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Southeast Coastal Redevelopment Project - Hamilton/Newland/M
s Council/Agency Meeting Held: v Deferred/Continued to: Approved ❑ Conditionally Approved ❑ Denied City Clerk's Signature Council Meeting Date: July 7, 2003 Department ID Number: ED 03-13 CITY OF HUNTINGTON BEACH REQUEST FOR REDEVELOPMENT AGENCY ACTION ti SUBMITTED TO: HONORABLE CHAIRMAN AND REDEVELOPMENT AGENQY MEMBERS SUBMITTED BY: RAY SILVER, Executive Director6l2e,� PREPARED BY: DAVID C. BIGGS, Deputy Executive Director , SUBJECT: Receive & File Southeast Coastal Redevelopment Project'Areia Capital Projects Report [statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status,Attachment(s) Statement of Issue: In preparation of the receipt of the first Southeast Coastal Redevelopment Project Area property tax increment revenues as of FY 2003/04, a conceptual Five-Year Capital Improvement Program has been developed for the area. This report is being provided to the Council as an informational item since it will form the basis of the FY 2003/04 budget being developed for consideration in August 2003. Funding Source: N/A Recommended Action: Receive & File the Southeast Coastal Redevelopment Project Area Public Improvements and Facilities Report and Conceptual Five-Year Capital Improvement Program. Alternative Action(s): Modify the Conceptual Five Year Capital Improvement Program. Analysis: In June of 2002, the City Council and Redevelopment Agency adopted the Redevelopment Plan for the.+ Southeast Coastal Redevelopment Project Area. The Redevelopment Agency will begin to receive redevelopment property tax increment revenues starting in FY 2003/04. Based on this timeline, staff and the Council's Southeast Area Committee began an outreach effort with the community in the Southeast Area to develop an initial funding plan for the property tax increment revenues generated by this Redevelopment Project Area. REQUESROR REDEVELOPMENT AGE1�ilCY ACTION MEETING DATE: July 7, 2003 DEPARTMENT ID NUMBER: ED 03-13 The Southeast Area Committee has had numerous meetings to develop the Work Program for this Redevelopment Project Area, an element of which has resulted in the attached report. The Committee has met monthly, with one of the meetings being a more widely noticed community meeting held in the evening at Edison High School. All of the meetings have included community representatives and have been conducted on a consultative basis with those in attendance being active participants. The Committee's efforts have been timed to formulate its recommendations to allow them to be incorporated into the FY 2003-04 budget process. On May 27, 2003, the Southeast Area Committee approved the Conceptual Five-Year Capital Improvement Program outlined in the attached report. Subsequently, staff has modified the estimated cost of one of the projects listed, the Proposed New Sidewalk and Pedestrian Lighting at Magnolia project, to account for an expanded scope as added by the Committee at the request of the community representatives. This information is being shared as an informational item with the Redevelopment Agency in advance o f i is i ncorporation i n t he d raft F Y 2 003-04 b udget, s ince t he S outheast C oastal Redevelopment Project Area is a new activity area to be funded in the Agency's budget for the first time starting in FY 2003-04. Environmental Status: N/A Attachment(s): NumberCity Clerk's Page . Description 1. Southeast Area Committee Public Improvement and Facilities Report and Conceptual Five Year Capital Improvement Program. 2. Power Point Presentation. RCA Author: D. Biggs, ext. 5909 G:\David\RCAS\Raa03-13.doc -2- 6/17/2003 2:39 PM Public Improvement & Facilities Report & 5-Year C.I.P ATTACHMENT #-1 SOUTHEAST AREA COMMITTEE DRAFT Revised: 61.3103 PACKET OUTLINE 1 . Criteria 2. List of Projects 3. Project Descriptions 4. Recommendations 5. Conceptual List & Five-Year Capital Improvement Program (CIP) 6. Statement of Indebtedness List (deleted) 1 PUBLIC IMPROVEMENTS AND FACILITIES On March 27, 2003, the community identified ten high priority projects in the project area for consideration in a conceptual five-year capital improvement program for the Southeast Coastal Redevelopment Project Area. At the following Southeast Area Committee meeting, April 15, discussion continued to refine the program by considering if the projects could be accomplished within the timeframes suggested. Of particular interest is the practicality of implementing the project selected for the first year, 2003-04. The process began earlier with a review of a preliminary list of possible public improvements and facilities needed in the Southeast Coastal Redevelopment Project Area and the greater Southeast area that included suggestions made by the community. These have been.the first steps in developing an updated and prioritized capital projects list for possible redevelopment funding. These projects and facilities are summarized in the attached list of projects and a separate, more-detailed, Project Descriptions list. The ten selected projects have been identified with an asterisk (*) in the Priority column and also before the title of each project description. The Southeast Area Committee requested that Staff develop criteria that could assist in prioritizing the list of possible projects. A good starting point in this specific effort related to the Southeast Area is again illustrated below. CRITERIA The City of Huntington Beach's Final Report of the Citizen's Infrastructure Advisory Committee, July 2000, provided an outline of funding criteria for capital projects based on these factors in order of importance: A. Health Protection B. Safety Protection C. Liability(Possibility of claims from citizens for injuries and/or damages that would impact the City's General Fund) D. Property Damage E. Regulatory Compliance F. Property Values G. Local Economy H. Quality of Life l: Blight (Not adequately maintaining park and recreation facilities leads to the deterioration of the facilities to the point that they become a blighted condition in the neighborhood) The study resulted in ranking various project types in order of significance: 1. Sewer& Lift Stations 2. Storm Drains & Pump Stations 3. Residential Sidewalks &Curbs 4. Residential Streets 5. Traffic Signals Including Street Lighting .6. Beach Facilities 7. Street Lighting 8. Arterial Highways 9. Alleys 10. Playgrounds 11. Buildings & Facilities 12. Parks 13. Highway Block Walls 2 14. Fleet/Equipment 15. Street Trees 16. Water Water facilities were not assessed in the Final Report since the current adopted Water Master Plan and funding were deemed adequate to address future needs. For purposes of this analysis, we have added Water as item 16. Staff applied the above criteria in developing the attached Conceptual List/Five Year CIP. It is recommended that the Southeast Area Committee, with the community input, modify or change the Conceptual List and adopt a Prioritized List. With a Prioritized List, the next step necessary is to select actual projects for funding through the Redevelopment Agency's Annual budget and the Five-Year Capital Improvement Program. This effort necessarily must take a number of factors into consideration, the most significant of which are the availability of funds and the need to create debt to ensure the Redevelopment Agency's ability to collect tax increment. Financial Planning Staff recommends that the-financial planning for the Southeast Coastal Redevelopment Project Area proceed for the first five years on a pay-as-you-go-basis. After five years, this should be re-evaluated to determine the desirability of incurring bonded indebtedness for larger, more costly projects. Other Financial Criteria Staff utilized in making its recommendations include: • Invest in the design of a number of high priority projects to have"read to proceed" projects to take advantage of grant opportunities. . • Give high priority projects where other local or grant funds are leveraged. • Design of projects should be funded on one fiscal year, with actual construction budgeted in subsequent fiscal years. • To the extent possible, funding from other sources freed-up by the use of redevelopment funds should be targeted for eligible capital projects in the greater Southeast Huntington Beach area, if any. Availability of Funds/Creation of Debt It is anticipated that approximately $1,400,000 in tax increment revenue will be available in FY 2003/04 after mandatory pass-through payments to other taxing agencies and the housing set-aside. A portion of this amount will be budgeted to cover the staff time and costs associated with administering the Southeast Coastal Redevelopment Project Area. In addition, there will be some non-capital projects such as the Design for Development effort called for in the work program. As such, for Fiscal Year 2003/04, we expect $1.2 million to be available for the Capital Improvement Program portion of the budget. It is also important to note that any future redevelopment opportunities, such as the recycling of the ASCON site or the SCE tank farm, which may require redevelopment 3 .resources, are anticipated to be funded out of site specific tax increment revenues and they would generally not impact the amount of funding currently forecasted as being available for capital projects. . Through the FY 2001/02 Statement of Indebtedness, the $302,000 in project area formation costs will be booked as debt for the Southeast Coastal Redevelopment Project Area. Initially, our efforts also included a review of FY 2002/03 budgeted capital projects to identify those which were eligible for redevelopment funding. For those eligible 2002/03 projects, we would have been recommending that they be booked as redevelopment debt with three possible options for repayment: 1) Repaid in full in FY 2003/04; 2) Repaid overtime with a defined repayment schedule; 3) Debt created for possible repayment in the future. Creating a small amount of debt in the early years of the project area will allow for greater flexibility to ensure the ultimate collection of the full amount of tax increment generated, plus it may allow for the Redevelopment Agency to ultimately reimburse these other Capital Project funds and free up money for other much needed capital projects. However, upon further consideration we have identified an alternative approach. Upon approval of the attached Conceptual Five-Year Capital Improvement Program, we would recommend that the entire $6,775,000 in projects identified for funding be included in an Operating Agreement between the City and the Redevelopment Agency. This mechanism would satisfy the requirement to demonstrate sufficient debt to claim tax increment each year: For each subsequent year, we would add or subtract projects as necessary and would include an additional year to have a full fire-year running total. In addition, we may have other opportunities to include contracts, such as an agreement with Southern California Edison to do undergrounding of utilities projects over a multi- year period, as another form of debt. 4 LIST OF PROJECTS In or Outside Type Priority Ref. Title Design Construction Funding Source Funded Note PA Storm Drain SD-1 Newland Pump Station $400,000 $8,600,000 PA IStorm Drain SD-2 U size Storm Drain to Newland Pump Station $50,000 $250,000 PA Storm Drain SD-3 Upsize Storm Drain in Hamilton Avenue $50,000 $550,000 AES,$100,000 PA Storm Drain SD-4 New Storm Drain in Newland Street $50,000 $200,000 share of cost PA Sewer S-1 New Sewer in Edison Avenue $50,000 $200,000 Sewer/Developer Negotiating with AES for land PA Water W-1 New Southeast Reservoir $1,000,000 $13,000,000 FUNDED-Water 05-06 purchase • PA Water W-2 New 24"Transmission Main $100,0001 $300,000 FUNDED-Water 05-07 FUNDED-Traffic Impact PA Street ST-1 Widen Newland Street encumbered $2,350,000/Developer 03-04 PA Street ST-2 Restri a Hamilton Avenue $5,000 $25,000 Traffic Impact PA Street ST-3 Rehabilitate Magnolia Street $40,000 $700,000 Measure M PA . Street ST-4 New Sidewalk&Pedestrian Lighting at Magnolia Street $15,000 $120,000 FUNDED-Grant from PA Street ST-5 Traffic Si nal at Newland Street and Hamilton Avenue complete $150,000 SCAM PA Miscellaneous M-1a Magnolia Marsh Acquisition $1.4 million-Grant PA Miscellaneous M-1b Magnolia Marsh Restoration Project $500,000 $7,000,000 PA Miscellaneous M-2 New Screen Wall alongPCH $20,000 $250,000 PA Miscellaneous M-3 Underground Utilities(design) $100,000 PA Miscellaneous M-3a Underground Utilities Newland $500,000 PA Miscellaneous M-3b Underground Utilities(PCH) $500,000 PA Miscellaneous M-3c Under round Utilities (Hamilton/Magnolia $1,000,000 PA Miscellaneous M-3d Underground Utilities Edison Ave. $100,000 PA Miscellaneous M-4 PCH Median Improvement PA Miscellaneous M-5 AES Plant Beautification PA Miscellaneous M� Open Space Acquisition tank farm O-PA Storm Drain SD-1 Rebuild BanningPumpStation $300,000 $3,000,000 O-PA Sewer S-1 U size Sewer Main in Hamilton Avenue $50,000 $400,000 Sewer O-PA Water W-1 New 24"Water Main $300,000 $2,000,000 FUNDED-Water 05-06 • FUNDED-Grant/ O-PA Street STA Rehabilitate Hamilton Avenue complete $300,000 Measure M 02-03 O-PA Street ST-2 Rehabilitate Brookhurst Street $50,000 $70,000 Measure M I for Grant O-PA Street ST-3 Rehabilitate Bushard Street $30,000 $300,000 Measure M I for Grant O-PA Street ST-4 Restri a PCHBrookhurst Intersection $10,000 $15,000 Traffic Impact O-PA Miscellaneous M-1 Christine Drive Methane Gas Anomaly $50,000 . $400,000 O-PA Miscellaneous M-2 Edison Park Reconfiguration $200,000 $2,000,000 Prop.40 O-PA Miscellaneous M-3 Median Improvements at Banning and Stare $10,000 $50,000 O-PA Miscellaneous M-4 Landscape Improvements at Magnolia and Banning O-PA Miscellaneous M-5 Projects at School Sites O-PA Miscellaneous M-6 Enlarge or Rehabilitate BLanning Library O-PA Miscellaneous M-7 Rehabilitation of Edison Community Center O-PA Miscellaneous M-8 Rehabilitation of Magnolia Fire Station O-PA IMiscellaneous -9 Urldlergrounck Utilities(panning). 0-PA IMiscellaneous M-10 1UCR Wetlands Ac4quisition Brookhurst/PCH $655,000 Note: (1) To see the funding source, see the project narratives. _._... ._...._........................................................................_.._....._._......................._.........__.............._.._.._........._.................._....._......._._._............_-:.---::::......-.-_-.-:-.-.--:-- 5 CAPITAL IMPROVEMENT PROJECT DESCRIPTIONS A. Projects within the Redevelopment Proiect Area Storm Drain Outside funding for storm drainage projects could come from the Federal Emergency Management Administration (FEMA) but is typically as a result of specific storm events. Funding in the past has also come from State appropriations as a result of lobbying our .legislative representatives. *SD-1 Rebuild Newland Pump Station This pump station was built in 1966 and has reached its design life of 30 to 40 years as well as having major capacity constraints. It currently operates with three pumps, which can only handle about 60% of the peak flow generated by a 25-year storm event. The 1.993 Master Plan.of Drainage recommends replacement of the existing pump station with a new pump station with four pumps. Due to site constraints, it is likely that additional property will need to be acquired from either the currently developed private property to the west or from the Southern California Edison property to the east. Design cost is estimated at $400,000 and construction cost including property acquisition is estimated at $8,600,000. No funding has been identified at this time. *SD-2 Upsize Storm Drain to Newland Pump Station Currently a 60" diameter pipe and a 96" diameter pipe convey stormwater runoff from Hamilton Avenue to the Newland Pump Station. The 1993 Master Plan of Drainage recommends the upsizing of these two pipes with a 90" and a 120" diameter pipe respectively to convey the required 100-year flow. Design cost is estimated at $50,000 and construction cost is estimated at $250,000. No funding has been identified at this time. *SD-3 Upsize Storm Drain in Hamilton Avenue Currently a 60" diameter pipe within Hamilton Avenue conveys stormwater runoff to the Newland Pump Station. The 1993 Master Plan of Drainage recommends upsizing this line to an 87" diameter pipe to convey the required 100=year flow. Design cost is estimated at $50,000 and construction cost is estimated at $550,000. No funding has been identified at this time. *SD-4 New Storm Drain in Newland Street Currently the stormwater runoff from the areas south of the Orange County Flood Control Channel drain along Newland Street via a road side swale to a conduit near PCH, which ultimately discharges into the AES property. Staff is proposing to replace the swale with an underground pipe. In addition, the existing culvert under Newland Street just north of PCH is proposed to be rehabilitated or replaced. This project will need to be incorporated into the Newland Street Widening project (ST-1), as the storm drains will be placed beneath the widened street. Design cost is estimated at $50,000 and construction cost is estimated at $200,000. Partial funding of approximately $100,000 from AES is anticipated and has been earmarked for this project as their pro rata share of the Newland Improvements. 6 I Sewer Funding for sewer projects could come from the City's Sewer User Fee or Sewer Connection Fee. In the past, grants have been obtained from the Orange County Sanitation District and the Environmental Protection Agency. Funding in the past has also come from.State appropriations as a result of lobbying our legislative representatives. S-1 New Sewer in Edison Avenue The properties along the north side of Edison Avenue are currently served by an 8" diameter sewer main which is located adjacent to the Orange County Flood Control Channel. The location is problematic, as City maintenance crews have to traverse private property to access the line. It is proposed to construct a new 8" sewer main in Edison Avenue to serve both the properties to the north and south as they redevelop. Design cost is estimated at $50,000 and construction cost is estimated at $200,000. These costs can be acquired from the Sewer Fund or potentially through development of the properties on the south side of Edison Avenue. Water Water projects are currently funded by the City's Water Fee. W-1 New Southeast Reservoir The 2000 Water Master Plan identifies the need for a reservoir located in the Southeast portion of town on the seaward side of the Newport-Inglewood Fault. The City is currently negotiating the purchase of property from AES for approximately.$350,000. Design cost is estimated at $1,000,000 and construction cost is estimated at $13,000,000. This project is scheduled to be funded from the Water Capital Fund. W-2 New 24" Transmission Main The 2000 Water Master Plan identifies the construction of a new 24" transmission main to convey water from the New Southeast Reservoir to the City's distribution system. For that portion of the project within the Redevelopment Area, the design cost is estimated at $100,000 and construction cost is estimated at $300,000. This project will be funded from the Water Capital Fund. Street Improvements Street Improvement projects are generally funded by available Gas Tax and Measure M turnback funds. The City generally uses this money as a required local match for grant funding such as the Combined Transportation Funding Program (CTFP) administered by OCTA. *ST-1 Widen Newland Street The Traffic Impact Fee Study identified Newland Street as having a capacity deficiency by the year 2010. The Master Plan of Arterial Highways require the widening of Newland Street by one lane in each direction in order to achieve a minimum level of service, LOS C. Design costs have currently been encumbered and construction costs are estimated at $2,350,000. 7 i I Funding for this project is scheduled to come from a combination of Traffic Impact Fees and Developer fees. This project will be re-budgeted in the'03/'04 budget. ST-2 Restripe Hamilton Avenue The Traffic Impact Fee Study identified Hamilton Avenue.Street as having a capacity deficiency by the year 2010. It is proposed to mitigate this with the restriping of Hamilton to add one lane in each direction. It should be noted that this deficiency is based upon the ultimate extension of Hamilton Avenue to Beach Boulevard. Design cost is estimated at $5,000 and a construction cost of$25,000. Funding for this project is scheduled to come from Traffic Impact Fees. *ST-3 Rehabilitate Magnolia Street According to the Draft Pavement Management Study, portions of Magnolia Street are designated as "Fair" condition. Although there are no current plans for pavement rehabilitation on this portion of Magnolia, funding for rehabilitation would generally come from Gas Tax or Measure.M funds. Residents have noted vibration from traffic, therefore additional soil analysis would be conducted to evaluate the underlying soil conditions. Design cost is estimated at $40,000 and construction cost is estimated at $700,000. *ST-4 New Sidewalk & Pedestrian Lighting at Magnolia Street Currently there is no sidewalk along Magnolia Street between the Huntington Channel_ Bridge and Pacific Coast Highway. Providing low-level pedestrian lighting is of great interest. Construction would provide safer pedestrian access from the Redevelopment Area to the crosswalk across PCH. Design cost for the sidewalk is estimated at $15,000 and construction cost is estimated at $120,000. Adding the lighting element will increase the cost estimate. No funding has been identified at this time. *ST-5 Traffic Signal at Newland Street and Hamilton Avenue Traffic at the intersection of Newland and Hamilton warrants the installation of a traffic signal. The design of this project is complete. The construction cost for this project is estimated at $150,000 and is being funded with a grant from the South Coast Air Quality Management District. Miscellaneous Improvements M-1 (a&b) Magnolia Marsh Acquisition & Restoration Project. With a $1.4 million grant from the California Coastal Conservancy, the Huntington Beach Wetlands Conservancy is purchasing some private property (APN # 114-160-69 and 114- 160-85) and proposes to restore the Magnolia Marsh, which is north of Pacific Coast Highway from Beach Boulevard to Brookhurst Street. Additionally, the restoration of the sand dunes in this area is also being considered. Part of this project would also involve the construction of a culvert below Magnolia Street to allow for improved tidal influence to the restored marsh. As this project is in its infancy, design and construction costs are preliminary at this time. However for budgetary purposes only, design cost is estimated at $500,000 and construction cost is estimated at $7,000,000. No City funding has been identified for this project. 8 *M-2 New Screen Wall along PCH The Huntington Beach Wetlands Conservancy is proposing to build an eight-foot high decorative block wall along the north side of PCH from Newland Street to approximately 1,200 feet southeast. Design cost is estimated at $20,000 and construction cost is estimated at $250,0000. The funding source is unknown at this time. *M-3 Underground Utilities within Redevelopment Area This project would involve removing the existing utility poles within and adjacent to the Redevelopment Area and place the utilities underground. Design cost is estimated at $100,000 and construction cost is estimated at.$2,100,000. No City funding has been identified for this project. The area could be divided into three general areas as listed: *M-3a Newland Street $ 500,000 *M-3b Pacific Coast Highway $ 500,000 *M-3c Hamilton/Magnolia $1,000,000 *M-3d Edison Avenue $100,000 M-4 PCH Median Improvement This project would involve upgrading the PCH median from Newland to Magnolia Streets. Project cost is unknown. M-5 AES Plant Beautification There is some community interest in improving the aesthetics of the AES power plant. Project scope and cost is unknown. M-6 Open Space Acquisition (tank farm) There is community interest in the City acquiring the green belt area adjacent to the Edison Tank Farm along Magnolia Avenue. There are no plans and/or funding for this project at this time. B. Projects outside the Redevelopment Project.Area Storm Drain SDA Rebuild Banning Pump Station This pump station was constructed in 1966 and has reached its design life, however from an operational stand point, upgrades to this station in the past has kept this station low on the replacement priority list. The pumping capacity of the three existing pumps currently handles 85% of the peak flow from a 25-year storm event. Noticeable cracks in the masonry construction and past repair work indicate substantial settlement of the station, which may necessitate structural repair. Design cost to rehabilitate the station is estimated at $400,000 I Sewer S-1 Upsize Sewer Main in Hamilton Avenue The recently updated Sewer Master Plan indicates a deficiency in a portion of the existing 18" sewer main in Hamilton Avenue. It is proposed to upsize this main to a 21" pipe. Design cost is estimated at $50,000 and construction cost is estimated at $400,000. Funding for this project would come from.Sewer Fund, however this project currently not budgeted. Water W-1 New 24" Water.Main This project would extend the transmission main indicated in the Redevelopment area north to Atlanta Avenue and extending west to connect to the City's distribution system. Design cost is estimated at $300,000 and construction cost is estimated at $2,000,000. Funding for this project would be from the Water Capital Fund. Street Improvements ST-1 Rehabilitate Hamilton Avenue This project is currently funded in the '02/'03 budget and is slated for construction along with eight other arterial segments throughout the City. The estimated construction cost is $300,000. With 30% funding from OCTA grant funds and the remaining 70% coming form Measure M/Gas Tax funds. ST-2 Rehabilitate Brookhurst Street According to the Draft Pavement Management Study, portions of Brookhurst Street from Hamilton Avenue to PCH are indicated as in "Very Poor" condition. Design cost is estimated at $50,000 and construction cost is estimated at $700,000. ST-3 Rehabilitate Bushard Street Residents have requested the rehabilitation of Bushard Street from Banning Avenue to Brookhurst Street, to complete the rehabilitation of Bushard Street by the OCSD sewer project. Design cost is estimated at $30,000 and construction cost is estimated at $300,000. ST-4 Restripe PCH & Brookhurst Intersection This project would restripe the intersection of Pacific Coast Highway and Brookhurst Street to add an additional left turn on both streets. Design cost is estimated at $10,000 and a construction cost of$15,000 and could be completed in one year. Funding would come from Traffic Impact Fees. Miscellaneous Improvements M-1 Christine Drive Methane Gas Anomaly City staff is attempting to identify the source of the migration of methane gas in an effort to identify mitigation measures, if any, in the tract surrounded by Magnolia Street to the west, 10 Banning Avenue to the north and the Orange County Flood Control Channels to the east and south. City General Funds have been used to date to support these studies. Design and Construction costs are undetermined at this time. M-2 Edison Park Reconfiguration With the construction of the Central Park Sports Complex, it is being proposed to reconfigure the Edison Park sports area to accommodate youth sports. Design cost is estimated at $200,000 and construction cost is estimated at $2,000,0000. Proposition 40 funding is anticipated to be used for a portion of this project. M-3 Median Improvements at Banning and Starfire Residents have requested improvements to a frontage median along the north side of Banning Avenue at Starfire Street. The existing median is covered by asphalt with intermittent trees. Design cost is estimated at $10,000 and construction cost is estimated at $50,000. No funding has been identified at this time. In addition, ongoing revenue to cover operations and maintenance would need.to be found prior to proceeding. M-4 Landscape Improvements at Magnolia and Banning Residents have requested improvements to the landscape areas on the north and south side of Banning Avenue at the intersection with Magnolia Street. These areas are currently covered with natural vegetation. This item is being listed for informational purposes only. Neither the residents nor staff have identified the improvements at this time. M-5 Projects at School Sites General interest to improve school sites keeps open the possibility that a nexus could be shown for projects that could be funded through redevelopment. M-6 Enlarge or Rehabilitate Banning Library There is community interest in enlarging and/or rehabilitating the Banning Branch Library. There are no plans and/or funding for this project at this time. M-7 Rehabilitation of Edison Community Center There is community interest in enlarging and/or rehabilitating the Edison Community Center. There are no plans and/or funding for this project at this time. M-8 Rehabilitation of Magnolia Fire Station There is community interest in enlarging and/or rehabilitating the Magnolia Fire Station. There are no plans and/or funding for this project at this time. M-9 Underground Utilities (Banning) This project would involve removing the existing utility poles and place them underground. No City funding has been identified for this project. *M-10 UCR Wetlands Acquisition The Huntington Beach Wetlands Conservancy is proposing to purchase approximately 16.5 acres from the University of California, Riverside, APN #114-160-78. This parcel is contiguous to 114-160-69 located at the corner of PCH and Brookhurst. 11 CONCEPTUAL FIVE-YEAR CAPITAL IMPROVEMENT PROGRAM CIP N14,350,000 Order Priori Ref. Title Significance Factors 2003-2004 2004-2005 2005-2006 2006-2007 2007-2008 5-Year Total Southeast Coastal Project Area 2a SD-1 Rebuild Newland PumpStation 2 ABCD 0 700,000 1,200,000 1,200,00 3,500,000 2b SD-2 U size Storm Drain to Newland PumpStation 2 ABCD0 250,000 300,DD0 3a SD-3 U size Storm Drain in Hamilton Avenue 2 ABCDO 550,000 580,DD0 1a SDd New Storm Drain in Newland Street 2 ABCD0 200,000 250,000 S-1 New Sewer in Edison Avenue 1 ABCD00 200,D00 250,000 W-1 New Southeast Reservoir 2 AB 00 funded 0 W-2 New 24"Transmission Main 2 AB 00 funded 0 1b ST-1 Widen Newland Street 4 BCHI 2.350,000 funded 0 ST-2 Restri a Hamilton Avenue 8 H 30,000 0 4b ST-3 lRehabilitate Magnolia Street 4 HI 240,000 240,000 240,000 4a STD INew Sidewalk 8 Pedestrian Lighting at Magnolia Street 3 HI 135,000 135.0D0 135,000 tc ST-5 Traffic Signal at Newland Street and Hamilton Avenue 5 BH 150,000 funded 0 M-1a Magnolia Marsh A uisition 13 FGH 1,400.000 funded 0 M-lb Magnolia Marsh Restoration Project 13 FGH 7,500,000 0 M-2 New Screen Wall along PCH 13 H 270,000 270,000 M-3 Underground Utilities(design) 15 HI 100,0D0 100,000 1d M-3a Underground Utilities Newland 15 HI 5D0,000 500.000 500,000 M-3b Underground Utilities(PCH) 15 HI 500,000 500,000 500,000 4c M-3c Underground Utilities (Hamilton/Magnolia 15 HI 1,0D0,000 0 M-3d Underground Utilities Edison Avenue 15 HI 1D0,000 100,000 1D0,000 M4 IPCH Median Improvement 15 H 0 M-5 AES Plant Beautification 11 H 0 M$ O n S ce uisition tank farm 12 H 0 Subtotal: 39,425,000 1.035,000 1,250,000 1.240,000 2,000.000 1,200,000 6,725,000 Greater Southeast Area SD-1 Rebuild Banning Pump Station 2 ABCD 3.300.000 S-1 U size Sewer Main in Hamilton Avenue 1 ABCD 450.000 W-1 New 24"Water Main 2 ABCD 2.300.000 ST-1 Rehabilitate Hamilton Avenue 4 BC 300,000 1 ST-2 Rehabilitate Brookhurst Street 4 BC 750,000 . ST-3 Rehabilitate Bushard Street 4 BC 330,500 ST4 Restri PCH/Brookhurst Intersection 4 BC 25,000 M-1 Christine Drive Methane Gas Anomaly Na ABCD 450,000 2 M-2 Edison Park Reconfiguration 12 CH 2,200,000 M-3 Median Improvements at Banning and Starfire 4 FH 60,0D0 M4 Landscape Improvements at Magnolia and Banning 15 FH M-5 Projects at School Sites 11 H M-6 Enlarge or Rehabilitate Banning Library 11 H M-7 Rehabilitation of Edison Community Center 11 H M-8 Rehabilitation of Magnolia Fire Station 11 H M-9 Underground Utilities(Banning) 15 HI M-10 UCR Wetlands Acquisition 12 H 655,000 150,000 Subtotal: 10.820,000 150,000 0 01 0 01 150,000 GRAND TOTAL: 1,185,1)00 1,250,000 1,240,000 2,000,000 1,200,000 6,875,000 Note: The asterisk in the Priority Column indicates that the project was selected for possible inclusion in the 5- r CIP Desi n I Construction Combo Note: (1) To see the. mihng sow-co see the pwoject narrmTva. 12 Power Point Presentation ATTACHMENT #21 3§ R6e Southeast Coastal Redevelopment Area Capital Projects Report July 7, 2003 Agenda Item F-1 I k,_k.� BACKGROUND Redevelopment Plan adopted June 2002. • Tax increment revenues begin in FY 2003-04. • Need to develop Financing and Capital Improvement Plan. _a r 1 Southeast Area Committee • Outreach to community. • Committee and Community meetings. QD Consultative basis. Reviewed Public Improvement and Facilities Report. Approved Conceptual Five-Year Capital Improvement Program. Public Improvement & Facilities Capture community input. * Create a comprehensive list of possible capital projects. inside Redevelopment Project Area greater Southeast Area * Used criteria w/modifications from Infrastructure Advisory Committee final report. 0 Community's Top Ten capital projects identified. 2 Public Improvements & Facilities List of Projects chart narrative descriptions Includes estimated costs, funding options and status Financial Planning Pay-as-you-go basis initially Apply financial criteria invest in design of high priority projects leverage other local or grand funds design in one FY, construction subsequent years target freed-up funds to other SE area projects 3 Availability of Funds Estimated at $1 .4 million in FY 2003-04 after housing set aside and pass thrus. $1 .2 million estimated for FY 2003-04 Capital Projects. Conceptual Five-Year Capital Improvement Program FY 2003-04 $ 1,185,000 2004-05 1 ,250,000 2005-06 1,240,000 2006-07 2,000,000 2007-08 1 ,200,000 TOTAL: $ 6,875,000 Emphasis on wetlands acquisition, flood control, sewer improvements, sidewalks, and utility undergrounding. 4 2003/04 Recommended Capital Projects • Wetlands acquisition • Rebuild Newland Pump Station - design • Upsize storm drain — Newland - design • Upsize storm drain — Hamilton - design • New sidewalk — Magnolia • New screen wall — PCH • Utilities undergrounding - design Future Steps • Conceptual Five-Year CIP will form the basis of 2003-04 budget. 5 Recommended Action Receive and file Southeast Coastal Redevelopment Project Area: Public Improvement and Facilities Report Conceptual Five-Year Capital Improvement Program The End 6 RCA ROUTING SHEET INITIATING DEPARTMENT: Economic Development SUBJECT: RECEIVE & FILE SOUTHEAST COASTAL REDEVELOPMENT PROJECT AREA CAPITAL PROJECTS REPORT COUNCIL MEETING DATE: July 7, 2003 ATTACHMENTS STATUS Ordinance (w/exhibits & legislative draft if applicable) Not Applicable Resolution (w/exhibits & legislative draft if applicable) Not Applicable Tract Map, Location Map and/or other Exhibits Not Applicable Contract/Agreement (w/exhibits if applicable) (Signed in full by the City Attorney) Not Applicable Subleases, Third Party Agreements, etc. (Approved as to form by City Attorne Not Applicable Certificates of Insurance (Approved by the City Attorney) Not Applicable Financial Impact Statement (Unbudget, over$5,000) Not Applicable Bonds (If applicable) Not Applicable Staff Report (If applicable) Not Applicable Commission, Board or Committee Report If applicable) Attached Findings/Conditions for Approval and/or Denial Not Applicable .... EXPLANATION FOR MISSING ATTACHMENTS REVIEWED - FORWARDED RETURNED Administrative Staff Assistant City Administrator Initial City Administrator Initial $AO7& Cit y Clerk EXPLANATION FOR RETURN OF ITEM: I � (Below . . Only) RCA Author: D. Biggs, ext. 5909 f 167- -top, Council/Agency Meeting Held: Deferred/Continued to: 'XA%r(ved ❑ Conditionally Approved ❑ Denied P'-"' Citv Clerk' ignature Council Meeting Date: January 22, 2002 Department ID Number: ED 02-03 CITY-OF HUNTING ON BEACH a y REQUEST FOR REDEVELOPMENT AGENCY ACTION A SUBMITTED TO: HONORABLE CHAIR AND MEMBERS OF THE REDEVEL$Pgff e AGENCY DT : z SUBMITTED BY: RAY SILVER, Executive DirectorI -- C-) _ o n PREPARED BY: DAVID C. BIGGS, Deputy Executive Dire for 0 SUBJECT: Adopt Agency Resolutions Circulating Certain Documents For The Southeast Coastal Redevelopment Project Statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status,Attachment(s) Statement of Issue: The Agency is scheduled to consider two resolutions relating to the proposed Southeast Coastal Redevelopment Project. The first resolution approves a Preliminary Report on the Draft Redevelopment Plan, and authorizes transmittal of the Preliminary Report and Draft Redevelopment Plan to the Planning Commission and affected taxing agencies as required by Redevelopment Law. The second resolution adopts and makes available for public inspection Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants within the proposed Project Area. Approval of these documents will provide the public more information on the proposed Redevelopment Plan scheduled to be considered by the City Council and Redevelopment Agency after a noticed public hearing in May 2002. Funding Source: None required due to this action. Recommended Action: Motion to: 1) Adopt Agency Resolution 3 3 I approving the Preliminary Report for the Southeast Coastal Redevelopment Project and authorizing submittal of the Preliminary Report and Draft Redevelopment Plan for the Southeast Coastal ! Redevelopment Project. 2) Adopt Agency Resolution adopting and making available for public inspection Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Southeast Coastal Redevelopment Project. AND 3 D,KK TW ConVs OF fp MYo, MttT9X, JMPXT WoK PE r)T T 5041�l And M*OE T-012 ckck auT_ REQUEST FOR REDEVELOPMENT AGENCY ACTION MEETING DATE: January 22, 2002 DEPARTMENT ID NUMBER: ED 02-03 Alternative Action(s): I1. Do not adopt the resolutions. I' 2. Provide u staff with further direction. a ` Analysis: In June 2001, the Agency accepted and approved a revised Preliminary Plan for the Southeast Coastal Redevelopment Project, and initiated a 12-month plan adoption process. Since that time, staff has participated in several public meetings with the Southeast Council Subcommittee and affected property owners to develop a Draft Redevelopment Plan. A Draft Redevelopment Plan has been completed, and with approval of the resolution, will be made available to the general public, affected taxing agencies, and the Planning Commission for review and-comment. Additionally, staff and consultants have prepared a Preliminary Report on the Draft Redevelopment Plan, and Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Project Area ("Owner Participation Rules"). The Preliminary Report describes the reasons for the Plan and Project Area, the projected resources for redevelopment, and the anticipated projects and programs envisioned to be implemented over the 30-year duration of the Plan. The Draft Owner Participation Rules provide guidelines for contracts between the Agency and property owners and business tenants that would take effect if the Redevelopment Plan is ultimately adopted. These documents would be circulated for the public's information and perusal by the attached resolutions. Due to the public discussions over the past several months, a series of specific redevelopment goals and expectations are incorporated into the draft Plan. The Plan itself is a legal document that describes the manner in which the Agency may use redevelopment in the future, and does not propose any specific actions at this time. Specific redevelopment activities would be determined as the Agency prepares its five year implementation plan (the first of which would be prepared during the ongoing plan adoption process) and considers its annual budget and work program. The Draft Redevelopment Plan incorporates much of the public input provided over the past several months. Specifically, the draft Plan provides for the following items: 1) No Merger with Existing Project Area: The public is concerned that the Southeast Coastal Redevelopment Plan could ultimately be merged with the existing Huntington Beach Redevelopment Plan. While there is nothing that the Agency can do to prevent future Agency Boards from merging the Plans, the draft Plan does include a goal that clearly states the Agency intent that the Southeast Coastal Plan remain separate and not be merged with the existing Huntington Beach Redevelopment Plan. Ed02-03 -2- 119/02 1:33 PM REQUEST FOR REDEVELOPMENT AGENCY ACTION MEETING DATE: January 22, 2002 DEPARTMENT ID NUMBER: ED 02-03 2) Preservation of Wetlands and Open Space: The public is seeking to see redevelopment result in improvements to area wetlands and open spaces, so the Project Area is an environmental asset to the greater southeast area. The draft Plan includes goals and projects to accomplish these activities. 3) Limitation on Potential Land Uses under Redevelopment: While the Redevelopment Plan must conform to the City's General Plan and zoning ordinance, the public desires to use the Plan to restrict land use policies and development standards to ensure that future uses in the Project Area are more compatible with surrounding residential neighborhoods and recreational areas. To that end, the Plan includes a list of specific uses prohibited in the Project Area, and provides the Agency the ability to create a "Design for Development" that would provide further refinement to desired land uses, building intensities, parking ratios, etc. The Design for Development would be created after the Plan is adopted, and would be developed with substantial input from Project Area property owners, as well as residents in surrounding neighborhoods. Transmittal of the draft Plan permits the Agency to continue discussions with the public on the proposed redevelopment program for the Project Area. In addition, the Planning Commission will have the opportunity to provide a report and recommendation on the draft Plan, including a finding as to whether the Plan conforms to the City's General Plan. Finally, the Plan, along with the Preliminary Report will be circulated to all affected taxing agencies (school districts, the County of Orange, and special districts) to aid in any consultations regarding the impact of the Plan. The Preliminary Report describes the reasons for the Plan, determines that the Project Area is an urbanized area (as required by Redevelopment Law), provides a preliminary assessment of the potential tax increment revenues that could be generated by the Project Area, and enumerates the Plan's projects and how such projects would alleviate blight in the Project Area. In general, blight within the 172 acre Project Area is concentrated in two particular areas, the AES Generating Facility and the Ascon Landfill site. Both properties pose health and safety risks, and cannot be effectively redeveloped without assistance from the Agency. Also, it is noted that the community can benefit from redevelopment when these projects can be implemented sooner than waiting for private development alone. In the case of the AES Facility, the community is interested in having the existing 44-year-old facility demolished and replaced with a cleaner, lower profile plant capable of generating the same amount of power or another land use if the power plant is no longer needed. Currently, despite the installation of interim improvements to Units 3 and 4, harmful emissions from the Plan are as much as twice as high as a contemporary plant, and AES's current $150 million investment postpones indefinitely any effort to replace the existing facility. If the Agency is capable of retaining property taxes from the AES Facility from the State Board of Equalization, there may be a significant amount of resources available to reinvest in the power plant and other improvements in the Southeast area. Ed02-03 -3. 1/9/02 1:33 PM • REQUEST FOR REDEVELOPMENT AGE CY ACTION MEETING DATE: January 22, 2002 DEPARTMENT ID NUMBER: ED 02-03 The Ascon Landfill has remained a health hazard in the Southeast area for nearly 18 years after its closure. Two prior property owners have gone bankrupt trying to remediate the site, and, despite the current efforts of the current owner and the Department of Toxic Substances Control, there are no guarantees that enough resources are available to clean up the site and develop uses compatible with surrounding neighborhoods. Redevelopment is envisioned to aid in the property owner's efforts to recycle this property sooner than otherwise may occur. Depending upon whether the Agency successfully appeals to the State Board of Equalization to apportion AES property tax revenues to the Agency and other local affected taxing agencies, the Agency is conservatively projected to have between $12 million and $23 million in nonhousing tax increment revenues to fund project implementation activities (net of housing set aside, statutory taxing agency payments, administrative costs, and financing/interest costs). These amounts could be substantially higher if the Agency pursues projects on a "pay as you go" basis as opposed to financing the redevelopment program with debt. In addition, the Preliminary Report indicates between $17 million and $29 million of housing fund revenue could be generated to fund affordable housing programs throughout the City. The second resolution to be considered by the Agency would make Draft Owner Participation Rules available for public inspection. The proposed Owner Participation Rules provide guidelines for participation of property owners, business operators, and business tenants in the Project Area. When the Agency undertakes redevelopment of a specific property in the Project Area, or a property owner, business operator, or business tenant wishes to participate in the redevelopment process, the Owner Participation Rules outline procedures to be followed to ensure that both the rights of the participant are preserved, and the Redevelopment Plan's stated goals are achieved. Prior to adoption of the Redevelopment Plan, the Agency will consider any public input on the proposed Owner Participation Rules. Environmental Status: Preparation of a Redevelopment Plan for the Southeast Coastal Area Redevelopment Project has resulted in the formulation of a Draft Environmental Impact Report that will be circulated and made available for public inspection beginning on or about January 23, 2002. Ed02-03 -4- 1/9102 1:33 PM REQUEST FOR REDEVELOPMENT AGENCY ACTION MEETING DATE: January 22, 2002 DEPARTMENT ID NUMBER: ED 02-03 Attachment(s): City Clerk's Page Number No. Description 1. Resolution 3 3/ Approving the Preliminary Report for the Proposed Southeast Coastal Redevelopment Project and Authorizing Submittal of the Preliminary Report and the Draft Redevelopment Plan for the Southeast Coastal Redevelopment Project. 2. Resolution Adopting and Making Available for Public Inspection the Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Southeast Coastal Redevelopment Project. RCA Author: Runzel @ 5224 Ed02-03 -5- 1/9/02 1:33 PM (17) • January 22, 2002 -CountAgency Agenda - Page 17 F-2. Redevelopment Agency) Adopt Agency Resolution Nos. 331 and 332 Circulating Certain Documents for the Proposed Southeast Coastal Redevelopment Project (410.75) Communication from the Redevelopment Agency Deputy Executive Director submitting from the Agency's consideration of two resolutions relating to the proposed Southeast Coastal Redevelopment Project. The first resolution approves a Preliminary Report on the Draft Redevelopment Plan, and authorizes transmittal of the Preliminary Report and Draft Redevelopment Plan to the Planning Commission and affected taxing agencies as required by Redevelopment Law. The second resolution adopts and makes available for public inspection Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants within the proposed Project Area. Approval of these documents will provide the public more information on the proposed Redevelopment Plan scheduled to be considered by the City Council and Redevelopment Agency after a notices public hearing in May 2002. ""A PowerPoint presentation titled Proposed Southeast Coastal Redevelopment Project is included in the agenda packet. Recommended Action: Motion to: 1. Adopt Agency Resolution No. 331 — "A Resolution of the Redevelopment Agency of the City of Huntington Beach Approving the Preliminary Report for the Proposed Southeast Coastal Redevelopment Project and Authorizing Submittal of the Preliminary Report and the Draft Redevelopment Plan for the Southeast Coastal Redevelopment Project," Adopted 5-0-1 (Houchen absent) and 2. Adopt Agency Resolution No. 332— A Resolution of the Redevelopment Agency of the City of Huntington Beach Adopting and Making Available for Public Inspection Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Southeast Coastal Redevelopment Project." Adopted 5-0-1 (Houchen absent) and Directed copies of Environmental Impact Report be sent to the Southeast Area Neighborhood Association and also 3 copies to the Banning Library with two available for check out. Approved 5-0-1 (Houchen absent) Resolution 33 1 Approving the Preliminary Report for the Proposed Southeast Coastal Redevelopment Project and Authorizing Submittal of the Preliminary Report and the Draft Redevelopment Plan for the Southeast Coastal Redevelopment Project RESOLUTION NO. 331 A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH APPROVING THE PRELIMINARY REPORT FOR THE PROPOSED SOUTHEAST COASTAL REDEVELOPMENT PROJECT AND AUTHORIZING SUBMITTAL OF THE PRELIMINARY REPORT AND THE DRAFT REDEVELOPMENT PLAN FOR THE SOUTHEAST COASTAL REDEVELOPMENT PROJECT WHEREAS, June 12, 2001, the Planning Commission of the City of Huntington Beach ("Planning Commission") adopted a revised Preliminary Plan for the Southeast Coastal Redevelopment Project by Resolution No.1563; and the Redevelopment Agency of the City of Huntington Beach ("Agency") approved the Preliminary Plan by Resolution No. 322 on July 16, 2001; and Section 33344.5 of the California Community Redevelopment Law (California Health and Safety Code Sections 33000 et. seQ.) provides that the Agency shall prepare and send to each affecting taxing entity a Preliminary Report which shall include the information contained in Section 33344.5; and A Preliminary Report has been formulated and received by the Agency in the form submitted herewith; and Section 33346 of the California Community Redevelopment Law provides that before the proposed Redevelopment Plan is submitted to the City Council for consideration, it shall first be submitted to the Planning Commission for its report and recommendation concerning the Redevelopment Plan and its conformity to the City's General Plan; and The Agency desires to make the Draft Redevelopment Plan to be available to the affected taxing agencies for information. NOW, THEREFORE, the Redevelopment Agency of the City of Huntington Beach accepts the Preliminary Report to the Southeast Coastal Redevelopment Project as submitted herewith and attached hereto as Exhibit A; and The Agency accepts the Draft Redevelopment Plan for the Southeast Coastal Redevelopment Project as submitted herewith and attached hereto as Exhibit B; and Hereby the Agency directs that the "Preliminary Report to the Southeast Coastal Redevelopment Project" and the "Draft Redevelopment Plan for the Southeast Coastal Redevelopment Project" to be transmitted to the affected taxing entities, as well as the Planning Commission for its report and recommendation pursuant to Section 33346 of the California Community Redevelopment Law. 02reso%dtpm F:'•rsg'.huntbch`staff�epuns&resoreso-prelir$drpn PASSED AND ADOPTED by the Redevelopment Agency of the City of Huntington Beach at a regular meeting thereof on the 22nd day of January 2002 Chairman ATTEST: Secretary 0%-O-o2 �— �,.-Agency Attorney (I ov REVIEWED AND APPR VED: INIT ATED AND APPROVED: Executive Director Deputy Executive birector F:�.rsg,huntbch%stnf repons&reso'•reso-prelim8drpn • Res.No.331 Exhibit A Preliminary Report for the Proposed Southeast Coastal Redevelopment Project. • • Res.No.331 Exhibit A Southeast Coastal Redevelopment Project Pr�elimin rt ary o January 9, 2002 Redevelopment Agency of the City of Huntington Beach 2000 Main Street, 5h Floor Huntington Beach, California 92648 l I-- Rosenow Spevacek Group, Inc. 540 North Golden Circle, Suite 305 Santa Ana, California 92705 Phone: (714) 541-4585 Fax: (714) 836-1748 E-Mail: info@webrsg.com • • Res.No.331 Exhibit A Table of Contents Introduction .:........................................................................................ i Plan Adoption Process........................................................................................... ili Reasons for Selection of the Project Area.......................................A-1 Location and Socioeconomic Profile..................................................................A-3 A Description of the Physical and.Economic Conditions Existing in the Project Area...........................................B-1 LegalContext of Blight........................................................................................B-1 Blighting Conditions in the Project Area.............................................................B-2 A Determination as to Whether the Project Area is Predominantly Urbanized .................................................................C-1 A Preliminary Assessment of the Proposed Method of Financing, Including the Economic Feasibility and the Reasons for the Division of Tax Increment......................................D-1 Projected Tax Increment Revenues...................................................................D-3 Economic Feasibility Analysis.............................................................................D-7 Reasons for the Provisions of Tax Increment....................................................D-8 A Description of the Projects Proposed by the Agency................... E-1 A Description of How the Proposed Projects Will Improve and Alleviate Blight............................................................ F-1 Appendix 1 Photo Survey • • Res.No.331 Exhibit A Introduction The Redevelopment Agency of the City of Huntington Beach ("Agency") has prepared a draft Redevelopment Plan ("Plan") for the proposed Southeast Coastal Redevelopment Project ("Project') to upgrade and revitalize a 172-acre area in southeast Huntington Beach. The proposed Southeast Coastal Redevelopment Project Area ("Project Area") is generally located north of Pacific Coast Highway, south of Hamilton Avenue, east of Newland Street, and west of Magnolia Street, and includes the AES Power Generating Facility, the Ascon Landfill site, a fuel oil storage facility (tank farm), and other industrial as well as open space uses. If adopted by the City of Huntington Beach City Council ("City Council"), the Plan would permit the Agency to undertake certain redevelopment actions over a 30-year period. This Preliminary Report ("Report") has been prepared by the Agency in accordance with Section 33000 et seg. of the Health and Safety Code of the State of California ("Redevelopment Law'). Consistent with Section 33445.5 of Redevelopment Law, this Report describes the needs for and implications of the proposed Plan. Its contents are.divided into the following sections: Section A: The Reasons for the Project Area. Section B: A Description of the Physical and Economic Conditions_Existing in the Project Area. Section C: A Determination as to Whether the Project Area is Predominantly Urbanized. Section D: A Preliminary Assessment of the Proposed Method of Financing, Including the Economic Feasibility and the Reasons for the Division of Tax Increment. Section E: A Description of the Projects Proposed by the Agency. Section F: A Description of How the Proposed Projects Will Improve and Alleviate Blight. i ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -1- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT §Fri i .Lq p ji! .fa x1+. � .tua- . qe.�fcrxa P''.,`�g 'F �' r 4 f 49 C �L• t t' g .ly'j� ''`r�'L� ��'�✓c>�'" G� f: ,�, � t {S++ �t _ y. •�y,,..�,»-'�` � �a ®,i'` °n �s�F'�!t� �`�A� �t3 ,d«f` . �1R,�+:, � `� -`r3r;�;�'. �r � °},�`": � ! '�,i • {xt }15�rt� � A)t Jµa` o km F� Qt L..�.__.��� +�.�� -�ai'�r-•'r i1 �:���'•� ' f ry�s'Vy �.=�gy� • + s Y L.i. Ssisirs;:=._.- O L'S�e11�14t]. # � �,+•s\5 °(• ...n...J..l3Ndd A... sue{ ts{ Q �,.ir a t rr' ,jj •O,py,;� .. lw��j I ''�1 �� i 1• M r�t�*,� £ t1� �.�.��t �'��f.r i W�1 z t I�� ++i..'��,s+� i. r :��7-�-- �..v'r�' >• �,.� � t It���yt�J�L�c��R.ei3�'�.�y !,��d �,�.CF�,Yr.,,.}�C F.j{?<9 ��@ .�,Ft },•�` VSYSt .�t}4�.-.4r.1 :�Q t3, a� ,6• o a st7.�. i. r 1 A r i 't 4aM' l 2 � fit•—s...�'�"�' !; 4�• r d 4�•x t i� , +�� A •"��avis�h..� �, �,r u nt �;'"'fir.' �.1�`�iV� �," E'-9=` �.,,t'► t r W 31 CitSW � #�..•i � t„nk..� ba"�� .S,o-' r sR ���-=��,ir'r'� ��'? 4'•.I�r.,'�- w+. ate_E tl it!-1 it '34 4 4 i� ►x �/` A"t it )itt(�rt { at 1 r•> `s� e: • Res.No.331 Exhibit A Plan Adoption • This Report is one of several documents Redevelopment Law requires the Agency to prepare in the course of the Plan adoption process, and is intended to aid the general understanding of the proposed Plan.. Over the next several months, the City Council, Agency, Planning Commission, affected taxing agencies, and the community at large will have an opportunity to study and comment on the proposed Plan. Upon the completion of a final proposed Plan, the City Council and Agency will host a noticed joint public hearing to receive additional input on these impacts. In the meantime,Agency staff will continue the public dialogue with the community and affected taxing agencies. Upcoming meetings and actions regarding the proposed Plan include the following: DATE ACTION PARTIES Jan.22,2002 Receive the Draft Redevelopment Plan (DRP) and Redevelopment Preliminary Report (PR) and by resolution authorize Agency transmittal of the DRP to the Planning Commission and the DRP& PR to affected taxing agencies. Agency will also consider a resolution to approve the Draft Owner Participation Rules DOPR. Jan.23,2002 Draft EIR (45 day public review period required). The Public Review DRP,PR,and DOPR are available for review. Feb.11,2002 Third Community Workshop on DRP,_ Draft EIR and Draft Council Committee, Owner Participation Rules Community,Staff March 12,2002 Planning Commission Study Session on Final EIR and Planning Commission Redevelopment Plan April 1,2002 Date set for Joint Public Hearing - Report to the City RDA/Council Council Considered April 9,2002 Planning Commission Considers Recommendation on Planning Commission Final EIR and Redevelopment Plan;Considers Report and Recommendation on Plan April 15,2002 City Council/RDA Public Hearing Notices Published/Mailed Staff to Project Area residents, property owners, business owners,and others. April 29,2002 Fourth Community Workshop on Draft Redevelopment Council Committee Plan,EIR and Report to the City Council May 20,2002 JOINT PUBLIC HEARING RDA/Council June 3,2002 Consider Responses to Written Objections; Consider City Council Approval of Final Owner Participation Rules,Conduct First Reading of Adopting Ordinance June 17,2002 Conduct Second Reading of Adopting Ordinance City Council Dec.2003 First Tax Increment Received ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -III- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A ' I• Reasons for Selection of the Project Area The Agency is proposing the Project Area primarily to address two significant blights on the community: 1) the lingering environmental impacts of the closed Ascon Landfill, and 2)achieving the eventual replacement of the AES Generating Facility with a lower scale, contemporary; and more efficient power plant, or another use if and when the plant is no longer needed. With redevelopment tools for the Project Area, the Agency is seeking to create financial mechanisms that will provide more funding that can be pledged specifically to these and other redevelopment objectives, resulting in and overall enhancement of the physical, economic, and environmental quality and character of the Project Area and surrounding areas. Over the past several years, the City of Huntington Beach ("City") has been actively pursuing the remediation and reuse of the contaminated Ascon landfill site, located at the southwest corner of Magnolia Street and Hamilton Avenue. Between 1938 and 1984, the 38-acre Ascon Landfill was an active dumpsite. In the early years of operation, much of the toxic waste came from oil drilling operations, including drilling muds, wastewater brines,.and other drilling wastes. According to the Department of Toxic Substances Control ("DTSC"), toxic wastes later included chromic acid, sulfuric acid, aluminum slag, fuel oils, and styrene. Since the Landfill closed, two developers have gone bankrupt (Aston Properties, Inc. in 1989 and NEST Investment Group in 1993) trying to remediate the site, which could cost at least $35 million. According to the DTSC and the current property owner (Signal Mortgage Company), not all of the parties responsible for the contamination are willing or capable of paying for the cleanup costs. Six of the responsible parties have not agreed to participate in a cleanup solution orchestrated by DTSC; development of the site without full recovery of the cleanup costs could render the site undevelopable. Section B of this Report contains a detailed analysis of the development feasibility without recovery of the cleanup costs. With redevelopment, the Agency could facilitate. the timely removal and reuse of the Ascon Landfill site. The City has also been seeking to reduce the environmental and health impacts of the AES Generating Facility, which despite current retooling of two of the burner units, is inefficient and generates as much as twice the amount of air pollutants as modern facilities of the same size according to City staff. However, AES (owner and operator of the power plant) cannot afford to invest in a new facility at this time after having invested approximately $150 million in interim improvements necessary to expand capacity to meet the State's energy crisis of the past summer. State energy policy also prevents AES from demolishing a ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEAC JANUARY 9,2002 -A-1- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A peaker unit, the most inefficient and seldom used generator on site. According to Bill Workman, Assistant City Administrator, a visible yellow plume is released as the peaker unit is operating. Due to the recent energy .crisis and Air Quality Management District (AQMD) pollution credits from other industrial operators, the AES Facility continues to remain operational. Over time, though, construction of new and more efficient power plants and tightening of the emission credit supply through the AQMD's efforts will mean older plants like the AES facility will need to be demolished and rebuilt to remain viable. However, with the recent investment of$150 million and the uncertain future of the energy market, AES cannot commit to a specific timeframe to replace the existing facility. The lingering presence of the Ascon Landfill and the aging AES Generating Facility are believed to be factors why property values in the greater southeast Huntington Beach neighborhoods are lower than other coastal locations in the City. RSG's analysis of sale prices of single-family residences for the year 2001 revealed that the properties closer to the AES Facility and Ascon Landfill had considerably depreciated property values as compared to other properties within a half-mile of the coastline. On average, the median home price of single-family homes nearest the Project Area is $395,000, which is 22.5% less than the median home price of single-family homes elsewhere along the coast in Huntington Beach. Due to the inability of property owners to independently address physical, economic, and.environmental conditions in this area, the Agency is proposing the Plan as an aid to revitalizing the Project Area and the greater southeast Huntington Beach area. The draft Plan contains a series of redevelopment goals that address the City's long-term objectives for the AES Generating Facility and the Ascon Landfill, as well as other improvements to change the Project Area's detrimental affect on the southeast area to a more beneficial one. The following goals are proposed in the draft Plan: ■ To assist with screening, design, or environmental improvements to mitigate impacts on adjoining neighborhoods and environmentally sensitive areas associated with modernization and reconstruction of the AES power generating plant; ■ To advance the cleanup of environmentally contaminated properties; ■ To facilitate the reuse of other Project Area properties including the Edison and tank farm properties, by monitoring and assisting hazardous material cleanup activities and ensuring that any ultimate development is compatible with surrounding neighborhoods and properties; ■ To facilitate the protection and restoration of environmentally sensitive wetlands in connection with proposed redevelopment activities; ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEAC JANUARY 9,2002 -A-2- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A ■ To permit the Agency to assist with park and trail improvements if any Project Area properties are designated for such uses; ■ Undertake public improvements in, and of benefit to, the project area, such as streets,flood control facilities, and other public facilities; ■ To ensure that Project Area revenues are pledged to projects that directly benefit the area, and that the Project Area remains separate and distinct from the Agency's existing Huntington Beach Redevelopment Project Area; ■ To restrict the use of eminent domain to any non-fee ownership interests such as oil and gas leases; ■ Eliminating blight and environmental deficiencies in the Project Area; ■ Assembling of land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation in the Project Area; ■ Replanning, redesigning, and developing properties, which are stagnant or improperly utilized; and ■ Increasing, improving, and preserving the community's supply of housing affordable to very low, low, and moderate income households. SocioeconomicLocation and . The Project Area is located within the boundaries of the City of Huntington Beach, Orange County, California. The City is located in west Orange County, and is the third largest city in the County, with a population of 189,594 persons, according to the 2000 Census. The City incorporates a total of 27.7 square miles (approximately 17,700 acres)within its boundaries, and is adjoined by the City of Seal Beach to the northwest, the City of Westminster to the north, the City of Fountain Valley to the northeast, the Cites of Costa Mesa and Newport Beach to the east, and the Pacific Ocean to the south and west. The proposed Project Area is located in the southeastern part of the City, near the Pacific Ocean and southeast of downtown. The Project Area is generally bordered by Pacific Coast Highway, Newland Street, Hamilton Avenue and Magnolia Street, and is approximately 172 acres in size, or 1.0% of the entire City. In addition to'the AES Generating Facility and the Ascon Landfill, the Project Area includes the Edison Pipeline and Terminal Company fuel oil storage facility on Magnolia Avenue, another fuel storage facility immediately north of the AES facility, smaller industrial uses along Edison Way, and open space and flood control uses. No residential uses exist in the Project Area. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEAC JANUARY 9,2002 -A-3- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A ' I• A Description of the. Physical and Economic Conditions Odsting in the Project Area The Project Area contains both physical and economic blighting conditions that necessitate the creation of the Project. Conditions in the Project Area include: 1) Unsafe/Unhealthy Buildings; 2) Factors Hindering the Economically Viable Use of Lots; 3) Incompatible Uses; and 4) Impaired Investments. This Section of the Report describes the preliminary findings of blight in the Project Area. Legal Context of Blight Sections 33030 through 33039 of Redevelopment Law describe conditions that constitute blight in a redevelopment project area. A blighted area is one that necessitates the creation of a redevelopment project area, because the combination of conditions in an area constitute a burden on the community, and cannot be alleviated by private enterprise, governmental action, or both. A project area must have both physical and economic blighting conditions, as defined in Sections 33031(a)and (b), respectively: Physical blight includes the following: 1) Buildings in which it is unsafe or unhealthy for persons to live or work that can be caused by serious building code violations, dilapidation and deterioration, defective design or physical construction, faulty or inadequate utilities, or other similar factors. 2) Factors that prevent or substantially hinder the economically viable use or capacity of buildings or lots that can be caused by a substandard design, inadequate size given present standards and market conditions, lack of parking, or other similar factors. i ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -B-1- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A 3) Adjacent or nearby uses that are incompatible with each other and which prevent the economic development of those parcels or other portions of a project area. 4) The existence of subdivided lots of irregular form and shape and inadequate size for proper usefulness and development that are in multiple ownership. Economic blight includes the following: 1) Depreciated or stagnant property values or impaired investments, including, but not necessarily limited to, those properties containing hazardous wastes. 2) Abnormally high business vacancies, abnormally low lease rates, high turnover rates, abandoned buildings, or excessive vacant lots within an area developed for urban use and served by utilities. 3) A lack of necessary commercial facilities that are normally found in neighborhoods, including grocery stores, drug stores, and banks and other_ lending institutions. 4) Residential overcrowding or an excess of bars, liquor stores, or other businesses that cater exclusively to adults, that has led to problems of public safety and welfare. 5) A high crime rate that constitutes a serious threat to the public safety and welfare. Section 33030(c)of the Redevelopment Law also states that a blighted area may be one that contains inadequate public improvements, facilities, or utilities when other blighting conditions are present. Blighting Conditions in the Project Area This section presents a detailed analysis of blighting conditions in the Project Area. The analysis is based upon a series of field inspections of the Project Area, discussions with City officials, property owners, business owners, and research and analysis of local and regional economic data. Photographs of the Project Area, including depictions of the specific blighting conditions, are included in the Appendix to this Report. AES Generating Facility The AES Generating Facility on Newland Street was originally constructed in 1958, and is a 450 megawatt natural gas-fired power plant. Two of the five turbine units (Units 3 and 4)were retired by the former owner(Southern California Edison) in 1994. According to Bill Workman, Assistant City Administrator who has been closely monitoring the AES facility, the 44-year-old power plant is ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 B-2- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A obsolete, involving twice as much fuel and toxic emissions than a modern plant capable of generating the same amount of energy. When AES purchased the facility from Edison in 1999, their intent was to demolish the entire plant and construct a new, lower profile plant that would generate a comparable amount of power with cleaner, more efficient technology. However, the energy crisis of the past year forced AES to scrap these plans,and instead expedite the retooling and reactivation of Units 3 and 4. Though this effort also involved the installation of Selective Catalytic Reduction (SCR) equipment for emissions control, emissions could have been reduced by 25% to 50% if the plant were rebuilt with entirely new rather than retrofitted technology. The improvements to the AES Facility are considered by AES and the State Energy Commission to be temporary, and are not expected to either make the plant economically competitive or sufficiently more efficient and cleaner over the long term. In its response to AES's petition for reconsideration of the five year operating permit, State Energy Commission staff strongly recommended that the Commission maintain a five year operating life for Units 3 and 4, citing concerns for the environmental impacts on the community. According to the staff Response (Docket No. 00-AFC-13), the granting of the operating certificate was necessary to meet demand during the energy crisis, though many "countervailing costs" mitigated this benefit. The following is an exerpt from the staff Response that describe these impacts: We do not know the extent of the plant's contribution to the transport of bacteria to the beach, which can result in beach closures and loss of recreational opportunities to beach visitors and commercial opportunities to local merchants. Nor do we know that if the contribution can be successfully mitigated. In addition, although offset on a regional basis, local air pollutant concentrations will increase when the retooled generators are brought on line. And at'a time at which the residents of the area can enjoy the reduced visual profile of a modem combined cycle plant which combusts our finite fuel resources more efficiently,is delayed. In five year's time, if not sooner,the generating capacity from these less efficient generating units may no longer be necessary. Newer,cleaner, more efficient plants are expected to be constructed and operating to increase the State's reserve margin. Conservation measures are also expected to reduce demand. At that point, Units 3 and 4 become costs without the benefit to California unless they are replaced with modem,more efficient,power plants. There are serious environmental impacts as a result of the higher releases of nitrous oxides (NOx) into the air nearby the Plant. With a newer plant, local air quality would be improved by as much as 50%. The plant is adjacent to environmentally sensitive uses, including coastal open spaces, residential neighborhoods, public parks, and a high school. Higher NOx emissions make nearby residents and visitors more susceptible to public health problems, such as lung and eye irritation, that arise_due to exposure to these pollutants; NOx emissions are a precursor to even more serious ozone effects. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -B-3- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A In addition to Units 3 and 4, the unit with the highest levels of emissions is a peaker unit, that the Energy Commission is requiring that AES retain due to California's energy crisis. According to Bill Workman, Assistant City Administrator, though only used when energy supply levels are low, the peaker unit exhausts a visible yellow plume when in operation. Since AES has moved forward with the improvements to Units 3 and 4, at a cost of approximately $150 million, it is unable to consider any effort to demolish and reconstruct a new facility until after the costs of these improvements have been fully recouped, which may be as much as ten years. By that point, most of the operational equipment at AES will be more than 50 years old, and residents and visitors would endure another decade of exposure to unhealthy emissions that could be mitigated. It is unclear what the state of the energy market will be by that point, and the community should not have to rely on the conditions of the energy market to obtain cleaner air. The AES Generating Facility is an example of an unsafe/unhealthy building in the Project Area, because its emissions pose a health risk that could be mitigated if the facility was replaced with a newer facility. In addition, the Energy Commission's report supports the case that the substandard design of the AES plant will be functionally obsolete as the State's power generation becomes more reliant on newer, more efficient plants. The current energy crisis has created the necessity for AES to invest in interim improvements that impair the owner's ability to.demolish and replace the existing facility in the next ten years, and it is uncertain whether the energy market will at that time support such an effort. As a result, the citizens of Huntington Beach (and in particular those in the greater southeast area) are subjected to higher emissions without any promise of a cleaner facility in the foreseeable future. Redevelopment can be used by the Agency to facilitate improvements to the AES facility that mitigate of the plant's long-term health and physical impacts on the community. Specifically, if the plant is locally assessed, property tax revenues generated by the project could be used to leverage for an improved replacement power plant that is both cleaner, smaller, and more efficient, while generating the same amount of energy for California consumers. At a time when the energy market is unpredictable, such assistance could be essential to aid the private sector with such improvements for the betterment of the community. . Ascon Landfill Site The 38-acre Ascon Landfill has been designated a Superfund site due to serious toxic contamination. According to City documents, though the site has been fenced off and posted, the general public and neighborhood children have been seen trespassing onto the site, raising public health and safety concerns. Between 1938 and 1984, the Ascon Landfill was an active dump, where the DTSC reports the following items were deposited on site: ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -B-4- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • . Res.No.331 Exhibit A Drilling muds Wastewater brines Other ddIling wastes Chromic acid Sulfuric acid Aluminum slag Fuel oils Styrene Asphalt Concrete Metal Soil Wood Since it closed in 1984, two developers have gone bankrupt trying to redevelop the site. The first was Ascon Properties, Inc., who purchased the property in 1984, and after unsuccessful attempts to use the property went bankrupt in 1989. The second unsuccessful developer was NESI Investment Group, who purchased the site out of the Ascon Properties, Inc. foreclosure sale. After preparing to remove some of the liquid materials in late 1991, the South Coast Air Quality Management District ordered NEST to halt operations to obtain the proper permits, which were ultimately issued in August 1992. The liquid materials were never removed, and NESI filed for bankruptcy in January 1993. Signal Mortgage Company obtained the Ascon Landfill in May 1993 through a foreclosure sale, and has been working with the DTSC for the past eight years on a cleanup solution. Though 10 of the 16 responsible parties have been identified and agreed to participate in a cleanup solution,a remedial action plan has not yet been adopted, to facilitate cleanup activities. In fact, in an interview with Signal Mortgage representatives, it was confirmed that there are no assurances that the cooperating parties have the financial ability and commitment to fully remediate the site as sought by the DTSC. A feasibility study of the site recommended that most of the material be removed from the property, and estimated a remediation . cost of approximately $35 million. Signal Mortgage representatives expressed concern that only $20 million of the $35 million needed could be recovered from the cooperating parties, leaving a $15 million gap in cleanup costs. Without the entire $35 million for remediation, timely redevelopment of the Ascon Landfill could be in jeopardy. Any remaining toxic remediation, plus development costs, would be the responsibility of the developer. Because development costs cannot exceed the market value of the project once completed, there are finite amount of development costs that a project can be expected to bear. RSG's analysis of the Ascon Landfill site concluded that additional remediation costs, plus off site improvements needed to make the site developable for residential use (as designated in the Magnolia Pacific Specific Plan) exceed the ultimate market. value of the project. The Magnolia Pacific Specific Plan establishes land use policies and development standards for the Ascon Landfill site, and permits the development of up to 502 units of single-family detached and attached housing units. Discussions with Mary Beth Broeren, City Senior Planner, the actual number of dwelling units will most likely be less than the maximum permitted, since projects rarely develop to the maximum density. Both the property owner and Ms. Broeren estimated that approximately 371 units would most likely be developed. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -B-5- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A To analyze the financial feasibility of redeveloping the Ascon Landfill site, RSG prepared the following construction pro forma to show the compare development costs to project revenues, under the maximum (502 unit) and probable (371 unit) buildout scenarios. Development pro formas are commonly used by developers and real estate investors to gauge the ability of a potential development to be constructed at or below the project's value at buildout. For a for-sale residential project permitted for the Ascon site under the.Specific Plan, the project's value is equal to the combined total sales prices for all units built. Based on the property owner's estimates for both the detached and attached products, RSG estimates that the combined sales price for the 502 unit scenario would be approximately $197.8 million, and $161.6 million for the 371 unit scenario. As shown in Table B-1 below, the cost of developing the Ascon Landfill could cost between $3.9 million and $11.7 million more than the total project value. This additional cost discourages the private sector from proceeding with development of the project, because the additional costs would offset most, if not all, of the profit in the project. Without an ability to generate a reasonable profit, the private sector has no incentive to proceed with redevelopment of the project. Without development of the project, there is no additional funding source for the $15 million of cleanup costs that may not be procured from the responsible parties, so the entire cleanup and reuse of the Ascon Landfill may be in jeopardy unless an outside funding source is found to bridge the financing gap of$3.9 million to$11.7 million. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 B-6- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT Res.No.331 Exhibit A Ascon Landfill Development Pro Forma Buildout Scenario Maximum Probable Buildout Buildout Units (502 Units) (371 Units) Acauisition &Site Preoaration $ 45,690,800 $ 45,690,800 Land Purchase 24,400,000 24,400,000 Cleanup Costs 21,000,000 21,000,000 Site Preparation Costs 290,800 290,800 Hard Construction Costs $ 97,201,787 $ 73,978,187 Residences 67,244,000 51,494,000 Common Area Landscaping 2,449,727 2,449,727 Off Site Improvements 27,508,060 20,034,460 Soft Costs $ 54,910,392 $ 41,922,337 Architects/Consultants/Legal 7,776,143 5,918,255 Fees/Permits 8,262,152 6,288,146 Financing 9,720,179 7,397,819 Marketing 3,888,071 2,959,127 Taxes 777,614 591,825 Development Administration 7,776,143 5,918,255 Profit 11,850,000 9,150,000 Contingency 4,860,089 3,698,909 Total Development Costs $ 197,802,979 $ 161,591.324 Sales Revenue $ 193,870,000 $ 149,890.000 Feasibility Gap $ (3,932,979) $ (11,701,324) The blighting conditions present at the Ascon Landfill site include the presence of hazardous materials that hinder the economically viable use of the property, and impair the owner's investment. The Ascon Landfill also poses a health risk to the neighborhood, as children and adults have been found trespassing onto the site despite perimeter fencing and posted notices. According to local real estate professionals and property owners, the physical and economic conditions of both the Ascon Landfill and AES facility cause property values of surrounding residential properties to be lower than other coastal property in the City. An analysis of single family home sales during calendar year . 2001 indicates that single family homes in the southeast neighborhoods (immediately north and east of the Project Area)sell for approximately 22.5% less than homes in other parts of the City within the same half-mile distance of the coastline. This data demonstrates that the proximity to incompatible uses such as the Ascon Landfill and AES Generating Facility hinders the economic development of the greater Southeast area. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -B-7- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A Redeveloping the Ascon Landfill site would be an important objective of the Agency under the Plan. Among the activities the Agency could undertake to expedite the cleanup of this property could include assisting the owner with development costs to bridge the financing gap for the ultimate development of the property, or assist with toxic remediation activities. Agency participation in the redevelopment of the Ascon Landfill property could expedite cleanup and reuse activities. In addition, any additional funds recovered from the responsible parties could be used to reimburse the Agency for any contributions to site remediation. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -B-8- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A ' 1• A Determination as to Whether the Project Area is Predominantly Urbanized For all redevelopment project areas established or areas added to project areas after January 1, 1994, Section 33320.1 of Redevelopment Law requires these areas to be "predominately urbanized." This means that no less than 80 percent of land within the project area: 1) Has been or is developed for urban uses; 2) Is characterized by the existence of subdivided lots of irregular form and- shape and inadequate size for proper usefulness and development that are in multiple ownership, or; 3) Is an integral part of one or more areas developed for urban uses which are surrounded or substantially surrounded by parcels which have been or are developed for urban uses. A total of 147.56 acres, or 85.56% of the Project Area, is urbanized. Urbanized areas include 144.81 acres (83.97%) that either have been or are currently developed and 2.75 acres (1.59%) that are integral of an urban area since they are immediately adjoined by developed parcels on at least three sides. Exhibit C-1 depicts the location of urbanized and nonurbanized parcels in the Project Area. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -C-1- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A Exhibit C-1 -Urbanization Map GPS 9010 RI GPS W. Euceptio+ Exception PJMD E /V-0 ' —[ --r146 tiiM:m Project Ar at to Pro�ea Ar' r ,.; RAcrmi One. H 4?•24159'^E rift i P' CPS 50" \ to 3 r `, ,i WIIIY 11 O Legend 6 • ti. :Ir4PN Urbanized Area ,\.. �•-,.. 9 +,;Roftl Lint. Non Urbanized Area \,L- 'l k 55`44•I8• V- - Intergal Part of Urban Area Project Area Boundary ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -C-2- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A is A Preliminary Assessmetft of the Proposed Method of Financing, Including the Economic Feasibility and the Reasons for the Division of Tax Increment Redevelopment of the Project Area is proposed to be financed with the following resources: 1) Financial assistance from the City, County, State of California and/or Federal Government; 2) Tax increment revenue; 3) Bonded debt; 4) Proceeds from lease or sale of Agency-owned property; 5) Loans from private financial institutions; and s) Any other legally available source. The more typical sources of redevelopment financing that may be employed with the Project are described below. Financial Assistance from the City,County,State,and/or the Federal Government The Agency may obtain loans and advances from the City for planning, construction, and operating capital for administration of the Project until such time that sufficient tax increment revenue is raised to repay loans and provide other means of operating capital. The City may also defer payments on Agency loans for land purchases, benefiting the Agency's cash flow. Such assistance is anticipated to be employed to meet short-term cash flow needs, as the City's General Fund cannot carry extensive levels of Agency debt at the risk of threatening the City's own cash balances. As available, other funds such as matching federal and state grants will be appropriately used to pay the costs of Project implementation. The Agency and City will also pursue other available grants and loans; additionally, the City or other public agencies may issue bonds on behalf of the Agency and provide in- kind assistance. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-1- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A Property Tax Increment The Agency may use property tax increment as provided for in Section 33670 of the Redevelopment Law, and is authorized in the Plan to employ tax increment financing to underwrite Project costs. Tax increment revenue may only be used to pay indebtedness incurred by the Agency; indebtedness includes principal and. interest on loans, monies advanced, or debts (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, redevelopment activities. Under Redevelopment Law, an agency can only collect tax increment revenue once it has incurred debt. Project tax increment revenues are distributed to address an array of obligations. As required by Section 33334.6 of the Redevelopment Law, twenty percent (20%)of Project tax increment revenue is deposited into the Housing Fund for the purposes of increasing, improving, and preserving the community's supply of low and moderate income housing. The remaining 80% of the tax increment revenue will be used to pay for statutory taxing entity payments (as described in more detail later in this Section), debt service costs, and other program expenditures. Program expenditures include infrastructure, public facilities, and economic development programs within the Project Area. The Plan would feature specific time limits on the collection of tax increment revenue as required by Redevelopment Law. As stated in the Plan, the Agency may collect tax increment revenue for a period of 45 years following adoption.of the ordinance adopting the Plan. Assuming the Plan is adopted in June 2002, the Agency would receive Project Area tax increment revenue through fiscal year June 2047 (through fiscal year 2046-47). Bonded Debt Under the Plan, the Agency would have a capacity to issue bonds and/or notes for any of its purposes, payable in whole or in part from tax increment revenue. Many redevelopment agencies in the state employ bond financing as an integral component of their overall redevelopment-financing program. The Plan permits the Agency the ability to incur debt for a 20-year period after its adoption, and establishes a $50 million cumulative limit on the amount of bonded debt principal which may be outstanding at any one time. Assuming the Plan is adopted in June 2002, the Agency would be permitted to incur debt until June 2022 (through fiscal year 2021-22) Lease or Sale of Agency-Oamed Property. I The Agency may sell, lease, or otherwise encumber its property holdings to pay the costs of Project implementation. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-2- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A Participation in Development If the Agency enters into agreements with property owners, tenants, and/or other developers that provide for revenues to be paid or repaid to the Agency, such revenues may be used to pay Project implementation costs. Other Available Sources Any other loans, grants, or financial assistance from the federal government, or any other public or private source will be utilized, as available and appropriate. The Agency will also consider use of the powers provided by Chapter 8 (Redevelopment Construction Loans) of the Redevelopment Law to provide construction funds for appropriate projects. Where feasible and appropriate, the Agency may use assessment district and/or Mello-Roos bond financing to pay for the costs of public infrastructure,facilities, and operations. Projected Tax Increment Revenues The primary source of project financing is. anticipated to be tax increment revenue. Table D-1 presents preliminary forecast of Project tax increment revenues, based on several assumptions noted below: 1) 2001-02 Base Year value: Assuming the Plan is adopted prior to July 20, 2002, the Project will collect tax increment revenues from increases in the Project Area assessed value over fiscal year 2001-02. In December 2001, the Orange County Auditor-Controller and State Board of Equalization delivered a report of the estimated base year value of the Project Area. The base year report set the Project Area's base year value at $103,943,351, of which $102,441,937 (99%) is attributed to the AES Generating Facility that may ultimately be removed from the local roll and the base year value of the Project Area. (See Item 3 below) 2) Assessed value Growth mates: RSG conservatively applied a 1.5% annual growth rate to forecast future assessed value increases in future years. In addition, as noted below, the projections incorporate specific development assumptions that further increase the Project Area's projected tax increment revenues. 3) AES Generating Facility Assessment: Presently, the County Assessor assesses the $102.4 million AES Generating Facility on the local secured roll, though a recent decision by the State Board of Equalization (Rule 905) will shift this property to the State-assessed utility roll beginning in fiscal year 2002-03. In the event that the State Board maintains this shift to the state utility roll, the County Auditor Controller would remove the AES value from the local roll,and the Project Area's base year value would be reduced to $1,501,414. .The ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-3- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A Agency would not receive a substantial amount of tax increment revenue from the AES Facility, including any future improvements or alterations; property tax revenues collected from the AES Facility would be apportioned on a countywide basis. As described in more detail later in this Section, the gross tax increment revenue projected for the Agency could be reduced by approximately 43% (or$62.2 million)over the next 45 years if the AES Facility is assessed pursuant to the State Board's new procedures. However, the City of Huntington Beach and other jurisdictions are currently working with the State to modify its decision to permit the property tax revenues to be State-assessed, but apportioned only to the local affected taxing agencies. The solution the City is seeking would effectively yield the same amount of property tax revenues to the local taxing agencies (and Redevelopment Agency) as if the property remained on the local (County- assessed)secured roll. This Report analyzes the implications of both assessment scenarios on the Agency's project tax increment revenues. In the event that the AES facility is state assessed and apportioned Countywide, the Agency's redevelopment program would be curtailed, but tax increment revenues from the balance of the Project Area, including the redevelopment of the Ascon Landfill, could be used to underwrite a more focused redevelopment program in the Project Area. 4) Development Assumptions: RSG incorporated various development . assumptions into the .revenue forecast. Since specific development proposals are not in place at this time, actual project scope and timing may vary significantly from what is included in this forecast. The specific projects included in the development assumptions are noted below: ■ AES Generating Facility — Units 3 & 4 Reactivation. In the event that property taxes from the AES Generating Facility are apportioned to the local affected taxing agencies (rather than on a Countywide basis), AES's retooling of Units 3 and 4 would be expected to add a minimum of$67.5 million to the 2002-03 assessment roll. ■ Ascon Landfill Redevelopment. Though up to 502 units are permitted by the Magnolia Pacific Specific Plan, RSG projected additional assessed value increases based on a more probable 371 unit buildout (as described in Section B). According to the property owner, who has conducted some preliminary market research of the area, the single family detached units are anticipated to sell for approximately $500,000, while the detached units are anticipated to sell for about $250,000. RSG is assuming that the project would commence construction in the year 2011. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-4- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A Projected Tax Increment Revenues Fiscal With AES Facility on Local Roll Without AES Facility on Local Roll Year Gross Tax Taxing Housing Nonhousing Gross Tax Taxing Housing Nonhousing Increment Agency Set Aside Revenue Increment Agency Set Aside Revenue PaymentsPayments Deposits it 2001-02 Base Year Value: 103,943.351 2001-02 Base Year Value: 1,501,414 2002-03 - - - - - - 2003-04 716,355 143,271 143,271 429,813 441 88 88 264 2004-05 742,598 148,520 148,520 445,559 666 133 133 400 2005-06 769,236 153,847 153,847 461,542 895 179 179 537 2006-07 796,273 159,255 159,255 477,764 1,127 225 225 676 2007-08 823,716 164,743 164,743 494,229 1,362 272 272 817 2008-09 851,570 170,314 170,314 510,942 1,601 320 320 961 2009-10 879.842 175,968 175,968 527,905 1,844 369 369 1,107 2010-11 908,538 181.708 181,708 545,123 2,091 418 418 1,254 2011-12 937,665 187,533 187,533 562.599 2,341 468 468 1.404 2012-13 1,346,457 269,291 269,291 807,874 381,824 76,365 76,365 229,094 2013-14 1,768,967 424,775 353,793 990,398 774,583 220,900 154,917 398,766 2014-15 2,205,550 585,437 441,110 1,179,002 1,180,971 370,451 236,194 574,326 2015-16 2,656,572 751,414 531,314 1,373,844 1,601,345 525,149 320,269 755,92T 2016-17 3,122,409 922,842 624,482 1,575,086 2,036,074 685,129 407,215 943,730 2017-18 3,184,744 945,781 636,949 1,602,014 2,066,834 696,448 413,367 957,018 2018-19 3,248,014 969,064 649,603 1,629,347 2,098,055 707,938 419,611 970,506 2019-20 3,312,232 992,697 662,446 1,657,089 2,129,744 719,600 425,949 984,196 2020-21 3,377,415 1,016,684 675,483 1,685,248 2,161,909 731,436 432,382 998,091 2021-22 3,443,574 1,041,030 688,715 1,713,829 2,194,556 743,450 438,911 1,012,195 2022-23 3,510,726 1,065,742 702,145 1,742,839 2,227,693 755,645 445,539 1,026,510 2023-24 3,578,886 . 1,090.825_ 715,777 1,772,284 2,261,328 768.022 452,266 1,041,040 2024-25 3,648,068 1,116,284 729,614- 1,802,170 2,295,466 780,585 459,093 1,055,788 2025-26 3,718,287 1,142;125 743,657 1,832,505 2,330,117 793,337 466,023 1,070,757 2026-27 3,789,560 1,168,353 757,912 1,863,295 2,365,287 806,279 473,057 1,085,950 2027-28 3,861,902 1,194,975 772,380 1,894,547 2,400,985 819,416 480,197 1,101,372 2028-29 3,935,329 1,221.996 787,066 1,926,267 2,437,219 832,750 487,444 1,117,025 2029-30 4,009,858 1,249,423 801,972 1,958,463 2,473,996- 846,284 494,799 1,132,913 2030-31 4,085,504 1,277,261 817,101 1,991,143 2,511,324 860,021 502,265 1,149,038 2031-32 4,162,285 1,305,516 832,457 2,024,312 2,549,213 873,964 509,843 1,165,406 2032-33 4,240,218 1,334.195 848,044 2,057,979 2,587,670 888.116 517,534 - 1,182,020 2033-34 4,319,320 1,372,164 863,864 2,083,292 2,626,704 906,852 525,341 1,194,510 2034-35 4,399,608 1,410,703 879,922 2,108,984 2,666,323 925,870 533,265 1,207,189 2035-36 4,481,101 1,449,819 896,220 2,135,061 2,706,536 945,172 541,307 1,220,057 2036-37 4,563,816 1,489,522 912,763 2,161,530 2,747,353 964,764 549,471 1,233,118 2037-38 4,647,771 1,529,821 929,554 2,188,396 2,788,782 984,650 557,756 1,246,376 2038-39 4,732,987 1,570,724 946,597 2,215,665 2,830,832 1,004,834 566,166 1,259,832 2039-40 4,819,480 1,612,241 963,896 2,243,343 2,873,514 1,025,321 574,703 1,273,490 2040-41 4,907,271 1,654,381 981,454 2,271,436 2,916,835 1,046,115 583,367 1,287,353 2041-42 4,996,378 1,697,152 999,276 2,299,950 2,960,806 1,067,222 592,161 1,301,423 2042-43 5,086,822 1,740,566 1,017,364 2,328,892 3,005,437 1,088,644 601,087 1,315,705 2043-44 5.178,623 1,784,630 1,035,725 2,358,269 3,050,737 1,110,389 610,147 1,330,201 2044-45 5,271,801 1,829,355 1,054,360 2,388,086 3,096,717 1,132,459 619,343 1,344,915 2045-46 5,366,377 1,874,752 1,073,275 2,418,350 3.143,386 1,154,860 628,677 1,359,849 2046-471 7 47 11,375,007 Total 1 ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-5- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A If the Plan is adopted, the Agency would collect gross tax increment revenue pursuant to Section 33670 of the Redevelopment Law for a 45 year period. Redevelopment Law requires that the Agency deposit 20% of this gross tax increment revenue into the Agency's Housing Fund. In addition, the Agency would be required to share a portion of its.Nonhousing Fund revenues with the affected taxing agencies pursuant to Sections 33607.5 of the Redevelopment Law ("Taxing Agency Payments"). These Taxing Agency Payments would start in the.first fiscal year the Agency would receive tax increment revenue from the Project Area (assumed to be fiscal year 2003-04). According to Section 33607.5 of Redevelopment Law, beginning in the first payment year, the Taxing Agency Payments are equal to 25% of the Project's annual nonhousing tax increment revenue. These Taxing Agency Payments are subject to two subsequent increases. The first increase in Taxing Agency Payments would take effect in the eleventh payment year, when the Agency would be required to pay 21% of the incremental increase in nonhousing tax increment revenues exceeding amounts in the tenth payment year. The Law further provides for a second increase in the Taxing Agency Payments that commences in the thirty-first payment year of 14% of the incremental increase in nonhousing tax increment revenues in excess of the thirtieth year. In total, the Agency will share approximately 31-35% of its gross tax increment revenues with the affected taxing agencies. The actual amount of the Taxing Agency Payments will vary based on the amount of tax increment revenues collected by the Agency each year. A forecast of Taxing Agency Payments has been included on Table D-1. Should actual tax increment revenues exceed or fall below these projections, actual Taxing Agency Payments would be higher or lower. Each taxing agency is entitled to their respective share of the Statutory Payment. All agencies receive their share of the Statutory Payments, except for the City of Huntington Beach, which, by Section 33607.5, is only entitled to its share of the first 25% of the Statutory Payments. The following is a list of affected taxing agencies in the Project Area, according to the County's base year report: 1) City of Huntington Beach 2) Huntington Beach School District 3) Huntington Beach Union High School District 4) Coast Community College District 5) Orange County Municipal Water District 6) Metropolitan Water District ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-6- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A 7) Orange County Department of Education s) Orange County Sanitation District . 9) Orange County Water District 10) Orange County Cemetery District 11) Orange County Flood Control District 12) Orange County Transit Authority 13) Orange County Vector Control District 14) Orange County Harbors Beaches& Parks 1s) Orange County General Fund Economic Feasibility Analysis As stated earlier in this Section, the Agency might not be entitled to collect a significant amount of tax increment revenue from the AES Generating Facility if the City is not successful in its efforts to alter the State Board of Equalization's decision affecting power plant assessment and property tax apportionments. In light of this uncertainty, two separate tax increment projections were generated for this Report, one including the AES property, and another excluding the AES property. Below is a summary (Table D-2)of the projected tax increment revenues over the next 45 years. Table D-2 shows gross tax increment revenues, projected taxing agency payments, housing set aside deposits, and gross nonhousing revenues. In addition, Table D-2 presents conservative estimates of the Agency's administrative costs (based on the 2000-01 budget) and financing costs (assuming most of the projects are financed with tax allocation bonds) to show the amount of net nonhousing funds that could be available for project implementation. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-7- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A Summary of Projected Tax Increment Revenues = 45 Year Projections Scenario With Without Difference AES Facility AES Facility Gross Tax Increment $ 145,866,074 100% $ 83,683,278 100% $ 62,182,796 Taxing Agency Payments 45,507,528 31% 29,038,509 35% 16,469,020 Housing Deposits 29,173,215 20% 16,736,656 20% 12,436,559 Nonhousing Revenue 71,185,331 49% 37,908,114 45% 33,277,217 Administration /1 8,542,240 6% 4,548,974 5% 3,993,266 Financing Costs /2 39,863,785 27% 21,228,544 25% 18,635,242 Net Nonhousing Revenue $ 22,779,306 16% $ 12,130,596 14% $ 10,648,709 1/ Based on current ratio of Agency administrative costs to gross nonhousing revenue(per 2000-01 budget) 2/ Based on current ratio of Agency bond debt service interest costs to total debt service payments. Because the Project Area is relatively small, the majority of the Agency's implementation activities will be funded by tax increment increases from development in the Project Area. If the AES Facility is moved to the State- assessed unitary utility roll, the Agency's tax increment revenues would be reduced significantly, and the Agency would need to curtail its housing and nonhousing programs based on the lower revenues. However,the Agency would still be projected to retain approximately $16.7 million in housing fund revenue, plus $12.1 million in net nonhousing revenue for implementation activities. Though the Agency could elect to fund project implementation on a more gradual, pay-as-you-go basis to retain more of the nonhousing funds for actual project costs, incurring interest costs for bonds or other long-term debt does allow the Agency to expedite projects sooner. Should tax increment revenues fall below or exceed projections, the Agency will alter implementation activities accordingly. Reasons for the Provisions of Tax Increment Tax increment financing will be an essential part of the Agency's redevelopment program in the Project Area. For years, the Ascon Landfill has languished and two property owners have gone bankrupt in prior efforts to clean up an recycle the property. While ongoing activities involving the current owner and responsible parties are encouraging, there is evidence that additional financial assistance may be needed, particularly if the $35 million of cleanup costs cannot be recovered from the responsible parties. Tax increment financing could be used to help close the financing gap for reuse of the Ascon Landfill. If property taxes from the AES facility are apportioned locally (instead to all agencies Countywide), tax increment financing could also be useful in underwriting some of the costs of replacing the existing facility with a newer, ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-8- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A cleaner, lower profile plant. At a time when the property owner has just invested significant capital into interim improvements to meet the State's energy demands, and the future of the energy market is uncertain, the ability to use tax increment revenues to improve this facility may be of great benefit to the Project Area and the Southeast area overall. In addition,tax increment financing may also be useful for undertaking community development, recreational, and infrastructure projects in and around the Project Area to upgrade the Southeast area, and make Project Area properties an asset to the community. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -D-9- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT Res.No.331 Exhibit A ' I• A Description of the Projects Proposed by the Agency The Plan includes a list of infrastructure and public facilities projects, which could be implemented by the Agency. Additionally, the Agency will also employ resources to fund a variety of affordable housing, commercial rehabilitation, and economic development activities. A preliminary list of the redevelopment projects and programs anticipated by the Agency is included on the next page of this Section. Fund allocation to public infrastructure and facility improvement programs could be used to supplement City Capital Improvement Program funding and improve street, storm, drain, and sewer infrastructure within the Project Area. Furthermore, fund allocation for commercial rehabilitation and economic development incentives could result in high and best uses for Project Area properties and businesses. The Agency will allocate 20 percent of the project generated tax.increment revenue to those activities that increase and improve the community's supply of affordable housing. Redevelopment Law allows the Agency to expend these funds both inside and outside the Project Area. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -E-1- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • 0 Res.No.331 Exhibit A Housing Programs Increase and improve the community's supply of affordable housing for very low, low, and moderate income households. Projects include, but are not limited to, the following: ■ Citywide Affordable Programs: The Agency will invest housing set-aside funds into the creation or rehabilitation of housing for low and moderate income households throughout the City. Infrastructure Programs Improve pedestrian, bicycle, and vehicular traffic flows, upgrade utilities and drainage systems, enhance public safety, and promote recreational opportunities in and around the Project Area. Projects include, but are not limited to, the following: ■ Storm Drain Projects: Upsize existing storm drains, install new storm drains, and install new pumping stations to facilitate future development and.improve inadequate facilities. ■ Flood Control Projects: Complete channel lining of the Orange County Flood Control Channel and other flood management programs or projects as warranted. Street Improvements: Widen Newland Street, Hamilton Avenue, and Magnolia Street and other streets as needed and install and or upgrade the traffic signalization systems as necessary. ■ Water System Projects: Install new water mains along Edison Avenue and Newland Street, as well as a new water reservoir and pump station in the Project Area. ■ Streetscape Projects: Continue implementation of median and other streetscape projects along Pacific Coast Highway and other arterials serving Project Area. ■ Recreational/Open Space Projects: Protect environmentally sensitive areas, restore wetlands, and work with State, County, and nonprofit agencies on recreational, beach paths, and other improvements to Project Area open spaces. Public Facility Programs Develop and renovate community facilities that meet the needs of both the Project Area and City when there has been a finding of benefit to the Project Area, such as: ■ Edison Community Center ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -E-2- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A ■ Edison Park ■ Edison High School and neighborhood schools Commercial Rehabilitation and Economic Development Programs Implement projects that result in the redevelopment of obsolete structures and cleanup contaminated properties. Projects include, but are not limited-to, the following: ■ Ascon Landfill Redevelopment: Work with property owners of Ascon Landfill to ensure timely and effective remediation and reuse of the Ascon Landfill. ■ Transition of Existing Obsolete Uses: As existing industrial uses in Project Area become obsolete and recycle, ensure that future development is more compatible with surrounding neighborhoods and other environmentally sensitive areas. ■ AES Generating Facility: Assist with screening, design, or environmental improvements to mitigate impacts on adjoining neighborhoods and environmentally sensitive areas associated with modernization and reconstruction of the AES power generating plant ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -E-3- SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • • Res.No.331 Exhibit A It A Description of How the Proposed Projects Will Improve and Alleviate Blight Implementation of the Plan will allow the Agency to undertake a comprehensive redevelopment program. The authorities and provision of the Plan have been developed to permit the Agency to enact redevelopment projects that target blighting conditions in the Project Area. The Agency will work with property and business owners to design and implement specific redevelopment initiatives. ■ Housing Programs. Housing fund expenditures will assist the City in implementing the goals and programs set forth in the Agency's Affordable Housing Compliance Plan for the Project Area and Housing Element of the City's General Plan. More specifically, the Agency will employ low and moderate income housing funds into its existing programs to rehabilitate deteriorating housing stock,-increase homeownership levels, and/or develop - infill lots throughout the City. ■ Infrastructure and Public Facilities Programs. Traffic and circulation improvements include those that have been identified in various City commissioned studies. Plan implementation will necessitate additional studies to identify additional infrastructure improvement needs. Among the projects anticipated to occur in the Project Area include implementation of street lighting and other safety improvements along roadways serving the Project Area. Among these improvements are widening of Magnolia Street to facilitate the redevelopment of Project Area properties. Recreational and open space improvements will capitalize on the Project Area's unique coastal location, protect and restore sensitive wetlands in the area, and upgrade the overall environmental quality of the area. These and other public improvements address substandard infrastructure conditions in the Project Area, while expanding accessibility and utilization of recreational facilities serving the Project Area. ■ Community Rehabilitation and Economic Development Programs. These activities are designed to address blighting conditions by assisting business and property owners with rehabilitation, expansion, or acquisition activities. The Agency proposes to provide funds to assist in land acquisition and on- and off-site infrastructure improvements. Among these projects are the ultimate recycling of the Ascon Landfill to return the property to a safe and useful condition, and redevelopment of AES Facility to a cleaner and lower profile plant that is more compatible with surrounding sensitive uses. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH JANUARY 9,2002 -F-1 - SOUTHEAST COASTAL REDEVELOPMENT PROJECT PRELIMINARY REPORT • Res.No.331 Exhibit A Photo Survey •� i�.I "i �1Jr�_II L.�, �+��f'r n��' � ii'' I . Xvr I ' , ``} ''�•�'u",,• ,,,Lai:, �1 r^v .. � r/i(,�1.�� ].�,a�i w�y'11 w �.t•�, �.�^1s�t ., �.,,...^� {'.i�" �.,t.>,vc y.1. • t )t�'+ �K7,�,��.y +,U'11 ,. +w-,I,•aa++•-i. ,rf'4���,Y,ll ��� ,�Ir� f "Y C1'•i, l .qft •��,°4E )hey t— � / , „^i �� � �c � �� t•�1, ti ti l V it it � � ,�,R� y,„ �.,�,, �� ,.t �t, •;: �� 1 ;� a+ ��' �1 ,,�r'�.L 1 �✓1 ..A,� , - °V �Y;����1'1� ��1�����,����C'�' �1�+� ��1\��Cll� �����Y �q,��f�,.1. �;� � 1 ��, Y �'� ,, it '��•�4,r.,, +v�l� ��tj'1�11'411y'tp�V3>)� ,`��l�t �/ +'�� a,ti',+:'r"J' � F �',�5. ��y+;i•.�I�r�i t / • • • • 7 • • 7 0 • - • • • S • • Res.No.331 Exhibit A /f Picture 3:The Edison Tanks on the corner of Magnolia and Pacific Coast Highway. _s. ti Picture 4:The Edison Tanks are visible from the nearby residential neighborhood north of Hamilton Ave. • Res.No.331 Exhibit A i a - { - I Picture 5:The AES Generating Facility on Pacific Coast Highway and Newland Street. This photograph shows the ongoing retooling of Units 3 and 4 which prevents the owner from demolishing and constructing a newer and lower facility in the forseeable future. SG Gl II ill_i 1 k STpI IM VA Picture 6:8541 Edison Ave, Southern California Striping. The vehicles to be salvaged are parked on the streets due to lack of sufficient onsite parking and storage. • Res.No.331 Exhibit A Picture 7:8551 Edison Ave, Beach Wrecking.The entire street is characterized by auto salvaging type uses and the facilities do not have adequate parking spaces. • Res.No.331 Exhibit B Draft Redevelopment Plan for the Proposed Southeast Coastal Redevelopment Project • Res.No.331 Exhibit B Southeast Coastal Redevelopment Project Drab Redevelo er�t Plan pm January 9, 2002 Redevelopment Agency of the City of Huntington Beach 2000 Main Street, 5th Floor Huntington Beach, Califomia 92648 F-A I LEW"A 7 Rosenow Spevacek Group, Inc. 540 North Golden Circle,Suite 305 Santa Ana,California 92705 Phone:(714)541-4585 Fax:(714)836-1748 E-Mail: info@webrsg.com • • Res.No.331 Exhibit B Draft Redevelopment Plan Southeast Coastal Redevelopment Project Table of Contents SECTION 1 (100) INTRODUCTION..............................................1 SECTION 11 (200) GENERAL DEFINITIONS................................2 SECTION 111 (300) PROJECT AREA BOUNDARIES.....................3 SECTION IV (400) REDEVELOPMENT PLAN GOALS.................3 SECTION V (500) REDEVELOPMENT PLAN ACTIONS...............5 (501) General..........................................................................................5 (502) Property Acquisition....................................................................6 (505) Participation by Owners and Persons Engaged in Business.7 (509) Implementing Rules............................... (510) Cooperation with Public Bodies.................................................9 (511) Property Management...............................................................10 (512) Payments to Taxing Agencies..................................................11 (513) Relocation of Persons Displaced by a Project.......................11 (516) Demolition, Clearance, Public Improvements, Site Preparation and Removal of Hazardous Waste......................12 (521) Rehabilitation, Moving of Structures by the Agency and Seismic Repairs .........................................................................14 . (525) Property Disposition and Development..................................15 (533) Provision for Low and Moderate Income Housing.................19 SECTION VI (600) USES PERMITTED IN THE PROJECT AREA20 (601) Maps and Uses Permitted.........................................................20 (602) Prohibited Uses..........................................................................20 (603) Public Uses.................................................................................20 G:\CAROL\PROJECTS\SECOAST\REDEVELOPMENT PLAN.DOC DFWT REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B (606) Nonconforming Uses.................................................................22 (607) Interim Uses................................................................................22 (608) General Control and Limitations..............................................22 (618) . Design for Development............................................................25 (619) Building Permits.........................................................................25 SECTION VII (700) METHODS FOR FINANCING THE PROJECT..............................................................25 (701) General Description of the Proposed Financing Methods....25 (702) Tax Increment Revenue.............................................................26 (703) Agency Bonds............................................................................28 (704) Other Loans and Grants............................................................28 (705) Rehabilitation Loans, Grants,and Rebates............................28 SECTION Vlll (800) ACTIONS BY THE CITY ...........................29 SECTION IX (900) ADMINISTRATION AND ENFORCEMENT ...30 SECTION X (1000) PLAN LIMITATIONS..................................30 (1001) Amount of Bonded Indebtedness Outstanding At Any One Time.............................................................................................30 (1002) Time Frame to Incur Indebtedness..........................................30 (1003) Duration of This Plan.................................................................31 (1004) Time Frame to Collect Tax Increment Revenue......................31 SECTION XI (1100) PROCEDURE OF AMENDMENT ................32 Exhibit A - Project Area Map...................................................33 Exhibit B - Legal Description...................................................34 Exhibit C - Listing of the Proposed Projects, Public Facilities, and Infrastructure Improvements........................38 Exhibit D - Diagram of Permitted and Prohibited Land Uses..40 ROSENOW SPEVACEK GROUP,INC. • • Res.No.331 Exhibit B Draft Redevelopment Plan Southeast Coastal Redevelopment Project SECTION 1 (100) INTRODUCTION (101) This is the Redevelopment Plan for the Southeast Coastal Redevelopment Project ("Plan"), located in the City of Huntington Beach, California. It consists of the text (Sections 100 through 1100), the Project Area Map of the Southeast Coastal Redevelopment Project Area (`Project Area") (Exhibit A), the legal description of the Project Area boundaries (Exhibit B), a listing of the proposed projects, public facilities, and infrastructure improvement projects (Exhibit C), and a diagram of permitted and prohibited land uses (Exhibit D). The Project Area is generally located in southeast Huntington Beach, between Newland Street and Magnolia Street, from Pacific Coast Highway to Hamilton Avenue. This Plan has been prepared by the Redevelopment Agency of the City of Huntington Beach ("Agency") pursuant to the California. Community Redevelopment Law (Health and Safety Code Section 33000, et sew.), the California Constitution and all applicable laws and ordinances. It does not present a specific plan for the redevelopment, rehabilitation and revitalization of any area within the Project Area; instead, it establishes a process and framework for implementation. This Plan is based upon a revised Preliminary Plan formulated and adopted by the City. of Huntington Beach Planning Commission and the Agency on June 12, 2001 and July 16, 2001, respectively. ROSENOW SPEVACEK GROUP,INC. PAGE 1 D "REDEVELOPMENT PLA§es,No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B SECTION 11 (200) GENERAL DEFINITIONS The following definitions will be used generally in the context of this Plan unless otherwise specified herein: A. "Agency" means the Redevelopment Agency of the City of Huntington Beach. B. "Annual Work Program" means that portion of the Agency's annual budget that sets forth programs and goals to be accomplished by the Agency during the fiscal year. C. "City" means the City of Huntington Beach, California. D. "City Council" means the legislative body of the City. E. "County" means the County of Orange, California. F. "Disposition and Development Agreement" means an agreement between a developer and the Agency that sets forth terms and conditions for improvement and redevelopment. G. "General Plan" means the General Plan of the City, the comprehensive and long-term general plan for the physical development of the City, as it exists today or is hereafter amended. H. "Legal Description" means the metes and bounds legal description of the Project Area attached hereto as Exhibit B. I. "Map" means the map of the Project Area attached hereto as Exhibit A. J. "Method of Relocation" means the methods or plans adopted by the Agency pursuant to Sections 33352(f) and 33411 of the Redevelopment Law for the relocation of families, persons and businesses to be temporarily or permanently displaced by actions of the Agency. K. "Ordinance" means City Council Ordinance No. adopted on adopting this Plan. L. "Owner' means any person owning fee title to, or a long-term leasehold interest in real property within the Project Area. ROSENOW SPEVACEK GROUP,INC. PAGE 2 New DFMFT REDEVELOPMENT PLAges.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B M. "Owner Participation Agreement" means an agreement between the Agency and an Owner, which sets forth terms and conditions for use of property, and/or its improvement and/or its redevelopment as to a specific property. N. "Person" means an individual(s), or any public or private entities. O. `Plan" means the Redevelopment Plan for the Southeast Coastal Redevelopment Project. P. `Project" means the Southeast Coastal Redevelopment Project. Q. `Project Area" means the Southeast Coastal Redevelopment Project Area, which is the territory this Plan applies to, as shown on Exhibit A. R. `Redevelopment Law" means the California Community Redevelopment Law (Health and Safety Code, Sections 33000, et seg.)as it now exists or may be hereafter amended. S. "State" means the State of California. T. "State Law" means an enactment of State of California, and includes such regulations as have the force of law. SECTION11) PROJECT AREA BOUNDARIES The boundaries of the Project Area are illustrated on the map attached hereto and incorporated herein as Exhibit A. The legal description of the boundaries of the Project Area is as described in Exhibit B attached hereto and incorporated herein. The Project Area is generally located in southeast Huntington Beach, between Newland Street and Magnolia Street, from Pacific Coast Highway to Hamilton Avenue. SECTION11) REDEVELOPMENT PLAN GOALS This Plan is intended to achieve the following goals: ■ To assist with screening, design, or environmental improvements to mitigate impacts on adjoining neighborhoods and environmentally sensitive areas associated with modernization and reconstruction of the AES power generating plant; ROSENOW SPEVACEK GROUP,INC. PAGE 3 D REDEVELOPMENT PLANRes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B ■ To advance the cleanup of environmentally contaminated properties; ■ To facilitate the reuse of other Project Area properties including the Edison. and tank farm properties, by monitoring and assisting hazardous material cleanup. activities and ensuring that any ultimate development is compatible with surrounding neighborhoods and properties; ■ To facilitate the protection and restoration of environmentally sensitive wetlands in connection with proposed redevelopment activities; ■ To permit the Agency to assist with park and trail improvements if any Project Area properties are designated for such uses; ■ Undertake public improvements in, and of benefit to, the project area, such as streets, flood control facilities, and other public facilities; ■ To ensure that Project Area revenues are pledged to projects that directly benefit the area, . and that the Project Area remains separate and distinct from the Agency's existing Huntington Beach Redevelopment Project Area; ■ To restrict the use of eminent domain to any non-fee ownership interests such as oil and gas leases; ■ Eliminating blight and environmental deficiencies in the Project Area; ■ Assembling of land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation in the Project Area; ■ Replanning, redesigning, and developing properties, which are stagnant or improperly utilized; and ■ Increasing, improving, and preserving the community's supply of housing affordable to very low, low, and moderate income households. ROSENOW SPEVACEK GROUP,INC. PAGE 4 DITWT REDEVELOPMENT PLAN Res.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B SECTION • • REDEVELOPMENT PLAN ACTIONS (501) General The Agency proposes to alleviate and prevent the spread of blight and deterioration in the Project Area through: 1. The acquisition, installation, construction, reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks, traffic control devices, flood control facilities, buildings, structures, parks, playgrounds, and other public improvements. 2. The rehabilitation, remodeling, demolition, or removal of buildings, structures, and improvements. 3. The rehabilitation, development, preservation, provision, or construction of affordable housing in compliance with State Law. 4. Providing the opportunity for participation by owners and tenants presently located in the Project Area and the extension of preferences to persons engaged in business desiring to remain or relocate within the redeveloped Project Area. 5. Providing relocation assistance to displaced occupants in accordance with applicable State Law. 6. The development or redevelopment of land by private enterprise or public agencies for. purposes and uses consistent with the objectives of this Plan. 7. The acquisition of real property, personal property, any interest in property, and improvements on the property by purchase, lease, option, grant, bequest, gift, devise, or any other lawful means, or, where it is deemed necessary, by exercising the power of eminent domain, as permitted by Section 503 of this Plan, after conducting appropriate public hearings and making appropriate findings. 8. Site preparation and development and construction of necessary off-site improvements. 9. Improving open space. ROSENOW SPEVACEK GROUP,INC. PAGE 5 r � DFMFT REDEVELOPMENT PLAN Res.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B 10. Managing property acquired by the Agency. 11. Providing financing for the assistance of commercial- and industrial development that increases the economic base of both the Project Area and the City, and the number of temporary and permanent jobs. 12. The disposition of real, personal, or any interest in property through methods such as sale, lease, exchange, subdivision, transfer, assignment, pledge, encumbrance or any other lawful means of disposition. 13. Recommending standards to ensure that property will continue to be used in accordance with this Plan. 14. The closure or vacation of certain streets and the dedication of other areas for public purposes. 15. Providing replacement housing, as required. 16. Applying for, receiving and utilizing grants and loans from federal or state governments or any other source. .17. Clearing or moving buildings, structures or other improvements from any real property acquired by the Agency. To accomplish these actions and to implement this Plan, the Agency is authorized to use the powers provided in this Plan, and the powers now or hereafter permitted by the Redevelopment Law and any other State law. (502) Property Acquisition 1. (503) Acquisition of Real Property The Agency may acquire real property by any means authorized by law, including by gift, grant, exchange, purchase, cooperative negotiations, lease or eminent domain. However, eminent domain may only be used by the Agency to acquire any non-fee ownership interest such as oil and gas leases. Except as otherwise provided by law, no eminent domain proceeding to acquire property within the Project Area shall be commenced after twelve (12) years following the date of ROSENOW SPEVACEK GROUP,INC. PAGE 6 DRWT REDEVELOPMENT PLANRes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B adoption of the Ordinance. Such time limitations may be extended only by amendment of this Plan. To the extent required by law, the Agency shall not acquire real property on which an existing building is to be continued on its present site and in its present form and use without the consent of the owner, unless: (1) such building requires structural alteration, improvement, modernization or rehabilitation; or (2) the site or lot on which the building is situated requires modification in size, shape or use; or (3) it is necessary to impose upon such property any of the standards, restrictions and controls of this Plan and the owner fails or refuses to participate in the Plan pursuant to Sections 506 through 509 of this Plan and applicable provisions of the Redevelopment Law. 2. (504) Acquisition of Personal Property, Any Other Interest in Real Property, or Any Improvements in Real Property Where necessary in the implementation of this Plan, the Agency is authorized to acquire personal property any other interest in property and any improvements on property by any lawful means. (505) Participation by Owners and Persons Engaged in Business 1. (506) Owner Participation This Plan provides for opportunities for participation in the redevelopment of property.in the Project Area by the owners of all or part of such property if the. owners agree to participate in the redevelopment in conformity with this Plan. Opportunities to participate in the redevelopment of property in the Project Area may .include without limitation the rehabilitation of property or structures; the retention. of improvements; the development of all or a portion of the participant's property; the acquisition of adjacent-or other properties from the Agency; purchasing or leasing properties in the Project Area; participating with developers in the improvement of all or a portion of a participant's properties; or other suitable means consistent with objectives and proposals of this Plan and with the Agency's rules governing owner participation and re-entry. ROSENOW SPEVACEK GROUP,INC. PAGE 7 DRWT REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B In addition to opportunities for participation by individual persons and firms, participation, to the extent it is feasible, shall be available for two or more persons, firms or institutions, to join together in partnerships, corporations, or other joint entities. The Agency desires participation in redevelopment activities by as many owners and business tenants as possible. However, participation opportunities shall necessarily be subject to and limited by such factors as the. provision or expansion of public improvements and/or public utilities facilities; elimination and changing of land uses; realignment of streets; the ability of owners and business tenants to finance acquisition and development activities in accordance with this Plan; development experience, where applicable, availability of franchises, whether the proposed activities conform to and further the goals and objectives of this Plan; and any change in the total number of individual parcels in the Project Area. 2. (507) Reentry Preferences for Persons Engaged in Business in the Project Area The Agency shall extend reasonable preferences to persons who are engaged in business in the Project Area to relocate and reenter in business in the redeveloped area, if they otherwise meet the requirements prescribed by this Plan and the Agency's rules governing owner participation and re-entry. 3. (508) Owner Participation Agreements Under an Owner Participation Agreement, the participant shall agree to rehabilitate, develop, or use the property in conformance with this Plan and be subject to the provisions hereof: In the Owner Participation Agreement, participants who retain real property shall be required to join in the recordation of such documents as are necessary to make the provisions of this Plan applicable to their properties. Owner Participation Agreements shall include appropriate remedies such as the ability of the Agency to declare the Owner Participation Agreement terminated and acquire the real property or any interest therein, and sell or lease such real property or interest therein for_ _rehabilitation or development in accordance with this Plan in the event a ROSENOW SPEVACEK GROUP,INC. PAGE 8 DFMFT REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B participant breaches the terms of such Owner Participation Agreement. If conflicts develop between the desires of participants for particular sites or land uses, the Agency is authorized to establish reasonable priorities and preferences among the owners and tenants. Where the Agency determines that a proposal for participation is not feasible, is not in the best interests of the Agency or City or that redevelopment can best be accomplished without affording a participant an opportunity to execute an Owner Participation Agreement, the Agency shall not be required to execute an Owner Participation Agreement. (509) Implementing Rules The provisions of Sections 505 through 508 of this Plan shall be implemented according to the rules adopted by the Agency prior to the approval of the Ordinance, which may be amended from time to time by the Agency. Such rules allow for Owner Participation Agreements with the Agency: (510) Cooperation with Public Bodies Certain public bodies are authorized by State Law to aid and cooperate, with or without consideration, in the planning and implementation of activities authorized by this Plan. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate the implementation of this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and to achieve the highest public good. Property of a public body shall not be acquired without its consent in accordance with State Law. . The Agency shall seek the cooperation of all public bodies, which own or intend to acquire property in the Project Area. The Agency may impose on all public bodies the planning and design controls contained in and authorized by this Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Plan. The Agency is authorized, to the extent permissible by law, to financially (and otherwise) assist public bodies in the cost of public.land, buildings, facilities, structures or other improvements (within or outside the ROSENOW SPEVACEK GROUP,INC. PAGE 9 DRRrT REDEVELOPMENT PLoes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B Project Area) where such land, buildings, facilities, structures, or other improvements are of benefit to the Project Area. (511) Properly Management During such time as property, if any, in the Project Area is owned by the Agency, such property shall be under the management and control of the Agency. Such properties may be rented or leased by the Agency pending their disposition. ROSENOW SPEVACEK GROUP,INC. PAGE 10 Adllk DR T REDEVELOPMENT PLA§es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B (512) Payments to Taxing Agencies The Agency may pay, but is not required to pay, in any year during which it owns property in the Project Area directly to any City, County or district, including, but not limited to, a school district, or other public corporation for whose benefit a tax would have been levied upon such property had it not been tax exempt, an amount of money in lieu of taxes. In addition, to the extent required by State Law, the Agency shall remit payments to the affected taxing agencies in a manner consistent with Section 33607.5, Section 33676(b), and any other pertinent and applicable sections of the Redevelopment Law. All such amounts shall be calculated after the amount required,to be deposited in the Low and Moderate Income Housing Fund has been deducted from the total amount of tax increment funds received by the Agency in the applicable fiscal year. Such payments shall be reduced in accordance with the provisions of Section 33607.5 of the Redevelopment Law or any other applicable statute. Such payments shall be the exclusive payments that are required to be made by the Agency to affected taxing entities for the duration of this Plan. Such payments may be subordinated to loans, bonds, or other Agency indebtedness as. provided by the Redevelopment Law. (513) Relocation of Persons Displaced by a Project 1. (514) Relocation Program In accordance with the provisions of the California Relocation Assistance Law (Government Code Section 7260, et sec.) ("Relocation Assistance Act"), the guidelines adopted and promulgated by the California Department of Housing and Community Development (`Relocation Guidelines") and the Rules and Regulations I for Implementation of the California Relocation Assistance Law ("Relocation Rules") adopted by the Agency, the Agency shall provide relocation benefits and assistance to all "displaced" persons (including families, business concerns, and others) as may be required by law. Such relocation assistance shall be provided in the manner required by the Relocation Rules. The Agency shall make a reasonable effort to relocate displaced individuals, families, and commercial and professional establishments within the ROSENOW SPEVACEK GROUP,INC. PAGE 11 DFMrr REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B Project Area. The Agency is also authorized to relocate displaced persons to locations outside the Project Area. 2. (515) Relocation Benefits and Assistance The Agency shall provide all relocation benefits required by law and in conformance with the Relocation Rules, Relocation Guidelines, Relocation Assistance Act, the Redevelopment Law, and any other applicable rules and regulations. (516) Demolition, Clearance, Public Improvements, Site Preparation and Removal of Hazardous Waste 1. (517) Demolition and Clearance The Agency is authorized, for property acquired by the Agency or pursuant to an agreement with the owner of property, to demolish, clear or move buildings, structures, or other improvements from any real property as necessary to carry out the purposes of this Plan. 2.. (518) Public Improvements To the greatest extent permitted by law, the Agency is authorized to install and construct, or to cause to be installed and constructed, the public improvements and public utilities (within or outside the Project Area) necessary to carry out the purposes of this Plan. Specifically, the Agency may pay for, install, or construct the buildings, facilities, structures, and other improvements identified in Exhibit C, attached hereto, and may acquire or pay for land required therefore. Additionally, the Agency is authorized to install and construct, or to cause to be installed and constructed, within or without the Project Area, for itself or for any public body or entity for the benefit of the Project Area, public improvements and public facilities, including, but not limited to: over or underpasses; bridges; streets; curbs; gutters; sidewalks; street lights; sewers; storm drains; traffic signals; electrical distribution systems; natural gas distribution systems; cable TV and fiber optic communication systems; water distribution systems; parks; trails; plazas; playgrounds; motor vehicle parking facilities; landscaped areas; schools; civic, cultural and recreational facilities; camping facilities; and pedestrian improvements. The public facilities and infrastructure improvement projects ROSENOW SPEVACEK GROUP,INC. PAGE 12 DRWT REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B that may be undertaken by the Agency pursuant to this Plan are identified in the General Plan, and capital improvement program, incorporated herein by reference. The Agency, as it deems necessary to carry out the Plan and subject to the consent of the City Council, as may be required by the Redevelopment Law, may pay all or part of the value of the land for and the cost of the installation and construction of any building, facility, structure or other improvement which is publicly owned either within or outside the Project Area, upon both the Agency and the City Council. making the applicable determinations required pursuant to the Redevelopment Law. When the value of such land or the cost of the installation and construction of such building, facility, structure or other improvement, or both, has been, or will be, paid or provided for initially by the City or other public corporation, the Agency may enter into a contract with the City or other public corporation under which it agrees to reimburse the City or other public corporation for all or part of the value of such land or all or part of the cost of such building, facility, structure or other improvements,. or both, by periodic payments over a period of years. Any obligation of the Agency under such contract shall constitute an indebtedness of the Agency for the purposes of carrying out this Plan. 3. (519) Preparation of Building Sites Any real property owned or acquired by the Agency may be developed as a building site. In connection with such development it may cause, provide, or undertake or make provisions with other agencies for the installation, or construction of streets, utilities, parks, playgrounds and other public.improvements necessary for carrying out this Plan. 4. (520) Removal of Hazardous Waste To the extent legally allowable, the Agency may, in its sole discretion, take any actions, which the Agency determines are necessary, and which are consistent with other State and federal laws, to remedy or remove a release of hazardous substances on, under, or from property within the Project Area. ROSENOW SPEVACEK GROUP,INC. PAGE 13 DFMrT REDEVELOPMENT PLAN Res.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B (521) Rehabilitation, Moving of Structures by the Agency and Seismic Repairs 1. (522) Rehabilitation and Conservation The Agency is authorized to rehabilitate and conserve, or to cause to be rehabilitated and conserved, any property, building or structure owned by the Agency. The Agency is also authorized to advise, encourage, and assist (through a loan program or otherwise) in the rehabilitation and conservation of property, buildings or structures in the Project Area not owned by the Agency to the extent permitted by the Redevelopment Law. The Agency is authorized to acquire, restore, rehabilitate, move and conserve buildings of historic or architectural significance. The Agency is authorized to conduct a program of assistance and enforcement to encourage owners of property within the Project Area to upgrade and maintain their property consistent with this Plan and such standards as may be developed for the Project Area. The extent of rehabilitation. in the Project Area shall be subject to the discretion of the Agency based upon such objective factors as: a. Compatibility of rehabilitation with land uses as provided for in this Plan. b. Economic feasibility of proposed rehabilitation and conservation activity. C. Structural feasibility of proposed rehabilitation and conservational activity. d. The undertaking of rehabilitation and conservation activities in an expeditious manner and in conformance with the requirements of this Plan and such property rehabilitation standards as may be adopted by the Agency. e. The need for expansion of public improvements, facilities and utilities. f. The assembly and development of properties in accordance with this Plan. ROSENOW SPEVACEK GROUP,INC. PAGE 14 DRArT REDEVELOPMENT PLAN Res.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B The Agency may adopt property rehabilitation standards for the rehabilitation of properties in the Project Area. 2. (523) Moving of Structures As necessary in carrying out this Plan, the Agency is authorized to move, or to cause to be moved, any building structures or other improvements from any real property acquired. 3. (524) Seismic Repairs For any project undertaken by the Agency within the Project Area for building rehabilitation or alteration in construction, the Agency may, by following all applicable procedures which are consistent with local, State, and federal law, take those actions which the Agency determines are necessary- to provide for seismic retrofits. (525) Properly Disposition and Development 1. (526) Real Property Disposition and Development a. (527) General For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property. To the extent permitted by law,the Agency is authorized to dispose of real property by negotiated lease or sale without public bidding. Except as otherwise permitted by law, before any interest in property of the Agency acquired in whole or in part,' directly or indirectly, with tax increment moneys is sold or leased for development pursuant to this Plan, such sale or lease shall be first approved by the City Council after public hearing, together with such findings as may then be required by State Law. The real property acquired by the Agency in the Project Area, except property conveyed by it to the City or any other public body, shall be sold or leased to public or private persons or entities for improvement and use of the property in . conformance with this Plan. Real property may be ROSENOW SPEVACEK GROUP,INC. PAGE 15 D REDEVELOPMENT pLANpes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B conveyed by the Agency to the City, and where beneficial to the Project Area, to any other public body without charge or for an amount less than fair market value. All purchasers or lessees of property from the Agency shall be obligated to use the property for the purposes designated in this Plan, to begin and complete improvement of such property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Plan. During the period of redevelopment in the Project Area, the Agency shall ensure that all provisions of this Plan, and other documents formulated pursuant to this Plan, are being observed, and that development of the Project Area is proceeding in accordance with applicable development documents and time schedules. All development, whether public or private, must conform to this Plan and all applicable federal, State, and local laws, including without limitation the General Plan and zoning ordinance, and all other state and local building codes, guidelines, or specific plans as they now exist or are hereafter amended. Such development must receive the approval of all appropriate public agencies. b. (528) Purchase and Development Documents To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of blight, all real property sold, leased,. or otherwise disposed of by the Agency, as well as all property subject to Owner Participation Agreements and Disposition and Development Agreements, shall be made subject to the provisions of this Plan by leases, deeds, contracts, agreements, declarations of restrictions, provisions of the General Plan and zoning ordinance, and all other state and local building codes, guidelines, or master or specific plans as they now exist or are hereafter amended, conditional use permits, or other means. Where ROSENOW SPEVACEK GROUP,INC. PAGE 16 -1 1 REDEVELOPMENT PLA#es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B appropriate, as determined by the Agency, such documents or portions thereof shall be recorded in the office of the Recorder of the County. Leases, . deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverted, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. The Agency shall reserve such powers and controls in Disposition and Development Agreements or similar agreements as may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that redevelopment is carried out pursuant to this Plan. The Agency shall obligate lessees and purchasers of real property acquired in the Project Area and owners of property improved as part of a redevelopment project to refrain from restricting the rental, sale.or lease of the property on the basis of race, color, religion, sex, marital status, ancestry, or national origin of any person. All deeds, leases, or contracts for the sale, lease, sublease or other transfer of land in the Project Area shall contain such nondiscrimination and non-segregation clauses as are required by Redevelopment Law. 2. (529) Personal Property Disposition For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber, or otherwise..dispose of personal property or any other interest in property by any lawful means. 3. (530) Prevention of Discrimination a. (531) Redevelopment The redeveloper shall comply with all state and local laws, in effect from time to time, prohibiting discrimination or segregation by reason of race, color, creed, religion, sex, marital status, national ROSENOW SPEVACEK GROUP,INC. PAGE 17 DFMFT REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B origin or ancestry, in the sale, lease or occupancy of the property. Pursuant to the Redevelopment Law (Sections 3.3337 and 33435-33436), contracts entered into by the Agency relating to the sale, transfer or leasing of land, or any interest therein acquired by the Agency within any survey area or redevelopment project, shall comply with the provisions of said sections in substantially the form set forth therein. All such contracts shall further provide that the provisions of said sections shall be binding upon and shall obligate the contracting party or parties and any subcontracting party or parties, or other transferees under the instrument. b. (532) Deeds, Leases, and Contracts All deeds, leases, or contracts which the Agency proposes to enter into with respect to the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of any land in the Project Area shall contain the following nondiscrimination clauses as prescribed by Redevelopment Law, Section 33436: In deeds the following language shall appear: "The grantee herein covenants by and for himself or herself, his or her heirs, executors, administrators and assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, marital status, national origin, or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises herein conveyed, nor shall the grantee or any person claiming under or through him 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, subtenants, sublessees, or vendees in the premises herein conveyed. The .foregoing covenants shall run with the land." In leases, the following language shall appear: ROSENOW SPEVACEK GROUP,INC. PAGE 18 DRAFT REDEVELOPMENT PLApfes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B "The lessee herein covenants by and for himself or herself, his or her heirs, executors, administrators, and assigns, and all persons claiming under or through him or her, and this lease is made and accepted upon and subject to the following conditions: "That there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, creed, religion, sex, marital status, national origin, or ancestry, in the leasing, subleasing, transferring, use, occupancy, tenure, or enjoyment of the premises herein leased nor shall the lessee himself, or any person claiming under or through him 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." In contracts, the following language shall appear: `There shall be no discrimination against or segregation of any person or group of persons on account of race, color, creed, religion, sex, marital status, national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the land, nor shall the transferee itself or 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 of the land." (533) Provision for Low and Moderate Income Housing The Agency shall comply with all of the low and moderate income housing requirements of the Redevelopment Law which are applicable to this Plan, including applicable expenditure, replacement, and inclusionary housing requirements, and in connection therewith, the Agency shall have all of the powers and ROSENOW SPEVACEK GROUP,INC. PAGE 19 DRWT REDEVELOPMENT PLAN Res.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B authorization to act as may, from time to time, be provided by the Redevelopment Law and other applicable provisions of law. SECTION11PROJECT (601) Maps and Uses Permitted The Map attached hereto as Exhibit A and incorporated herein illustrates the location of the Project Area boundaries. The land uses permitted by this Plan shall be those permitted by the General Plan and zoning ordinance, and all other state and local building codes, guidelines, or specific plans as they now exist or are hereafter amended. A diagram of current permitted and prohibited uses is presented on Exhibit D. (602) Prohibited Uses Notwithstanding, any other provision of this Plan, the General Plan, and zoning ordinance, the following uses are not permitted by this Plan: Chapter 2121 Industrial Districts (212.04) • Group Residential • Heliports Maintenance & Service Facilities • Sex Oriented Businesses (regulated by HBMC Chapter 5.70) • Sex Oriented Businesses (regulated by HBMC Chapter 5.24 & 5.60) • Swap Meets, Indoor/Flea Markets • Vehicle/Equipment Repair • Vehicle Storage Chapter 204 Use Classifications (204.12 Industrial'Use Classifications B. Industryr General.) Exclude: auto dismantling within an enclosed building, and small animal production and processing within an enclosed building ROSENOW SPEVACEK GROUP,INC. PAGE 20 D REDEVELOPMENT PLAPRes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B (603) Public Uses 1. (604) Public Street Layout, Rights-of-Way and Easements The public street system and street layout for the Project Area is illustrated on the Map identified as Exhibit A. The street system in the Project Area shall be developed in accordance with the General Plan, and all other state and local codes, guidelines, or master or specific plans as they now exist or are hereafter amended.. Certain streets and rights-of-way may be widened, altered, realigned, abandoned, vacated, or closed by the City as necessary for proper development of the Project Area. Additional easements may be created by the Agency and City in the Project Area as needed for proper development and circulation. The public rights-of-way shall be used for vehicular, bicycle and/or pedestrian traffic as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. . In addition, all necessary easements for public uses, public facilities, and public utilities may be retained or created. 2. (605) Other Public and Open Space Uses Both within and, where an appropriate finding has been determined, outside of the Project Area, the Agency may take actions to establish, or enlarge public, institutional, or non-profit uses, including, but not limited to, schools, community centers, auditorium and civic center facilities, criminal justice facilities, park and recreational facilities, parking facilities, transit facilities, libraries, hospitals, educational, fraternal, philanthropic and charitable institutions or other similar associations or organizations. All such uses shall be deemed to conform to the provisions of this Plan provided that such uses conform with all other applicable laws and ordinances and that such uses are approved by the City. The Agency may impose such other reasonable restrictions as are necessary to protect development and uses in the Project Area. ROSENOW SPEVACEK GROUP,INC. PAGE 21 DRWT REDEVELOPMENT pLAr$es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B (606) Nonconforming Uses The Agency is authorized but not required to permit an existing use to remain in an existing building in good condition if the use does not conform to.the provisions of this.Plan, provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The Agency may take actions to, but is not required to, authorize additions, alterations, repairs or other improvements in the Project Area for buildings which do not conform to the provisions of this Plan where, in the determination of the Agency, such improvements would be compatible with surrounding Project Area uses and proposed development. (607) Interim Uses Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in the Project Area for interim uses. Such interim use, however, shall conform to General Plan and zoning ordinance, and all other state and local building codes, guidelines, or specific plans as they now exist or are hereafter amended. (608) General Control and Limitations All real property in the Project Area is hereby made subject to the controls and requirements of this Plan. No real property shall be subdivided, developed, redeveloped, rehabilitated, or otherwise changed after the date of the adoption of this Plan except in conformance with the goals and provisions of this Plan and the regulations and requirements of the General Plan and zoning ordinance, and all other state and local building codes, guidelines, or master or specific plans as they now exist or are hereafter . amended. The land use controls of this Plan shall apply for the periods set forth in Section 1000 below. The type, size,.height, number and use of buildings within the Project Area will . be controlled by the General Plan and applicable zoning ordinance, and all other state and local building codes, guidelines, or master or specific plans as they now exist or are hereafter amended. 1. (609) New Construction All construction in the Project Area shall comply with all applicable State and local laws in effect from time to time. In addition to the City land use regulations and requirements ROSENOW SPEVACEK GROUP,INC. PAGE 22 DMIrT REDEVELOPMENT PLAPfes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B in the Project Area, additional specific performance and development standards may be adopted by the Agency to control and direct improvement activities in the Project Area. 2. (610) Rehabilitation Any existing structure .within the Project Area which the Agency enter'§ into an agreement for retention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in accordance with the applicable law and in such a manner that it will meet the following requirements: be safe and sound in all physical respects, be attractive in appearance and not detrimental to the surrounding uses. 3. (611) Number of Dwelling Units The General Plan shall regulate the total number of dwelling units in the Project Area. As of the date of adoption of this Plan, there are zero (0)dwelling units in the Project Area. 4. (612) Open Space and Landscaping The approximate amount of open space. to be provided in the Project Area is the total of all areas so designated in the . General Plan and zoning ordinance, and all other state and local building codes, guidelines, or specific plans as they now exist or are hereafter amended, and those areas in the public rights-of-way or provided through site coverage limitations on new.development as established by the City and this Plan. Landscaping shall be developed in the Project Area to ensure optimum use of living plant material in conformance with the standards of the City. 5. (613) Limitations on Type. Size and Height of Buildings The limits on building intensity, type, size and height, shall be established in accordance with the provisions of the General Plan and zoning ordinance, and all other state and local building codes, guidelines, or master or specific plans as they now exist or are hereafter amended. 6. (614) Signs All signs shall conform to the requirements of the City. Design of all proposed new signs shall be subject to the review of.the City and the procedures of this Plan. ROSENOW SPEVACEK GROUP,INC. PAGE 23 D REDEVELOPMENT PLAI�Res.N SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit t B 7. (615) Utilities The Agency, in conformity with municipal code, and City policies, shall require that all utilities be placed underground whenever physically possible and economically feasible on projects funded in whole or in part by the Agency or subject to a Disposition and Development Agreement or an Owner Participation Agreement. 8. (616) Subdivision of Parcels No parcels in the Project Area, including any parcel retained by a participant, shall be consolidated, subdivided or re- subdivided without the approval of the City. 9. (617) Variations The Agency is authorized to permit variations from the limits, restrictions and controls established by this Plan. In order to permit any such variation, the Agency must determine all of the following: a. The application of certain provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of this Plan. b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property, which do not apply generally to other properties having the same standards, restrictions, and controls. C. Permitting a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area. d. Permitting a variation will not .be contrary to the objectives of this Plan. No such variation shall be granted other than a minor departure from the provisions of this Plan. In permitting any such variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, or welfare, and to assure compliance with the purposes of this Plan. ROSENOW SPEVACEK GROUP,INC. PAGE 24 DIMPT REDEVELOPMENT PLAffes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B (618) Design for Development Within the limits, restrictions, and controls established in this Plan, and subject to the provisions of Sections 601 and 608 herein, the Agency is authorized to establish land use, heights of buildings, land coverage, setback requirements, design criteria, traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within the Project Area. Among the purposes of the design for development is to elevate the quality and character of future Project Area development by restricting land use and development standards within the parameters of the General Plan (and all other applicable codes and ordinances). No new improvement shall be constructed, and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated except in accordance with this Plan and any such controls approved by the Agency. In the case of property, which is the subject of a Disposition and Development Agreement or an Owner Participation Agreement with the Agency, such property shall be developed in accordance with the provisions of such Agreement. One of the objectives of this Plan is to create an attractive and pleasant environment in the-Project Area. Therefore, such plans shall give consideration to good design, open space and other amenities to enhance the aesthetic quality of the Project Area. The Agency shall not approve any plans that do not comply with this Plan except as permitted by Section 617 of this Plan. (619) Building Permits Any building permit that is issued for the rehabilitation or construction of- any new building or any addition, construction, moving, conversion or alteration to an existing building in the Project Area from the date of adoption of this Plan must be in conformance with the provisions of this Plan, any design for development adopted by the Agency, any restrictions or controls established by resolution of the Agency, and any applicable participation or other agreements. SECTION1 1) METHODS FORPROJECT (701) General Description of the Proposed Financing Methods Upon adoption of this Plan by the City Council, the Agency is authorized to finance implementation of this Plan with assistance ROSENOW SPEVACEK GROUP,INC. PAGE 25 DRAFT REDEVELOPMENT PLANRes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B from local sources, the State and/or the federal government, property tax increment, interest income, Agency bonds, donations, loans from private financial institutions or any other legally available source. The Agency is also authorized to obtain advances, borrow funds, issue bonds or other obligations, and create indebtedness in carrying out this Plan. The principal and interest on such indebtedness may be paid from tax increment revenue or any other funds available to the Agency. Advances and loans for survey and planning and for the operating capital for administration of this Plan may be provided by the City until adequate tax increment revenue or other funds are available to repay the advances and loans. The City or other public agency, as it is able, may also supply additional assistance through issuance of bonds, loans and grants and in-kind assistance. Any assistance shall be subject to terms established by an agreement between the Agency, City and/or other public agency providing such assistance. The Agency may issue bonds or other obligations and expend their proceeds to carry out this Plan. The Agency is authorized to issue bonds or other obligations as appropriate and feasible in an amount sufficient to finance all or,any part of Plan .implementation activities. The Agency shall pay the principal and interest on bonds or other obligations of the Agency as they become due and payable. (702) Tax Increment Revenue For the purposes of the collection of property tax revenue pursuant to this Plan, the "effective date of the ordinance" shall mean and refer to , 2001 (30 days after the City Council adopted the Ordinance). All taxes levied upon taxable property within the Project Area each year by or for the benefit of the State, County, City, district, or other public corporation (hereinafter called "Taxing Agency" or `Taxing Agencies") after the effective date of the ordinance, shall be divided as follows: 1. That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of said Taxing Agencies upon the total sum of the assessed value of the taxable property in the Project Area as shown upon the assessment roll used in connection with the taxation of such property by such Taxing Agency, last equalized prior to the effective date of the ordinance, shall ROSENOW SPEVACEK GROUP,INC. PAGE 26 D REDEVELOPMENT PLA§es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B be allocated to and when collected shall be paid to the respective Taxing Agencies as taxes by or for said Taxing Agencies on all other property are paid (for the purpose of allocating taxes levied by or for any Taxing Agency or Agencies which did not include the territory in the Project Area on the effective date of .the ordinance but to which such territory has been annexed or otherwise included after such effective date, the assessment roll of the County last equalized on the effective date of the Ordinance shall be used in determining the assessed valuation of the taxable property in the Project Area on said effective date). 2. That portion of said levied taxes each year in excess of such amount shall be allocated to and when collected shall be paid into a special fund of the Agency to pay the principal of and interest on loans, monies advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, the Project and this Plan. Unless and until the total assessed -valuation of the taxable property in the Project Area exceeds the total assessed value of the taxable property in the Project Area as shown by the last equalized assessment roll referred to in paragraph (1.) hereof, all of the taxes levied and collected upon the taxable property in the Project Area shall be paid to the respective Taxing Agencies. When said loans, advances, and indebtedness, if any, and interest thereon, have been paid, all monies thereafter received from taxes upon the taxable property in the Project Area shall be paid to the respective Taxing Agencies as taxes on all other property are paid. 3. That portion of the taxes in excess of the amount identified in paragraph (1.) above which is attributable to a tax rate levied by a Taxing Agency for the purpose of producing revenues in an amount sufficient to make annual repayments of the principal of and interest on any bonded indebtedness. .for the acquisition or improvement of real_ property shall be allocated to, and when collected shall be paid into, the fund of that Taxing Agency. This paragraph (3.) shall only apply to taxes levied to repay bonded indebtedness approved by the voters on or after January 1, 1989. The Agency is authorized to make pledges as to specific advances, loans and indebtedness as appropriate in carrying out the Project. The portion of taxes allocated and paid to the Agency pursuant to- ROSENOW SPEVACEK GROUP,INC. PAGE 27 DRAFT REDEVELOPMENT PLA fes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B subparagraph (2.) above is irrevocably pledged to pay the principal of and interest on loans, monies advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, the redevelopment program for the Project Area. (703) Agency Bonds The Agency is authorized to issue bonds and other obligations from time to time, if it deems it appropriate to do so, in order to finance all or any part of Plan implementation activities. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds or other obligations by reason of their issuance. The bonds and other obligations of the Agency are not a debt of the City, County, or the State; nor are any of its political subdivisions liable for them; nor in any event shall the bonds or obligations be payable out of any funds or properties other than those of the Agency; and such bonds and other obligations shall so state on their face. The bonds and other obligations do not constitute an indebtedness within the meaning of any constitutional or statutory debt limitation or restriction. (704) Other Loans and Grants Any other loans, grants, guarantees or financial assistance from the federal government, the State, or any other public or private source will be utilized, if available, as appropriate in carrying out this Plan. In addition, the Agency may make loans as permitted by law to public or private entities for any of its redevelopment purposes. (705) Rehabilitation Loans, Grants, and Rebates To the .greatest extent allowed by State Law, the Agency and the City may commit funds from any source to rehabilitation programs for the purposes of loans, grants, or rebate payments for self- financed rehabilitation work. The rules and regulations for such programs shall be those which may already exist or which may be developed in the future. The Agency and the City shall seek to acquire grant funds and direct loan allocations from State and federal sources, as they may be available from time to time, for the carrying out of such programs. i ROSENOW SPEVACEK GROUP,INC. PAGE 28 D REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B SECTION11ACTIONS The City shall aid and cooperate with the Agency in carrying out this Plan and shall take all reasonable actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread in the Project Area of conditions of blight. Actions by the City may include, but shall not be limited to, the following: 1. Institution and completion of proceedings for opening, closing, vacating, widening, or changing the grades of streets, alleys, and other public rights-of-way, and for other necessary modifications of the streets, the street layout, and other public rights-of-way in the Project Area. Such action by the City shall include the requirement of abandonment and relocation by the utility companies of their operations in public rights-of-way as appropriate to carry out this Plan, provided that nothing in this Plan shall be deemed to require the cost of such abandonment, removal, and relocation to be bome by others than those legally required to bear such costs. 2. Institution and completion of proceedings necessary for changes and. improvements to publicly-owned parcels and utilities in the Project Area. 3. Performance of the above, and of all other functions and services relating to public health, safety, and physical development normally rendered in accordance with a schedule which will permit the redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. 4. Imposition, whenever necessary and applicable, of appropriate design controls within the limits of this' Plan in the Project Area to ensure proper development and use of land. 5. Provisions for administration/enforcement of this Plan by the City after completion of development. 6. The undertaking and completion of any other proceedings necessary to carry out the Project.. 7. The expenditure of any City funds in connection with redevelopment of the Project Area pursuant to this Plan. ROSENOW SPEVACEK GROUP,INC. PAGE 29 DRWT REDEVELOPMENT PLAIPes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B 8. Revision of the City zoning ordinance, adoption of master or specific plans or execution of statutory development agreements to permit the land uses and facilitate the development authorized by this Plan. SECTION1 1) ADMINISTRATION AND ENF Upon adoption, the administration and enforcement of this Plan or other documents implementing this Plan shall be performed by the City and/or the Agency, as appropriate. The provisions of this Plan or other documents entered into pursuant to this Plan may also be enforced by litigation or similar proceedings by either the Agency or the City. Such remedies may include, but are not limited to, specific performance, damages, re-entry onto property, power of termination, or injunctions. In addition, any recorded provisions, which are expressly for the benefit of owners of property in the Project Area, may be enforced by such owners. SECTION X (1000) PLAN LIMITATIONS The following financial.and time limitations shall apply to this Plan: (1001) Amount of Bonded Indebtedness Outstanding At Any One Time The amount of bonded indebtedness, to be repaid in whole or in part from the allocation of taxes pursuant to Section 33670 of the Redevelopment Law, which can be outstanding at one time, shall not exceed $50 million, except by amendment to this Plan. (1002) Time Frame to Incur Indebtedness The time limit on the establishing of loans, advances, and indebtedness to be paid with the proceeds of property taxes received pursuant to Section 33670 of the Redevelopment Law to finance in whole or in part the redevelopment project shall be a period of twenty (20) years from the effective date of the Ordinance. This limit, however, shall not prevent the Agency from incurring debt to be paid from the low and moderate income housing fund or establishing more debt in order to fulfill the Agency's housing obligations under Section 33333.8 of the Redevelopment Law. The loans, advances, or indebtedness may be repaid over a period of time longer than this time limit as ROSENOW SPEVACEK GROUP,INC. PAGE 30 DFMrT REDEVELOPMENT PLA es.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B provided herein. No loans, advances, or indebtedness to be repaid from the allocation of taxes shall be established or incurred by the Agency beyond this time limitation. This limit shall not prevent the Agency from financing, refunding, or restructuring indebtedness after the time limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid is not extended beyond the time limit to repay indebtedness required by this section. Provided, however, that the time limits established in this Section 1002 may be extended in the manner provided by applicable law. (1003) Duration of This Plan Except for the nondiscrimination and nonsegregation provisions of this Plan, and recorded covenants implementing the same, which shall remain in effect in perpetuity, and except as otherwise expressly provided herein, the provisions of this Plan shall be effective, and the provisions of other documents formulated pursuant to this Plan shall be effective for thirty (30) years from the date of adoption of the Ordinance adopting this Plan. After the expiration of the effective term of the Plan, the Agency . shall have no authority to act.pursuant to the Plan except to pay previously incurred indebtedness and to enforce existing covenants or contracts. However, if the Agency has not completed its housing obligations pursuant to Section 33333.8 of the Redevelopment Law, the Agency shall retain its authority to implement requirements under 33333.8, including the ability to incur and pay indebtedness for this purpose, and shall use this authority to complete these housing obligations as soon as is reasonably possible. (1004) Time Frame to Collect Tax Increment Revenue Except as otherwise provided herein or by Redevelopment Law, the time limitation for the .receipt of tax increment and the payment of indebtedness with the tax increment pursuant to Section 33670 of the Redevelopment Law shall be forty-five (45) years from and after the date of adoption of the Ordinance .adopting this Plan. ROSENOW SPEVACEK GROUP,INC. PAGE 31 • D REDEVELOPMENT PLA es. SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit t B SECTION1 1) PROCEDURE OF This Plan may be amended by means of the procedure established in Sections 33450-33458 of the Redevelopment Law or by any other procedure hereafter established by law. ROSENOW SPEVACEK GROUP, INC. PAGE 32 Exhibit A- Project Area Map tt:�pa Y"j ` ,4 e! n''��P{ t a_' Frl t � 7.biv! 1!p � t 1 A y/1t ti.fn � f( bi P •!_u� �". t'��i�:+cir tYa.'�1b �Xt!' �j � �('ia a �S� � f t' &� � �f �i �ry'/�J�'� �} {+J ;rg •�d�'!� �t�' t, 'y, "": H:;51 ti�iy���R! t�s V. II� t^ !�®i Y�# tLj'�k ® fJh _ t � 63_y �'1 c '♦A�. ���r'' -1 .�z...� Xq §��CY t��1'{,�q'd�rP 1 }kt ,`,,x1� 5:{' 'P �'�` ��•,gr,�� '�� �f�� !'� JI r .,�nhy. d�<� �'t �f'�^'�"f,>� ��t�'��f},♦ Ise 9� �,�T.� 4`q' i ri15°'N,'i�.i�, ��.�t.•y.4 r '' © '.uj i ',1 j �� � .fii����'��rt3.3 i��1��,5t�"�''ia•s_,�`pyw��■i ��y,;�A��'/;\�,i ouu�jl�. �Tti !"''�'' � 6f8�' `L`rf t,'ter`}pj �;( J' , d � �'t'i G9 4 1�k�t. f r .���F t �+4 it �+�.WI I I�y ',�i t.t L�• �, �7 X � ''�.._�-�• '' i _�,, �� tt k fi � iit 1",Ftt�Y Y���Ve+}�y 1SlC�. `�'� ,�4}. '�, '�y h 4! .'•Y.` t$ gc1�, yam,,7 .t3. 1 ! r..r i h.S W W l,JE j 4 t .�` P, 'f� 'Y s li� yi�!` lr y'' 4[ d killlt ,L� a. tl�� _ -?S E�F� • �,�u}u,. t• '`'il'�"i:' ''", �I �.' q� ,�11 t 1 �s�va�1: i �t {Fi Fri,It�a.✓�r��a,�Fo+)j•�T�4'f: r�t}•0 4 ! '; `trr {l.Yale.w. e'i,t� nt ni' e,;.. aaT ` i .�csr✓,~�� mYAs,.�{.I. "1'fi +, x ��{�q� ���" t �- Y 'Ir:S'� �. -.!, 1�-'I3�'�Lt..�:djl�St�'•`;�i31<F ¢ '�. '"�✓��! � �1�°.'r ..`f'Fvtt':` � t,. >ry�,i4t'�� 1rt ar. �� i.l© ,, }'`�4��1w 1'�s�L �� .?r� k 17'�!� 11�1�)Lti�,��S•S'(lI��P",t �f/t}f!!��?. � Y^a�a� �/•3{�,'R. .,;a�'T. '��8 ��� •!'tnit pp>_ tl*�� .d F5Y1 4 :�'+7(.t:.{;�.i FT 1 � � � C tiu ,� � ! •c.3t t'�i d�G�i•,�a.�:.Ai•�t � 2 '��•� �F a \•>. a?. �t� t'fa,�l+p,.w��.tir�u� { � ry1+Si�,� .�.1 n�, r ; � { j!; l t �; r' � J',v(Qfi j•o.t �1r r� L �,�n•��;� lf�l � ° ! ,� ,��� r� t`• . � .c'kL-� �� Yi�f� tK4'PM 1, t � ,r.r Y t; �` .�•Y 'y � h Rn�, �"�,"'.�C`1'!41'� tt't-''•; 1. ..fr �W,t e t `• � �% k�r >�=1.,..:. .. < 1: � Via,' j •.t '�' ���?�j 1�,� .n 6 is 1 � • Res.No.331 Exhibit B Draft Redevelopment Plan Southeast Coastal Redevelopment Project Exhibit B— Legal Descriptio All that certain land in the City of Huntington Beach, County of Orange, State of California lying over a portion of Fractional Sections 13 and 24, Township 6 South, Range11 West, San Bernardino Meridian, in the Rancho Las Bolsas, as shown on the map filed in Book 51, page 14 of Miscellaneous Maps, in Records of said County, more particularly described as follows: Beginning at the intersection of the centerline of Hamilton Avenue, 100 feet wide, with the centerline of Magnolia Street, 100 feet wide, as shown on the Parcel Map filed in Book 226, pages 19 thru 21 inclusive, of Parcel Maps, in Records of said County. Said centerline intersection also being GPS No. 5011, having a grid coordinate value of Northing 2,184,630.70 U.S. survey feet and Easting 6,037,967.14 U.S. survey feet based upon the California State Plane Coordinate System of 1983, Zone VI, (1991.35 epoch adjustment), as shown on the map filed in Book 150, pages I thru 9 inclusive, of Records of Surveys, in Records, of said County. 1 Thence S 0017'18" W, 2119.86 feet along the centerline of Magnolia Street, to the beginning of a tangent curve'concave northwesterly, having a radius of 1000.00 feet, as shown on Record of Survey 99-1000, filed in Book 176, pages 10 thru 19 inclusive of Records of Surveys, in Records of said County; 2 Thence southerly and southwesterly 478.69 feet along said curve (chord length of 474.13 feet) through a central angle of 27025'36" to it's intersection with the centerline of Banning Avenue, 80 feet wide, as shown on said Record of Survey 99-1000 said point of intersection also being GPS 5006, having a grid coordinate value of Northing 2,182,050.83 U.S. survey feet and Easting 6,037,841.76 U.S. survey feet based upon the California State Plane Coordinate System of 1983, Zone VI, (1991.35 epoch adjustment), as shown on said Record of Survey filed in Book 150, page I thru 9 inclusive, of Records of Surveys; 3 Thence continuing southwesterly 283.97 feet along said curve (chord length of 283.02 feet) through a central angle of 16016'13" as shown on said Record of Survey 99-1000; ROSENOW SPEVACEK GROUP,INC. PAGE 34 DRArT REDEVELOPMENT PLAN Res.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B 4 Thence S 43059'07" W, 225.64 feet to a curve concave southeasterly, having a radius of 828.64 feet, as shown on said Record of Survey 99- 1000; 5 Thence .southwesterly 140.60 feet along .said curve (chord length of 140.44 feet)through a central angle of 9043'19", to it's intersection with the northeasterly line of the land of Daisy E. Hurley Thorpe Hook as shown on the Record of Survey filed in Book 29, page 27 of Records of Surveys; 6 Thence N 5100817"W, 146.50 feet, non tangent to last said curve a radial line to said point of non-tangency bears N 55044'12"W; 7 Thence N 44056'44" W, 490.29 feet along the northeasterly line of said Record of Survey filed in Book 29, page 27, as shown on Record of Survey 99-1000 filed in Book 176, pages 10 thru 19 inclusive, of Records of Surveys; 8 Thence leaving said northeasterly line S 35032'58" W, 912.93 feet; along the southeasterly line of the land as described in Book 6893, page 573 thru 576 inclusive of Official records in Orange County Records and shown on the Record of Survey filed in Book 74, page 11 of Records of Surveys, extended to the State Highway layout line, for Pacific Coast Highway as shown on said Record of Survey 99-1000; 9 Thence N 54027'02" W, 2014.02 feet, along said layout line to it's intersection with Newland Street, 40 foot wide, as shown on said Record of Survey 99-1000; 10 Thence N 35031'57" E, 780.71 feet, to the beginning of a curve, concave westerly, having a radius of 350.00 feet: said point also being GPS 5007, having a grid coordinate value of Northing 2,183,052.60 U.S. survey feet and Easting 6,035,254.55 U.S. survey feet based upon the California State Plane Coordinate System of 1983, Zone VI, (1991.35 epoch adjustment), as shown on said Record of Survey filed in Book 150, page 1 thru 9 inclusive, of Records of Surveys; 11 Thence northeasterly.and northerly 215.36 feet (chord length is 211.98. feet)through a central angle of 3501618' 12 Thence N 0016'38" E, 1401.35 feet, along the centerline of Newland Street as shown on said Record of Survey 99-1000, said centerline also being the north-south center Section line of said fractional Section 13, to it's intersection with h the centerline of Hamilton Street, 100 feet wide, said point of intersection also being GPS 5010 R1, having a grid coordinate value of Northing 2,184,655.64 U.S.- survey feet and Easting 6,035,326.50 U.S. survey feet based upon the California State Plane Coordinate System of ROSENOW SPEVACEK GROUP,INC. PAGE 35 • D REDEVELOPMENT PLA es. SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit t B 1983, Zone VI, (1991.35 epoch adjustment), as shown on said Record of Survey filed in Book 150, page 1 thru 9 inclusive, of Records of Surveys; 13 Thence S 89027'32" E, 2640.75 feet to the Point Of Beginning (Contains 184.475 acres more or less) Excepting therefrom the following exception areas: Exception Area No. 1 The land described as Parcels 1 and 2, as shown on the Parcel Map filed in Book 48, page 41 of Parcel Maps, filed in Orange County Records, more particularly described as follows: Beginning at the centerline intersection of Newland Street and Hamilton Avenue, said intersection also being said GPS 5010 R1; A Thence S 89027'32" E, 86.00 feet, along the centerline of Hamilton Avenue; B Thence leaving said centerline S 0032'28"W, 50.00 feet to the south line of Hamilton Avenue and the True Point of Beginning; C Thence S 89027'32" E, 554.12 feet, along said south line; D Thence leaving said south line S 0016'44"W, 345.03 feet; E Thence N 89028'03"W,80.00 feet; F Thence S 0016'44"W, 120.00 feet; G Thence N 89028'03" W, 520.07 feet, to a point on the east line of Newland Street, 60.00 feet wide (20 feet west of and 40 feet east of centerline); H Thence along said east line N 0016'23" E, 355.12 feet; I Thence leaving said east line S 89027'32" E, 46.00 feet; . J Thence N 0016'23" E, 110.00 feet to the True Point Of Beginning. (Contains 6.070 acres more or less) Exception Area No. 2: The land as described as Parcel 1, as shown on the Parcel Map filed in Book 155, page 28 of Parcel Maps, in Orange County Records, more particularly described as follows: Beginning at the centerline intersection of Newland Street and Hamilton Avenue, said intersection also being said GPS 5010 R1; I Thence S 89027'32" E, 820.45 feet along said centerline of Hamilton Avenue; 11 Thence leaving said centerline S 0032'28"W, 50.00 feet to the south line of said Hamilton Avenue and the True Point Of Beginning; III Thence S 89027'32" E, 500.00 feet along said south line; IV Thence leaving said south line S 0016'46"W, 609.93 feet; ROSENOW SPEVACEK GROUP,INC. PAGE 36 DFMFT REDEVELOPMENT pLAtfes..No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B V Thence N 89027'56" W, 77.20 feet to a point on a non-tangent curve concave southwesterly and having a radius of 457.69 feet, a radial line through said point bears N 47024'59" E; VI Thence northwesterly 374.50 feet along said curve (chord length is 364.14 feet)through a central angle of 46052'55"to a tangent line; VII Thence N 89027'56"W, 89.36 feet along said tangent line; VIII Thence N 0016'46" E, 465.13 feet to the True Point Of Beginning. (Contains 5.937 acres more or less) Total Net area of Redevelopment Area: 172.468 acres more or less Unless otherwise noted, all distances are ground distances in this description, to obtain grid distances, based upon the California Coordinate System, (CCS83), Zone VI, (1991.35 epoch adjustment), multiply ground distances by .999997441. (original signed) OF _.._ oseeb Q Derleth P,1—S 7340 Date (Joseph G Derleth P.L.S 7340 Date 9/25/01) ROSENOW SPEVACEK GROUP,INC. PAGE 37 Res.No.331 Exhibit B Draft Redevelopment Plan Southeast Coastal Redevelopment Project ProposedExhibit C— Listing of the , ImprovementsInfrastructure Housing Programs Increase and improve the community's supply of affordable housing for very low, low, and moderate income households. Projects include, but are not limited to, the following: ■ Citywide Affordable Programs: The Agency will invest housing set- aside funds into the creation or rehabilitation of housing for low and moderate income households throughout the City. Infrastructure Programs Improve pedestrian, bicycle, and vehicular traffic flows, upgrade utilities and drainage systems, enhance public safety, and promote recreational opportunities in and around the Project Area. Projects include, but are not limited to, the following: ■ Storm Drain Projects: Upsize existing storm drains, install new storm drains, and install new pumping stations to facilitate future development and improve inadequate facilities. ■ Flood Control Projects: Complete channel lining of the Orange County Flood Control Channel, and other flood management programs or projects as warranted. ■ Street Improvements: Widen Newland Street, Hamilton Avenue, and Magnolia Street, and other streets as needed and install and/or upgrade the traffic signalization systems as necessary. ■ Water System Projects: Install new water mains along Edison Avenue. and Newland Street, as well. as a new water. reservoir and pump. station in the Project Area. ■ Streetscape Projects: Continue implementation of median and other streetscape projects along Pacific Coast Highway and other arterials serving Project Area. ■ Recreational/Open Space Projects: Protect environmentally sensitive areas, restore wetlands, and work with State, County, and nonprofit agencies on recreational, beach paths, and other improvements to ROSENOW SPEVACEK GROUP,INC. PAGE 38 DFMFT REDEVELOPMENT PLAI�Fes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B Project Area open spaces. Public Facility Programs Develop and renovate community facilities that meet the needs of both the Project Area and City when there has been a finding of benefit to the Project Area, such as: ■ Edison Community Center ■ Edison Park ■ Edison High School and neighborhood schools Commercial Rehabilitation and Economic Development Programs Implement projects that result in the redevelopment of obsolete structures and cleanup contaminated properties. Projects include, but are not limited to, the following: ■ Ascon Landfill Redevelopment: Work with property owners of Ascon Landfill to ensure timely and effective remediation and reuse of the Ascon Landfill. ■ Transition of Existing Obsolete Uses: As existing industrial uses in Project Area become obsolete and recycle, ensure that future development is more compatible with surrounding neighborhoods and other environmentally sensitive areas. ■ AES Generating Facility: Assist with screening, design, or environmental improvements to mitigate impacts on adjoining neighborhoods and environmentally sensitive areas associated with modernization and reconstruction of the AES power generating plant ROSENOW SPEVACEK GROUP,INC. PAGE 39 • Res.No.331 Exhibit B Draft Redevelopment Plan Southeast Coastal Redevelopment Project Exhibit D— Diagram of Permitted and Prohibited Land Uses A diagram of uses permitted by the City's General Plan follows. As stated in Section VI of this Plan, uses permitted in the Project Area shall be those permitted by the General Plan and zoning ordinance, as they exist today or are hereafter amended. However, this Plan prohibits the following uses from the Project Area, notwithstanding any other provision of this Plan, the General Plan, or zoning ordinance: Chapter 2121 Industrial Districts • 212.04 o Group Residential o Heliports Maintenance & Service Facilities o Sex Oriented Businesses (regulated by HBMC Chapter 5.70) o Sex Oriented Businesses (regulated by HBMC Chapter 5.24 & 5.60) o Swap Meets, Indoor/Flea Markets o Vehicle/Equipment Repair o Vehicle Storage Chapter 204 Use Classifications • 204.12 Industrial Use Classifications o B. Industry, General. Exclude: auto dismantling within an enclosed building, and small animal production and processing within an enclosed building ROSENOW SPEVACEK GROUP,INC. PAGE 40 low DFMt REDEVELOPMENT PLANRes.No.331 SOUTHEAST COASTAL REDEVELOPMENT PROJECT Exhibit B .A General Plan L Southeast Coastal .� Area g- RIVI-15 nF i� S I t 1 iv ♦ w -'R i :� h, .r- Bann A MCr Ww6 D.p`— N ^.e i�4y` _ -77 ROSENOW SPEVACEK GROUP,INC. PAGE 41 Res. No. 331 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY, Clerk of the Redevelopment Agency of the City' of Huntington Beach, California, DO HEREBY CERTIFY that the foregoing resolution was duly adopted by the Redevelopment Agency of the City of Huntington Beach at a regular meeting of said Redevelopment Agency held on the 22nd day of January, 2002 and that it was so adopted by the following vote: AYES: Green, Dettloff, Bauer, Cook, Boardman NOES: None ABSENT: Houchen ABSTAIN: None Clerk of the Redevelopment Agency of the City of Huntington Beach, CA Resolution S3 2. Adopting and Making Available for Public Inspection the Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Southeast Coastal Redevelopment Project RESOLUTION NO. 332 A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH ADOPTING AND MAKING AVAILABLE FOR PUBLIC INSPECTION DRAFT RULES GOVERNING PARTICIPATION AND PREFERENCES BY PROPERTY OWNERS AND BUSINESS OCCUPANTS FOR THE SOUTHEAST COASTAL REDEVELOPMENT PROJECT WHEREAS, June 12, 2001, the Planning Commission of the City of Huntington Beach ("Planning Commission") adopted a revised Preliminary Plan for the Southeast Coastal Redevelopment Project by Resolution No.1563; and the Redevelopment Agency of the City of Huntington Beach ("Agency") approved the Preliminary Plan by Resolution No. 322 on July 16, 2001; and Section 33345 of the California Community Redevelopment Law ("Law") provides that the Agency shall, within a reasonable time before its approval of the Redevelopment Plan, adopt and make available for public inspections rules to implement the operation of the owner participation in connection with the Redevelopment Plan; and Sections 33339.5 of the Law provides that the Agency shall adopt and make available for public inspection rules regarding'the extension of reasonable preferences to persons who are engaged in business in the Project Area to reenter into business within the redeveloped area if they otherwise meet the requirements prescribed by the Redevelopment Plan; and NOW, THEREFORE, the Redevelopment Agency of the City of Huntington Beach accepts the "Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Southeast Coastal Redevelopment Project" ("Rules") as submitted herewith and attached hereto as Exhibit A. The staff is hereby authorized and directed to make the Rules available for public inspection in accordance with this resolution. PASSED AND ADOPTED by the Redevelopment Agency of the City of Huntington Beach at a regular meeting thereof on the 22 day of January. 2002. Chairman Secretary 02" " Aae y Attorney li REVIEWED AND APPROVED: INITIATED AND APPROVED: ExecutfVe Deputy Executive Director 02resoiopr/F suffirepons&resu�reso-opr • • Res.No.332 Exhibit A Draft Owner Participation Rules for the Proposed Southeast Coastal Redevelopment Plan • • Res.No.332 Exhibit A Southeast Coastal Redevelopment Project wimp Flee G ing 9m-M LK ipadon ar�d W ff-ff P1 ILYOwners and Business O�cu January 9, 2002 - DRAFT Redevelopment Agency of the City of Huntington Beach 2000 Main Street, 5th Floor Huntington Beach, California 92648 uilu'!uulF r i 11 11�` Rosenow Spevacek Group, Inc. 540 North Golden Circle,Suite 305 Santa Ana,California 92705 Phone: (714)541-4585 Fax:(714)836-1748 E-Mail: info@webrsg.com • • Res.No.332 Exhibit A Table of Contents Section 1. Purpose and Intent...................................... 1 Section II. General Definitions...................................... 1 Section III. Opportunities for Owner Participation and Preferences to Business Occupants to Reenter in Business Within Redevelopment Area.......................... 2 Section IV. Methods of Participation and Limitations Thereon........................................................... 3 Section V. Methods for Extending Reentry Preferences, and Limitations Thereon..............................4 Section VI. Participation Procedures............................ 6 Section VIL Enforcement................................................ 7 Section Vill. Amendment of Rules................................... 7 Exhibit A Project Area Map Exhibit B Statement of Interest G:\CAROLkPROJECTS\SECOASnOWNERSPARTICIPATIONRULES.DOC • • Res.No.332 Exhibit A Draft Rules Governing Participation and Preferences by Properly Owners and Business Occupants Southeast Coastal Redevelopment Project PurposeSection 1. These rules are adopted to implement the provisions of the Redevelopment Plan for the Southeast Coastal Redevelopment Project (the "Project") regarding participation and the exercise of preferences by property owners and business occupants within the Southeast Coastal Redevelopment Project Area (the "Project Area"). These rules set forth the procedures governing such preferences and participation. The Health and Safety Code of the State of California Section 33000 et seq. requires the adoption of these rules by the Redevelopment Agency of the City of Huntington Beach to permit participation by owners of real property and the extension of preferences to persons engaged in business within the boundaries of the Project Area to reenter the redeveloped area to the maximum extent feasible consistent with the objectives of the Redevelopment Plan for the Project. DefinitionsSection 11. General As used herein, the following definitions apply: A. "Agency" means the Redevelopment Agency of the City of Huntington Beach. B. "Business Occupant" means any person, persons, corporation, association, partnership, or other entity engaged in a lawful business within the Project Area for so long as such Business Occupant remains in business within the Project Area. C. "City" means the City of Huntington Beach. D. "Disposition and Development Agreement" means a contractual agreement between a developer and the Agency that sets forth terms and conditions for the sale and the development of a property within the Project Area. E. "Long-Term Lease" means a lease of real property with a term of twenty (20) years or more,with at least ten (10)years remaining on such term. I ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -1- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • • Res.No.332 Exhibit A F. "Owner'means any person, persons, corporation, association, partnership,or other entity holding recorded fee title to or a long-term lease of real property in the Project Area for so long as such Owner holds such title or long-term lease. G. "Participant" means an Owner who has entered into a Participation Agreement with the Agency. H. "Participation Agreement" means an agreement entered into by an Owner with the Agency providing for such Owner to participate in the development or redevelopment of property within the Project Area in accordance with the provisions of the Redevelopment Plan and these Rules. I. "Plan" means the Redevelopment Plan for the Southeast Coastal Redevelopment Project adopted on by Ordinance No. J. "Project Area" means the Project Area of the Agency, which is described in and is subject to the Redevelopment Plan, as depicted on Exhibit A attached hereto. K. "Rules" means these Rules Governing Participation and Preferences by Property Owners and Business Occupants in the Southeast Coastal Redevelopment Project. BusinessSection 111. Opportunities for Owner Participation and Preferences to Occupants to Reenter in Business Redevelopment Opportunities for Owner Participation Owners of real property within the Project Area shall be extended reasonable opportunities to participate in the redevelopment of property in the Project Area if such Owners agree to participate in the redevelopment in conformity with the Plan and these Rules. Preferences for Persons Engaged in Business in the Project Area Business Occupants engaged in business in the Project Area shall be extended reasonable preference to reenter in business within the redeveloped area if they otherwise meet the requirements prescribed by the Plan and these Rules. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -2- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • • Res.No.332 Exhibit A ` Section IV. Methods of Participation and Limitations Thereon Methods of Participation Participation methods include remaining in substantially the same location either by retaining all or portions of the property, or by retaining all or portions of the property and purchasing adjacent property from the Agency or joining with another person or entity for the rehabilitation or development of the Owner's property and, if appropriate, other property, or submitting to the Agency for its consideration another method of participation proposal pursuant to these Rules. An Owner who participates in the same location may be required to rehabilitate or demolish all or a part of his/her existing buildings, or the Agency may acquire the buildings only and then remove or demolish the buildings. Participation methods also include the Agency buying land and improvements at fair market value from . Owners and offering other parcels for purchase and rehabilitation or development by such Owners, or offering an opportunity for such Owners to rehabilitate or develop property jointly with other persons or entities. Limitation on Participation Opportunities Owner Participation opportunities shall be subject to and limited by factors such as hereafter listed and the following minimum requirements- 1. The Participant(s) can demonstrate to the reasonable satisfaction of the Agency that he is financially capable and has the qualifications and/or experience to perform any and all development, modification, rehabilitation, modernization, construction, land assembly, and/or acquisition of the subject property or properties in order that it will conform to the Plan, any specific plan or design guide, and the redevelopment proposal, if any, contemplated b the Agency with respect to the subject property. 2. The Participant's proposed improvements and/or redevelopment conform or will conform to: the goals and objectives established by the Agency; the Plan; any specific plan or design guide; any applicable zoning, building and safety laws and regulations; and/or the redevelopment proposal approved by the Agency. 3. The Agency retains its authority to determine in its sole and reasonable discretion whether the proposed Participant's(s') development conforms to and furthers the goals and objectives of the Plan and any specific development proposals on the basis of all the facts and circumstances pertaining to the proposed Participant's development. 4. The Agency shall consider whether the proposed owner participant development necessitates that the Participant and/or the Agency shall ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 .3- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • Res.No.332 Exhibit A remove, relocate and/or install public utilities and public facilities determined necessary by the Agency for the proposed development. 5. Consideration of the elimination and/or change of land uses, particularly nonconforming land uses as specified in City codes. 6. The Agency shall consider the need to realign, abandon, vacate, widen, or open public rights-of-way and the indirect effects of such acts. 7. Consideration of any reduction in the total number of individual parcels in the Project Area. 8. Consideration of whether the proposal involves land assembly and development of areas for public and/or private development in accordance with the Plan. Establishing Preferences Among Owners If conflicts develop between the desires of participants for particular sites or land uses, the Agency is authorized to exercise its reasonable discretion and establish reasonable priorities and preferences among the Participants and to determine a solution by consideration of objective facts concerning the proposals, including, for example: development experience and qualifications, financial ability to perform,_ length of time in_ the area, accommodation of as many potential participants as possible, and conformity with intent and purpose of the Plan. Participation, to the extent feasible, may be available for two or more persons, firms, or institutions, to join together in partnerships, corporations, or other joint entities. To the extent multiple owners are included within a proposed development site, an Owner with a majority interest in the total proposed development site may be determined by the Agency to have a preference over an Owner with a minority interest in the proposed development site. MethodsSection V. - - - Limitations - . Methods for Extending Reentry Preferences Whenever a Business Occupant will be displaced by Agency action from the Project Area, the Agency will, prior to such displacement, determine: 1)whether such Business Occupant desires to relocate directly to another location within the . Project Area, or 2) if suitable relocation accommodations within the Project Area are not available prior to displacement, whether such Business Occupant would desire to reenter in business within the Project Area at a later date should suitable accommodations become available. For those Business Occupants who desire to relocate directly to another location within the Project Area, the Agency will make reasonable efforts to assist such Business Occupants to find ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -4- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • • Res.No.332 Exhibit A accommodations suitable to their needs. A record of the Business Occupants who cannot be or do not want to be directly relocated within the proposed development site, but who have stated that they desire to reenter into business in the Project Area whenever suitable locations and rents are available, will be maintained by the Agency. The Agency will make reasonable efforts to assist such Business Occupants to find reentry accommodations at locations and rents suitable to their needs. In order to implement the operation of this Section 501, the Agency will provide in all Participation Agreements, disposition and development agreements, and other agreements, as applicable, that in the renting or leasing of premises rehabilitated or developed pursuant to such agreements the Participant or developer will give reasonable preferences (over other potential tenants or lessees) to Business Occupants who will be or who have been displaced from their places of business by the Agency to lease or rent premises within the newly rehabilitated or developed facilities. Limitations on the Extension of Preferences The following are the minimum requirements that must be met by any business to establish its eligibility for the reasonable preference to reenter in business in the Project Area after displacement: 1. The business use proposed shall be consistent with the land use standards of the Plan and any specific plan and development standards and criteria adopted by the.Agency or the City. 2. The improvement on the business premises made or proposed to be made shall (unless otherwise approved by the Agency) meet, or shall be brought up to meet, a structural condition, equal to or better than that required for a new structure or improvement of equivalent size, location, use and occupancy as required by the building and safety laws and regulations then applicable in the City, and shall conform to the Plan. 3. The business operator shall demonstrate to the satisfaction of the Agency that he is financially capable and qualified to .perform any and all modifications or rehabilitation or modernization on the property at the new location in order that it will conform to the Plan and capable of meeting the financial requirements to occupy space in the new location. 4. The business shall agree in writing that in the use, occupancy and conduct of business in the premises there shall be no discrimination because of race, sex, marital status, color, creed, religion, national origin, ancestry, sexual orientation, physical handicap, or medical condition. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -5- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • • Res.No.332 Exhibit A Establishing Preferences Among Business Occupants Seeking Similar Preferences If conflicts develop between the desires of participants for particular sites or land uses, the Agency is authorized to exercise its reasonable discretion and establish reasonable priorities and preferences among the Business Occupants and to determine a solution by consideration of objective facts concerning the proposals, including, for example: financial ability to perform, length of time in the area, accommodation of as many potential Business Occupants as possible, appropriateness of the type of business within the proposed premises or location, the feasibility of business success, and conformity with intent and purpose of these Rules and the Plan. Participation, to the extent feasible, may be available for two or more persons, firms or institutions, to join together in partnerships, corporations, or other joint entities. Section VI. Participation Procedures Notice and Statement of Interest Before entering into any Participation Agreements or Disposition and Development Agreements relating to the acquisition, development, or rehabilitation of real property in the Project Area, the Agency shall first comply . with these Rules relating to soliciting interest in owner participation from Owners of property, which may be acquired, developed, or rehabilitated and call upon them to submit a Statement of Interest for Participation incorporated herein as Exhibit B, in the proposed development or in otherwise participating in the redevelopment of the Project Area. Those desiring to submit a Statement of Interest in Participation must complete and submit said Statement to the Agency within forty-five (45) days of receipt. Any owner may also submit such a Statement at any time before such notification. Such Statement shall include information requested by the Agency and shall be in the form requested by the Agency. The Agency shall consider such Statements as are submitted on time and shall seek to develop reasonable participation for those submitting such Statements whether to stay in place or to move to another location. The Agency may in its sole discretion determine that a participation proposal is not feasible or in the best interest of the Project or the community, or is otherwise limited by one or more of the criteria set forth in Section IV hereof. In such event, the Agency may select a developer from among prospective participants submitting statements of interest in participating and others invited to submit proposals. The Agency retains and shall exercise the discretion vested in it by law to consider and determine whether the proposal or proposals for redevelopment submitted by an Owner or Owners for participation in the Project Area conforms to, and meets the goals and ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -6- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • Res.No.332 Exhibit A objectives of, the Plan. The Agency shall exercise said discretion reasonably, in good faith, and without discrimination. Participation Agreements General Public and private Owners wishing to develop or improve their properties within the Project Area may be required, as a condition to Agency approval of such development, to enter into a binding written Participation Agreement with the Agency if the Agency determines it is necessary to impose upon such property any of the standards, restrictions and controls of the Plan, or of any design guide adopted by the Agency pursuant to the Plan. Contents A Participation Agreement shall obligate the Owner, and the Owner's heirs, successors and assigns to acquire, rehabilitate, develop and use the property, as may be applicable, in conformance with the Plan and/or to be subject to such other provisions and conditions of the Plan as the Agency may require for the period of time that the Plan is in force and effect, excepting those provisions related to nondiscrimination and nonsegregation which shall run in perpetuity. Each Participation Agreement will contain such terms and conditions and will require the potential Participant to join in the recordation of such documents as the Agency may require in order to insure the property will be acquired, rehabilitated, developed and used in accord with the Plan and the agreement. Participation Agreements will be effective only if approved by a majority vote of the members of the Agency. Section Vill. Enforcement In the event a property is not acquired, developed, rehabilitated, or used in conformance with the Plan, with an Agency determination of conformance, or a Participation Agreement, then the Agency is authorized to (1) purchase the property, (2) purchase any interest in the property sufficient to obtain conformance, or (3) take any other appropriate action sufficient to obtain such conformance. The Agency shall not acquire real property retained or developed under an approved Participation Agreement if the Participant fully performs under the agreement. Section Vill. I Amendment - The Agency may amend these rules at any regular meeting or duly called special meeting held after their adoption, but only after notice to the Agency members and the public. The text of the proposed change shall be made available and ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -7- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES 0 Res.No.332 Exhibit A notice of said meeting shall be published in a newspaper of general circulation. Such notice shall be published at least fourteen (14) calendar days before the date of the meeting at which the proposed amendment will be considered. The method of notice is at the discretion of the Agency. No such amendment shall retroactively impair the rights of any parties who have executed Participation Agreements with the Agency in reliance upon these rules as presently constituted. ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 -8- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES 1� yt. { y L • '--- t L. • c .mil • " w NNW Sly I �� --r�-- � :;��`' ,�_��"�" � .Q�' �• ��. j,,�' ;��" off, ,�; aa��. L '� '�; �s v r��►sll'tiL�t� ii t���lt ':��:•' :.;.�� r= �� oil fill! ��I �1 I[f • -y�,1 �' s '-K4 � [ [�tl$:�..1��� / -— ��. f !«�? 'r�f .� /ill. • • Res.No.332 Exhibit A Statement of Interest ROSENOW SPEVACEK GROUP,INC. REDEVELOPMENT AGENCY OF THE JANUARY 9,2002 EXHIBIT B-1- CITY OF HUNTINGTON BEACH DRAFT OWNER PARTICIPATION RULES • • Res.No.332 Exhibit A STATEMENT OF INTEREST FOR PARTICIPATION IN THE SOUTHEAST COASTAL REDEVELOPMENT PROJECT I hereby express my interest in participating in the Southeast Coastal Redevelopment Project: 1. Name of Property Owner/Tenant: Phone: 2. Home Address: 3. Address of Property owned or rented in the Project Area: 4. Name of business in the Project Area: 5. 1 own ( ); am a tenant ( ); and wish to rehabilitate ( ); build ( ); sell ( ) my present property. If tenant, indicate: month-to-month( );or lease( );expiration date of lease: 6. My present type of business is: 7. Nature of proposed participation: I understand that submission of this Statement of Interest does not in any way obligate me to participate in the Project. Signed: Return to: Title: Redevelopment Agency of the City of Huntington Beach 2000 Main Street, 5�h Floor Date: Huntington Beach, California 92648 Res. No. 332 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY, Clerk of the Redevelopment Agency of the City of Huntington Beach, California, DO HEREBY CERTIFY that the foregoing resolution was duly adopted by the Redevelopment Agency of the City of Huntington Beach at a regular meeting of said Redevelopment Agency held on the 22nd day of January, 2002 and that it was so adopted by the following vote: AYES: Green, Dettloff, Bauer, Cook, Boardman NOES: None ABSENT: Houchen ABSTAIN: None L�mnTtGfi Wf�d�C'�t/ Clerk of the Redevelopment Agency of the City of Huntington Beach, CA RCA ROUTING SHEET INITIATING DEPARTMENT: ECONOMIC DEVELOPMENT SUBJECT: ADOPT AGENCY RESOLUTIONS CIRCULATING CERTAIN DOCUMENTS FOR THE PROPOSED SOUTHEAST COASTAL REDEVELOPMENT PROJECT COUNCIL MEETING DATE: January 22, 2002 RCA ATTACH M E NTS : STATUS Ordinance (w/exhibits & legislative draft if applicable) Not Applicable, Resolution (w/exhibits & legislative draft if applicable) Attached Tract Map, Location Map and/or other Exhibits Not Applicable Contract/Agreement (w/exhibits if applicable) (Signed in full by the City Attome ) Not Applicable Subleases, Third Party Agreements, etc. (Approved as to form by City Attome ) Not Applicable Certificates of Insurance (Approved by the City Attorney) Not Applicable Financial Impact Statement (Unbudget, over $5,000) Not Applicable Bonds (If applicable) Not Applicable Staff Report (If applicable) Not Applicable Commission, Board or Committee Report (If applicable) Not Applicable Find in s/Conditions for Approval and/or Denial Not Applicable EXPLANATION FOR MISSING ATTACHMENTS .. ..... REVIEWED RETURNED; FORWARDED Administrative Staff Assistant City Administrator (initial) ( ) ) City Administrator Initial rCity Clerk EXPLANATION FOR RETURN OF.ITEM . W (Below • . • Only) RCA Author: Runzel z o C o T �T Proposed w Southeast Coastal b Redevelopment Project January 22, 2002 Item F-2 Background ■ Community Workshops - Nov 2000 &Jan 2001 ■ Survey Area adopted by Council- Feb 2001 ■ Preliminary Plan approved by Planning Commission - Feb 2001 ■ Southeast Area Council Committee recommends reducing the area - April 2001 ■ Revised Preliminary Plan approved by Planning Commission - June 2001 ■ Preliminary Plan approved by Agency —July 2001 ■ Initial Study completed and Notice of Preparation issued, September 2001 1 j FEE:, �1lamilton, Vent_R- d '1 Ne�npn:t)4 \nt��pan - Uft hitt l a o , Proposed a 3 1114 Boundaries ` *j '�� I3,d 14 Beach Malntenanee ,,,, �� Faclllty .a, — 9 l/! F ! Proposed Site. Water Reservoir Am -!Y l Ow. T` Southea ��� Coastal 'p Jim Pro ed Site Area y Gesalinatien Plan rap _ I 2 93 Southeast Coastal Goals ■ Screening & Environmental Improvements at Power Plant ■ Ascon/NESI Clean-up ■ Other Project Area Properties Clean-up ■ Public Improvements & Facilities ■ Protect and Restore Wetlands ■ Park and Trail Improvements ■ Stand Alone Project Area ■ Provide Financial Resources Plan Adoption — Next Steps ■ Public Review and Comment ■ Draft Redevelopment Plan ■ Owner Participation Rules ■ Environmental Impact Report(45 day review) ■ Community Meetings, Feb 11 &April 29 ■ Planning Commission — Final EIR & Redevelopment Plan, April 9 ■ Joint Public Hearing, May 20 ■ Consider approval of Final Owner Participation Rules & Adopting Ordinance, June 3 ■ Second Reading of Adopting Ordinance, June 17 3 ==EFPreliminary Report ■ Reasons for the Plan ■ Projected resources for redevelopment ■ Anticipated projects and programs envisioned to be implemented ■ Incorporates neighborhood comments/ideas Draft Redevelopment Plan ■ Conforms to the General Plan, Zoning and Specific Plans ■ Limits Uses ■ Design for Development ■ Describes potential projects and tools ■ Outlines the rights of owners and tenants ■ Limits the plan to a 30 year implementation ■ Funds projects with Tax Increment ■ Incorporates Neighborhood comments/ideas 4 Draft Owner Participation Rules Guidelines for contracts between the Agency and property owners and business tenants that would take effect if the Redevelopment Plan is ultimately adopted Environmental Impact Report ■ Public Review Period (45 days) begins 1/23 ■ Availability: ■ Community Development ' rf . y , Department �. .�: ■ Economic Development Department Y • Central Library t • Banning Library ■ Edison Community Center 5 Next Community Meeting Hosted by Southeast Council Committee City Council Chambers ry Februa 11, 2002 7:00 PM Li Additional Information at www.hbbiz.com/home/searea.htm 6 Recommendation ■ Adopt Agency Resolution 331 approving the Preliminary Report for the Southeast Coastal Redevelopment Project and authorizing submittal of the Preliminary Report and Draft Redevelopment Plan for the Southeast Coastal Redevelopment Project Recommendation ■ Adopt Agency Resolution 332 adopting Liand making available for public inspection Draft Rules Governing Participation and Preferences by Property Owners and Business Occupants for the Southeast Coastal Redevelopment Project 7 r3l . . ,. : ::: . , . . . 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CITY OF HUNTINGTD BEACH INTER-DEPARTMENT COMMUNICATION TO Honorable Mayor and City Council Members z ti o VIA:: Ray Silver, City Administrator ,, a — C, -; hA l c� FROM Howard Zelefsky, Director of Planning -. . � ` l A r SUBJECT: SOUTHEAST:COASTAL REDEVELOPMENT PLAN DRAFT EIR (EIR 01 01) G 2 . . DATE January;25, 2002 . The City's consultanf has recently completedahe Draft Environmental Impact Report .EIR 01 01) for the proposed Southeast Coastal Redeveloprnent�Plan Area The Draft EIR analyzes the potential to facil.RAWA60160 nt-an&A fra tritture improvements within and near the - 7 acre project site, m order to provide aesthetic enhancements .. infrastructure improvements; and:hazardous materials remediation to this blIg'' .. and under-utiled area J. The Draft EIR will begin its mandatory 45 day;public comment period, on January 23`tl The comment period closeson March 11th A copyof the draft document is available at the Planning counter for your review For your"information, copies of this document''were distnbuted'to state and local agencies Other copies areavailable for public review of he 4 r, Economic Development Counter,.Central Library, Banning Library, and Edison Community Center ANotice of Ayailabihty was also malted toproperty owners and x interested persons Once:the public review period has'closed and staff/consultant have prepared the fr S, - responsesao the,comments ,the project will-be scheduled for a'public hearing before the :Planning Commission followed by:a public hearing before the City Council:: Tentatively, we would expect'the City Counctl`s review in,May If you have;any°questions regarding . the document, please contact Rosemary Medel, Associate Planner, at x 1684 c. Bill Workman,Assistant City Manager I Department`Heads I: Scott Hess;Principal Planner Mary Beth Broeren, Principal Planner IV Rosemary Medel, Associate Planner ,,.Y ,ra 11 I I Community Meeting - Southeast Coastal Area Thursday ,January 18 200. 7:00 PM 900 PM 1 Edison High`,-School I Cafet6iia 21400 Mag-nofia Agenda Topics Results .of the,last:l community workshop; - ♦: Redevel'opm`ent Process Draft Preliminary Plan j • Questibns & comments :I j I City of Huntington Beach • P.O. Box 190 Huntington Beach, CA)92648i Phone: (714) 536-5582 Fax: (714) 375-5087 (11,e.11.11,619,lilt, Web: voo Abbiz.corn - i I WANT TO BEN THE MAILING LIST? To be put on the community workshop mailing list, contact Carol Runzel, Assistant Project Southeast Coastal Area Ilr a ' Pang Manager in the Economic Development Depart- ment at (714) 536-5224 or e-mail to: area is located in the southeast section � �1 runzelc@surfcity-hb.org. of the City of Huntington Beach, between Magnolia Avenue and Beach Boulevard, along the inland side of the Pacific Coast Redevelopment Highway. Its current uses are predomi- nately industrial and coastal conserva- P I a n Adoption tion, and with some retail and residential UJ, _ �5NF. Process 0 700 1400 7100 Feet Take a closer look at: www. hbbiz.com E 'e You may find out more about the Southeast Coastal Area Redev I lopment Plan adoption process s • at the Department of Economic Development's website. ` Bookmark this link to the Southeast Area page: www.hbbiz.com/home/searea. You can download these documents: �Wa; ,1v 1 �,�k_�a rk �,: ♦ Feasibility Study r, ♦ Aerial map City of Huntington Beach , ♦ Draft Preliminary Plan P.O. Box 190 Huntington Beach, CA 92648 ♦ Community Workshop Summaries Phone: (714) 536-5582 ♦ Meeting schedule Fax: (714) 375-5087 i ♦Web: www.hbbiz.com Other relevant documents A COPY OF THE PRELIMINARY PLAN CAN BE ALSO FOUNDI AT: City of Huntington Beach City of Huntington BeachI i ♦ Department of Economic Development, City Hall, Fifth Floor, 2000 Main Street Telephone: (714) 536-5582 ♦ Central Library, 7111 Talbert Avenue • ♦ Helen Murphy Branch Library, 9281 Banning Avenue r,rr er HITI eHl,1[n FOR MORE INFORMATION ABOUT CALIFORNIA REDEVELOPMENT LAW, TAKE A LOOK AT: www.redevelopmentlaw.com • • �t 1 S � Southeast Coastal Area - aPapt Why is redevelopment for the Southeast A Redevelopment Plan is a very broad document point in time when redevelopment is i No,aPa N Coastal Area being proposed by the which governs the activities of the Redevelopment adopted for the area, only the incre- City? Agency for the Project Area. It becomes the mental increase of the property tax as- �. Agency's charter that establishes long -term plan- sessment of properties within the area The City of Huntington Beach's goals in the ning goals, policies,and procedures. It also serves goes into a fund called "Tax Increment." \\ proposed redevelopment of the Southeast as the financial plan for the Project Area. Whether your property is within or out- Coastal Area are: side the Southeast Coastal Area, no ad- How does Redevelopment work? ditional property taxes are levied by the ♦ To assist with screening, design, or envy C' or its Redevelo ment en due to ronmental improvements to mitigate im- Redevelopment is essentially a financial mecha- City P Agency - P g nism created by California law to remove blight this Redevelopment Plan. N pads of any modernization and recon- o from the community. Funds for redevelopment Ad 0 \� ' struction of the power generating plant on How does the Redevelopment W projects are derived from the regular increases in adjoining neighborhoods and environmen- Agency's debt affect me? o � property tax assessments, not from added prop- s tally sensitive areas; p 0 700 1400 2100 Feet erty taxes. In essence, the Redevelopment � ♦ To facilitate and advance the cleanup of What can Redevelopment funds finance? Agency's debt does not affect the individ- the dosed Ascon Landfill Superfund site; ual homeowner. The Redevelopment Redevelopment funds can be used to make public Law requires Redevelopment Agencies ♦ To encourage the economically feasible improvements in the project area such as: street acquire Y to a uire debt before the can collect the increase increases in property tax assessments are allo- recycling of other properties in the Project in property taxes Tax Increment). Debt can be cated to the Redevelopment Agency, by State construction, infrastructure repairs or installation P PertY ( ) o Area, including the Edison and tank farm (sewers, storm drains, and others), underground- created in a variety of ways. One typical way is an Redevelopment Law thirty percent (30/o) of the properties, by monitoring hazardous mate- ing of utilities, clean-up of environmentally sensitive advance of funds from the C'�Y's General Fund Tax Increment is passed on to local school dis- rial cleanup activities and ensuring that that usual) eams interest b lending its money. tricts. This is in addition to the current property or contaminated properties, landscaping of public Y Y 9 � Y any ultimate development is compatible right-of-ways, construction of parking facilities, To create debt, the Redevelopment Agency may tax revenues allocated to the school districts. with surrounding neighborhoods and prop- property acquisition, property demolition, reloca- also issue bonds against future Tax Increment erties, lion, and other public actions necessary to elimi- revenue (much like when a homeowner borrows ♦ To assist in the protection and restoration nate blight. The California Redevelopment law re- from a bank to buy a house and the approved loan of environmentally sensitive wetlands in quires that twenty percent(20%) of the Tax Incre- is based upon the homeowner's future earnings.) ----- — ---- ---- connection with proposed redevelopment ment funds shall be used for affordable housing A bond for the Agency is similar to a mortgage for activities;and projects. The Southeast Area Preliminary Plan the homeowner. City of Huntington Beach indicates that the Agency will not use eminent do- ♦ To provide the financial resources neces- main to acquire property. Does Redevelopment reduce the funds that are allocated to local schools? sary to carry out the above mentioned ----- - -- - - - ------ ---- --- goals. Does Redevelopment mean I have to pay addi- Redevelopment does not cause local Schools t0 P City of HBox untington Beach tional property taxesl lose funding. The State has formulas by which Huntington Beach, CA 92648 No,the property taxes received by the Redevelop- education funds are supplemented to ensure that Phone: (714) 536-5582 PP Fax: (714) 375-5087 What is a Redevelopment Plan? ment Agency result only from the properties within each school district receives the same amount of web: w*v.hbb;z.com the Redevelopment Project Area. Beginning at the funding (operational funds), per pupil, as any other school district. While a large portion of the regular __ 1 t Southeast Coastal Redevelopment Project Preliminary Plan :pF :. . . December 19, 2000 Redevelopment Agency of the City of Huntington Beach 2000 Main Street, 5th Floor Huntington Beach, California 92648 P.-P., �F'-.No i IftRIiR11'}S49 iii�tt Rosenow Spevacek Group, Inc. 540 North Golden Circle, Suite 305 £ Santa Ana, California 92705 Phone: (714)541-4585 Fax: (714)836-1748 " E-Mail: info@webrsg.com Preliminary Plan Southeast Coastal Redevelopment Project Table of Contents Introduction...............................................................................I Project Area Location and Description.....................................2 General Statement of Proposed Planning Elements.................3 LandUses....................................................................................................... 3 General Statement of Proposed Layout of Principal Streets.................... 3 General Statement of Proposed Population Densities..............................4 General Statement of Proposed Building Intensities.................................4 General Statement of Proposed Building Standards.................................4 Attainment of The Purposes of the Redevelopment Law.........4 Conformance to the General Plan of the City...........................5 General Impact of the Proposed Project Upon the Residents of the Project Area and Surrounding Neighborhoods ...................6 Exhibit A- Proposed Project Area Boundaries.........................7 CAWINDOWSWEMPIPRELIMINARY PLANI.DOC Preliminary Plan Southeast Coastal Redevelopment Project Introduction This document is the Preliminary Plan ("Plan") for the proposed Southeast Coastal Redevelopment Project ("Project"). Its purpose is to designate the boundaries of the proposed Southeast Coastal Redevelopment Project Area ("Project Area"), and provide a general description of the contemplated redevelopment initiative. If this Plan is approved by the City. of Huntington Beach Planning Commission (`Planning Commission") and Redevelopment Agency of the City of Huntington Beach ("Agency"), the Agency will commence a nine- month process to prepare and adopt a redevelopment plan for a 266-acre Project Area, generally located in the vicinity of Beach Boulevard, Hamilton Avenue, Magnolia Street and Pacific Coast Highway. (The Huntington-by-the-Sea Mobilehome Park would be excluded from the Project Area boundaries.) The Agency is considering the Project for the following reasons: ■ To assist with screening, design, or environmental improvements to mitigate impacts on adjoining neighborhoods and environmentally sensitive areas associated with modernization and reconstruction of the power generating plant; ■ To advance the cleanup of the Ascon Landfill Superfund site; • To facilitate the reuse of other Project Area properties including the Edison and tank farm properties, by monitoring and assisting hazardous material cleanup activities and ensuring that any ultimate development is compatible with surrounding neighborhoods and properties; • To facilitate the protection and restoration of environmentally sensitive wetlands in connection with proposed redevelopment activities; • To permit the Agency to assist with park and trail improvements if any Project Area properties are designated for such uses; ■ To ensure that Project Area revenues are pledged to projects that directly benefit the area, and that the Project Area remains separate ROSENOW SPEVACEK GROUP,INC. PAGE 1 PRELIMINARY PLAN SOUTHEAST COASTAL REDEVELOPMENT PROJECT and distinct from the Redevelopment Agency's existing Huntington Beach Redevelopment Project Area; and To restrict the use of eminent domain to any non-fee ownership interests such as oil and gas leases. In accordance with Section 33324 of the California Community Redevelopment Law ("CRL"), this Plan must: ■ Describe the boundaries of the Project Area; ■ Contain a general statement of land uses and of the layout of principal streets, population densities, building intensities and standards proposed as the basis for the redevelopment of the Project Area; ■ Show how the purpose of the preliminary plan would be attained by redevelopment; ■ Show how the preliminary plan conforms to the community's general plan; and ■ Describe, generally, the impact of the project upon residents of the Project Area and surrounding neighborhoods. For the past several months, Agency staff has maintained an ongoing dialogue with project area property owners, as well as neighboring residents and homeowners associations. During the redevelopment plan preparation process, the Agency will continue these discussions as a means to inform the public about the development of the redevelopment plan, and to solicit input from the community about potential redevelopment activities. It is anticipated that a final redevelopment plan could be presented to the City Council and Agency at a joint public hearing for their consideration in as early as June 2001. Project Area Location and Description The Project Area is located entirely within the corporate boundaries the City of Huntington Beach, Orange County, California. The City is located in west Orange County, and is the third largest city in Orange County, with a population of approximately 199,300 persons, according to January 2000 estimates from the State Department of Finance. The City incorporates a total of 27.7 square miles (approximately 17,700 acres) within its boundaries, and is adjoined by the City of Seal Beach to the northwest, the City of Westminster to the north, the City of Fountain Valley ROSENOW SPEVACEK GROUP,INC. PAGE 2 PRELIMINARY PLAN SOUTHEAST COASTAL REDEVELOPMENT PROJECT to the northeast, the Cities of Costa Mesa and Newport Beach to the east and the Pacific Ocean to the south and west. The proposed Project Area is located in the southeastern part of the City, near the Pacific Ocean. The Project Area includes the area generally located north of Pacific Coast Highway, between Beach Boulevard and Magnolia Street. (Exhibit A presents a map depicting the boundaries of the proposed Project Area.) Preliminary estimates place the total size of the.Project Area at 266 acres, which is approximately 1.5% of the entire City. The total population of the Project Area is estimated at 100 persons (assuming 2 persons living in each of the 47 mobile home units in the Project Area), or approximately 0.05% of the total City population. Project Area land uses include the AES power generating plant, the Ascon Landfill Superfund site, the Golden West refinery tank farm, the Cabrillo mobile home park, County Flood Control property, a boat sales yard, and undeveloped wetlands. Based on a redevelopment feasibility study completed in October 1999, physical and economic blighting conditions addressed by Project implementation include substandard design, obsolete buildings and facilities, incompatible land uses, impaired investments, and inadequate public improvements. Physical and economic conditions will be further studied and documented over the ensuing months to determine the nature and extent of potential redevelopment activities in the Project Area. ProposedGeneral Statement of This Plan envisions that planning elements to be contained in the redevelopment plan will be identical to the applicable provisions of the City of Huntington Beach General Plan ("General Plan") and all other state and local codes and guidelines, as they may be amended from time to time. Land Uses Within the proposed Project Area, land uses shall be those permitted by the General Plan, as they exist today or are hereafter amended. Currently, the General Plan permits the following uses in the Project Area: Public Utility, Industrial, Commercial Visitor, Open Space/Conservation, and Residential Medium Density. General Statement of Proposed Layout of Principal Streets The principal streets within the Project Area are presented by Exhibit A; these include Pacific Coast Highway, Beach Boulevard, and Magnolia ROSENOW SPEVACEK GROUP, INC. PAGE 3 PRELIMINARY PLAN SOUTHEAST COASTAL REDEVELOPMENT PROJECT Street, Newland Street, and Hamilton Avenue. If a redevelopment plan is adopted for the Project Area, existing streets within the Project Area may be widened or otherwise modified and additional streets may be created as necessary for proper pedestrian and/or vehicular circulation pursuant to the General Plan. The layout of principal streets and those that may be developed in the future shall conform to the General Plan as currently adopted or hereafter amended. General Statement of Proposed Population Densities If the redevelopment plan is adopted, permitted densities within the Project Area will conform to the General Plan and Zoning Code, as currently adopted or as hereafter amended, and other applicable codes and ordinances. This Plan and the Project do not propose any changes to population densities, development densities, or land use designations. General Statement of Proposed Building Intensities Building intensity shall be controlled by limits on the: ■ Percentage of the building .site covered by the building (land coverage); ■ Size and location of the buildable area on the building site; and ■ Height of the building. The limits on building intensity shall be established in accordance with the provisions of the General Plan and Zoning Code, as they now exist or are hereafter amended. This Plan and the Project do not propose any changes to population densities, land use designations, or building intensities. General Statement of Proposed Building Standards Building standards shall conform to the building requirements of applicable codes and ordinances. PurposesAttainment of The . . The properties included in the proposed Project Area were selected because a preliminary review of these properties in an October 1999 Feasibility Study indicated the existence of blight, as defined by the CRL. ROSENOW SPEVACEK GROUP, INC. PAGE 4 PRELIMINARY PLAN SOUTHEAST COASTAL REDEVELOPMENT PROJECT (These conditions will be more extensively evaluated and documented during the redevelopment plan adoption process.) Redevelopment of the Project Area would attain the purposes of the CRL by alleviating blighting conditions that to date the private sector, acting alone, has not remedied. Blighting conditions include: ■ Structural deterioration and dilapidation; ■ Defective design; ■ Substandard design; ■ Incompatible adjacent uses; ■ Stagnating property values; and ■ Impaired investments. Additionally, public infrastructure such as streets, curbs, gutters, and sidewalks are substandard and existing capacity is insufficient. The purposes of the CRL would be attained by the proposed Project through the: ■ Encourage modern, integrated development with improved pedestrian and vehicular circulation; ■ Replanning, redesign and development of undeveloped or underdeveloped areas which are stagnant or improperly utilized; and ■ Participation of owners and tenants in the revitalization of their properties. Conformanceof the City Because land uses, transportation, and other development standards incorporate existing General Plan policies, this Plan conforms to the General Plan. .This Plan does not propose to institute additional land use policies not otherwise permitted by the General Plan, or other applicable codes and guidelines. ROSENOW SPEVACEK GROUP, INC. PAGE 5 PRELIMINARY PLAN SOUTHEAST COASTAL REDEVELOPMENT PROJECT General Impact of the Proposed Project Upon . of the Project Area and Surrounding Neighborhoods Project impacts on residents within, and adjacent to, the proposed Project Area will generally be improved environmental conditions. Through the Project, the Agency desires to facilitate the redevelopment of existing uses to better suit surrounding areas. Project development and implementation will be subject to further review and approval by the City Council, Agency, Planning Commission, and other non-City environmental and taxing agencies. Further, the Commission will conduct a community outreach process during the Project formation and implementation phases to gain the insight and perspectives of affected property owners, business owners, residents, and other interested parties. ROSENOW SPEVACEK GROUP,INC. PAGE 6 Preliminary Plan Southeast Coastal Redevelopment Project Proposed ROSENOW SPEVACEK GROUP, INC. ........ ..... L N C a part lNotpart N 17 1 1 1 4-4 A S 0 700 1400 2100 Feet .......... ....... Southeast ,Coastal \, ri Pro 'ect ``\ J Public Works n Engineering Division 11 oft City of Huntington Beach Agency Stationery Page 1 of 1 ' t-�_UEI-itl: Silver, Ray CITY CLERK From: Runzel, Carol HUPJTIFtiGTOPd BEACH. CA Sent: Monday, October 01,2001 5:14 PM 2001 OCT —3 P 3: 1 4 To: bobdvas@hotmail.com; bowen@rutan.com; charliebutier2@aol.com; David Wilshin; david@maricich.com;ebiderson@englandgeosystem.com;eblackford@aesc.com; edemeulie@socal.rr.com;gemason@worldnet.att.net;gorman9122@aol.com; hbcca2000@yahoo.com; hbyocoms@earthlink.net;jely@sanwabank.com;jim.w.monroe@boeing.com; kberryr@earth link.not; luaulane@earth link.net; Olivia Hawkins (E-mail); rrozzelle@fea.net; skyking965@aol.com;SLAWHEAD@aol.com;tbroedlow@ldcoinc.com;vespa7@socal.rr.com; vicleipzig@aol.com Cc: Silver, Ray; Biggs, David; Duran, Gus; Medel, Rosemary; Broeren, Mary Beth Subject: Initial Study-Southeast Coastal Redevelopment Plan Southeast Coastal Redevelopment Project Area -A Notice of Preparation (NOP)and Environmental Assessment for the preparation of a Draft Environmental Impact Report(EIR)were made available for review on Thursday, September 27, 2001. The Environmental Assessment is the "Initial Study" identifying potential environmental issues in the form of a checklist. The comment period ends on October 26, 2001. The NOP notice was mailed to required State and local agencies as well as interested persons on the City's and Redevelopment Agency's noticing lists. This document can be reviewed at City Hall in the Planning and Economic Development Departments in addition to Central Lib and Banning Library. For inquiries re ardin the NOP/Environmental Assessment, please contac osemary e e , ssociate anner at(714)374-168 . The Environmental Board will review the Initial Study at this Thursday's meeting (10/4)located at the Centeral Library beginning at 6:30 PM. A copy of the Environmental Board's agenda is attached. If you would like to have e-mailed to you a copy of the Initial Study, I can send it as'a"Acrobat Reader" document. Just reply-with-the request. (You will need Acrobat Reader to open the document.) Carol A. Runzel Assistant Project Manager Economic Development 714.536.5224 1, i 10/2/2001 vie /s IZ41,v,