HomeMy WebLinkAboutReso 1987-13021 2 (a)
RESOLUTION NO. 13021
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CONCURRING WITH THE CHULA VISTA
REDEVELOPMENT AGENCY'S APPROVAL AND CERTIFICATION
OF THE ENVIRONMENTAL IMPACT REPORT ON THE ~ENDED
TOWN CENTRE II REDEVELOPMENT PLAN FOR THE TOWN
CENTRE II REDEVELOPMENT PROJECT AREA
WHEREAS, the City Council of the City of Chula Vista has heretofore
approved on August 15, 1978, Ordinance No. 1827 adopting the Town Centre No.
II Redevelopment Plan and Project; and
WHEREAS, the Town Centre No. II Redevelopment Plan contained no provisions
for the allocation of tax increment pursuant to Section 33670 of the
California Health and Safety Code; and
WHEREAS, the Redevelopment Plan's implementation has been constrained due
in part to the inability of the Redevelopment Agency to provide financial
assistance required for on- and off-site improvements necessary for the
redevelopment of the Project Area, and the lack of financial resource
available to the Agency to create the public/private relationship necessary
for implementation; and
WHEREAS, the Redevelopmerit Agency has recommended to the City Council and
Planning Commission that the previously adopted Redevelopment Plan be amended
to allow for the tax increment provisions of Section 33670 and other required
amendments of the California Heal th and Safety Code, so as to enable the
Agency to pursue redevelopment and revitalization of the Chula Vista Shopping
Center and Sears Retail Center with the present and prospective property
owners; and
~HEREAS, the Redevelopment Agency of the City of Chula Vista has prepared
a proposed Amended Redevelopment Plan for the Town Centre II Redevelopment
Project Area and has submitted same to the Planning Commission of the City of
Chula Vista; and
WHEREAS, the Agency filed a Notice of Completion and forwarded the Draft
EIR to the State Clearinghouse for distribution to those agencies which have
jurisdiction by law with respect to the Project, and to other interested
persons and agencies and sought the comments of such persons and agencies; and
WHEREAS, the the Environmental Impact Report for the Amended Town Centre
II Redevelopment Plan has been prepared and circulated for comment pursuant to
the California Environmental Quality Act ("CEQA") and State and local
regulations and guidelines adopted pursuant thereto; and
WHEREAS, the Draft EIR was thereafter revised and supplemented to adopt
changes suggested, to incorporate comments received and the Agency's response
to said comments, and as so revised and supplemented, a Final EIR was prepared
and submitted to the Planning Commission of the City of Chula Vista; and
WHEREAS, on March 25, 1987 after holding a public hearing, the Chula Vista
Planning Commission by minute action approved and certified the Final
Environmental Impact Report; and
WHEREAS, a joint public hearing was held by the Agency and the City
Council on May 7, 1987, on the Amended Town Centre II Redevelopment Plan and
the Final EIR relating thereto, following notice duly and regularly given as
required by law, and all interested persons expressing a desire to comment
thereon or object thereto having been heard, and said Final EIR and all
comments and responses thereto having been considered; and
WHEREAS, the Final EIR consists of the Draft EIR, as revised and
supplemented, made a part of the Agency's Report on the Redevelopment Plan,
incorporating all comments received and the response of the Agency and the
City Council thereto as of the date hereof,
WHEREAS, on May 7, 1987 the Redevelopment Agency of the City of Chula
Vista approved and certified the Final Environmental Impact Report on the
Amended Town Centre II Redevelopment Plan by Resolution No. 816 , said
resolution having been received by the City Council.
NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY
COUNCIL OF THE CITY OF CHULA VISTA AS FOLLOWS:
Section 1. The City Council of the City of Chula Vista hereby further
finds and determines as follows with respect to the adverse environmental
impacts detailed in the Final Environmental Impact Report:
a) That the Environmental Impacts of the Redevelopment Plan and Project
Area set forth in the Environmental Impact Report including those
raised in comments to the draft Environmental Impact Report have been
considered and recognized by the Chula Vista Redevelopmerit Agency.
b) That none of said impacts after mitigation will have a significant
effect or result in a substantial, or potentially substantial,
adverse change in the environment.
c) That the Environmental Impact Report does adequately consider the
environmental impact of the proposed Amended Redevelopmerit Plan and
Projects proposed to be implemented pursuant to the Amended
Redevelopment Plan.
d) That the proposed Amended Redevelopment Plan and Project Area will
have no significant adverse environmental affect.
e} That the projects proposed to be implemented pursuant to the Amended
Redevelopment Plan have been evaluated, and no potential significant
adverse environmental effects have been determined after mitigation
measures have been considered.
-2-
Section 2. The City Council of the City of Chula Vista does hereby concur
with the Chula Vista Redevelopment Agency's certification as to the adequacy
of the Final Environmental Impact Report on the Chula Vista Redevelopment Plan.
Presented by Approved as to form by
WPC 2893H
-3-
ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 7th do,/of May . ..
19 87 , by the following vote, to-wit:
AYES; Councilmembers Moo~e, Nader, McCandliss, Cox
NAYES: Councilmembers None
ABSTAIN: Councilmembers None
Malcolm
ABSENT: Cou nc i 1 members
t~ City o Chula Vista
ATTEST (/~-.._]~J/~2/2 C~'~}~,~ ..
S, .FE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is o full, true and correct copy of
RESOLUTION N0. 13021
,and that the some has not been amended or repealed.
DATED
city C erk
CI'IY OF
CHULA VISTA
CC-660
IV - 8
CBULA VISTA REDEVELOP~EBT AGENCY
ESTIMATED TAX INCREND/T REVENUE PROJECTIONS
ESTIMATE 'A'
TOWN CEITBE II EEDEVELOPNENY PROJECT 159.41 Acres)
levenue Prciecnions
lssessed Valuatinn and Tax Increnent
IAnsuaes 29 Annual Increase Plus hdnveln;ueuC)
Proposed Base Pear: FY 1978 - 1978 Projected Base Year Assessed Valuation: $17,151,200
colurn I 2 ] 4 9 6 7 8
Ot~er
Annual hre:asted Assessed A'ssessed Total Estimated Cumaulative t Increase
Year Assessed Percent Valuation Valuation Assessed Increnental Annual Tax Tax Over
No. Year Valuation Increase Increase Increase Vaha~ion Valuation Increment lucresent Base Pear
I I879 1980 17,188,200 O.O 0 282,764 17,470,968 282,764 0 O
2 1BBQ I881 17,470,964 0.O 0 (859,260) 16,811,704 (575,498) O O -3.4
3 1981 1982 I8,811,7~I 0.0 0 385,8~B 16,997,513 (180,587} 0 O -1.1
4 1982 1983 16,997,513 0.0 O 431,849 I?,429,352 241,I82 0 0 I.(
5 1983 1984 17,429,352 O.O 0 556,116 I'7,985,478 ?97,278 O 0
6 1954 1985 1.7,885,478 O.O O 282,683 18,248,141 1,058,941 O O 5.2
7 1985 1886 i8,248,i~i O.O O 2t8,341 18,466,~,82 1,278,~6~ O 0 7.4
B 1986 1987 18,4~5,482 O.O O 298,836 18,786,118 1,577,918 0 O 9.2
9 1987 1888 18,766,I18 2.0 3.75,322 4,3~0,542 23,fil,852 6,293,082 62,9~7 62,937 35.6
lO Iris 1989 23,481,882 2.0 469,5~8 1B,SBO,OaO 39,511,920 22,323,325 223,233 286,1.70 129.9
ii 19R9 1990 39,511,920 2.0 .790,230 15,18L872 59,402,323 38,214,123 382,1~i 888,311 222.3
12 i990 199i 55,402,323 2.0 I,I08,048 58,51D,310 39,322,170 393,222 1,061,533
13 1991 1992 56,510,370 2.0 1,I30,207 ;57,840,577 40,482,377 404,524 1,488,057 235.3
14 I882 1993 57,84g,977 2.0 1,152,8~2 88,793,3~9 41,805,189 418,051 1,582,109 252.1
15 1993 1994 58,793.389 2.0 1,175,888 59,989,257 42,781,057 427,511 2,309,919 218.9
15 1994 1998 59,959.257 2.0 1,199,385 61,188.542 (3,980,442 489,804 2,?59,724 295.9
17 1995 1996 51,188,842 2.0 1,223,373 62,392,015 55,203,815 552,038 3,201,782 283.0
15 1996 1BB7 62,392,015 2.0 1,247,810 83,539,855 46,451,655 464,517 3,866,278 270.3
1B 1997 1988 63,539,555 2.0 1,~?L.797 64,912,552 47,724,45~ 5.77,245 4,113,823
~0 IBBB 1989 55,912,fi2 ~.0 .I,298,253 68,219,905 59,022,?05 ~90,227 1,533,750 285.2
21 1999 2000 66,210,905 2.0 1.324,218 67,535,123 50,34L923 503,469 5,137.219 292.9
22 2000 200I 6.7,535,I23 2.0 1,350,702 68,885,826 51,597,625 516,976 5,651,195 300.8
23 2001 2002 68,fi5.826 2.~ 1,377,7~? '70,253,5(2 53,07L342 530,?53 6,1H,949 30LB
25 3002 2~03 ?0.263,542 2.e 1,405,271 71,658,813 54,480,513 844,805 6.729,755 317.0
28 2003 2004 71,658,813 2.0 1,533,376 73,1~2,189 59,913,989 559,140 7,258,895 329.3
26 2004 2005 73,I02,159 2.0 1,462,044 75,584,213 57.375,033 B?3.?;o 7,862,655 333.8
27 2005 2006 74,554,233 2.0 1,(91,255 76,055,518 55,857,)18 588,673 ~,i5L328 3(2.5
282006 2007 76,055.515 2.0 1,528.1~0 77,576,526 60,368,528 503,8H 9,055,213 151.3
29 2007 2Off .77,5.7L62! 2.0 1,551,533 79,I28,161 61,939,951 RIB,dO0 B,671,612 360.4
ATTACRMENT A
GENERAL PLAN - TESTIMONY
The City Council has a comprehensive General Plan for the City.
The General Plan is an important land management tool for use by the community
and its government officials. It provides a common base of understanding for
everyone involved in matters related to community conservation and development,
and it sets forth community goals as well as procedures and policies needed to
achieve the goals. the Plan allows informed decisions by joining information to
organized action.
In summary, the General Plan performs the following functions:
1. The Plan integrates the environmental, social and economic needs and aspira-
tions of the community with the community's natural setting.
2. The Plan allows the collection of a wide range of ideas and considerations
into a single comprehensive document.
3. The Plan simplifies the decision making responsibilities of Planning
Commissioners and City Councilmembers by enabling the review of all propo-
sals in light of a clear picture of desirable future development.
4. The Plan provides a common base of understanding which enables public agen-
cies and private property owners to relate their projects to a common goal.
5. The Plan embodies policies and procedures essential to effective city mana-
gement and the timing of public improvements; and thus provides a basis on
which the annual city budget can be established.
The General Plan describes existing conditions in the community, both positive
and negative. The General Plan identifies goals, objectives and programs to
enhance the positive conditions, and to allevate the negative conditions.
The City Council, Planning Commission, Project Area Committee and staff have
evaluated the various tools available to the City to implement the General Plan
and alleviate those real constraints which impede implementation of the General
Plan in the City, in general, and the Project Area, in particular. It has been
concluded that the administrative and financial program which can best alleviate
these constraints with the least adverse effect on property owners, business
persons, and residents of the community is the use of the California Community
Redevelopment Law and the Town Centre II Redevelopment Program.
The Town Centre II Redevelopment Program is intended to accomplish the following
objectives:
a. The elimination of blighting influences, including incompatible land
uses, obsolete structures, inadequate parking facilities, unsightly or
unattractive signage and graphics, and inadequate landscape and
townscape planning.
b. The elimination of environmental, economic, social, platting, and
physical deficiencies.
c. The strengthening of the mercantile posture of Town Centre No. II, and
the improvement of retail trade therein.
d. The renewal of Town Centre No. II's physical plant and the improvement
of its land use patterns and spatial relationships.
ATTACHMENT A 2
e. The retention and expansion of viable land uses, commercial enterpri-
ses, and public facilities within the area.
f. The attraction of capital and new business enterprises to the project
area.
g. The comprehensive beautlfication of the area, including its buildings,
open space, streetscape, street furniture, graphics, and signage.
h. The protection of peripheral residential enjoyment and land use
integrity.
i The accommodation of future local and regional mass transit and related
facilities; improvement of off-street parking areas and provision for
an improved transit project systems.
The establishment of design standards to assure desirable site design
and environmental quality.
k. The fostering of cooperation between the Town Centre No. II Project
Area and the Chula Vista Town Centre Project Area (No, I), and the pro-
tection of the goals, objectives, and economic resurgence of the
latter.
1. The continuing promotion of Subarea 1 of the Chula Vista Town Centre
(#1) Project Area, as the principal center of specialty-goods pur-
veyance in the South Bay Subregion.
ATTACHMENT A 3
Through a cooperative relationship between the public and private sectors, it is
anticipated that the Town Centre II Redevelopment Program will accommodate the
growth of the community within the limited parameters of the General Plan and
its goals and objectives by: 1) increasing job and housing opportunities;
2) improving the economic character of the community and the Town Centre II
Project Area District; 3) improving the available infrastructure and providing
needed public facilities, services and utilities in the Project Area; and 4)
eliminating that detrimental condition within the Project Area which has
constrained reasonable development and transitional growth. Without the
program, the Project Area may continue to be and further become a burden on the
community.
Most importantly, the Amended Town Centre II Redevelopment Plan will ensure that
the growth of the Project Area and surrounding properties will occur with the
least detrimental economic impact on the community, the administration of the
City, property owners, and business persons, and which could not occur by pri-
vate interest without public participation.
ATTACHMENT A 4
ATTACHMENT B
AGENCY 33352 REPORT - TESTIMONY
Pursuant to Section 33352 of the California Health and ~afety Code, more com-
monly known as the California Community Redevelopment Law, the Report of the
Agency to the City Council includes a variety of information and data relative
to the proceedings and analysis which have occurred prior to this evening's
meeting. The Report contains fourteen (14) Chapters, which I will summarize
for you at this time.
1. Chapter 1 provides an overview and general summary of the activities
which have occurred to date.
2. Chapter 2 provides a summary of the previous reasons for selection of
the Project Area including the definition of blight; the requirements
for inclusion of non-blighted properties; the role of the City Council
with regard to findings of blight and the justification for inclusion
of non-blighted properties; the declarations of State policy with
regard to blight and use of redevelopment; a description of the speci-
fic projects proposed, including public improvements, by the Agency;
and a description of the how the proposed projects within the
Redevelopment Program will improve or alleviate blighted conditions;
an explanation as to why the proposed public improvements cannot be
reasonably expected to be accomplished by private enterprise acting
alone; and the intent of the Redevelopment Program.
3. Chapter 3 contains a description of the physical, social, and economic con-
ditions in the Project Area.
ATTACHMENT B 1
4. Chapter 4 sets forth the proposed method of financing the redevelopment
of the Project Area and identifies specific financing authorizations of
the Amended Town Centre II Redevelopment Plan, specific financing limi-
tations or constraints, and financing projections for the Project Area.
6. Chapter 6 contains an analysis of the Amended Town Centre II
Preliminary Plan as approved by the Project Area Committee, Planning
Commission and Redevelopment Agency.
7. Chapter 7 contains the report and recommendations of the Planning Com-
mission which found that the Amended Redevelopment Plan is in confor-
mity with the General Plan.
8. Chapter 8 indicates that a Project Area Committee was previously
appointed by the City Council, and contains the report and recommen-
dation of the Town Centre II Project Area Committee. In accordance
with Section 33387 of the Health and Safety Code, Chapter 8 includes
the minutes of all the meetings of the Agency with the Project Area
Committee.
9. Chapter 9 contains the Planning Commission's finding that the acquisi-
tion, disposition, dedication or disposition of real property, the
construction or authorization of public buildings or structures, and
the vacation or abandonment of streets in the Amended Redevelopmerit
Plan are in conformance with the adopted General Plan of the City.
10. Chapter 10, contains the final Environmental Impact Report for the
Amended Town Centre II Redevelopment Project Area and Plan.
ATTACHMENT
11. Chapter 11 contains a discussion relative to a report by the County
Fiscal Officer.
12. Chapter 12 contains a discussion relative to a report by the Fiscal
Review Committee.
13. Chapter 13 contains an analysis of the impact on residential neigh-
borhoods, and discusses the general project impact on residents and
neighborhoods and specifically considers relocation, traffic cir-
culation, environmental quality, availability of community facilities
and services, effect on school population and quality of education,
property assessments and taxes, other matters affecting the physical
and social quality of neighborhoods, and specific issues of low- and
moderate-income housing construction and relocation.
14. Chapter 14 contains an analysis by the Agency of the reports submitted
by the County and a summary of the consultation with the County and
affected taxing entities, as well as an analysis of the report of the
Fiscal Review Committee.
The following is a summary of why the Town Centre II Redevelopmerit Plan is being
amended:
The Town Centre No. II Project was adopted by the City Council of the City
of Chula Vista on August 15, 1978, by Ordinance No. 1827. The adopted
Project Area is a rectangular shaped area consisting of the Chula Vista
Shopping Center and the Sears retail center, accommodating approximately
(65+) acres.
ATTACHMENT B 3
Although the Town Centre No. II Redevelopment Plan was adopted in accordance
with the California Community Redevelopment Law (Section 33000 st. seq. of
the Health and Safety Code) then in effect, Section 710.1 of the Plan
relating to "tax increments" stated, "the use of tax increment for the
financing of this project is not provided for in this Plan."
In order to relieve this constraint, the Ghula Vista Redevelopment Agency
has set forth an amended Town Center No. II Project Redevelopment Plan, and
incorporate therein the authority to obtain tax increment revenues in accor-
dance with Chapter 6, Article 6, Section 33670 through 33679 of the
California Health and Safety Code.
The Town Center No. II Redevelopment Plan is amended to provide for the
division of ad valorem taxes within the Project Area, and to provide for
those terms and conditions set forth in the California Community
Redevelopment Law, required to be incorporated in an amended Redevelopment
Plan
The Town Centre II Redevelopment Project Area has, and continues to
experience, severe physical, social, and economic problems which result in a
blighted condition in the community. These conditions have an adverse eco-
nomic and environmental impact on the surrounding community, and in turn,
adversely affect the social environment of the surrounding residents, area
businesses, and property owners. The deteriorated physical condition of the
area; the trend toward business disinvestment; the lack of proper utiliza-
tion of the parcels; inadequate circulation and infrastructure; crime rates
and security needs; antiquated design of the physical character of struc-
tures; inadequate community facilities, open spaces and public facilities;
ATTACHMENT B 4
shifts in retail uses and business marketing practices; and the minimal
private reinvestment activities suggest that revitalization of the Project
Area still cannot reasonably be expected to occur by private enterprise
acting alone.
The coordinated redevelopmerit with the use of tax increment financing
efforts will enable the orderly improvement of properties within an expedi-
tious time schedule thereby ensuring implementation of needed facilities and
improvements. The opportunity exists through this process to provide and
enhance public infrastructure facilities, enhance existing commercial opera-
tions, increase the availability of housing, foster business and merchan-
dising activities, and enhance open space, recreational, and community
facilities. Such development, when linked with private and public training
programs, can increase employment opportunities of unemployed or under-
employed community residents. In addition, enhancement of the economic
environment of the Project Area will stimulate new development and revitali-
zation of the properties which surround the Project Area, and will provide
the catalyst for creating a new image of the community. Furthermore, public
involvement through the redevelopment process will stimulate private
investment in the area and aid the community in effectively competing in the
City-wide demand for needed improvements. Finally, the public/private
cooperation of redevelopment will accelerate the revitalization of the area,
expedite the completion of public improvements and facilities, and facili-
tate the accomplishment of the goals and objectives of the General Plan.
ATTACHMENT B 5
I~ !~I !
Only through a joint public/private relationship between the City, Agency, pri-
vate property owners and businesses can attempts be made to reverse the trend
of dislocation, deterioration, and/or disuse originally determined in 1978.
Although there exists a potential for a redeveloped and revitalized Project
Area, the economic and physical constraints relating to these conditions may
jeopardize the ability for private enterprise acting alone to attain the overall
physical, social and economic objectives. The use of the California Community
Redevelopment Law is required so as to create benefits that will accrue to the
property owners, businesspersons, and users of public and private facilities
within the Project Area, and the entire community.
By revitalizating and redeveloping the public and private properties and facili-
ties within the Project Area, employment opportunities would be expanded; the
social, economic and psychological environment would be enhanced; circulation
constraints would be mitigated permitting more efficient use of public and pri-
vate properties; parking constraints would not preclude the use of existing
structures or the development of property within the Project Area; property tax
revenues would increase, enabling up to 20 percent to be spent by the Agency to
expand the supply of low- and moderate-income housing; new sales tax and other
City revenues would be placed in the City's General Fund for the well-being of
all Chula Vista citizens; and the overall economic and physical environment of
the Project Area would be enhanced creating an overall quality that is con-
sistent with the goals and objectives of the community.
ATTACHMENT B 6
ATTACHMENT C
FINAL EIR - TESTIMONY
A final Environmental Impact Report on the Amended Town Centre II Redevelopment
Plan and has been prepared and circulated according to the California Environ-
mental Quality Act, the State CEQA Guidelines, and the Age~cy's environmental
guidelines adopted pursuant thereto. The final Environmental Impact Report
(EIR) comprised of a revised draft EIR, the comments received on the draft EIR,
and the responses to those comments contained in one (1) document.
Prior to preparation of the draft EIR, an Environmental Assessment was prepared
and a Notice of Preparation of the draft EIR was sent to all responsible agen-
cies and taxing jurisdictions,and it was determined that the following aspects
of the project may have a significant effect on the environment and, therefore,
should be discussed in the Draft EIR. These included Traffic, Air Quality,
Noise, Utility Relocation, and Fiscal Analysis.
The draft EIR described the project, the existing environmental setting, the
environmental effects, and the mitigation measures. In addition, the draft EIR
discussed alternatives to the proposed project, growth-inducing impacts, irre-
versible environmental changes, short-term and long-term effects, unavoidable
adverse impacts and significant cumulative impacts of the project.
ATTACHMENT C i
The Environmental Impact Report has identified mitigation measures for all
potentially significant impacts.
All projects to be undertaken by the Agency will be required to have subsequent
environmental documentation at the time of their consideration in order to eva-
luate and determine the environmental consequences of the Projects at that time
when specific details of the project are known.
This requirement, together with the already set forth mitigation measures con-
tained in the final Environmental Impact Report, alleviates any know environmen-
tal consequences of the adoption of the Amended Town Centre II Redevelopment
Plan.
ATTACHMENT C 2
ATTACHMENT D
AMENDED TOWN CENTRE II REDEVELOPMENT PLAN - TESTIMONY
The Amended Town Centre II Redevelopment Plan has been prepared in accordance
with the California Community Redevelopment Law and contains the required provi-
sions as set forth in the California Health and Safety Code beginning with
Section 33000.
The Amended Plan is based upon a Amended Preliminary Plan formulated and adopted
by the Planning Commission of the City.
The Amended Plan provides the Agency with powers, duties, and obligations to
implement and further the program generally formulated in the Amended Plan for
the redevelopment, rehabilitation, and revitalization of the area within the
boundaries of the Project Area. The Amended Plan presents specific projects for
the redevelopment, rehabilitation, and revitalization within the Project Area.
The Amended Plan presents a process and a basic framework within which specific
plans will be implemented and specific projects will be established, and by
which tools are provided to the Agency to fashion, develop, and proceed with
such plans and projects. The Amended Plan provides an Initial Anticipated
Projects List which is intended to be those Project Area improvements necessary
to alleviate the detrimental conditions in the Project Area.
The Amended Redevelopment Plan will be undertaken in order to carry out the
intent and purpose of the Community Redevelopment Law, the development
objectives of the City, and the goals of the General Plan.
The Agency proposes to eliminate or alleviate the detrimental conditions
existing in the Project Area, to strive for economic revitalization and Project
~TTACHMENT D I
Area enhancement and to mitigate the negative social, physical, economic, and
environmental impacts resulting from existing and anticipated disuse of the
Project Area.
The Agency has the authority to acquire property within the Project Area and the
authority to use eminent domain or condemnation subject to public hearing and
fair market value reimbursement provisions.
The Amended Plan also authorizes the Agency to enter into owner participation
agreements with people owning properties within the Project Area, so that those
persons may use their properties consistent with the Amended Plan in a manner
approved by the Agency ~nd by the City.
I- accordance with State Law, the Amended Redevelopment Plan provides rules for
the relocation of any persons who may be displaced by the Redevelopment Agency.
In this particular project it is the intent of the Agency that there will be no
displaced persons as a result of Agency direct action.
The Amended Plan allows the Agency to dispose of or sell property to allow revi-
talization in accordance with the Amended Plan within the Project Area. The
Agency has greater flexibility in the disposition of property than does the City
and most other public bodies.
The Amended Plan gives the Agency the authority to establish land use controls
in the Project Area to ensure that the revitalization is consistent with the
Amended Redevelopment Plan and General Plan. The Amended Plan provides that the
normal development process and standards of the City shall be followed.
ATTACHMENT D 2
The Amended Plan authorizes the construction of public improvements and facili-
ties and a list of the public improvements and facilities is attached and made
part of the Amended Plan.
The Amended Plan authorizes a variety of forms of financing the Redevelopment
Project including the ability to receive loans from the City, to sell bonds, to
receive money from the sale or lease of property, and to engage in what is com-
monly known as tax increment financing. Tax increment financing can be briefly
explained in this manner: if debt is incurred by the Redevelopment Agency after
adoption of the Amended Redevelopmerit Plan, the Agency will receive property
taxes which are attributable to~ or come from, increases in the assessed value
of the property in the Project Area which has occurred since the adoption of the
original Redevelopmerit Plan. These are monies which otherwise would go to other
taxing agencies.
The laws of the State Constitution generally prohibit the Agency or the City
from raising property tax rates and the Amended Redevelopment Plan gives the
Agency no new authority to levy new taxes.
Tax increment financing will result in no increase in property taxes to a person
or persons either inside or outside the Project Area. Twenty percent (20%) of
these tax increment monies may be used to improve and increase the supply and
quality of low- and moderate-income housing within the City.
Finally, the Amended Town Centre II Redevelopment Plan contains certain limita-
ATTACHMENT D 3
tions required by law, including the length of the Amended Plan being 45-years,
and the total amount of tax increment to be received by the Agency set at
$100,000,000 which includes total project costs of $42,500,000 plus interest
cost estimated at $57,500,000. This, then, in summary sets forth the primary
elements of the Amended Town Centre II Redevelopmerit Plan.
ATTACHMENT D 4