ' , "+�f��� '� ,1 '. •1 , .- I Generation of sales tax revenue from retail, tl •hJr ` Z�j ,.? ' activities. "4 �� w -- r ,', ` ' „'` � • `,' ,`- Responsible placement of an affordable hou;Ing �� ,•;�� 25 ' ' elument within the community t:+hiclx is politically is ' t r ,.,�•, popular and community supported. r ' 7 Residential element would not create a burden to {I 7,� A" -••-]�, .�;, school system.{'� � • Jt�� Z: �r r �t � J% •fir �, ,:r ; f ; �, �ii4'�7rtT1�5rs Rilfssn-�.•-- ...«........,..-.. ..r..r•................�. .�,r>••,.,1.1'r..•r n+r.ters._. .1cs •T r f'� r . _ ~S'_ f �i ./ t' �~t �r4 �71i'1R•NI r7C1114iT�'.�fS"tj., :/d��i+��i' t r, "1 fi.� �1 y,� .' , r / !r" y °l:��o7'1Zill''` �j 11.:.Jtfi! L 1 �, :+ , i 1.• •, St ,r r=1 !J• •`rr ,. r `•�'. {{yyn,,��:1�'� •,r•7- :�' �♦.. � ..!�,. S LL •n' ,L IF ,1f�r- _ +'�,r�,;w'�ti,• Cr �+' I i •lL,`'�'b t.r• , f 11� ' `t', :��' ''� '1 �� -1/` �r `-�,, ''' , r- ri I, •',;,f� :S i l `•r ye '�, , �, .t!• , .1 r -,} �., r i' �) .r. 1� ':j�. .!• - r�,�i ''\ ,�Sar'1•r r� i�,': ,I, ,�� j 1'ti,I Rt'fi'f1 �, ! �, �:,t 7j 1 •,.. t.\,f� .,.!' ` �j� �1 .. {'� ',. 1 r1 �. 1 r 'j 1« •1.�'• � tI, (� a ,1i4 �- i , �t( 1a'�•,'1 �- ,' .. S, •',, "i. a't , `F � ,.S: : � � •,Y1,'1' , , 1,l It.'i. if I-, .•t r�;, t �!r t•;{ t ,•l , a .4 i r I ',�,..�' 5�. ;c +f+ d .1 �R Ji ; !t 1 �� , `:" J J ; t `L. t' I T •,y x, r ' 1 r '.�.'lt'S• l'` 1` ,• ,r, 1 L, �>f� � �� i' 1, •/l , .1. ' 1j (• r'�'' / '� , -1• ,fit , /"• ,• Jt: r,rj'� 'r �. `` , i�.,{; ,r 1 t 1. ,,1 �: ].. 1;r i � ��ci �.'SJ}' ., I\, �ti !f ,�� is 1 ,�., ,jl ,` 1J, •, f-; :\,,y , ��.� 1 ,�. r 1 ;r.. ,K•r ly 1 yr` . :r t� ,:y `t �.. '�, "r , �J ��. Yt. / .1 t'(,r ,M �.i �""•, 1;1�, ''r r h;�`�r 1 � I1.. i• 'r P�i� r;i. 'Yr .,•'li! 1 ,i.' '.i �. a. 0; 'i' i.r ,� ' ,.� 1 ', / \ t,1%• •'ram r �i � •'l�, .•'y+1 F'� (�,yi� r, t �` �:,,1y+qy fl/.f� 'r, � _ +/ 1l•l�' ._ .��' t- .� •! 1�:. itILI- +;L �! •FM 't,i ,,'r jff '! r +" r. l" _. i'} ,�. 1 I'i'� } Cad ,a'= !l y ;•;;, t1 -, - _ '�.,. '.1 wry,t, ii rrff ,/ (•; }Y_,''.. �y'J ` V ,.. � r.i , '1��J, .�"I+�rr ,J?; �• ,, ,/. Al r , tl` HUNTINGTON BEACII THIRD BLOCK WEST REDE . ELOPMENT PROJECT � �1 7. ECONOMIC FEASIBILITY / DEVELOPER - PROJECT: This projection assumes L•}Tat the parking element / structure would be financed, owned and naintained by the City. Project Sq. Ft. Unit-,", / SF/140. / UNIT/DIO. ANNUAL RENT g f` 1 Rents __.._.•__..-__-__.._,._..____.._.._-______---..__•___-_.._..__-______.,___..__-_ A t,7 97 500 147 $1.16 $ 700 $ 1 5 {P ► � tad, 800 5.J.3� P.etail 43, 140 $1. 00 $ 517,680 23.2% Commercial 40,000 $1. 00 $ 480, 000 21.5% 100, 640 $ 2,232,480 100.0% � (= Less 5% Vacancy (111,624) $ 2 120 856 Expanse: for Apartments $0.30 $ 200 (3521 `00) Expenses For 4ommercial NLT NET -0-Ai ------------ NET OPERATTr%'i INCOME $ 1,768,056 t Projected :sole price for mach rLSidantial unit: , •,' Not applicable -Rental Project 0` r' Proposed Not Rentable Rate: �,. See Above Estii-ietct_l Market Capitali2ation RaL3: f $20, euo; 659 ."• ' " i , t; r + Estimated value of improvements, including fixtures and equipment: See Above Further obligations or conditions imposed upon the Agency in terms L of assembling the property: - Cr;ntribution of Agency/City land. n. ,. - Roduced fees. No school fees. � > >✓ s`, `" .7' Subsidation of off -sites. Potential acquisition assistance. t'.r� ; } j; ,r,'t� •• OTHER: Per RFF 7 , r•..yt :'►- ` a y r j(yi�fll , l .1' 'IjY. `( :' 77,�;,.Yt^.r.NCO'c+'.—.!w.a►'.r+�Tvi4;n:A'av:erwNrt r:+fl'ms rr�:w:� 'Rc:�t �..% .. t:.•.., 7r. ., . 1 t{... ::" .,'."z �'.� 'µ ;..�rj�� �}p r•. _r� .� � ,' frrrr ,f ,, t i �,• ri;:. �� •� `Jf r,i 1� 1 ;f1'',L• } �f' ,.�;� lJ\' Ir r � •J. ii' - '' -'�s ., ';'� !i ''�i: i', rf,l .SI , 11 r.• r )i! < ..y ,n 1 i I 1 f• .'(fl'��tyy{{�i 1lI' f #, !`• .•� Iri«" L1, t ,. /�! ji l i Ir1, CF N ; rt t r !' ' ' ''i (r ' {1 t ,f r y• ✓ r {t.'il.l :'' �� �`:j. :� "( f:��� _ ;,l�r U_ �! 'L• ',y .,l .,�,{ h•I,` `,1• ; , 011 I, T �{ , 11_ ' • ' _ �, 11 f l { `'� - ._ _ l. 1` 1 _ ` "I rl i , ( I I. 5. .''l �!'.''r y:! R..( r , l� l 11 •: l' i rJ •1 � - 1 1 r I , ? i :IUN".'INGTOM DMACH THIRD BLOCK WEST REDEVELOPHEUT PRO-TECT 6. EBTtMA^,'E8 FOR OPERATING EXPENSES; Expected operating e;:penses j: -- See Above (7.) ' Expected rate of return on th � pro j e:^t : 8.9% $19,935,980 Generalized Pro -forma: - - See Above PROJECT COSTS: I x) Cost per square foot and total cost to bui.1d: Cost of tenant improvements including fixtures And equipment:' r' Architectural, engineering, and other pre -development s i costs: ' Other construction relGred fens carrying- costs, fees, !! financing, grading, etc.: ! �f .r r BfLLD'iF COSTS PER SF % OF COSTS TOTAL PER UNIT .. * .........----....r-----.....---..... — .............-----.__.------ Archi _actuxal • , Engineering $ 5.00 5. 1% $ 90L1200 Developer Fees $ 4.00 4 . 1% $ 722,560 Other Soft Costs $24 .00 24 .7% $ 4,335,360 ;•� `;`l,�r� �`"''' Hard Costs i ~� 1 ' Apartments $52 . 00 2B.91 $ 5, 070, 000 $ 34, 490 -I r.' Commercial. $55.00 26.0ro $ 4,572,700 s Tenant Imp. & Leasing Corm. $15.00 7 .1% $ 1,247,100 Contingency $ , .00 4 .1t- $ 7221560 Total Costs Bafore Land 100.0% $17, 573, 480 tn Assumed valuation i. �,. of Land (87, 500sf) $26.89 $ 21362,500 i\----------- +i TOTAL PROJECT COST $19 935 980 " Value of Project 8.5% cap rate: h a, j p $20, 800, 659 Total Profit if sold at completion on 8.5k cap rate: $ 864,679 r ,• Pro -forma as a percentage of total costs -- 10.0% F ro j ect 7a.luation cap rate - 8 5 % ,r r, \\.i1 S1 ,i �l.` 1 it +ii.)i ) ) i �i: '.♦. y, ti,��, .)1'1 j � J• .k ` t' 'r ilf '`a r'• •.1 `, � � .. , `` �•t 1 ,.,,y !j + �:,? i}•-I-L.it'i �i �7. L'' 1,Y �• i,. •'! 1 ` - 't:i.' ,�i•-, ; �l)I. ,�". ' i'7) � I :,, '•, t l1. „ - j,;iA 5 YI 1� • 1 1 •a r ,f�� ,1, ah' �� j41w �.'`•_.. '/� t 1 1 f_. ' 1 i.. 4r <�)��1-"lr.y:,.4 7 •. ' 1 I It I{UNTIVOTON BELL i3 T11111D BLOCK WEST 11EDEVELOPMENT PROJECT •1. 9. ECONOMIL BENEFITS: �� �� f •,.,t • :-total annual sales tax generated on a per square foot basis: I✓ 11. Not applicahln. No current data immediately to generbi:a these figures. available r 11 t Before and after property valunt.ton of last five (5) projects: Not applicable. The last five residential. (5) projects were ,+ x F )f 7 Total number of new permanent s l ' ::�n�i part-time jobs created as a ` result of the last five (5) projects. Not applicable at this time due to nature, type and location of last five s +�' '.:,`�'•;. (+i!r (5) pra]eCt.a•CA 11 yin r ALL OF THE ABOVE IL INTENDED TO BE DISCUSSED IN TICS ti � h l F ��; •,r t DEVELOPER RFP / ENA SHORT LIST SELECTION INTERVIEW. t1't J r• a I ,r ,' It ��,� i£ r N ���r11+ �� ft,�li• rl i�''�r J}rt f •:!S 1 `fit '}•. i, r5y �{. it •, t,�� �����,,�t�r; ��1 *tii+i/y ,r•,_ /n� /[,,fir rr/]e Ir?�(7 �71 ,�jf y: S`rl it 'r 1 r j'•'4 f1 J�.�''Tffr��'ir ���: d 1� r all r�\ a f rt �,(i�►J r y,. �� � , l ."�^. •n.•.....���, �11.•r.•..rrrr.—�.w K. . ._ .. 'RS'�"'f3.T-.�.. r �� , , /i, r Yam, � 1 r T J•::t', �At';tY•ar�•� rz'i',•'?� �,�� r•. 1 E Y t f t ' �1 ,:r 1'r , . Y ') • • 1 y i�'' 1 f ll�r r )' 1 � r i •_( � 1 / r ' t � i, � ` �2 `�� � r , S-� VJ+ - ,. t�i,r. r ; �; •' '' r r , 1 } 1-.,1 �.� C1 yr. ��� ["OL 1, � t i � <r , � .' r, �!-�r rr „ i,. . 1, 17 ., � � � �s, ••}tl , 1 . f J}G f^ j.4 Yr4 r , ' 1 .r (� F. i1 '� ` _.' Yl i�� rd• r , • �.r�, ;i� s" l ! � rt�yJ �rt,P ' •, r , • Jv OAo r K to .0 / •t r 1- :'/ •.y _ :. . 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L M Wail i� .. • i:� - ;; r t p "` y�+ t Qom' ='• '1 VIT 44 f"'II �`�.. �.• �.� �h i�,j♦a1T y �wV� ``� 1\`\�, r., •'� .1 � j\ �p• 2'1.. �" * _,. .'•��r'��'�fr�j� ,".1� 1 •_• Ir�r ,I �rf ` ... •aL'-,•• - I, 1. � _ �� ,.� 4 'I�1' �3� 1 ►►•��^�"��Jr •_ yr _I ••`' J ,ly ) • q' 'ij ' �'�� `$ / h� .i ,' •. �}• • .,,. X��,'�;-; 1 � vr:r � 1' , it i�' '�� r ��. • •e S ' \ I •��`` Aerial Vice_w _ - NA_ - �'.2wC (?I11�J� T14IOIaC�11 r Third BlocP West -- -- �_ ,� _ Development '- .i'r�.. ,1'r -f.l �1 , lt' .. I�1 r .,. .. , .. ., ... :,;,,. , .. '/l r�ti. ��• `_^""_._,fir „•.•� ljl . 1 t :'.1` � r � ' � � _ tr , 11 �,,' • �.. 'Q rl 'r 1 i S`•�S J•'1 i�i . a'+Nn ilir i._.... �1. ... ..... .. 1... ._...r�wwl.'� ._. .1"71.1-,.,_...., �._. ., .,._!Ci).^... ... tJr,... .. , Il < ON Iful seoc u. e-1� , ... Iw14 1, SAM S/. iowA - r rAM ' ►:t'}.� �, � Ill.' II ,>', ?.; �,' •��'•' �y�] f � . 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K'1 ,� '•I J�F!' 1 S `�� if tJ 't t •1 ..� t .-•.` �+• fi •�� I �•. YY t i� :�i �� .l . rti••,., I•w• ,a 1 •� Second LEy; d Mn Nevvcaiib k"A,,:.- Third flock 'west itkWt,r�i�'r- - St( - tSa� ^, •M.v.M 1 e ... � ,i t a `'•} y, ` i ir.t^ {�� Alr+al' t f• � t '� � (/-� '. .t 1.��� \n ,�lJ '�, II , w I�l 1 /%11�, ' .0 r r j: _.+, .f i 1}' y; c7• ,f ! .. � 7- � 1._ ! � ��.0 Ir 4 Ike J • ♦ - 1� , .� it ,', ' • 1 , , i ; ��' '`�.L�s..iZ.��::+'�s::.��:.1''s �:.�iii� ...:�.!''.it`-� nisi'iihis..rii.'1C':?".+;"�iil..._..:'�' a'.:;.'._.,..:{.t,:.;,....:�:�i. .�.s.•.' ' I!r' _ t' Y 2�1 J _ rid. -- �� 1 �1f' 1 f« • 71 ITI I I ILL.- J I .rS� -��� r L��11I;IIiI1•�I� � r, Paring te.el -I 187 CA" 0 Third Stock West S`"`" t 77. Y ���' ti-n ..r fr-, ..�� Z. � - .� I �IY .�_. :��„•, `t1•t' `,`•i•.i I, ,y{''�> • �>�"f !, ,i r ��>�i�� ��1':�.','..,`y`.;,F, �_l•- •V• •� �< - •I .. .�'. �.�-•.-. '4, i .,� r*'.:.{/f1Y ♦.i - � t-R' I�i'.. N-�Sil;�:�� �• A• ,+tr, 1 ��' f 1. tit '116,t •�,�. 1: 'S . I r i ,c '' 1'ni jiS at '1.,a�4 ` i 1 1. + IF .•�, •I r, ,� ..• °t1 ,, 'i i`, , .. � I... , r f t . t i.: riy Ole 1 1 "41 it f1'L.'' 1• i i Lit, 4 Jw '&W^P•1�f�' ilAG1iC..�°�F�u`'f'T>L�l�t.�'C"3t1. '�..r�#t,.'�w f . ,.;y �7vr*s.1...,-�A-.��:,.J .i l.....' *' ,.i; �,..�. �,l;i�;� - �,Y �•�., r "r r r;i r ii. Y WIT vt le ,t^ !�' r ,:1 •� 1--r :1 Pul(hg level •2 3 f ri ihir k West a �,<h {K71,. �(�tt�:j•�� 7"? i , i, �,r rj. •,,, I (: it r.�— is ", !, ,,>� , 11 a r , , , 1'',iri}/., l.,• Jti 4. 1 ., Yj ��f / rZ. 1 `,%ti t f«.. , , • •sty i.�( :! �! (• L �-1 Isf ! �,I ' �:j. .' .. ;` it I�. •``., • s: �r�I � t �,?,�~r P{ t'. .fit S�. tr '•• :" ll ,.. �•�r t" ' it • - � �; �' fit,Ip .. „ .1 , 1 ,. �,• styli _. : ,.. �•.7'..' � '~ 'r '' .c.; t J.,'. .w�..:: ...r_' ,...n.. r..,..:,a..w......� �..^._..'1'...}.;:11:.. .�:! ..t:.::'��}!^t•:�'..... •� !'a�.� f a: . � jr'� 1It •'' �Jf. is :�' S•( ?. -' s S�I�,�k � , +' `t Project Development •' ` ' l l ' 1f GENERAL INFORIIM�TION , Based on our experience working In Southern California and in the City, we .� propose m1nor amendments to the Agency's original plan for Phase :'twee. We �- propose a slight increase in the numbrr of'rc,idential units, from 2e to 40 and adding a second star,• to the market along with addlUonal parking. 6. The residential inercase is necessary because the commercial, office and market r space iti the project will take some time to become flnancially successful. Tl:e residential portion, however, will afford Immediate profit, which would offsetn�� _ the holding time required to make the other elements of the projert hncially Nllable. That plan would reduce the amount Of money QT tinanclal assistance !i.-. ti —} r7a4�'1't ••`!:: : the builders might need to recline from the Rede�►elopment D'strict to make this a llnancially feasible project. P'''' •',Yr t .ri y awhile the developers are aware that segments of the public oppose any den�'li� +•/ :,,. increases, Phase Three needs additional residential areas to support the r t 1 additional commercial dev.-lopmeni.s. ideally, the work farce attracted to the commercial aspects will live in the inchtdcd residential units, cutting traffic and harmful automobile emissions. �,' The 12 extr. units proposed for Phase Three would in no way harm the project, 'L`) ytt would greatly increase the City's incremental annual tar, Income. ,,��"� ,I v...�„ A second story on the market would add approximately 6,300 square feet, which r , , the developers propose as a food servi" area on the Main Street side. A veranda overlooking the street would provide diners a fascinating1.'iew of the city. We will have two levels of underground parking, plus additional parking. Further details about parking are shown in the proposed plaris and renderings, ;t,�r 4 {y „� Yr C' ' '/• y�,� 1 '•; 1 { I'•i. .0 t } „�f.„ 1u ,,�i11� li i1"" ,i ' �, �,1 /its; .l 1� y ._, j','. (,� ��, 1 x 1 Yy .�• �•, Once the builders and City reach a development agreement, John Tillotson and s?�r John Newcomb estimate six to eight months to process the necessary permits. Construction will start within 30 to 60 days alter permits are issued. The builders estimate an la -month construction schedule. On that timeline, Phase Three would be certijled for occupancy in Jixly 1992, assuming a selection date F u '"A • of January 30 1990. k � {• ��Y ?�•M1r r rt A Y �, t� , I +W ,,,'•s rr'ttl l� 's 1 rr d 1A /'�., ~ �„•�'•'w�.'r+�..�.�11MR..w•vWL•w�.IW.M•s+[rMw+f.m�rKft w'1R'I•A 4t."Y1L tl ,�. . i 'fir A, '� * �': jlyl �'�• 1- N- i '.i ', IJ + ; =l 7 �F'�1��1 '�'. 1i9ii��r�'i " . � A, � ''.. ,,%I1 � `�'�^•�rl: `{. tV� � 1 1 l""� \ � .. 7 } .d, '�5 .7t �• 1p 1 �,r r 1" .:r I- .J. ,S t„ s •ir , •\ 1 i r''a 1 ,, ;'� '` • t �S . .W.Y ,� y ",;•' ,..�` r• :/t,, s•J ', .".. r, {. ,yi?� 'T �.. ) , Y. •.� Y 1 1_. "S J�• T'"4i'*�, '1 j '.�, " . < 1, '! �` .� r 1 !• 'h,1`hl l� \ r., •t15Sir ,tie, 1•; S t �,�YJ� Ol`R� �',.;tf ':111' '•;1 •` '". •^t•• •, . I I t, � t. ,l: rV '� •� ._1: �. i4 �'+7: �7� ,Y.,''!r .�. V { �qi�''{' , .\� ' err 4 )f t. 11 " nY'�. I S•, t n .t, r ,•,• . �1w }�"� 1 .. 'i f '•� r,'•Z, n..�++�.Ir!'d•jil 11•Il, .f 1st\^'., / r`jr' ? 7 y, '• 1 N / •,'' r,Y f '), y 'It Iff} Y��.,� }11 `i, r. �''" '�}, �, F� .'1! r �+1 ''r iJt • r� 1� 1 �i,�, - �fi, t, t 1�` ''LY'r" t' .i l' 1 .,`'t}'.lJ�. ,1. • ail + � � �, `,t 'frr,�,�J 'l•, I yl�`,' .:,.., 'j p 'il� '{43. r .r''/.,�1 I,i �f 1, i; r `;, t �wri•.Y'.'Sr��1 lr •}..�!•?Y;1 , :'i �' r'.i.•'. 'r YJ �l".',` "�Y 1 ,1Gr i} ,!� E ,:� .'! •'.t/. � ; r r r •.1, )L " 'rl 'r' )�'!. f , .� '' {R�Yi3�✓• tA.' L %a..f tl n !•�'! , , .I a, " �', '), yr ,li' 1�t-` 7 1.1.0 '�; �I .,L),/ 1; +,t "��� ;•{:'.i Y. I {rlra�r C•'yr` •" r, s '� 1r�l: :r' It Jt t`"�'jl1 f' s ,� +�t>` 1 ��t�� t' .ry L, ' •".• ' •'1. 1,• 1. , , 1�/. 't ( 1 t .1 `''f (7. �r r! .)},. f ,�, (j�r .�� �'. �i• .�c .r 7. L V • ;'i� irV•r-y1{r,i J��'f.- '1.:';. �"; t'"�'`t + ('• �� '/' S' � !v ' v '+ .1'" ' Y�'i�dG'I vt. �l'��' :i`' � 1` �, {, (1�4/ ,�i. " ',' ,''', i.� .. 1� ' � 'ti V r I 1 •/i�d. .rtrr "'/�' S.ir ".•;s, f?.1{�vi �l �'j7 f f Ad7 li r' rai...y ., 1. `S 1'� �.� ;�{ 1 , ` �. 1 II n <1! v` , 'ki��" .(�. a•iY� 1./.-.p1 ,.l �;� t :ice irL.i-.a..lw.....t..._:.5::]laa/.w.,a .....,..�.-..�..._.-..._.__...-..�,._..,�..r.....r.......�,...».,... .....�._.`..._..-.r.a,mmr-�h' i.... ..t.. •.. �a:..- .ry ♦S. �'1i +( '� .Tl. _. �11 a - r a ri r, I n' Project Dewelopment �� ll } ' :�."r ,�� ''� • ,l `� tit . DEVELOPMENT SCHEDULE ' .Assuming a selection date of January 30, 1990, Newcomb and Til,otaon project a , duvelopment schedule as follows: i A 60 Days -- Negotiate with City i ,•tz 45 Days -- Document and .Inall7e agreement; Pre•appllcation engineering and architecture {' 180 Days — Take project through City planning process; Prepare final construction plans; ♦ ,r�V 60 Days Construction plans through City plan chcrk; . ,� ►► �';, '' ;} Record final tract map 30 Days — Constniction permits and start. construction ,lr {�r �� ' i - • Yr f ` G .. 4 l {� "(t r s. a• 540 Days — Constniction period to Certificate of Occupancy _. ,�� •�� '� : ;w ,, `�7 tr fi ) Completion Juice► 1992. f. � w 1 ' t 1 t - � �ffi .t' II , �'� -.r• tr t tic :` 'r�•.a , ': � ♦' WVif 1 �I fa '.s � •,. ! .� rry r 4`;:.. t T /9 �.11�yi4�til.i.• f Irr{l , t, j, \j(�t r ,%,♦.. � � .. 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'M!..,.� Jr :F e+ . 1!'r♦ jJ/, ; r,�r r '(nrrr �,'u„ :.'r. (! T �.li 11 ,, lr f� i !.ya ya�i. � _ s? �r,'�. ~�'♦b+- �1 / •,(,r r., i , ( � „ Jr�,t• •j 11* �(}. �� 1) ', Vr '4L .�,^�. t�s'/' i' , I J {�);: •}a I\ •(�7; .�• �- :. ' ,�• 1, •.l' li 1 .. 1J1I '•"'� .l.. r! /� I` �.• ,1 (%gyp f(,, 11 ;A. It !. �: i. %"��1,' .( + 1•: .ln: r ':1 '! }' .r ♦ dJ .r: 7. �i� o,l. 1 f' , .l!' (''! '1•` t l • '�' 'r�' } ,` �f�� I i-t`.rr 1�11{� .fP� ' ,, .�,• 'r4 �•1, (• (. / -�(i C t' r } t,�iT",. +1. 1m�151Ai�lYfYW1Yt�• ��' �__ ___ ... _ -._. �1. ,. .. a'. '... .+.. , .J,. -1. II SHA Sock toC!/HIdE', Assoclat. is r j THIRD DLCCF WFI ST The project, Third Block Wout, slteu at in key location within the gain --Pier ftedevelupment Ftr,Pct Area, will serve an an important :transition from they Tc.t::i Square residential project to the commercir:i u yea presently under development trl the south. The elements of thn proposed project area 9050 SF :street retail 9,600 SP Specialty market S.0o0 sr rood court Q,600 SIB S+.3corld story professional office 50 Units Renidential inn a aces ubiic aWoo, i-1 133 Spaces rettail/off.ice�parking „ 125 Spaces r*tril-lential parking The design dividen the sita at g grade with t:he north —south vehicle accese aerving pedantrian duop r, f f, delivery ac^arcs , to the retail and cnnunercial uses and puking an and below grade. The Hain ,Street frontage is ded LcFited to the specialty, retail and office functions while thr• 5th Stroat i ! r 1 frontage to the residential. Vehicle access is restricited ` I tr, Orange and Olive atroots ar-• (ding a pedestrian -- auto conflict on heavily traveled Main street and maintaining the cl!gracter of sa res3identirl street or. 5th street. � a The eau&. -ern portion of Lhe site frontage on Main Street i, eoneiuts of two Story structures. The building at the corner of Main And Orange houses a first floor sspeciaity market with a skylighted c:ontral court open to the second story food court above. Thn building at the corner of Main j; ' ,' J and Olive, bisected by tho diagonal arcwde is to ►douse the ?, retail on the yround floor with office space above. To 07100U.rage the pauion to enter into the interior element: , two wide crcades poenetrata the Main Street frontage, one at the corner of t•tain and Olive c;.3 a second from Main. Both pedeatrian "stracta" lead to the central court. The circular court created by the building forms, arb.ir and toner. , The •westerr portion of the site along 5th Street is to be three levels of rceidential units on the second, third, and Y j fourth floors. All units will have open. vistas either toward the existing residential neighborhood or the interior {' i ) courtyard. The reslc'ynces to the west consist of 50 units each with two bedrooms and two baths. The ii,:i:ng areas wily be approximately 1100 to 1200 square feet each. All residencee will rc.eive daylight in a minimum of two .fr I SOcklonlHlday Ansoaolne Archileciwe 3 Planrnnq 5 Corporal^ Pa,R Ortve, 'J270, bwrno, CA 9271.1 Te,aphCne (714) 5i3.9235 1 it ,, r •, ' i` ` �,I , f '•,` . i r� :1 t ' , � �y i. .t r • r , r 'h�� t ' , ! 4Wr `fi t • 41y, SHA Sock toC!/HIdE', Assoclat. is r j THIRD DLCCF WFI ST The project, Third Block Wout, slteu at in key location within the gain --Pier ftedevelupment Ftr,Pct Area, will serve an an important :transition from they Tc.t::i Square residential project to the commercir:i u yea presently under development trl the south. The elements of thn proposed project area 9050 SF :street retail 9,600 SP Specialty market S.0o0 sr rood court Q,600 SIB S+.3corld story professional office 50 Units Renidential inn a aces ubiic aWoo, i-1 133 Spaces rettail/off.ice�parking „ 125 Spaces r*tril-lential parking The design dividen the sita at g grade with t:he north —south vehicle accese aerving pedantrian duop r, f f, delivery ac^arcs , to the retail and cnnunercial uses and puking an and below grade. The Hain ,Street frontage is ded LcFited to the specialty, retail and office functions while thr• 5th Stroat i ! r 1 frontage to the residential. Vehicle access is restricited ` I tr, Orange and Olive atroots ar-• (ding a pedestrian -- auto conflict on heavily traveled Main street and maintaining the cl!gracter of sa res3identirl street or. 5th street. � a The eau&. -ern portion of Lhe site frontage on Main Street i, eoneiuts of two Story structures. The building at the corner of Main And Orange houses a first floor sspeciaity market with a skylighted c:ontral court open to the second story food court above. Thn building at the corner of Main j; ' ,' J and Olive, bisected by tho diagonal arcwde is to ►douse the ?, retail on the yround floor with office space above. To 07100U.rage the pauion to enter into the interior element: , two wide crcades poenetrata the Main Street frontage, one at the corner of t•tain and Olive c;.3 a second from Main. Both pedeatrian "stracta" lead to the central court. The circular court created by the building forms, arb.ir and toner. , The •westerr portion of the site along 5th Street is to be three levels of rceidential units on the second, third, and Y j fourth floors. All units will have open. vistas either toward the existing residential neighborhood or the interior {' i ) courtyard. The reslc'ynces to the west consist of 50 units each with two bedrooms and two baths. The ii,:i:ng areas wily be approximately 1100 to 1200 square feet each. All residencee will rc.eive daylight in a minimum of two .fr I SOcklonlHlday Ansoaolne Archileciwe 3 Planrnnq 5 Corporal^ Pa,R Ortve, 'J270, bwrno, CA 9271.1 Te,aphCne (714) 5i3.9235 1 it ,, r •, ' i` ` �,I , f '•,` . i r� :1 t ' , � �y i. .t r • r , r 'h�� t ' , ! 4Wr `fi t • 41y, I exponuren and have privatq open space. The units will be to -at or exceed prevailing ncouatioally isolateisolatednic requiromenta. The architecturnl style is contemporary Mediterranean. Vick primary oxterior building materIzIs arr: s.iouth plan ter of t, I.... light pastel shade and clay roof tiles. Extensive detailing large in plastor moldings, precaut concreter gl,azer 3 tile, 1, beamu and wrought iron will ba provided. Attention to detail 011 be emphasized in the desigr. of E)a%,.;.ngr windows, balconierip and railings. Careful design consideration hDO been citrried through I-o the davolopmant of thu project ir, an intimate human scale to serve as a destination and "nenne of placd" for the residents and guasta of I'luntington poach. t. I A. V F (7, E 0*3' 7 A Orr '4 N e 0 ll 7 Econornic Feasibility -- City As earlier mentioned In (his proposal, John 'Tillotson and John Newcomb plan slight amcrtarnents to 1'.,.iase Three to increase Its economic feasli�lI y to the: City , and builders. `The devclopers estlrnate the project vWue as follows: 1, o; ty condornint:rrts (Average Sale $175,000) $ 7.000,000 Office space, 8,780 square feet .......................................... 1,539,:,82 Reiall, InelAing market...r.............................................,p 7,543,918 Total projer•t.value.......................................................... E+1Ei,183or? h0 Assurning th„ City will realize 1 percent of the appraised value through annual 1�tr� •7 residetiUal property tax, the annual property tali would be appro.,dn:ately y 70,i100. Estimate sales taxes are: , Market sales ($4. per square foot, estimate 40 percent of the sales are, taxable) would annually return to t_he city .....5+ 5,252 t, � ( 11a per Square fooe multiplied by 1 percent ` r '! } 17etail sales $ r returned to the city. .,1 15 x 10,280 square feet .162.200 to gross sales. Annual return to city$11 822 Food court sales ($140 per square foot, 1 percent returned to city. 6,800 square feet x $1,10 = $235.000) ,'r y o :,�,• Antlual return to city ............................................................. 2,352 t Using those estimates, John Tillotson and John Newcotnb's proposal would =1 return to the city annually89,42G Insales and 7roperty taxes. i �1 K14•_ �''1 1, 1< ' '�/.. t Fri, •.++(r.r.-•.�.�.��rsnwaa..•w.w.rr..�r....v.��.�Mn.ra......+�.....w..�w....-�.. �,......•y..�.... _.-...w, wow + .rti•rNrrvwr�. ►..In .mow-'rgfnf�CryT(•�' 1��.,•,r r ' .141`°� r��$� � �"..er •y ili.• �+f r!' # .1, ,.+ 1, — . ° .`! � ,'� 'r :'Vµ k. +� +r1,°4� fir+ r u,. ,��� /�� ,�1 r: 7t • 1 �.l 1 #w•.r. �{ rirtl}• r rj\ / i i r t; 71 'i 1v.. _ t l It Economic Feasibility DEVeloper j GENERAL INI MIATION In arldlti in to the enclosed estimates, we can exp;!ct an average of $ 25 per square toot for leasehold improvements once the market, retail and office Is completed. On a total of 26.881 square feet In the market and retail, plus 8,870 square feet -=r I of office space, the leasehold improvements would cgLial $882r775, !4 .t ' 1 3 Vi. t ) 7 ---- 173— jr J yyp��+�J ��,f � �iJ t f , r •:,+,r11 v f r1 9 - (t sjW 0','Ir�:i '+; Sf. f` ' I ' - 1 - +,Y�.•�'.1 nr' (,fir„d`d ti�'N,o,Z f�JJ, ' r• - + i�F�J , ( J 4 I m , , is ti I , R , r a y G Economic Feasibility -' • DeMol�� ; 1 7 , MAIN STI�1;T ASLtiI✓U USE PROFORMA ,' ! �t1�•.................•.....,.............................26.881 Square fret rl � �r Scheduled Gross Rent ('$2.25): $725,787 Less: Vacancy (5 pet -cent) ('6.289) Effective Gross Incornc:1889•d98 Lcs= Expenses (48,265) (5 percent Management, 2 percent Replacement) Net Operating Income $641,233 capitalization rate 8 111 percent '641,233 at .085 = $7.5,13.918 OFFICESPACPI .............................................. ................................ 8,870 Square Feel r Scheduled Gross Rem ($1.80) $189.348 Less: Vacancy ('i percent) (9,r18�) x Effective Gras Income S180J66 F--pcnscs , kr • ', Cleaning: (15•05S x 8.780) ;S r� Repair: ($1.10 x 8,780) 7 Utilities: (; 1. IS x 8.780) Management: ($.CO x 8,780) � tr1 Fixed Expenses: ($1.23 x 8,870) � 1 ""+ (' t Total Expenscs: $ (40,827) �I Net Operating Income $139 339 Capitalization rate 8 1/2 percent J'~� $139,339 r.t .085 = $1,633.282 7 , C0NUt)E•iI,.A=5 G 40 units - Avenige sales price $175',000. • t, r' 1 �r r ValuA $7.000,000 PRaji . VAL-Fs $7,543,918 + r ar 1,639.282 1 Y � 7,000,OGO 1• a -1�1j' s Total Value ' # '"'fix,,. ,,1,� , �:, . • r f� r�, ` � , :a A�, r I ,;r yl, . •� �r�r -, M � r . , t, ` � tit �' �LI r 1 ••,; ��'�' 6-,��pti�j }rr«..��.•. t �'.• _ *.o.�.�«+�rrwrur�.r.�^a.:: r--*� :,�•-.-.��.-'•r...-. Sid 1r' �{;'� r��. � �.�. r�. I � /'wf�i .. 1�1/P1Hr, ,• .t i' _..., W" .,.. «-, 7 1 Iw 1 t' �{ _�+.�,,��� ry'•.'i: l Lr�p� +'r.l. _ yr. '� y . .j�. ''.' } •.. J .: - t) (�� �� •ti l"-L1 �' '� '��� ' 1 '� { 1- J.• �.1 t � t.(�q�r %`; �,'�r 1' -( :r_ t .y �y; r �' r Gbh r , t I 1 Estimate -for Operating Z_&perrses I::�:�:r1 ✓,:, tr:r::r eateru�i:r r�tr-_:!h: -F..Jrh. :;-•.vcG.nb--ndJohn 'Ii:I���,c : If r-_rsE:s as: r. Iwtll�i. iit S 1 i Pf.-r square f70t.................................................. $4,620,C,'-t f fj�:•r_loprn mt and excrtvation....................................................... 600.000 Gsrral,(•. S4.500 pr.r !;'P'Icc 1243 S,)ar_cst...................................... 1.093,500 C(,n',tnicur.n. 83.600 square feet at $-1.................................. 3,675,400 j '1'ertant Impro-/urnents, $25 x 20,000 Fquare G_ct......................... 502.1-50 Landscape................................................................................. 250.000 i1 rl Fidd Chrerhead..................:,....................................................... . '280,000 r 1/IlCliillr:S:' Curistruction Loan: Fec s (w/documentation) ....................... $185.000 } ! Interest I11 r/i perccnt - �4 mos.)......... 1,339 750 SUBTOTA1....................... .......... S 1.524,750 ' " Sales and Alai 1, tlng.................................. 450.000 I.casc Up and Commission ........................ 35C,000 ! .r Developer/ConStruclton Fee ...................... 300.000 Legal. Title and MLKcs ........................... 240,000 1t TOTAL MIDLINE C: 1'S......................................... $2.864.750 ,L $14.088,909 i (3 percent Contingency) ......................................... .422,66i TOTAL---- .................................................................... $14,511.567 i-r PTZOPI'r MARGIN — 9 perccnt Q11 L NQ (not included in above :osts) 200 spares x 4,500................................................................... $900,000 r Contractars's Fee (10 percent) .................................................. .90.000 City's cost ............................................................... $990 000 ! il' ! b ,,/l}• it li ' • . ,', r _ •� s,.w �•. r-., r•.-• . ... _.. _. .,.....a, ,...... ......,........... �..r .....,.....,.,, +tra, •.r:. ., :�!'r+•r..r.v a:v atrvY�z•i,'pi , ,rYcc 1 ri lr''�"ir. / is - l #,.I tr k, �M,f', i ✓. S�. t 1 l �, r 1� i rr �rr 1 :,f r 1 � , Tit$•] TOWARD-PLATZ GROUT � '•mot,. 1 J PROJECT DEVf'LbVMrf,11T In preparing this proposal, we have reviewed the Agency's plan for the Third Block West. We understand the Agency's objectives for retail and residential uses on the site as well as the desir^ �1 for additional parking. we do ,not perceive the office marxet in E, this location as particularly strong,'and so, have elected to k eliminate conmiercial office frort our concept. The drawings whii:n accompany this proposal depict our concept for the site. The key elements in our proposed design are: 23,000 sf. of Retail and Market space -) 08 Apartment Units 74 one bedroom 14 two bedroom J 382 car parking structure While the design concepts are preliminary in nature, we feel thny .s address the site conditions and relate well to surrounding devel- opments. our proposed development includes 7.00 parking spaces in addition to that which is required by code to accommodate the site. These: spaces are intended for public use. If it is desirable for the City to have more spaces available for public use, they could be added to the project for a cost of approximately $13,00C per car. ,S Another alternative which could be explored to provide additional public parking would be to increase the residential density on the site:. The project could support additional parking spacer l with a higher density than is currently proposed. As an example, -_' in Fullerton we are nearing completion of a similar project known as Wilshire Promenade. That project has a residential density of 70 units per acre. At the Agency's request, we would be happy to k �•° develop this idea further. ' Our proposal eor real estate acquisition in this scheme is that the Redevelopment Agency assistt the developeroPer in the property e t Y „ acquisition such that the developer's total cost for property !� acquisition is $750,000. We encourage participaticn by property owners in the development process. The nature of the proposed development would tend itself to an equity participation by any interested property owners. it is our intent to develop the project in a single phase. Fuli Spectrum Renl Estate Investment and Developirtrnt 400 North Brand BealenirdlGlcndale, CA 911031(818) 240.0400 1881C rellcr AvowelSuife 14011rnine, CA 927151(714) 851.3900 r o i,1 r , r r ,t - F •, 4 i t. 't •I �, r •r +� �, t `• , . ti... r . ,i i t r1 i ILI r♦ � � x�� Aliaty��� iZ •■•`ur. ' moo ►��Na r ,� . rRa��■1■�:.�Ifortt .00r,•Sacm -1.. MiSeOtlC.• 1,� CZ�, � i��� r eoo - •_ �' '����;y�Ap�4h , jl;l, � titi ���4� �gllUt. wU, �W V" o. bd� - - s-.; ,1 Wxl_ lid l� `. �• 1��� OR � • Ilt II iL� MAE PA pit ��,�-"�'�'' ; y,_• •' �.� 1 ;'. - ,• qlh► ,1 III! -1a�t r� R ; MW _ •_ _r'! �' � �',�h.� ITN , � .t„`'-�!�4'1!!�' `�` -• f, . � = a l'ii!! flip 6� `u �i�i lilll Will Do' �.■aa'■MI■Iw ri,. (1 •� 1 Ap N�� Jose �y f. 1 ' l t' • %IMAI.Ir 11. lit IL 41,111, Ile Col. I Itl %tlfL 'ALTIAL wUL, co) 0bp 0� VL STRLILf 0 0 4-.4 It PI K Ll A )o 0 C)4 WALNUT AVfNLIV 1cr PAM Ir COAST 14131MAY P A C I F I C 0 C 1: A N URQAN/iiiAGRAM MIR "I' Lf T 0 M In L %J %- 1% IV lz a I HUNTINGTON BUACII IJ A %i I , '11 - i ,r ...-.,..1..• � tea..._-.� ._ ' '1 r, > ' )' � ' k I I I ( •� 1" r Jr I t F1 11I111 ,w , \•o\nnx CA N411 1w I '� I I I • 4 f J RETAIL 1 I MW PLAY\ �........, i t + MAIN STRL[:T r GROUND OLVE.1 - • THIRD BLOCK WEST i 4 ,',r .`�•' I ( NTINOTON BEAM TIIE H(TwAF11) ►LATZ QlMP i. f � - 7; fir; f �,.`' y „ny �! l4 i�r, ! rt ,'r' , .., .` !' .J'`}) j �9ja� !'Y1� �,f �',1,.• 41 - r(4-9 / 6 r • r �T " of • r +� , s " JL }}��dr '.•Lay � ♦'\`-�f. A 'f i I 7 • -�. �. L• h �m2® 5= -1' '• . F .• �5 y A •, P ji , 1� TuH I rOWAIW-Pi ATz Gltuur The following milestone listIng of proposed dates in, of course, , subject to the raview and acceptance e f the Iiuntinyton (leach Redevelnpment Acme-► The dates listed are achievable by The Howard Platz Croup, Development Team selection February 15, 1990 Frelimina:-y Design March 1, 1990 City Approvals March i6, 1990 r Schematic Design April. 15, 1990 City Approval: May 1, 1990 +� Design Development July 1, 199(, city Approvals Auga ,t 1, 1990 Construction Documents 5 October 15, 1990 i I �U;.lciing PeL'mitis November 30, 1990 Start. of Construction January 15, 1991 - Substatttial Completions February 1, 1992 Occupancy March 1, 1.992 1j rJ r a,^9 r a t ' 1 I• r ' Full Spectrum Real Estat. Inrestrncnt and Det' relo meet , . 400 North Br.:ttd Bcndtz+ard/Glendale, CA 91' .103 1(815) d'40-0400 {t "a lSS1S Tclle►At+cnitelStrilc l40lll: inc. CA 9271 i �;:141 o t d5i-391►0 , 'l ((ll"' ,Y 'k ' r•.. ..., ;. ;. ..... .. _.. .. 1 i r 4 5,�, ,, 1 ��fl �rl ' rt �,, r rr'��r� r�P '• r.. t� ,� +j+'•r} ll,'I r': ;,r �c,), ,� ti,`� '`,14�{�f / 1 `', yy it �ItJ {f r�r ' , I r .ran 1 ' .rit w. ••• • • tt t'1f r rr - 11 TdE 1-f.OWAaD-r Xrz GnoVh , ;1 .; ,J ' The benefits to the City of Huntington beach from our proposed development are numerous. This development world provide the dosirad ra`►itilizatiors of this block by providing, high quali-ty, � affordable housing in a desirable location. Retail uses such as a market will service not only this development but neigbboring E' blocks as well. This developments relieves some of the parking i within the redevelopment area, not only by providing adequate parking for it as uses, but also supplying a surplus of parking � f spacus. .. r •j; �Y Economically, this project contrii-w r%js to the city in two wV.1,0. Incremental Property Tax per year $1501000 Sales Tax from Retail [1ae s per year 100,000 .�'•i r 1 , 4 ` 'Total annual economic benefit $250, 000 1 I iJ J' a c 1 u y! �• , LP I, a J , N; ' a� 4 '. r,• fir' ' ' '1 �;';ti •. ! t a s ^itfit, rr. rdl�; Frill Spectrum Reol Esrate lrtvcstrnsnt and Development a 7•, I ' t�+r 400 Nirtlt Brand DotdetiardiGlendd r, CA 912031(81S) 240-0400 7 1d313Teller At•envelSidle14011minc•CA92715K714)S51-39CJ \ � ..rr 1.. +.�F ': 1X'-.` 2r1 .'lr. ,��.. ry.:•rtir... ,.�.t : Itft\ ,.; "'�7�'e�-•�•'-•"r oi •-. � 1 .M ..rt•.... ...., •. ...• (.r lr{ tF1 �t 41 '' 4 i +;; rI r i •'}. t t r 1 1��. �i� / �.� J"• y' ` t ' ,, 1� :-,i f ..t� Icy' t 7 (i 1„ r it r p •S , r , I ,�r''l lµ ii�7 J'r t'. J'� _ r t't.. J� - .1 Ir 1r!•,} I � """lll �, , m � •'� � .. to ' �* 1 1 tr J . • J• , y IIIIIIII 4, k" SENT by'IRCAL(riti CCAJSTtL)CTCt',S 1 2- 714 513 469-its 2 A fjV.'0 I I warwi FabLunry 7, 1990 CITY OF HUHT111=11 DEACH RadaVelopment AgancY dAZJ At 41 A Hain Huntington benah, CA 93648 Attn i Sucan Rvmiu AGO Third Block Nodt Thane you for taking t1ja time to rust: with uo lant F.-Ifty. We continuo to he very anthuniautic about this project. A a war, uu;qcutad ia tho mout., 'ng, We hairs l0okfid at gavaral alter- n4tivan to our propocad davalop;ant and have completed aconamic prnforpm% for them. Diu are Lending three altontatives to the bar* propcoul wo prsivicumly oubmittud. Thny nre: a El 1 71 condominium units in the v&mo confIguration to 1 'Z the 00 3partnontz. Z. 67 condaminiuna units, cnlV three xtaries in the center aaction. 7 3. 82 apartment units, only three atc-rian in thu cunter maztIon. Any of thuan alternativen look like they would ba workebla Ear us and wo remain flaxLble in vayn to atructura the land acqaieitf.u. city parkltj and Agency partla"Ipaticn. Pleaua call if you navd further clarifications. sine ra)y, ID" Arthur D. Can foil 012 HOVARD PLAT"" GROUP "''i .0 -C ? "�il" ow U! r ,11 f4' . KI ej . gl' •�S aq+ , '1 p q 1, r• 'NI •' ri'ti '�y Tkt 1'.01j, -Full r76o C1•IttrVo Y, ��� 7 utAttta ua a►tIUT1Wt al r:�7F 1itS1 1'r1 Fti ►Aulleatal IIJCc • ALI 1 kitP/Ko) rI ay4 Lars/ 70,CJJ , ', a 4T!eltelllle trnle,;.ant '��r;r Direct *Solis o W Itruatyre S,tlS,0:0 51.30 `�,;,, '+� fyr• •j Terwnt lt,tevs-tnto 1L0,000 4.TJ - 'ri "�'��.,` > Doer Direct oxalis ],tlo,lV9 ............. ��ry by e ri try 'Gist Dlrrit Wilte 9,lls,fkb 44,11 �,/, ,r IrtllrfLt + i.,u.W �`i � ;•���, „ Irthitea'uts s Crolinearir>tt lSO,fiOu i.L1 �' . M �r`'S►F1��''1,` lots l panaltt 320,000 i.71 �r 4 teratil ILMItivA 0 C.00 lararal C:.ntruttre ►aa 0 O.rdO o- Luul►oialas f, r<attsi(ra UO,ON 1.� I,y4 e,',t, othtr Itsllrect iS,CW 'r.77 ............. .......... total irdir'fat t {',�•� 1 '' ' Ir:ltrNt Iosvrw 1,S.E,b.'C 11.11 � ��,,. , i� 1' ' 150,417 1.E1 /relerre•! Isturn P 0,00 p Otktr 11rowwo 1' 1,t 7 +'rd•�^ ,,�"�•n +, 1 � ,. ............. .... a .... •e� ' � `A '. .� •, r;y34;;� IIIAL lartt[ATtrrt U ► IA 11,E:s,r.0 1 Cepltal tnl►eticn }oO,OtIC 5.11 x p �,r44 I elty tetrtr:tmtcn 1,S00,tV0 , ti ,t 11 4'+i ltivf ae D O.W 1. Mal Wrlrtt Ltosr 0 0,00 CawWwtien log 11,1SJ,036 119.1K '' � , ' TtTA tunes at MIDS 1l i36 015 149.iS •, 1 r �1w N,` F Itttrtt on Total Cooli N4 T d tr�Y 1 "s':M��l�l��, (1 tom•ta•'•elun Na : 'a. .1 '�� ' lt�rrto•Tetel torn nh �'{�fr �� �� ' O:Lt t:rtice Ca•aregt (;erawn! tevc)1 rJ� L��Y1 r IIlt w 1't i r �� loth !1'Flluticht cl ltrw`t 14,biS,O}A 1lt+.t! „ ' ', 'r;'1(' � Will r+01 Dirlry Catrttloru ��"•s,r, Trial tort 14,6SS.01d 149.Or5 ���r �� y , �� t Ulay Fr1en 11,i.'.O,NO r e7 lov Gras ). of I U i,20},fSi f ' �ir + (rest Ir111 norDlnt 40.151 �yy +1 r r , 1 , l . .r + f)I y .tZ 41Y. rA 0 , <io ;L 4 ;! Lvfo -311W.W THE WARD-PLA12 StaP V01211mice CLSM flau knumim NIA(x - AT I 1� fo go gala- PPDPIIPDPO I p rbb"011"p P-P-PPIR Irv-91 Nc-91 jwr-ft ......... ........... ........... ........... ........... ........... ........... ........... ........... ..... ..... ........... ........... ........... ........ ......... ...... VKLAM Of GUN capital InbmtIon tSC0,0001 0 0 a a C',%y 0MtrIA36tImn a 00 a, a 0 0 0 a a 0 1 0 0 0 0 *wfaj-*d Prefetvrd Retun 0 0 0 0 0 a 0 0 a 0 a Incam a 0 0 a 0 00 0 fv 01 0 TMA WACES OF LUX (3,C(Q.0w; 0 0 a ........................................................................................................................................................................................................................... ... *MIUTIOIKfCF Use 7".000 7SO,O70 O 0 0 0 0 0 0 P 0 t 0 C 0 O o 0 0 0 0 tJ o e o 0 0 0 a 0 0 0 0 1 0 0 PstUft 0 a3 r, 3 ori mr.50 931.3010 t%37,500 mr."a 43f,wi 0 0 a a 0 a a ttr•r•:xtllMll 0 a a 0 0 a a 0 a 1 0 0 0 a 0 0 Todol toPrWAN-tv Al.1.t00 a 0 1 a G 0 74,A61 76 w 76.667 760667 73.IAT 76.617 a a : rAmr Pdrect t-ults ],7c6.770 tr 311'm7 311.(47 311,6&r ]11.647 311.W 31i.AI&I 11 W 311.667 311,647 311,667 311,661 a 0 Cr Ard+itrctur• A eml;wwlry W.1.000 0 216,661 ala.dar 216.U7 6 a o a 0 a 0 c 0 0 INVc I spore c-p~ S Im 739'o00 a &Z'Wa 62,S07 62,1W 62,500 62.u0 a.-.Wo 62.500 62.!00 62,530 62.S00 &Z'Soo 62,IC4 a a 32-4.910 a 0 0 43 1 a a a 0 a a 0 a Owglilt— 0 D a 0 0 0 a 0 0 0 a 0 a c a 0 $wermt tamrseterm fee a a a 0 0 0 1 0 1 0 0 a mwhrtlpv is -)'WO a a $6,25, 36.231 $6,150 56,24 56.ZIO S1120 $6.250 56. ba 0 Lwalr4lUtIFIN 0 &.mn 6.250 6'2ia fi'm 4'750 4,253 6.250 6,250 4.150 %na 6'zw &,no 1,526.620 0 D 1 16'm 23,90C 35,312 46.A21 30.930 64,Ua 70,91+7 T5,139 81, "a irt, 172 92,9113 14,1" IW,417 0 ISV,417 1 (I a a 6 flomfarrvot Ameft 0 0 a 1 00 ou 00 30 a I a 0 a 0 0 0 War it —IN 0 0 0 9 0 0 0 A 0 0 9 IIA. OA 0 (A'Sm U,M 42.500 62'sco 62"500 fia's" 62,500 62.500 U.Soc &k'sw la'sm AP..VA 0 wmf.- ......0 wrw\rrr. w .940. wv"v-w*U.% .w.rw>w." vvwA N 00.6"*Y fd W622W."Ma. mffi"S&Y TITjVnIcIrICIS M CIP 1i,A56,I3f 7)1),(W j'"is'lao t,4".m I'SDI.M. 1,704.116 1.3%5,729 I'm'A" &M, 764 "C'Sle "S.Vit 63%,S73 As7.274 "3.02S 149.241 94.1" ........... * ......... ................. ' ......... -- ...................... — ........ ............ CWA (SWPIL0)1"Ifelamy 1'976'502 1.497.w1 1,307.M I.371.316 1,313,729 1.361'A91 434. rv. 640.31a gAs,g?l 631.173 AS7,214 66S.C23 149,M -A'rw LOIN INALAKe 9.307.4w t-.%4.m jj,wr,rm la,yry.azy jc,wl.jM t - v 7 .41 W;,F. 7: _4 tP41kI=ICN EASK FIAM IMI fit I!IAZN • Att I anrsrras ►Vbv_vz .... . ..... W-72 ........... ........... P'Pr.72 larva ........... JLn-VZ ........... Jul-72 ........... ALV_ V2 ........... Ins-._Ins ........... foists ............ VIA CET. OF =1 CV11A Injection 0 0 0 0 0 • MY Centr("Ian 0 11 1 0 ?PC Adrwcws a a a a Defortscl Przferrme. kiLm p a 0 a 11 Ott Chwatiry IFAm 1074 ICUMCS 012 CAIM .......................................... 0 O 0 0 ............................................................................... 0 0 a ................ OFFUMICAS C( CASS level 0 0 0 0 D 0 0 0 730.000 c(falfeluff n 0 D u Oftelto tirkiry sm"w-ts 0 p D 0 Sirs4twal O*It 0 9 0 a 0 0 B 0 fj I&WW toprwnwfts o u 0 13 coser pirb" "Its, 0 0 a c 0 3,T40.= imdfrwgt ArshitoctmV a [rqImwIrV 0 0 0 abormlopwo Owbrod a m I' 0 0 0 a 01 fees I ftiOu 0 0 0 cowitlem leveret0 c Al. wm"41 ccrarmictots eta L"MIRW98105 A XWkItIrs 0 a450,OW 0 0 Othwr Irwilroct 0 0 00 Mama Interest Imarve n. 124 lb.956 *,Iw 71.Z43 90,4y7 ".ZvIf 100.22! 101,106 1.1m.62a Loon Ils" 0 9 0 0 0 0 0 0 m,mr rnfwrgd Idefum a A a 0 0 * 0 Oths- Is i memom 0 0 a 3 111W OrttCATIMMI of U" ...................................................... ",124 93."A ..................................................................................... 94'r" 97,641 to.491. ".w.4 udh 7I.W1. Vast," "'mw 104.2" 10I.ID& tar estA+ftE 10,V&4,45Q 11,0a.406 II,IW.M2 Ij.C$4.M j1,%34.V31 j1.AS6,M& 11.,654,C]a 1h, 1 � t -� +� My ♦ - _ Igiil • � b'� � , w ,♦/ a..t .Ft r 1•�F t I1tI ` A • , ° � i ALr�"�•-off,. x. h'�� �f • ` . �.• Lr �i'a (� V f - 1 iskL q r h w � •1 \ �. -`�'`• ft�1'` . ,.fat_ �.; .t , tl * n. All t. .•:.1 •�y .t. ,1. 7.lik, • r �ti t�.'.�_� � fir• -". . ♦ r 1 �i. 7 � 'i • Ir 1Fy.• ry �� • ; 1 }- ♦ d A � N1A `• r , � 0 r. !r Y r. ,, - '�.�. �!�fer",!X�R.'.Rh':. ..'.�,r '':Y+9W.Y1�.JYI :k"M,n' .14 W1 ..5.1 i. ,,. :•.�- ,.'",' r. '.t:. ,, •��'�:'/'Z _ _.. � ...._ .�. ..w.r•I.v.l�-).� ) ... .�.Y 1..»r 11 . 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".667 0 O 0 0 0 0 0 0 stnshusl ihett O 0 0 0 O 1 0 4 0 0 0 D C 0 0 0 ft T 4L lFw" cats atatoms1rut M+lts A.,O,000 J,S29,S00 0 a u 2?4,123 C 274,125 O 294,us ! 244,123 0 2%.12s O 2".1 . 76.66r 29:,us i6,667 254.1M mt'mr B4,125 rs. 23e1.123 ra.6Sf 294,123 T6,167 294,123 a 0 0 0 lydlr!'et ArIA116COAM L beirm"Irra G+vtefwm ovw1� w A r•r 4H.00! 230.ON a 9 216,;47 f2.S00 216,Edr 6 .5cl 216,d67 f,2,S0u 0 42,500 0 f2,�00 6;t.s1aa p 62.1m 62."00 62.SCW0 a 62.4 G 67 1w m'"0m ! 0 teas 1 Prrelts S1d.Os0 0 3M,000 C 0 0 0 O 0 O 0 O p 0 ! 0 2 s .1 :+neat a.rfit t t ae6 0 0 6 s o o • C o o a c t o 1 0 f ae m t Crutracbm's Fie 0 a s 1 0 0 0 O a l2 1 0 0 0 • ts"fremlie 6 Prbrtlrrl 4",a00 1 a 1 a a ! 13,13n s6,2'9a 36.210 M.F30 96,230• M 2m !6,730 76,271 0 0elt•r Irsltrect 73.006 0 6,t)o 6,251 6,250 6,150 6,130 6.7so 6.m 6,230 6,251 6,2SO 6551 6.253+0 e o ►fnn0a 1nlsnlesne.n. 1,4si,1S3 ! o a 1A,m 23,111 9,,20 4s•s:4 srsl9 6?.15T r•,t41 iS,673 7),2s3 2R.1>st M'44T tn,M•1 Low Test prwhIrrrrl s.twn tx.ilA4 0 0 0 1i>.964 0 6 0 0 0 0 0 0 0 O a R 1 o 0 0 O e S • 0 0 tklier ►tr•rssr f. a 0 0 0 ! 0 0 0 P a e • 6 a • a 1 1 O 0 bntrM.rol 1'lI,a11t o 62,500 62.100 62,sw 62.340 62,?OJ 62,5:1 62,�?0 6Q,3.7 62,soa \62st• 62,SOo 62,l1q 0 e Vwx Arvwcxv IN OF rm f4�>aT.63r E—...w rbw,....w "0.000 1�9tf,6t2 1.46u.T06 1.47>l,079. t.213'R) 1�2M.110 -r\I.S\..r 1,1SS.616 611,6f a 621,K" ME—b r.wr �w.r. 626.um 631 ■w...r.\rr 6ST,N4 r.w..\'w.\ M..... .................._..._ Ct�•ltw}Ifnl/1e1k1e7sq .................................... 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