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HomeMy WebLinkAboutCC Res 2500 1975-12-22 I I I . ~ .... ," RESOLUTION NO. o?.,-tf)O A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH RECEIVING A REPORT FROM THE SEAL BEACH REDEVELOPMENT AGENCY ENTITLED "REPORT TO CITY COUNCIL ON AMENDMENTS TO THE REDEVELOPMENT PLAN FOR THE RIVERFRONT REDEVELOPMENT PROJECT" WHEREAS, the Seal Beach Redevelopment Agency staff has prepared a report in compliance with Section 33352 of the California Community Redevelopment Law; and WHEREAS, the Seal Beach Redevelopment Agency has reviewed and has forwarded said plan to the City Council of the City of Seal Beach, NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Seal Beach does hereby acknowledge receipt of said report, shown as Exhibit "A" attached hereto and made a part hereof, PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal Be.ch at a regular meeting thereof held on the ~~"<day of oQue.-n..&.fA./ , 1975, by the following v~ AYES: Council Members _ "d...&-<-_/ NOES: Council Members ABSENT: Council Members ~.. Mayor ~~JW I '. ' AiTEST: . .: ':<":7 ., . - 't/ '~'-~k ~. G~;rr1;(27fJ ~. .ri/ /,. ".t-' . ..~. ""l.. .. 0'''' """'" . . '..:. ."" -'- - y . -.. .... ~ .. , ~ .. . .' REDEVELOPMENT AGENCY CITY OF SEAL BEACH I REPORT TO CITY COUNCIL ON AMENDMENTS TO THE REDEVELOPMENT PLAN FOR THE RIVERFRONT REDEVELOPMENT PROJECT December 1975 I '. '. Resolution Number TABLE OF CONTENTS I. INTRODUCTION II. REASONS FOR PROPOSED AMENDMENTS III. DESCRIPTION OF CONDITIONS EXISTING IN THE AMENDED PROJECT AREA IV. METHOD FOR FINANCING THE PROJECT V, PLAN FOR RELOCATION OF PERSONS AND BUSINESSES I PERMANENTLY OR TEMPORARILY DISPLACED VI. RESOLUTION OF THE PLANNING COMMISSION VII. REPORT AND RECOMMENDATION OF THE PROJECT AREA COMMITTEE VIII. PRELIMINARY PLAN ANALYSIS IX, GOVERNMENT CODE REPORT X, ENVIRONMENTAL IMPACT REPORT. I v - Resolution NumDer 1. I NTRODUCTI ON 1 This report to the City Council of the City of Seal Beach on the amendments to the Redevelopment Plan for the Riverfront Redevelopment Project is made pursuant to Section 33352 of the California Community Redevelopment Law. The amendments to the Redevelopment Plan allow for the expansion of the existing project area to include the parcels indicated in Exhibit 1. This report includes reasons for the proposed amendments (project boundary expansion), indicates the conditions existing in the area to be included, sets forth the proposed method of financing the costs incurred by expansion of project boundaries, and reviews the provision for relocation of displaced persons and businesses, Also included as part of this report are the reports and recommendations of the Planning Commission and the Project Area Committee, analysis of the preliminary plan for project area amendments, government code report, and, incorporated by reference, the Environmental Impact Report, II. REASONS FOR PROPOSED AMENDMENTS 1 Among the more important reasons for the proposed project amendments are the correction of blight, deterioration and obsolescence, and a general improvement to the overall environment within the project area and the City of Seal Beach. The proposed amendments will: 1. Improve the overall appearance of the City by improving the appearance of several major entrances to the City, Specifically, the redevelopment of the Seal Beach Trailer Park (Parcel A and contiguous vacant property) and the Marina Palace Site (Parcel B) will greatly improve the entrances to the City. In addition, with the inclusion of Parcel C, it may be possible to relocate the substation located on Parcel C. If this substation were relocated, it might be possible to remove many of the overhead lines on Marina Drive and the overhead lines and towers along Bo1sa Avenue. 2. Improve the environmental and living conditions within the project area by redeveloping a major sub-standard area (the Seal Beach Trailer Park) and provide additional open space in the City (Parcel D). At the present time, Gum Grove Park (located in Parcel' D) is leased by the City, and the lease will expire in 1976, The expansion of the project boundaries will allow the retention of this land for permanent open space, 3, A 5+ acre parcel of land which lies between the existing Gum Grove Park and Seal Beach Boulevard will also be acquired for park purposes, The expanded Gum Grove Park will provide a buffer between the existing residences on Marina Hill and any future development of the Hellman property to the north. It is perceived that the Newport- Ing1ewood fault lies under this property, .. Resolution Number - 2 - I 4. Allow for the upgrading of a physically and functionally obsolete trailer park, including replanning of the park and installation of new trailer park/mobile home facilities which will be used by many of the existing tenants, This redevelopment would allow for a reduction in density of the trailer park. 5. The expansion of the Riverfront Redevelopment Project will permit the Agency and the City to become actively involved in assisting the residents of sub-standard and deteriorating trailer park. Many of these residents have low incomes and are elderly. Since the adoption of the Riverfront Redevelopment Plan (1969), the State laws have been amended to allow the Agency to take a more active role in dealing with the problem created by upgrading an environmentally deficient area, such as the trailer park containing low and moderate income families. Through the use of relocation benefits, that will be provided to trailer park residents, it will be economically feasible to relocate many of the low and moderate income families in a new 100 unit trailer park/mobile home facility to be con- structed on a portion of the present site. The lease was extended for an additional five year period in 1972 under the condition that it would not be extended and tha~ the land owner would be allowed to redevelop his property in order to receive a fair return on the investment. III. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN THE AMENDED PROJECT AREA I 1, Physical With the exception of Parcels A and C (as indicated in Exhibit 1), the property to be included within the project area is undeveloped. Parcel B shows the remains of a torn down building and is very unsightly. Parcel D contains numerous oil derricks and has major faults which would affect the utilization of the property. Parcel C contains an old lumber yard and a marine supply center and a Fotomat. The existence of the substation on the site as previously noted also limits the utilization and overall development of the property. Parcel A contains the Seal Beach Trailer Park, which presently contains 206+ trailer pads located on approximately 7 acres. This trailer park, built in 1936. is presently physically obsolete, The majority of the travel trailers are over ten,years of age, and many of them have never been moved. While they are, for the most part, physicaJ1y obsolete, and, in many cases, sub-standard, they do, nevertheless, provide housing for low and moderate income people, 2. Social and Economic Conditions As previously mentioned, the only part of the amended project which contains residential units is the Trailer Park. In order to assess the social and economic conditions, a survey was conducted of the residents of the 200+ trailers at the Seal Beach Trailer Park, many of whom use the trailer park on a part time or weekend basis. .. Resolution Number - 3 - . ' A. This survey indicated that the residents, for the most part, have low or moderate incomes, with the average income less than $10,000 per household. Approximately 35% of the residents are over the age of 60 with approximately 15% under the age of 25. The majority of residents over the age of 60 have lived in the park longer than 10 years, The majority of residents below the age of 40 have moved into the park in the last three years, IV. METHOD FOR FINANCING THE AMENDED PROJECT I The Riverfront Plan empowers the Seal Beach Redevelopment Agency to finance redevelopment activities from any legal sources. including financial assistance from the City of Seal Beach, State of California, Federal Government, and any other public agency, property tax increments, interest income. agency notes and bonds, or from any of the legally available sources in financing. It is anticipated that the primary source of the Agency's financing for the Project will come from the issuance of tax allocation bonds, The major anticipated public expenditures resulting from the expansion of the project area will be the need to provide relocation assistance for the trailer park residents and for the purchase of Gum Grove Park. These major expenditures, plus other minor improvements and administrative cost associated with the expanded project area, are estimated at $1.0 to $1.2 million. I The amended redevelopment plan allows for the development of 100 condominium cottages as part of the redevelopment of the Seal Beach Trailer Park. By redeveloping the existing park and utilizing the vacant land adjacent to the existing 200-pad trailer park, it is. possible to reduce the density of development. while at the same time, produce upwards of $130,000 to $150,000 of incremental tax revenue to the Redevelopment Agency. This tax increment revenue will support the sale of tax increment bonds in total amount of $1,3 to $1.5 million gross, and $1.0 to $1.2 million net after issuance costs and funded interest. Consequently, the redevelop- ment of the trailer park as suggested in the proposed redevelopment plan will produce sufficient tax increment revenue to pay for the Agency-incurred costs associated with relocation benefits and fund other public improvements in addition to the associated trailer park costs. The present financial status of the Agency will allow for the rede- velopment of the trailer park portion of the program prior to the construction of real property improvements (condomimium cottages). V. PLAN FOR RELOCATION OF PERSONS AND BUSINESSES PERMANENTLY OR TEMPORARILY DISPLACED l In conformance with the requirements of California Community Redevelop- ment Law, the following plan has been prepared to describe Agency actions with regard to relocation of families, persons or businesses to be permanently displaced from the Project Area. - I I ," Resolution Number - 4 - A. Definitions 1. "Displaced person" means any individual. family or business required by the Agency in furtherance of the Redevelopment Plan to move from real property within the Project Area, 2. "Eligible person" means any displaced person who is entitled to any relocation payments under the "California Community Redevelopment Law" in the Health and Safety Code Division 24, Part 1, Article 9, Sections 33410-33418, 3. "Individual" means a person who is not a member of a family. 4. "Family" means two or more persons 1 iving together in the same dwelling unit who are related to each other by blood, marriage, adoption, or legal guardianship. 5. "Business" means any lawful activity conducted primarily for the purchase and resale, manufacture, processing or marketing of products, commodities, or other personal property; or the sale of services to the public; or by a non-profit corporation. B. Relocation Assistance The Agency will provide necessary manpower. either through its own staff or by contracting for such services, to execute the relocation program with minimum hardship to all displaced persons, Persons and businesses to be displaced will be notified that the property is to be purchased well in advance of the date the property is needed as stipulated in Federal and State provisions governing relocation. When a specific vacate date is determined, the Agency will give the site occupant a formal Notice to Vacate at least 90 days before the desired vacancy date. Relocation assistance and referral services will be provided to residential owners and tenants according to the following procedure, A referral procedure will include personal ~ontact, liaison. and assistance by the Relocation Staff. The staff will work closely with each disp1acee until he is permanently rehoused, offering housing which meets his needs. and is safe, decent and sanitary. No residential occupant will be required to relocate because of the activities of the Agency in implementing the Redevelopment Plan unless replacement housing is available in areas not generally less desirable with regard to public utilities and public and commercial facilities, at rents or prices within the financial means of such persons, and the replace- ment dwelling unit is decent, safe. sanitary and located so that it is reasonably accessible to the place of employment of the person to be relocated. With regard to business occupants, Agency staff will assist in determining needs for suitable relocation sites; obtain and provide information on the availability, prices and locations of comparable commercial properties; and assist the displacee in becoming established in a suitable replacement location, The Agency may also provide special relocation assistance or assist in obtaining suitable replacement sites within the project area for businesses suffering unusual hardship through normal relocation procedures. . I , <, Resolution Number - 5 - C. Relocation Payments The Agency will make relocation payments to all eligible persons displaced by Project activities, in accordance with rules, regulations, and guidelines governing the administration of relocation payments as pro- ~u]gated .by the. California Department of Housing and Community Development pursuant to the State of California Relocation Assistance Law, The Agency will provide to each disp1acee an informational state- ment which details the types of payments available, the requirements for eligibility, the methods and bases of payment computation, the procedures. for filing applications for payments, and the procedures used by the Agency in making such payments. Complete Rules and Regulations governing Relocation Payments will be available at Agency offices. Relocation advisory assistance for any business will be made available through the Agency. In the event that it becomes necessary to relocate a business and the business cannot be relocated without a sub- stantial loss of patronage, and the business is not a part of a commercial enterprise having at least one other establishment engaged in the same or similar business, the Agency is authorized to pay to such business a relocation payment as provided in Section 7262 of the Government Code. The Agency is also authorized to pay any and all actual and reasonable moving expenses of a business if the business is required to be relocated as a result of the implementation of the Redevelopment Plan, VI. RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH The Planning Commission of the City of Seal Beach reviewed the proposed amended Riverfront Redevelopment Plan and adopted a resolution determining the adequacy of the Environmental Impact Report and a second resolution approving the Plan amendments, These resolutions are attached as Exhibits 2 and 3, VII, REPORT AND RECOMMENDATIONS OF THE PROJECT AREA COMMITTEE The Project Area Committee, at its December 4, 1975 meeting. approved the proposed amended Redevelopment Plan, Its report and recommendations are attached as Exhibit 4. A summary of minutes of the other Project Area Committee meetings are attached as Exhibit 5. The Redevelopment Agency has made a conscientious effort to inform and involve as many citizens as possible in reviewing the proposed Plan amendments, A Project Area Committee, consisting of residents of the Seal Beach Trailer Park, property owners, affected businessmen and other interested residents. was formed shortly after the amended project area boundaries were selected. ~ Resolution Number - 6 - . ~ io The Project Area Committee met eleven times to review various facets of the redevelopment program in general, and, specifically, the proposed amendments. Public participation has been encouraged at these meetings. The Project Area Committee concurs with and supports the proposed amendments. VIII. PRELIMINARY PLAN ANALYSIS I The amendments to the Riverfront Redevelopment Plan are based upon the Preliminary Plan, This plan is attached as Exhibit 6. Through the use of the power vested in the Agency under the Community Development Law of the State of California, the Redevelopment Plan provides for the elimination of blighting influences, the creation of open space. and a general ,improvement in the environmental and social conditions within the City, As outlined in the Preliminary Plan, a major objective of the expanded redevelopment activity is to assist the majority of the existing residents of the trailer park, many of whom have lived there in excess of ten years. The adoption of the amended Redevelopment Plan will allow the Agency to pursue this objective, The amended Redevelopment Plan meets the objectives, development standards, and density contained in the Preliminary Plan. IX, GOVERNMENT CODE REPORT The Redevelopment Plan does not provide for any public facilities involving streets. squares, parks or other public improvements other than those shown on the existing General Plan. The Planning Commission has found that the Redevelopment Plan, as amended, conforms to the General Plan. X, ENVIRONMENTAL IMPACT REPORT I The Environmental Impact Report required under Section 21151 by the Public Resources Code has been prepared and a public hearing held by the Planning Commission. and is available under separate cover. The Planning Commission, at its public hearing, found the Environmental Impact Report to be sufficient. . --,....P .