HomeMy WebLinkAboutRDA AG PKT 2005-11-14 #2 •
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AGENDA REPORT
RDA -2 ERRATA
DATE: November 14, 2005
TO: Chairperson and Members of the Redevelopment Agency
THRU: John B. Bahorski, Executive Director
FROM: Lee Whittenberg, Director of Development Services
SUBJECT: ERRATA - ADOPTION OF THE THIRD FIVE - YEAR
IMPLEMENTATION PLAN AND AFFORDABLE
HOUSING COMPLIANCE PLAN FOR THE
RIVERFRONT AND SURFSIDE REDEVELOPMENT
PROJECT AREAS
OVERVIEW OF ERRATA:
A transposition of numbers was found within the "Ten -Year Housing Compliance Plan
(2004 -05 through 2103 -14)" on page 17. Under the section heading "Rental Assistance"
the first sentence is revised to read as follows:
"As of August 2005, the Agency was providing assistance to 8
low and moderate income units and 79 t c• - • a-- -4401i,.fate very low
units."
A copy of the applicable page 17 of the "Ten -Year Housing Compliance Plan (2004 -05
through 2103 -14)" is attached for the information of the Agency members.
RECOMMENDATION:
Conduct Public Hearing and Adopt Resolution Number 05 -10, A Resolution of the Seal
Beach Redevelopment Agency Adopting the Riverfront and Surfside Redevelopment
Project Area 2004 -05 to 2008 -09 Five -Year Implementation Plan and Appendix A, the
2004 -05 to 2013 -14 Ten -Year Affordable Housing Compliance Plan for the Riverfront and
Surfside Redevelopment Project Areas
Agenda Item R....0/9-7
Z: \My Documents \RDA\2005 -09 Implementation PIan.RDA Errata Report.doc \LW\11 -10 -05
Errata Report — Agenda Item RDA -2
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
NOTED AND APPROVED:
Ike ' ittenberg Jo B. ahors i, Executive Director
Director of Development Servic- ' /development Agency
Attachment 1: Ten -Year Housing Compliance Plan (2004 -05 through 2103 -14) ", page 17
2
2005 -09 Implementation Plan.RDA Errata Report
Errata Report — Agenda /ten RDA -2
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
ATTACHMENT 1
TEN -YEAR HOUSING COMPLIANCE PLAN
(2004 -05 THROUGH 2103 -14) ", PAGE 17
3
2005 -09 Implementation PIan.RDA Errata Report
FIVE YEAR IMPLEMENTATION PLAN - RIVERFRONT PROJECT TABLE 10
SEAL BEACH REDEVELOPMENT AGENCY PROJECTS AND PROGRAMS
Estimated
Program /Project Time Frame Goals Achieved Agency Cost
Seal Beach Trailer Park 2004 -05 Preserve and Expand the Stock of Housing available $1,800,000
Rental Assistance Program thru to low- and moderate- income households
2013 -14
Housing Rehabilitation Grants and Loans 2004 -05 Preserve and Expand the Stock of Housing available $1,834,915
thru to senior households
2013 -14
TOTAL ESTIMATED COST $3,634,915
The Agency may, to the extent permitted by Law and land use designation,
inside or outside the Project Areas, acquire, sell, lease, br donate land,
improve sites, acquire affordability covenants, construct or rehabilitate
structures, or use any other method authorized by Law, in order to provide
housing for persons and families of low- or moderate - income. The Agency
may also provide subsidies to, or for the benefit of, such persons and families
or households to assist them in obtaining affordable housing within the City.
Rental Assistance
As of August 2005, the Agency was providing assistance to 8 low and
moderate income units and 79 very low units. This assistance is anticipated
to continue for the term of the Riverfront Project Area.
Rehabilitation Grants
With the goal of continuing to preserve, enhance, and expand the stock of
quality housing affordable to low income families, the Agency will seek to
secure partnerships with property owners willing to rehabilitate and /or
upgrade their properties within the City.
Housing Element Consistency
Because this Housing Compliance Plan focuses on providing housing for low
to moderate - income households, generally the most difficult segment of the
community to provide housing for, it is consistent with the Housing Element's
goals to provide a variety of housing types, assist in the development of
• affordable housing, and preserve the affordability of housing for lower income
households. Both this Housing Compliance Plan and the Housing Element
state that there is a definite need to ensure an adequate supply of housing for
the lower income segments of the community.
A major focal point of the goals, policies, and objectives of the Housing
Element is to provide housing for all economic segments of the City,
specifically lower income families. Consistent with the Housing Element, a
major goal of the Housing Compliance Plan is to provide housing for lower
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 17 AFFORDABLE HOUSING COMPLIANCE PLAN
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j4,0.
AGENDA REPORT
DATE: November 14, 2005
TO: Chairperson and Members of the Redevelopment Agency
THRU: John B. Bahorski, Executive Director
FROM: Lee Whittenberg, Director of Development Services
SUBJECT: ADOPTION OF THE THIRD FIVE - YEAR
IMPLEMENTATION PLAN AND AFFORDABLE
HOUSING COMPLIANCE PLAN FOR THE
RIVERFRONT AND SURFSIDE REDEVELOPMENT
PROJECT AREAS
SUMMARY OF REQUEST:
Conduct Public Hearing and Adopt Resolution Number 05 -10, A Resolution of the Seal
Beach Redevelopment Agency Adopting the Riverfront and Surfside Redevelopment
Project Area 2004 -05 to 2008 -09 Five -Year Implementation Plan and Appendix A, the
2004 -05 to 2013 -14 Ten -Year Affordable Housing Compliance Plan for the Riverfront and
Surfside Redevelopment Project Areas.
BACKGROUND:
In 1993, the State of California enacted Assembly Bill 1290, adding Section 33490 to the
California Redevelopment Law ( "CRL "). Section 33490 of the California Community
Redevelopment Law requires this Plan to include the following:
•
❑ Specific Agency goals and objectives for each Project Area
❑ Specific programs, potential projects, and estimated expenditures proposed by the
Agency over the five -year planning period, and;
❑ An explanation of how Agency goals, objectives, programs, and expenditures will
eliminate blight within each Project Area and improve and increase the supply of
housing affordable to very low, low, and moderate income households.
The public hearing for this Third Five Year Implementation Plan has been duly noticed
and posted in accordance with CRL Section 33490(d). This Implementation Plan will
guide the Agency's actions in implementing key redevelopment projects in the Project
Areas. A mid -term review and update of this Implementation Plan will take place
between the second and third years after the adoption date pursuant to the requirements of
Agenda Item gj2 -2
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Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
the CRL. The Implementation Plan focuses on the projects, programs, and estimated
revenues and expenditures planned for the Project Areas.
Pursuant to CRL Section 33490, an Implementation Plan serves as a policy and strategy
document, rather than a contract, that will guide current and future projects and programs
of the Agency. The goals of the Agency for this Implementation Plan period are to:
1. Encourage the redevelopment of the Riverfront Project Area in a manner
consistent with the City's General Plan and/or specific development plans and
may be adopted from time to time through the cooperation of private enterprise
and public agencies;
2. Enhance the long term economic well -being of the community;
3. Provide for the rehabilitation of commercial and industrial structures and
residential dwelling units;
4. Provide public infrastructure improvements and community facilities, including
the installation, construction, and/or reconstruction of streets, utilities, public
buildings and facilities (such as facilities for pedestrian circulation and parking
facilities), storm drains, utility under grounding, or structures, street lighting,
landscaping, and other improvements which are necessary for the effective
redevelopment of the Riverfront Project Area;
5. Provide for participation in the redevelopment of property in the Riverfront
Project Area, where feasible. All projects undertaken will be in conformance with
the Riverfront Redevelopment Plan;
6. Encourage cooperative efforts among property owners, businesses and public
agencies to achieve the economic development goals of the City and Agency and
develop programs aimed at preventing or eliminating existing blighting
conditions;
7. Increase, improve, and preserve the community's supply of affordable housing.
The Implementation Plan is divided into two separate components; a Redevelopment
Component and a Housing Component. The Redevelopment Component:
❑ reviews the goals and objectives of each Redevelopment Project Plan;
❑ identifies the Agency's strategy to achieve these goals and objectives;
❑ presents the projects, programs and expenditures (other than those relating to low
and moderate income housing) that have been developed as a means to attain the
goals and objectives; and
❑ describes how the goals and objectives, projects, programs and expenditures will
eliminate blight within the Project Area.
2005 -09 Implementation Plan.CC Staff Report 2
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
Additionally, pursuant to Section 33490 of the CRL, an implementation plan must
explain how the components will implement various requirements regarding low and
moderate income housing. Generally, the goals, activities and expenditures described in
the Redevelopment Component of this Implementation Plan do not meet the housing
requirements of the CRL.
The activities that are intended to address the housing requirements are contained in the
Housing Component of this Implementation Plan.
Adoption of this Implementation Plan does not trigger authorization of any of the
included projects. Projects to be undertaken by the Agency are subject to discretionary
approvals by the Agency, as well as environmental clearance as determined by staff.
Pursuant to Section 33490(a)(1)(B), adoption of an implementation plan shall not
constitute a "project" within the meaning of the California Environmental Quality Act
(CEQA, Public Resources Code Section 21000 et seq.), and inclusion of any project or
program in the implementation plan shall not eliminate environmental analysis and
clearance that would otherwise be required.
Redevelopment Activities:
This Third Five Year Implementation Plan has been prepared for the Agency's Riverfront
and Surfside Redevelopment Project Areas (Please refer to Attachment 2 to review this
document). It contains the goals and objectives for the Agency and the Project Areas for
this Implementation Plan period. It also contains an assessment of the current conditions
of blight, and identifies proposed projects, resources, and expenditures for the five year
planning period.
The Redevelopment Agency has completed several projects and eliminated many of the
blighting conditions originally identified in the Riverfront Project Area. Redevelopment
activities undertaken since adoption of the Riverfront Project Area and those currently
being pursued by the Agency address the blighting conditions originally identified in the
Riverfront Redevelopment Plan. The projects previously undertaken within the
Riverfront Project Area include the following (not all had direct Redevelopment Agency
participation):
❑ Bridgeport, a planned residential community of 176 homes;
❑ Riverbeach Condominiums, a 80 -unit condominium project;
❑ Seal Beach Trailer Park, a 125 -space trailer park;
❑ Oakwood Apartments, a 549 -unit apartment complex;
❑ Bay City Center, a neighborhood commercial center comprising of roughly
45,000 square feet of gross space for lease; and
Cl The Greenbelt, a city -owned open space area of 5.48 acres which runs from Fifth
Street to Seal Beach Boulevard and includes the Mary Wilson Library and Red
Car Museum.
2005 -09 Implementation Plan.CC Staff Report 3
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
A summary of activities within the Riverfront Redevelopment Project Area is provided as
Attachment 4 for the information of the Agencymembers and the public.
The Agency has also completed the major goal of. the Surfside Project Area. In 1984, a
rock revetment wall was established to mitigate flooding and erosion to coastal homes.
Since the completion of this project, the Surfside Project Area has been inactive in terms
of collecting tax increment funds.
Proposed Redevelopment Agency Projects, 2004 - 05 through 2008 - 09
The City of Seal Beach Redevelopment Agency prepares to undertake projects that will
address the remaining blighting conditions within the Project Area. A summary of future
implementation activities is as follows:
❑ Corporation Yard NPDES/Water Quality Facilities: This project addresses
localized flooding and other infrastructure deficiencies within the Riverfront
Project Area. The Agency plans to contribute $300,000 towards this project over
the next five years.
❑ West End Pump Station Replacement: Like the Corporation Yard, this project
also addresses localized flooding and infrastructure deficiencies within the
Riverfront Project Area. Over the next five years, the Agency plans to contribute
$3,390,629 toward this project.
The previous Implementation Plan proposed the following projects:
❑ FY 2001/02 - Library improvement for $42,000 •
❑ FY 2002/03 - Corporation Yard NPDES /Water Quality Facilities for $350,000
❑ FY 2002/03 - West End Pump Station Replacement for $2,300,000
As can be seen in comparing the two separate Implementation Plans, the proposed Plan
carries forward the Corporation Yard NPDES /Water Quality Facilities and Corporation
Yard NPDES/Water Quality Facilities projects with modified funding levels based on
more current cost estimates. No new projects are being proposed.
Affordable Housing Requirements
The Five Year Housing Implementation Plan and Ten Year Affordable Housing
Compliance Plan ( "Housing Compliance Plan") (2004 /05 through 2013/14) have been
prepared as a composite plan to address affordable housing production needs. The
Housing Compliance Plan contains the housing goals and objectives for the Agency
including a proposed program to address housing production needs with projected
financial resources.
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4
2005 -09 Implementation Plan.CC Staff Report
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
The Housing Compliance Plan (Please refer to Attachment 3 to review this document) is
focused on the Agency's housing obligations pursuant to California Redevelopment Law.
The housing programs identified within this plan are consistent with the 2000 Seal Beach
Housing Element, which identified the following housing goals:
❑ Facilitate the development of a variety of housing types for all income levels to
meet the existing and future housing needs of residents;
❑ Assist in the development of adequate housing to meet the needs of low and
moderate income households;
❑ Address, and where appropriate and legally possible, remove governmental
constraints to the maintenance, improvement, and development of housing;
❑ Maintain and enhance the existing quality of residential neighborhoods in Seal
Beach;
❑ Promote equal housing opportunities for all persons regardless of race, color,
national origin, ancestry, religion, sex, marital status, or familial status.
Since January 1976, redevelopment agencies have been required to assure that at least
30% of all new or substantially rehabilitated units developed by the agency are available
at affordable costs to households of very low, low, or moderate - income. Of this 30 %, not
less than 50% must be available at affordable costs to very low- income households.
Further, for all units developed in the project area by entities other than the agency, the
Law requires that at least 15% of all new or substantially rehabilitated dwelling units
within the project area be made available at affordable costs to low- or moderate - income
households. Of these, not less than 40% of the dwelling units are required to be available
at affordable costs to very low- income households.
The Riverfront Redevelopment Project was created on March 1969, seven years before
the Inclusionary Housing Requirement was integrated into the CRL. The inclusionary
housing requirements prescribed in the CRL do NOT apply to the Riverfront Project.
However, because the Riverfront Project generates housing set aside funds on an annual
basis, the Agency is required to spend such funds to preserve, improve, and increase the
stock of housing that is affordable to very-low, low, and moderate income households.
Accordingly, this Compliance Plan delineates the projects and programs that the Agency
intends to conduct to meet this task. The Surfside Redevelopment Project has not
collected housing set aside funds due to the inactivity of the project, however was
established after 1976, thus triggering inclusionary housing obligations.
The limited residential development in the Surfside Project Area has generated a small
affordable housing production requirement, as demonstrated in the table below. This
requirement can be met by the 100 deed restricted units in the Seal Beach Trailer Park,
located in the Riverfront Project Area. Section 33413(b)(2)(A)(ii) provides that the
Agency's obligations under Section 33413 may be met by providing affordable housing
outside the project areas on a two- for -one basis. The 100 units within the Seal Beach
Trailer Park can be counted on a two for one basis in the Surfside Project Area, for a total
5
2005 -09 Implementation PIan.CC Staff Report
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
of 50 units, which would more than offset the requirement generated by the limited
residential development.
SEAL BEACH REDEVELOPMENT AGENCY ,
INCLUSIONARY HOUSING OBLIGATION STATUS -SURFSIDE PROJECT =
Number of Total Number of Very VL Units L & M Units
Developed/ Units Low, Low, & Moderate Required Over Required Over
Rehabilitated Produced Units Required Life of the Plan Life of the Plan
Built from date of adoption through
December 1994 Private /15% 6 0.9 0.36 0.54
Subtotal 6 0.9 0.36 0.54
Substantially Rehabilitated Private /15% 0 0 0 0
,S a New Construction Private /15% 1 0.15 0.06 0.09
m Subtotal 1 0.15 0.06 0.09
. Substantially Rehabilitated Private /15% 0 0 0 0
° E New Construction Private /15% 0 0 0 0
r N Subtotal 0 0 0 0
Units Expected to be Built Over
Remaining Project Term 0 0 0 0
Total Unit Requirements - Surfside 7 1.05 0.42 0.63
The Agency acknowledges its task in addressing the overall need for affordable units
within the community. According to the Regional Housing Needs Assessment Report
issued by the Southern California Association of Governments, the total production needs
for affordable units in the City of Seal Beach from 1998 to 2005 were:
❑ Very Low Income — 76 units
❑ Low Income — 35 units
❑ Unrestricted —154 Units
Pursuant to Section 33334.4 of the CRL, the Agency must expend a proportionate
amount of Housing Set -Aside funds in relation to the City's need. Aligning with this
stipulation, the Agency may allocate 29% of Set Aside funds to very low income units,
13% to low income units, and 58% may be allocated to fund very low, low and moderate
income units.
The Housing Compliance Plan includes proposed housing projects that the Agency will
undertake in order to meet the identified needs of the community. To ensure the long-
term preservation of the Seal Beach Trailer Park as an important affordable housing
resource, the City has worked with LINC Housing, a nonprofit housing organization, and
the residents of the Seal Beach Trailer Park to ensure tenant ownership of the park. That
goal was achieved on September 15, 2005 when the transfer of ownership of the Seal
Beach Trailer Park from LINC Housing to Seal Beach Affordable Housing Corporation
occurred. The Agency has committed to providing funds to assist residents of the Seal
Beach Trailer Park for rental assistance, and will continue to do so over the life of this
Compliance Plan period. Over the next ten years, the Agency anticipates providing
approximately $1.8 million in such rental assistance.
The Housing Compliance Plan also indicates that the Agency will continue to offer a
range of loan and grant programs throughout the community to assist in the rehabilitation
2005 -09 Implementation Plan.CC Staff Report 6
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Sta ff Report
November 14, 2005
and maintenance of existing residential structures occupied by persons and families of
low and moderate income. Over the next ten years, the Agency anticipates providing
approximately $1.8 million in such assistance.
These same programs were set forth and discussed in the previous Implementation Plan.
No new housing assistance programs are being proposed over what the Agency has
offered for the past 5 years.
ENVIRONMENTAL IMPACT:
There are no environmental impacts as a result of the adoption of this Implementation Plan.
Pursuant to Section 33490(a)(1)(B), adoption of an implementation plan shall not
constitute a "project" within the meaning of the California Environmental Quality Act
(CEQA, Public Resources Code Section 21000 et seq.), and inclusion of any project or
program in the implementation plan shall not eliminate environmental analysis and
clearance that would otherwise be required.
FISCAL IMPACT:
There will be no immediate direct fiscal impact upon Agency or City. The first and second
years of the Implementation Plan and Compliance Plan include programs, projects, and
expenditures that were approved in the FY 2004 -05 and 2005 -06 Agency budgets,
respectively. Programs, projects, and expenditures identified in subsequent fiscal years are
shown for planning purposes only. No funds have been or are to be committed at this time.
RECOMMENDATION:
Conduct Public Hearing and Adopt Resolution Number 05 -10, A Resolution of the Seal
Beach Redevelopment Agency Adopting . the Riverfront and Surfside Redevelopment
Project Area 2004 -05 to 2008 -09 Five -Year Implementation Plan and Appendix A, the
2004 -05 to 2013 -14 Ten -Year Affordable Housing Compliance Plan for the Riverfront and
Surfside Redevelopment Project Areas.
NOTED AND APPROVED:
•
Whitt - nberg John B. Bahorski, Executive Director
Director of Development Service- Redevelopment Agency
Attachments: (4)
2005 -09 Implementation Plan.CC Staff Report 7
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
Attachment 1: Resolution Number 05 -10, A Resolution of the Seal Beach
Redevelopment Agency Adopting the Riverfront and
Surfside Redevelopment Project Area 2004 -05 to 2008 -09
Five -Year Implementation Plan and Appendix A, the 2004-
05 to 2013 -14 Ten -Year Affordable Housing Compliance
Plan for the Riverfront and Surfside Redevelopment Project
Areas
Attachment 2: Riverfront Redevelopment Project and Surfside
Redevelopment Project Five -Year Implementation Plan
(FY 2004 -05 to 2008 -09), Seal Beach Redevelopment
Agency, dated November 14, 2005
Attachment 3: Ten -Year Affordable Housing Compliance Plan (2004 -05
through 2013 -14) - Appendix A to the Riverfront
Redevelopment Project and Surfside Redevelopment
Project Five -Year Implementation Plan (FY 2004 -05 to
2008 -09), Seal Beach Redevelopment Agency, dated
November 14, 2005
Attachment 4: Progress in Implementing Redevelopment Activities
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2005 -09 Implementation PIan.CC Staff Report
Adoption of 2004 -05 through 2008-09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
ATTACHMENT 1
RESOLUTION NUMBER 05 -10, A •
RESOLUTION OF THE SEAL BEACH
REDEVELOPMENT AGENCY ADOPTING
THE RIVERFRONT AND SURFSIDE
REDEVELOPMENT PROJECT AREA 2004 -05
TO 2008 -09 FIVE -YEAR IMPLEMENTATION
PLAN AND APPENDIX A, THE 2004 -05 TO
2013 -14 TEN -YEAR AFFORDABLE HOUSING
COMPLIANCE PLAN FOR THE
RIVERFRONT AND SURFSIDE
REDEVELOPMENT PROJECT AREAS
2005 -09 Implementation PIan.CC Staff Report 9
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
RESOLUTION NUMBER 05 -10
A RESOLUTION OF THE SEAL BEACH
REDEVELOPMENT AGENCY ADOPTING THE
RIVERFRONT AND SURFSIDE
REDEVELOPMENT PROJECT AREA 2004 -05
TO 2008 -09 FIVE -YEAR IMPLEMENTATION
•
PLAN AND APPENDIX A, THE 2004 -05 TO
2013 -14 TEN -YEAR AFFORDABLE HOUSING
COMPLIANCE PLAN FOR THE RIVERFRONT
AND SURFSIDE REDEVELOPMENT PROJECT
AREAS
THE REDEVELOPMENT AGENCY OF THE CITY OF SEAL
BEACH HEREBY FINDS, DETERMINES, RESOLVES AND ORDERS AS
FOLLOWS: .
Section 1. The Redevelopment Plan for the Riverfront Redevelopment
Project of the Redevelopment Agency of the City of Seal Beach (the "Agency ") was
approved and adopted by Ordinance No. 780 of the City Council of the City of Seal Beach
(the "City Council ") on March 3, 1969, and has been amended on eight separate occasions.
The Redevelopment Plan for the Surfside Redevelopment Project of the Agency was
approved and adopted by Ordinance No. 1134 of the City Council on December 20, 1982,
and has been amended from time to time.
Section 2. Health and Safety Code Section 33490 requires that each
redevelopment agency that has adopted a redevelopment plan prior to December 31, 1993,
adopt, after a public hearing, an implementation plan every five years containing the specific
goals and objectives of the agency for the project area, the specific programs (including
potential projects), and estimated expenditures proposed to be made during the next five
years, and an explanation of how the goals and objectives, programs and expenditures will
eliminate blight within the project area and implement the low and moderate income
housing requirements of the Community Redevelopment Law (Health and Safety Code
Section 33000, et semc .).
Section 3. The Agency has prepared an implementation plan (the
"Implementation Plan") for the Riverfront Redevelopment Project and the Surfside
Redevelopment Project (collectively, the "Project Areas") in accordance with the •
requirements of Health and Safety Code Section 33490.
2005 -09 Implementation Plan.CC Staff Report 10
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
Section 4. On November 14, 2005, the Agency held a duly noticed public
hearing on the proposed adoption of the 2004/05 — 2008 /09 Implementation Plan at which
time all persons desiring to comment on or ask questions concerning the Implementation
Plan were given the opportunity to do so. Prior to the public hearing on the Implementation
Plan, a draft of the Implementation Plan was available for public inspection in the office of
the City Clerk.
Section 5. The Agency has reviewed and considered all written and oral
comments, questions and concerns regarding the Implementation Plan received prior to and
at the public hearing on the Implementation Plan.
Section 6. The Agency hereby adopts the Implementation Plan presented to
the Agency on November 14, 2005, and on file in the office of the City Clerk and
incorporated herein by reference as the implementation plan for the Project Areas pursuant
to the requirements of Health and Safety Code Section 33490.
Section 7. The Implementation Plan may be amended from time to time
after a public hearing on the proposed amendment.
Section 8. Pursuant to Section 33490(a)(1)(B), adoption of the
Implementation Plan shall not constitute a "project" within the meaning of the California
Environmental Quality Act (CEQA, Public Resources Code Section 21000 et seq.), and
inclusion of any project or program in the implementation plan shall not eliminate
environmental analysis and clearance that would otherwise be required.
Section 9. The Agency hereby directs that the Implementation Plan remain
on file in the office of the City Clerk and be open to public inspection.
PASSED, APPROVED AND ADOPTED by the Seal Beach Redevelopment
Agency at a meeting thereof held on the 14th day of November, 2005, by the following
vote:
AYES: Agency Members
NOES: Agency Members
ABSTAIN: Agency Members
ABSENT: Agency Members
CHAIRMAN
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2005 -09 Implementation Plan.CC Staff Report
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
ATTEST:
SECRETARY
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
CITY OF SEAL BEACH }
I, Linda Devine, City Clerk of the City of Seal Beach, California, and Secretary to the Seal
Beach Redevelopment Agency, do hereby certify that the foregoing resolution is the original
copy of Resolution Number 05 -10 on file in the office of the City Clerk, passed, approved, .
and adopted by the Seal Beach Redevelopment Agency, at a regular meeting thereof held on
the 14th day of November, 2005.
Linda Devine, City Clerk/Secretary
Seal Beach Redevelopment Agency
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12
2005 -09 Implementation Plan.CC Staff Report
Adoption of 2004 -05 through 2008-09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
•
ATTACHMENT 2
RIVERFRONT REDEVELOPMENT
PROJECT AND SURFSIDE
REDEVELOPMENT PROJECT FIVE -YEAR
IMPLEMENTATION PLAN (FY 2004 -05 TO
2008 -09), SEAL BEACH REDEVELOPMENT
AGENCY, DATED NOVEMBER 14, 2005 •
•
•
2005 -09 Implementation PIan.CC Staff Report 13
iii
)
Seal Beach Redevelopment Agency ; ii�� •
Five -Year Implementation Plan
(FY 2004 -05 to 2008 -09)
• Riverfront Redevelopment Project Area
• Surfside Redevelopment Project Area
November 14, 2005
Prepared For:
Seal Beach Redevelopment Agency
211 Eighth Street
Seal Beach, CA 90740
Prepared By:
• RSG
INTELLIGENT COMMUNITY DEVELOPMENT
ROSENOW SPEVACEK GROUP INC.
309 West 4th Street
Santa Ana, California 92701 -4502
Phone: (714) 541 -4585
Fax: (714) 541 -1175
E -Mail: infoewebrso.com
Five -Year Implementation Plan
(FY 200405 through 2008-09)
Riverfront & Surfside Project Areas
CITY OF SEAL BEACH - °.r t
REDEVELOPMENT AGENCY BOARD
Ray Ybaben, Chair of the Board
Michael Levitt, Vice -Chair of the Board
John Larson, Board Member
Charles Antos, Board Member
Paul Yost, Board Member
REDEVELOPMENT AGENCY STAFF
John Bahorski, Executive Director
Lee Whittenberg, Director of Development Services
Quinn Barrow, (Richards, Watson, and Gershon, Attorneys At Law)
Agency Attorney
Linda Devine, Agency Secretary
Pamela Arends -King, City Treasurer
.Five -Year Implementation Plan
(FY 200405 through 2008.09)
Riverfront & Surfside Project Ames
TABLE OFsCONTENTS
Introduction 1
Background 4
Plan Limitations 6
Riverfront Project 6
Surfside Project 6
Goals And Objectives For All Project Areas 7
Blighting Conditions 9
Riverfront Redevelopment Project Area 10
Prior Plan Period Accomplishments 12
Remaining Blighting Conditions 12
Five -Year Implementation Plan Objectives 13
Financial Resources 13
Anticipated Planning Period Projects And Programs 15
Surfside Redevelopment Project Area 17
Administration Of The Implementation Plan 18
Adoption Process 18
Mid -Term Review Process 18
INTRODUCTION
This document is the Third Five -Year Implementation Plan ( "Implementation
Plan ") for the City of Seal Beach Redevelopment Agency ( "Agency "). The
Implementation Plan presents the Agency's goals, objectives, anticipated
projects, and programs that will address remaining blighting conditions, and
provides estimated expenditures for the five -year planning period (Fiscal Years
2004 -05 through 2008 -09), for the Agency's two Redevelopment Project Areas,
Surfside Project and Riverfront Project, which are collectively referred to as
"Project Areas."
The Implementation Plan is divided into two separate components; the
Redevelopment Component and the Ten Year Affordable Housing Compliance
Plan. The Redevelopment Component accomplishes the following actions:
• Reviews the goals and objectives of each Redevelopment Project Plan;
• Identifies the Agency's strategy to achieve these goals and objectives;
• Presents the projects, programs and expenditures (other than those
relating to low and moderate income housing) that have been developed
as a means to attain the goals and objectives; and
• Describes how the goals and objectives, projects, programs and
expenditures will eliminate blight within the Project Area.
Additionally, pursuant to Section 33490 of the California Redevelopment Law
( "CRL "), an implementation plan must explain how the components of the plan
will implement various requirements regarding low and moderate income
housing. Generally, the goals, activities and expenditures included in the
Redevelopment Component of the Implementation Plan do not execute the
housing requirements of the CRL; those activities are contained in the Ten Year
Affordable Housing Compliance Plan.
The CRL also requires that this Implementation Plan address the Agency's
affordable housing production and replacement housing needs. These items are
specifically addressed in the Ten -Year Affordable Housing Compliance Plan
( "Compliance Plan "), attached hereto as "Appendix A."
Adopted by the Agency following an appropriately noticed public hearing on
November 14, 2005, this Implementation Plan will guide the Agency's actions in
implementing key redevelopment projects in the Project Areas. A mid -term
review and update of this Implementation Plan will take place between the
second and third years after adoption, pursuant to the requirements of the CRL.
The Implementation Plan focuses on the projects, programs, and estimated
revenues and expenditures planned for the Project Area.
This Implementation Plan is a general statement of direction rather than an
"unalterable course of action." The Implementation Plan has been prepared to
set priorities for redevelopment activities within the City's two Project Areas for
the five -year planning period, and incorporates known program financial
obligations that may hinder essential near -term revitalization efforts. However,
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 1 THIRD FIVE -YEAR IMPLEMENTATION PLAN
new issues and opportunities are commonly encountered during the course of
administering the redevelopment plans during this five -year period. Therefore,
the Implementation Plan may be amended if necessary to effectuate its purpose.
The goals of the Agency for this Implementation Plan period are to:
1. Encourage the redevelopment of the Riverfront Project Area in a manner
consistent with the City's General Plan and /or specific development plans as
may be adopted from time to time through the cooperation of private
enterprise and public agencies;
2. Enhance the long term economic well -being of the community;
3. Provide for the rehabilitation of commercial and industrial structures and
residential dwelling units;
4. Provide public infrastructure improvements and community facilities, including
the installation, construction, and /or reconstruction of streets, utilities, public
buildings and facilities (i.e. pedestrian circulation and parking facilities), storm
drains, utility under grounding, street lighting, landscaping and other
improvements which are necessary for the effective redevelopment of the
Riverfront Project Area;
5. Provide avenues for participation in the redevelopment of property in the
Riverfront Project Area, where feasible, said redevelopment will conform with
the respective Redevelopment Plan;
6. Encourage cooperative efforts among property owners, businesses and
public agencies to achieve the economic development goals of the City and
Agency, and develop programs aimed at preventing or eliminating existing
blighting conditions;
7. Increase, improve and preserve the community's supply of affordable
housing.
Adoption of this Implementation Plan does not trigger authorization of any of the
• projects included in this plan. Projects to be undertaken by the Agency are
subject to discretionary approvals, as well as environmental clearance as
determined by staff. Pursuant to Section 33490(a)(1)(8), adoption of an
implementation plan shall not constitute a "project" within the meaning of the
California Environmental Quality Act (CEQA, Public Resources Code Section
21000 et seq.), and inclusion of any project or program in the implementation
plan shall not eliminate environmental analysis and clearance that would
otherwise be required.
The Implementation Plan covers both the Riverfront and Surfside
Redevelopment Project Area ( "Project Areas "). The original territory portion of
the Redevelopment Plan of the Riverfront Project expires in 2009, while the
effectiveness of the Added Area terminates in 2014. The Redevelopment Plan
for the Surfside Project expires in 2022. However, since its top priority was
achieved in 1984, with the completion of a rock revetment wall to protect the
ocean front residential units, the Surfside Project has been inactive in terms of
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 2 THIRD FIVE -YEAR IMPLEMENTATION PLAN
further public improvement projects and generation of tax increment revenue.
The Agency has directed Staff to pursue deactivation of the Surfside Project
Area, and therefore, this Implementation Plan will focus on the Agency's non -
housing projects, programs, tax increment revenue and expenditures for the
Riverfront Project Area. The Implementation Plan serves as a blueprint for
current and future Agency activities to eliminate blight and the Agency's
implementation of its low and moderate income housing responsibilities.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 3 THIRD FIVE -YEAR IMPLEMENTATION PLAN
BACKGROUND -
The City Council of the City of Seal Beach activated the Seal Beach
Redevelopment Agency on February 20, 1967 with the charge of conducting
redevelopment projects and activities to help alleviate and eliminate blight
throughout the City. The articulated reason for creating the Agency was "to
provide a method of financing of specific public improvements."
The Project Areas are located in the City of Seal Beach, in Orange County,
California, approximately 50 miles south of Los Angeles. A small city with a
population of 24,098, Seal Beach sits on the coast as the gateway to Orange
County between the cities of Long Beach and Huntington Beach. Seal Beach
celebrated its 90th anniversary in October 2005.
On March 3, 1969 the Agency established the Redevelopment Plan for the
Riverfront Redevelopment Project Area by adopting Ordinance No. 780. At the
time of adoption, the original Project Area consisted of 104 acres. On December
29, 1975, with the adoption of Ordinance No. 983, City Council approved an
amendment to add approximately 90 acres to the Riverfront Project Area. The
Riverfront Project Area is located along the eastern side of the San Gabriel River,
from the Pacific Ocean, and extends north of Pacific Coast Highway to include
the State Lands Property, and portions of the Hellman Ranch. A map of the
Riverfront Project Area is provided in Figure 1.
In the "Report to Council for the Riverfront Redevelopment Plan," several public
improvement goals were stipulated for the Project Area: 1) Sewer Treatment
Plant; 2) Electric Avenue Improvements; 3) Marina Park and Community Facility;
and 4) First Street Extension. At the time of this report, Redevelopment Law
qualified inadequate public infrastructure as a legitimate reason to create a
redevelopment project area.
The Redevelopment Plan for the Surfside Project was adopted on December
1982 and last amended in 1993. The boundaries include the beach community
of Surfside and extends three miles into the Pacific Ocean. With the completion
of the rock revetment wall in 1984, this Project Area has remained inactive
because the major goal of the Area had been achieved. The wall was designed
to protect ocean front properties from flooding and erosion. Although the Project
Area is inactive, the effectiveness of its redevelopment plan is scheduled to
expire in December 2022. The Agency has directed Staff to pursue deactivation
of the Surfside Project Area.
As a catalyst for redevelopment, the Agency sought to ensure the continued
development of the subject areas in conformance to the City's General Plan. The
Agency's efforts have improved and /or reduced the blighting conditions in the
Project Areas. However, there remain public infrastructure needs that require the
continued assistance of the Agency.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 4 THIRD FIVE -YEAR IMPLEMENTATION PLAN
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PLAN LIMITATIONS
As stipulated by the CRL, each Redevelopment Project Area is subject to its own
time and financial limits. Table 1 summarizes the time and financial limits in the
Redevelopment Plans.
SEAL BEACH REDEVELOPMENT AGENCY; ' ;,_ TABLE 1
PROJECT AREAS. 7a.' 1 , f " LIMITS
Plan Incur New Collect Eminent
Pro'ect Area Duration Debt Tax Increment Domain
Riverfront Project Original Area March 3, 2009 January 1, 2004 March 3, 2014 Expired
Riverfront Project - Added Area March 3, 2014 January 1, 2004 March 3, 2024 Expired
Surfside Project (inactive) December 2022 Expired
Riverfront Project
As indicated in Table 1, the Riverfront Project Area is nearing the end of its plan
period. The effectiveness of the Riverfront Redevelopment Plan expires on
March 3, 2009; while the Agency's ability to incur new debt against the Project
Area's tax increment revenues expired in January 2004. The Agency may collect
tax increments from the Original Area until March 2014 and from the Added Area
until March 2024.
Surfside Project
The sole purpose of the Surfside Redevelopment Project was achieved in 1984
with the completion of the rock revetment wall, which was designed to protect
ocean front residential properties from flooding and erosion. Since then, the
Surfside Project has remained inactive in terms of redevelopment projects and
the collection of tax increment revenues. The effectiveness of its redevelopment
plan is scheduled to expire in December 2022. The Agency has directed Staff to
pursue deactivation of the Surfside Project Area.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 6 THIRD FIVE -YEAR IMPLEMENTATION PLAN
GOALS AND OBJECTIVES FOR ALL PROJECT
The following are goals and objectives of both the City Council and the
Redevelopment Agency, which are applicable to both Project Areas over the next
five -year term:
• The Agency will practice sound fiscal management. The Agency will
meet this goal by producing timely and accurate financial information,
emphasizing capital formation, and developing long -term funding and
debt management plans. The Agency will also meet all legal and,
contractual obligations related to Agency activities. Additionally, the
Agency intends to fully fund liabilities and reserves while investing in the
future.
• The Agency seeks to promote economic development in all Project
Areas. To accomplish this goal, the Agency has outlined the following
objectives: concentrate on job creation; pursue business retention,
expansion and attraction; establish a quick and consistent development
process; be business friendly at all levels of operation; and strive to
constantly improve the city's competitiveness.
• The Agency will continue implementation of the various housing
rehabilitation and first -time homebuyer programs. The Agency will also
investigate public infrastructure needs within the Project Area to address
localized flooding and other infrastructure deficiencies.
• The Agency seeks to reinvest in Seal Beach's infrastructure such as
streets, sewers, parks, etc. Objectives outlined by the Agency to meet
this goal include: providing for the development of new infrastructure,
focusing on the relief of traffic congestion; maintaining and improving the
City's existing infrastructure, particularly storm drain, sewer and other
public utility deficiencies; and improving the overall aesthetics of the
community. The Agency will work proactively to maintain adequate
roadways and to correct substandard alleys.
• The Agency will work to improve drainage conditions that adversely affect
existing residential and commercial developments within the Project
Areas. Additionally, the Agency will strive to provide improvements to the
educational, cultural, residential, and other community facilities within the
Project Areas and City.
Additional objectives applicable to the implementation of the
Redevelopment Plans for the Project Areas include:
• Eliminate and prevent the reoccurrence and spread of blight and
deterioration within the Project Areas.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 7 THIRD FIVE -YEAR IMPLEMENTATION PLAN
• Continue programs that promote the rehabilitation of the existing housing
stock where appropriate.
• Provide, improve, or preserve low and moderate income housing as is
required to satisfy the needs and requirements of the various age and
income groups of the community, maximizing the opportunity for
individual choice, and meeting the requirements of State law.
•
• Enhance and upgrade the physical, social and economic conditions within
the area thereby improving the quality of life for Seal Beach residents.
•
•
•
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 8 THIRD FIVE -YEAR IMPLEMENTATION PLAN
•
BLIGHTING CONDITIONS
Redevelopment projects are established to remedy conditions of blight as defined by the
CRL. The definition of blight has evolved since the various Project Areas were
established as beginning in 1969. The current definition of blight, as stated in Section
33031 of the Law, is set forth below:
• Unsafe /Dilapidated /Deteriorated Buildings. Buildings in which it is
unsafe or unhealthy for persons to live or work. Serious building code
violations, dilapidation and deterioration, defective design or physical
construction, faulty or inadequate utilities, or other similar factors can
cause these conditions.
• Physical Conditions that Limit the Economic Viability and Use of
Lots /Buildings. Factors that prevent or substantially hinder the
economically viable use or capacity of buildings or Tots. This condition
can be caused by a substandard design, inadequate size given present
standards and market conditions, lack of parking, or other similar factors.
• Incompatible Uses. Adjacent or nearby uses that are incompatible with
each other and which prevent the economic development of those parcels
or other portions of the project area.
• Lots of Irregular Shape, Inadequate Size, and Under Multiple -
Ownership. The existence of subdivided Tots of irregular form and shape
and inadequate size for proper usefulness and development that are in
multiple ownership.
• Depreciated /Stagnant Property Values; Impaired Investments.
Depreciated or stagnant property values or impaired investments,
including, but not necessarily limited to, those properties containing
hazardous wastes that require the use of agency authority as specified in
Article 12.5 (commencing with Section 33459).
• High Business Turnovers and Vacancies /Low Lease
Rates /Abandoned Buildings /Vacant Lots. Abnormally high business
vacancies, low lease rates, high tumover rates, abandoned buildings, or
excessive vacant lots within an area developed for urban use.
• Lack of Neighborhood Commercial Facilities. A lack of necessary
commercial facilities that are normally found in neighborhoods, including
grocery stores, drug stores, and banks and other lending institutions.
• Overcrowding /Excess of Adult Businesses. 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.
• High Crime Rates. A high crime rate that constitutes a serious threat to
the public safety and welfare.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 9 THIRD FIVE -YEAR IMPLEMENTATION PLAN
RIVERFRONT REDEVELOPMENT PROJECT AREA
The City Council of the City of Seal Beach activated the Seal Beach
Redevelopment Agency on February 20, 1967 with the charge of conducting
redevelopment projects and activities to help alleviate and eliminate blight
throughout the City. On March 3, 1969, the Agency established the
Redevelopment Plan for the Riverfront Redevelopment Project Area by adopting
Ordinance No. 780. The Riverfront Project has been amended on the following
occasions:
• Ordinance No. 4572 (October 20, 1997) adopted an amendment related
to the certification of the Environmental Impact Report for the Hellman
Ranch Specific Plan;
• Ordinance No. 1423 (October 27, 1997) approved a change in the land
use designations of sections of the Project Area affected by the Hellman
Ranch Specific Plan;
• Ordinance No. 1392 (December 12, 1994) created time limits on the
establishment of loans and indebtedness, effectiveness the Riverfront
Project Area (original and added territories), payment of debt, and receipt
of tax increment revenues;
• Ordinance No. 1278 (March 6, 1989) made certain changes to the text of
the Redevelopment Plan;
• Ordinance No. 1235 (December 8, 1986) established certain limitations in
connection with the Redevelopment Plan for the Riverfront
Redevelopment Project pursuant to Health and Safety Code Section
33333.4;
• Ordinance No. 1103 (September 14, 1981) made certain changes to the
Redevelopment Plan;
• Ordinance No. 983 (December 29, 1975) added territory to the Project
Area; and;
• Ordinance No. 937 (August 12, 1974) made certain changes to the text of
the Redevelopment Plan.
The Riverfront Project Area encompasses roughly 194 acres generally within the
"Old Town" area of Seal Beach. Roughly 160 acres of the Project Area is
designated for residential use while the remainder is allocated for commercial
uses. The Project Area is located along the eastem side of the San Gabriel
River, from the Pacific Ocean north to Pacific Coast Highway and extending
north of Pacific Coast Highway to include the State Lands Property and portions
of the Hellman Ranch.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 10 THIRD FIVE -YEAR IMPLEMENTATION PLAN
The Riverfront Project Area includes the following developments:
• Bridgeport, a planned residential community of 176 homes;
• Riverbeach Condominiums, a 80 -unit condominium project;
• Seal Beach Trailer Park, a 125 -space trailer park;
• Oakwood Apartments, a 549 -unit apartment complex;
• Bay City Center, a neighborhood commercial center comprising of
roughly 45,000 square feet of gross space for lease; and
• The Greenbelt, a city -owned open space area of 5.48 acres which runs
from Fifth Street to Seal Beach Boulevard and includes the Mary Wilson
Library and Red Car Museum.
The original Report to Council dated January 31, 1969, described the physical,
social, and economic blighting conditions that were the basis for the need of
redevelopment activities in the Project Areas. Among these conditions were:
• Long and narrow parcels of inadequate shape and size that limit the
usefulness of neighboring properties and area;
• Poor drainage of existing streets resulting in 6 to 8 inches of flooding
during and after minor storms;
• Absence of adequate utility services and street lighting;
• Inadequate pumping facilities to prevent the inundation of the San Gabriel
Flood Control Channel;
• Inadequate capacity of the existing sanitation plan to process the growth
of daily flows as a result of increasing residential development throughout
the City;
•
• Lack of necessary community facilities such as parks, playgrounds,
community and parking facilities to serve residents and the beach and
commercial uses on Main Street;
•
• Significant decrease in total assessed valuation of Project Area properties
due to the demolition and removal of the Los Angeles Department of
Water and Power Steam Plant (97% decrease) and the removal of the
Dow Chemical Plant (53% decrease).
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 11 THIRD FIVE -YEAR IMPLEMENTATION PLAN
Prior Plan Period Accomplishments
The Agency has actively pursued redevelopment of the Riverfront
Redevelopment Project Area (including the amendment area) since the original
•
adoption of the Redevelopment Plan in 1969. Examples of projects and
expenditures over the last five year period include:
• $42,000 invested in Library improvements;
• Investments in the Replacement of the West End Pump Station and the
Corporation Yard NPDES/Water Quality Facilities.
Riverfront Blighting Conditions
At the time of adoption, inadequate public infrastructure and improvements was
considered a sufficient condition of blight in a redevelopment project area. This
continues to be a blighting condition within the Riverfront Project Area.
•
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 12 THIRD FIVE -YEAR IMPLEMENTATION PLAN
Five -Year Implementation Plan Objectives
The Agency will invest resources to build and upgrade the West End Pump
Station over the next five years and has established the following strategies for
the FY 2004 -05 through 2008 -09 Five -Year Implementation Plan, should
revenues exceed projections:
• Provide additional funding to pay debt service on tax allocation bonds.
• Invest funds to maintain and upgrade public infrastructure
Financial Resources
The Riverfront Project has produced an average of $1 million in tax increment
annually, with nearly sixty percent (60 %) of the funds dedicated for debt service,
twenty percent (20 %) for Housing Set -Aside Funds, and roughly two percent
(2 %) for administration with the remainder being available for redevelopment
activities. The Agency expects tax increment to remain the primary source of
revenue over the next several years, but it will also benefit greatly from proceeds
obtained through land sales
Table 2 presents the revenues (excluding low /moderate housing) that the Agency
may have available over the next five years to fund Implementation Plan
activities. The projections are based on a 2% annual increase in secured
assessed values over the five year period. The following table outlines projected
tax increment receipts, taxing entity's fiscal mitigation payments, loan and debt
service payments, and projected Agency administration costs. Funds available
to implement future programs are identified as the remaining funds net of these
operation and debt service obligations. The City projects to receive over $5.5
million in tax increment over the next five years.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 13 THIRD FIVE -YEAR IMPLEMENTATION PLAN
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Anticipated Planning Period Projects and Programs
Table 3 describes the proposed non - housing programs planned for the next five
years for the Riverfront Project Area including the projected time frame for
implementation, Agency goals, and blighting conditions the programs will
address. Anticipated program expenditures are based on projected tax increment
revenue expected for FY 2004 -05 to FY 2008 -09. Actual funding is subject to
change, depending upon assessed valuation changes and development within
the Riverfront Project Area.
•
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 15 THIRD FIVE -YEAR IMPLEMENTATION PLAN
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SURFSIDE REDEVELOPMENT PROJECT AREA ;.�s ; ° !;
The Surfside Redevelopment Project, created in December 1982, encompasses
an area inclusive of the beach community of Surfside and three miles into the
Pacific Ocean. The purpose of the Surfside Project was to build a seawall to
protect the ocean front residences from inundation during heavy storms and high
tides. This goal was permissible under Redevelopment Law at the time of
implementation. At a cost of approximately $250,000, the seawall was completed
in 1984 via a loan provided to the Agency. The Agency then repaid the City with
generated increment.
The Surfside Project Area includes the following development:
• The rock revetment wall, designed to protect ocean front properties from
flooding and erosion.
Since repayment of the loan for the rock revetment wall, the Surfside Project has
remained inactive in terms of further public projects or the generation of tax
increment from the Project Area. The Agency's authority to issue bonds and seek
loans expired in 1987. Absent any outstanding debts from the Surfside Project,
all tax increment revenues have been returned to the respective taxing agencies.
The Redevelopment Plan for the Surfside Project will expire in December 2022.
The Agency has directed Staff to pursue deactivation of the Surfside Project
Area.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 17 THIRD FIVE -YEAR IMPLEMENTATION PLAN
ADMINISTRATION OF THE IMPLEMENTATION-PLAN
As detailed in the introduction of this Plan, the Agency is required to produce an
Implementation Plan every five years. After adoption of the first implementation
plan, a new plan is to be adopted every five years either in conjunction with the
Housing Element cycle or the Implementation Plan cycle.
Adoption Process
Each Implementation Plan must be presented and adopted at a duly notice public
• hearing of the Agency. Notice of the public hearing must be conducted pursuant
to this Section 33490 of the Law. The Notice must be published pursuant to
Section 6063 of the Government Code, mailed at least three weeks in advance to
all persons and agencies that have requested notice, and posted in at least four
permanent places within the Project Area during that three week period.
Publication, mailing, and posting shall be completed not Tess than 10 days prior
to the date set for hearing. During this process, the Agency may amend the
implementation plan at any time after conducting a public hearing on the
proposed amendment.
Mid -Term Review Process
At least once within the five -year term of this Implementation Plan, the Agency
must conduct a public hearing and hear testimony of all interested parties for the
purpose of reviewing the Redevelopment Plan and the corresponding
implementation for each Redevelopment Project. This hearing must take place
no earlier than two years and no later than three years after the adoption of the
Implementation Plan.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 18 THIRD FIVE -YEAR IMPLEMENTATION PLAN
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
ATTACHMENT 3
TEN -YEAR AFFORDABLE HOUSING
COMPLIANCE PLAN (2004 -05 THROUGH
2013 -14) - APPENDIX A TO THE
RIVERFRONT REDEVELOPMENT
PROJECT AND SURFSIDE
REDEVELOPMENT PROJECT FIVE -YEAR
IMPLEMENTATION PLAN (FY 2004 -05 TO
2008 -09), SEAL BEACH REDEVELOPMENT
AGENCY, DATED NOVEMBER 14, 2005
2005 -09 Implementation PIan.CC Staff Report 14
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
ATTACHMENT 4
PROGRESS IN IMPLEMENTING
REDEVELOPMENT ACTIVITIES
•
15
2005 -09 Implementation PIan.CC Staff Report
ozi
Seal Beach Redevelopment Agency
Tan -Year /Affordable Housin
Compliance Plan
(2004 -05 through 2013 -14)
Appendix A to the Riverfront Redevelopment Project and Surfside
Redevelopment Project 5 -Year Implementation Plan (2004-05 through
2008 -09)
November 14, 2005
Seal Beach Redevelopment Agency
211 Eighth Street
Seal Beach, CA 90740
• RSG
INTELLIGENT COMMUNITY DEVELOPMENT
ROSENOW SPEVACEK GROUP INC.
309 WEST 4TH STREET
SANTA ANA, CALIFORNIA 92701 -4502
PHONE: (714) 541 -4585
FAX: (714) 541 -1175
E -MAIL: INFOCcr�.WEBRSG.COM
Ten -Year Affordable Housing Compliance Plan
Seal Beach Redevelopment Agency
Table of Contents
Introduction 1
Legal Requirements for this Housing Compliance Plan 3
Compliance with AB 637 and SB 701 4
Contents of the Housing Compliance Plan 4
Purpose 5
Methodology and Data Compilation 6
Affordable Housing Production Needs 7
Definitions and Data Compilation 7
Units Constructed or Substantially Rehabilitated Within the Surfside Project
Area 8
Affordable Housing Provided Outside of the Project Areas 8
Inclusionary Housing Obligation Status 9
Inventory of Existing Deed- Restricted Units 9
Affordable Units Required 10
Past Inclusionary Unit Need 11
Current Five & Ten Year Period Inclusionary Unit Need 11
•
Replacement Housing Production Needs 11
Estimated Housing Fund Resources & Projected Expenditures 12
Previous Programs and Expenditures 12
Estimated Housing Program Resources 12
Targeting of Housing Fund Expenditures 15
Family and Senior Housing 15
Projected Housing Fund Expenditures 16
Proposed Implementation Initiatives 16
Future Planning Period Housing Projects and Programs 16
Rental Assistance 17
Rehabilitation Grants 17
Housing Element Consistency 17
Administration of the Housing Compliance Plan 18
Implementation Plan Adoption Process 18
Mid -Term Implementation Plan Review Process 18
Int •
This document is the Ten -Year Affordable Housing Compliance Plan ( "Housing
Compliance Plan ") for the Riverfront ( "Riverfront Project ") and Surfside ( "Surfside
Project ") Redevelopment Projects ( "Project Areas ") of the Seal Beach
Redevelopment Agency ( "Agency "). This Housing Compliance Plan accompanies
the Agency's Five Year Implementation Plan, which was adopted along with this
Housing Compliance Plan by the Agency following a duly noticed public hearing
held on November 14, 2005.
This Housing Compliance Plan incorporates a summary of the Agency's
affordable housing production activities since adoption of the Project Areas and
presents an affordable housing production plan for the ten -year planning period
(2004 -05 through 2013 -14).
• The Project Areas are located in the City of Seal Beach ( "the City "), in Orange
County, California, approximately 50 miles south of Los Angeles. A small city
with a population of 24,098, Seal Beach sits on the coast as the gateway to
Orange County between the cities of Long Beach and Huntington Beach. Seal
Beach celebrated its 90th anniversary in October 2005.
The City Council created the Seal Beach Redevelopment Agency in 1967 with
the charge of conducting redevelopment activities and eliminating blighting
conditions with the City. On March 3, 1969, the City Council adopted the
Redevelopment Plan for the Riverfront Redevelopment Project Area via
Ordinance No. 780.
The Riverfront Project has been subsequently amended by the following
Ordinances:
• Ordinance No. 4572 (October 20, 1997) adopted an amendment related
to the certification of the Environmental Impact Report for the Hellman
Ranch Specific Plan;
• Ordinance No. 1423 (October 27, 1997) approved a change in the land
use designations of sections of the Project Area affected by the Hellman
Ranch Specific Plan;
• Ordinance No. 1392 (December 12, 1994) created time limits on the
establishment of loans and indebtedness, effectiveness the Riverfront
Project Area (original and added territories), payment of debt, and receipt
of tax increment revenues;
• Ordinance No. 1278 (March 6, 1989) made certain changes to the text of
the Redevelopment Plan;
• Ordinance No. 1235 (December 8, 1986) established certain limitations in
connection with the Redevelopment Plan for the Riverfront
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 1 AFFORDABLE HOUSING COMPLIANCE PLAN
Redevelopment Project pursuant to Health and Safety Code Section
33333.4;
• Ordinance No. 1103 (September 14, 1981) made certain changes to the
Redevelopment Plan;
• Ordinance No. 983 (December 29, 1975) added territory to the Project
Area; and;
• Ordinance No. 937 (August 12, 1974) made certain changes to the text of
the Redevelopment Plan.
The Riverfront Project Area encompasses roughly 194 acres generally within the
"Old Town" area of Seal Beach. Roughly 160 acres of the Riverfront Project is
allocated for residential use while the remainder is designated for commercial
uses. The Riverfront Project is located along the eastern side of the San Gabriel
River, from the Pacific Ocean north to Pacific Coast Highway and extending
north of Pacific Coast Highway to include the State Lands Property and portions
of the Hellman Ranch.
The Riverfront Project Area includes the following developments:
• Bridgeport, a planned residential community of 176 homes;
• Riverbeach Condominiums, a 80 -unit condominium project;
• Seal Beach Trailer Park, a 125 -space trailer park;
• Oakwood Apartments, a 549 -unit apartment complex;
• Bay City Center, a neighborhood commercial center comprising of
roughly 45,000 square feet of gross space for lease; and
• The Greenbelt, a city -owned open space area of 5.48 acres which runs
from Fifth Street to Seal Beach Boulevard and includes the Mary Wilson
Library and Red Car Museum.
The Redevelopment Plan for the Surfside Project was adopted on December
1982 and last amended in 1993. The boundaries include the beach community
of Surfside and three miles into the Pacific Ocean. With the completion of the
rock revetment wall in 1984, the Surfside Project Area has remained inactive,
and no longer collects tax increment. The wall was designed to protect ocean
front properties from flooding and erosion. The redevelopment plan is scheduled
to expire in December 2022. The Agency has directed Staff to pursue
deactivation of the Surfside Project Area.
The Surfside Project Area includes the following development:
• The rock revetment wall, designed to protect ocean front properties from
flooding and erosion.
•
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 2 AFFORDABLE HOUSING COMPLIANCE PLAN
Legal Requirements for this Housing Compliance Plan
Pursuant to the requirements of Sections 33413(a) &(b)(4) and
33490(a)(2) &(3) of the Califomia Redevelopment Law ( "Law"), this Housing
Compliance Plan sets forth the Agency's program to ensure that the
appropriate number of affordable housing units, destroyed or caused to be
destroyed as a result of a redevelopment project that receives direct
assistance from the Agency, are replaced at the same levels of affordability
as those at the time of destruction. In addition, the Law requires that the
Agency provide an account of the amount of funds available in the Low and
Moderate Income Housing Fund, the amounts projected to be deposited over
the next five and ten years, and the programs and projects that will assist in
the preservation, improvement, and increase of housing units affordable to
very low, low and moderate income households. The Law provides for further
definitions and requirements for the allocation of housing funds as
summarized below:
The Law defines and limits assisted income categories as follows:
Very Low Income - persons or households whose gross income does
not exceed 50% of the area's median income;
Low Income - persons or households whose gross income are
greater than 50% but do not exceed 80% of the area's median
income; and
Moderate - Income — persons or households whose gross income are
greater than 80% but do not exceed 120% of the area's median
income.
The Law also requires the Agency to target its expenditures of housing set -
aside funds on the provision of housing affordable to very low, low, and
moderate income households. In addition, projects assisted through housing
set -aside funds must remain affordable to households that fit these income
categories for a period of 45 years for ownership units and 55 years for rental
units.
The Law defines Affordable Housing Cost as:
Very Low - Not more than 30% of 50% of the County
median household income;
Low - Not more than 30% of 70% (or 60% for rental projects)
of the County median household income; and
Moderate - Not more than 35% of 110% (or 30% of 120% for
rental projects) of the County median household income.
The Riverfront Project was created in March of 1969, seven years before the
Inclusionary Housing Requirement was integrated into the Califomia
Community Redevelopment Law, Health and Safety Code Section 33000 et
seq. In December 1975, Ordinance No. 983 added territory to the Riverfront
ROSENOW SPEVACEK GROUP INC SEAL BEACH REDEVELOPMENT AGENCY
PAGE 3 AFFORDABLE HOUSING COMPLIANCE PLAN
Project. Pursuant to Section 33413(d)(1) of the Law, the inclusionary housing
requirements of the Law applied only to redevelopment plans adopted on or
after January 1, 1976. Hence, the inclusionary housing requirements do NOT
apply to the Riverfront Project. However, because the Riverfront Project
generates housing set aside funds on an annual basis, the Agency is
required to spend such funds to preserve, improve, and increase the supply
of housing that is affordable to very-low, low, and moderate income
households. Because the Surfside Project Area was created in 1982, its
inclusionary housing obligations are addressed in this Housing Compliance
Plan.
Compliance with AB 637 and SB 701
This Housing Compliance Plan is consistent with recent changes enacted into
the Law, pursuant to Assembly Bill 637 (Lowenthal) and Senate Bill 701
(Torlakson). Among these significant amendments are:
• 55/45 Year Minimum Affordability Periods: Effective January 1, 2002, all
new or substantially rehabilitated dwelling units assisted by the Tax
• Increment Housing Set -Aside Fund ( "Housing Fund "), replacement
housing, and inclusionary housing must be affordable for 55 years (rental
units) or 45 years (owner- occupied units). Units assisted, rehabilitated or
constructed prior to January 1, 2002 may have shorter time limits.
• Substantial Rehabilitation: After January 1, 2002, substantially
rehabilitated dwelling units' means all units substantially rehabilitated with
Agency assistance. Prior to January 1, 2002, substantially rehabilitated
dwelling units referred to substantially rehabilitated multi - family rental
dwelling units with three or more units regardless of whether there is
agency assistance, or single family units substantially rehabilitated with
Agency assistance.
• Replacement Housing: Effective January 1, 2002, 100% of all
replacement housing units must be affordable to the same income
categories as those displaced. Previously, only 75% of the units had to
match the displaced income categories.
• Targeting Housing Fund Expenditures: Effective January 2003, the Law
requires that Housing Fund assistance during the 10 -year Housing
Compliance Plan mirror the community's needs, both in terms of the
income categories needed, and the number of family (versus senior)
housing needed. (Law provides an additional five years to meet this
requirement if an agency deposited Tess than $2 million over the first five
years of the Housing Compliance Plan.)
Contents of the Housing Compliance Plan
This Housing Compliance Plan has been developed to accomplish the
following goals:
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 4 AFFORDABLE HOUSING COMPLIANCE PLAN
•
• To account for the number of affordable dwelling units, either constructed or
substantially rehabilitated, in the Surfside Project Area since adoption;
• To forecast the estimated number of dwelling units to be privately developed
or substantially rehabilitated in the Surfside between fiscal years 2004 -05 and
2013 -14 and over the duration of the Redevelopment Plan;
• To forecast the estimated number of dwelling units to be developed or
substantially rehabilitated by the Agency between fiscal years 2004-2005 and
2013 -2014;
•
• To project the availability of Agency revenue for funding affordable
housing production;
• To identify implementation policies /programs and potential sites for
affordable housing development;
• To establish a timeline for implementing this Housing Compliance Plan to
ensure that the requirements of Section 33413(a) ( "replacement
requirements ") are met during the ten -year period between fiscal years
2004 -05 and 2013 -14; and •
• To review the consistency of Agency affordable housing goals, objectives,
and programs pursuant to the City's Housing Element.
Purpose
Since January 1976, redevelopment agencies have been required to assure
that at least 30% of all new or substantially rehabilitated units developed by
the agency are available at affordable costs to households of very low, low, or
moderate - income. Of this 30 %, not Tess than 50% must be available at
affordable costs to very low- income households. Further, for all units
developed in the project area by entities other than the agency, the Law
requires that at least 15% of all new or substantially rehabilitated dwelling
units within the project area be made available at affordable costs to low- or
moderate - income households. Of these, not Tess than 40% of the dwelling
units are required to be available at affordable costs to very low- income
households.
This requirement applies to redevelopment project areas adopted on or after
January 1, 1976. Thus, any project area adopted before this date is not
subject to the requirement. Because the Riverfront Project was adopted in
1969, and the added area was adopted in 1975, the Agency is not obligated
to fulfill inclusionary housing obligations for this Project Area. Although the
Surfside Project Area is inactive in terms of the collection of tax increment, it
still must fulfill its inclusionary. housing requirements because it was
established after 1976.
In 1994, the Law was amended to require redevelopment agencies to
prepare an Affordable Housing Compliance Plan that demonstrated how the
agency would achieve the aforementioned affordable housing mandates.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 5 AFFORDABLE HOUSING COMPLIANCE PLAN
These plans must be updated every five years to reflect new changes in
projects or programs that address a city's housing needs.
Methodology and Data Compilation
This Housing Compliance Plan takes into account any and all housing units
that were destroyed or caused to be destroyed as a result of an Agency -
assisted redevelopment projects over the past five years, and an estimate of
this statistic over the next five and ten years. Law requires that whenever
dwelling units housing low and moderate - income households are destroyed
as part of an agency project, the agency is responsible for ensuring that an
equivalent number of replacement units are constructed or substantially
rehabilitated. These units must provide at least the same number of
bedrooms destroyed, and 100% of the replacement units must be affordable
to the same income categories (i.e. very low, low, and moderate) as those
removed. The agency receives a full credit for replacement units created
inside or outside the project area.
Pursuant to Section 33413 of the Law, the Housing Compliance Plan
• accounts for new residential construction within the Surfside Project Area. In
order to determine new construction that has occurred within this Project
Area, RSG utilized MetroScan to pinpoint residential development that has
been created since the adoption of its redevelopment plan in 1982. After
identifying these units, it was then possible to calculate the City's inclusionary
housing obligation under California Redevelopment Law.
As guidelines for the targeted expenditures of the Riverfront Project's
Housing Set Aside Funds, this Housing Compliance Plan uses the categorical
housing figures provided by the Regional Housing Needs Assessment
( "RHNA "), effective from the period of 1998 to 2005. Pursuant to Section
33490 of the Law, the Agency is to expend the housing set aside funds in
• proportion to the housing needs calculated for the very low, low and
moderate income segments of the City's population. Further, the proportion
of the City's population age 65 and over is to also guide the Agency's
expenditures for senior housing.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 6 AFFORDABLE HOUSING COMPLIANCE PLAN
Affordable Housing Production Needs "
This section describes the Agency's projected housing production needs for
the planning period (2004 -05 through 2013 -14) and over the greater duration
of the Redevelopment Plan.
Definitions and Data Compilation
This Housing Compliance Plan takes into account all residential construction
or substantial rehabilitation that has occurred within the Surfside Project Area
since its inception in order to determine affordable housing production needs.
This Housing Compliance Plan includes figures for existing residential
construction and substantial rehabilitation, and projections for the number of
additional dwelling units to be constructed or substantially rehabilitated during
the next ten (10) years. The following sections define "new construction" and
"substantially rehabilitated" as used in this Housing Compliance Plan, as well
as the methodology used for collecting data on both existing and projected
housing units.
> New Construction. For the purposes of this Housing Compliance Plan,
new construction represents building permits issued for the construction of
new dwelling units actually built since the respective adoption dates of the
Project Areas; therefore, these units would fall under the requirements for
production of affordable housing within the Surfside Project Area pursuant to
Section 33413 of the Law.
♦ Projections are affected by numerous complex factors such as: the
general health of the local, regional, and national economy;
employment levels; competition; practices and health institutions and
inventory of existing housing. Based upon the recent economic
trends, projection of the number of new units to be constructed over
the next ten (10) years is difficult. Table 1 accounts for all units
constructed through June 30, 2004, with inclusionary unit numbers
adjusted accordingly.
♦ It should be noted that are no units developed by the Agency.
According to Agency staff, the Agency does not anticipate directly
developing or rehabilitating any dwelling units which would trigger the
thirty percent (30 %) affordable housing requirement of Section
33413(b)(I) within the ten (10) year time frame of this Housing
Compliance Plan. However, the Agency will continue to cooperate
with and provide assistance and incentives to private developers, and
nonprofits in order to meet affordable housing production goals.
➢ Substantial Rehabilitation. Califomia Redevelopment Law, as amended
by AB 1290, defines "substantial rehabilitation" as:
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 7 AFFORDABLE HOUSING COMPLIANCE PLAN
• "....rehabilitation, the value of which constitutes 25 percent of the after
rehabilitation value of the dwelling, inclusive of the land value."
334 13(b) (2) (A) (iv)
As defined by Law "substantially rehabilitated dwelling units" means:
♦ "On or after January 1, 2002, ...substantially rehabilitated dwelling
units means all units substantially rehabilitated, with agency
• assistance. Prior to January 1, 2002 substantially rehabilitated
dwelling units means multifamily rented dwelling units with three or
more units or substantially rehabilitated regardless of whether there is
agency assistance and, with agency assistance, single- family dwelling
units with one or two units." 33413(b)(2)(A)(iii)
Units Constructed or Substantially Rehabilitated Within the Surfside
Project Area
Table 1 details the number of units built or substantially rehabilitated within
the Surfside Project Area since adoption of the Redevelopment Plan in 1982.
Since the creation of the Redevelopment Plan, only 7 new residential units
have been created within the Surfside Project Area.
SEAL BEACH rREDEVELOPMENTAGENCY r K y<a�z TABLE 1.
-UNITStON OR REHABILITATED . SURFSIDEPROJECT,
Units Throu • h December 1994
Units Constructed 6
Agency Developed Units 0
Privately.Developed Units 6
Units Substantially Rehabilitated 0
Subtotal New /Rehabilitated Units 6
Units Janua 1, 1994 - December 2000
Units Constructed 1
Agency Developed Units 0
Privately Developed Units 1
Units Substantially Rehabilitated 0
Subtotal New /Rehabilitated Units 1
Units Janua 1, 2001 - October 2005
Units Constructed 0
Agency Developed Units 0
Privately Developed Units 0
Units Substantially Rehabilitated 0
Subtotal New /Rehabilitated Units 0
Total New /Rehabilitated Units 7
•
Affordable Housing Provided Outside of the Project Areas
Section 334 provides that the Agency's obligations under
Section 33413 may be met by providing affordable housing outside the
project areas on a two- for -one basis. The limited residential development in
the Surfside Project Area has generated a small affordable housing
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 8 AFFORDABLE HOUSING COMPLIANCE PLAN
production requirement, as demonstrated in Table 2. This requirement can be
met by the 100 deed restricted units in the Seal Beach Trailer Park, located in
the Riverfront Project Area. These units can be counted for a total of 50 units
within the Surfside Project Area, which would more than offset the
requirement generated by the limited residential development.
Inclusionary Housing Obligation Status
Table 2 details the Agency's inclusionary housing obligation status with
updated total units constructed to date in the Project Areas, and those
expected to be constructed from 2004 through the term expiration of the
Redevelopment Plans.
SEAL BEACH REDEVELOPMENT AGENCY _ TABLE 2
INCLUSIONARY HOUSING OBLIGATION STATUS - SURFSIDE PROJECT'
Number of Total Number of Very VL Units L & M Units
Developed/ Units Low, Low, & Moderate Required Over Required Over
Rehabilitated Produced Units Required Life of the Plan Life of the Plan
Buii from date of adoption through
December 1994 Private/15% 6 0.9 0.36 0.54
Subtotal 6 0.9 0.36 0.54
o Substantially Rehabilitated Private/15% 0 0 0 0
5 4 New Construction Private/15% 1 0.15 0.06 0.09
Subtotal 1 0.15 0.06 0.09
>.
Substantially Rehabilitated Private /15% 0 0 0 0
5 N n New Construction Private/15% 0 0 0 0
n Subtotal 0 0 0 0
Units Expected to be Built Over
Remaining Project Tenn 0 0 0 0
Total Unit Requirements - Surfside 7 1.05 0.42 0.63
Inventory of Existing Deed - Restricted Units
The Agency is obligated under 33490 to ensure that 15% of non - Agency
developed units (and 30% of all Agency developed. units) are affordable to
very low, low, and moderate income households, featuring .covenants that
extend to at least the duration of the Redevelopment Plan.
To satisfy the Agency's production needs, units that are either developed or
substantially rehabilitated must be covered by restrictive covenants. Housing
units created or assisted after 2001 must carry 45 -year covenants for single
family units and 55 -year affordability covenants on multifamily units.' Units
may be constructed inside or outside the Project Area, but units provided
outside a project area count on a 2 -for -1 basis. The Agency may also
purchase 55 -year affordability covenants on multifamily units.
1 45 years for ownership units or 55 years for rental units. Prior to January 1, 2002, affordability covenants could
be as little as the duration of the redevelopment plan to count for meeting a redevelopment agencys affordable
housing production requirements.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 9 AFFORDABLE HOUSING COMPLIANCE PLAN
As previously mentioned, this requirement can be met by the 100 deed
restricted units in the Seal Beach Trailer Park, located in the Riverfront
Project Area. These units can be counted on a two for one basis, for a total
of 50 units, which would offset the requirement generated by the
development in the Surfside Project Area. Table 3 exhibits the credits the
Seal Beach Agency has received towards inclusionary housing obligations.
TABLE 3
CITY OF SEAL BEACH REDEVELOPMENT AGENCY
LIST OF INCLUSIONARY HOUSING UNITS
•A a I +.. • ` •^ z E. r F ' unit • u uriiid very-• "' 1;Uni�s >' :'� m e • ; • -. � ,.Total S Ntrntts W! ) Terms* COO WrthinLOutside-
TTYPa' grist" x` iect • , Breakdown Vow ' . � Low r !A a 't #•ehUnits MOd • > ars • CPA's Fulkw SPA
. :. aria . `.
Total 'Credited Total Credited Total 1 Credited - Total 1 Credited
Homebuyer Assistance Seal Beach Trailer Park 100 25 12.5 0 0 75 37.5 100 50 January 2030 50%
Affordable Units Required
Section 33413(b) of the Law requires that not less than 30% of any Agency -
developed units ( "30% Units ") or 15% of privately developed units ( "15%
Units ") produced during the next five and ten year period be affordable to low
and moderate income households. The Law also requires that 50% of the
30% Units and 40% of the 15% Units be specifically limited and affordable to
very low income households. These affordable housing production
requirements should be met during the next two 5 -year periods, which ends
on June 30 of fiscal year 2013 -14.
Based upon the forecast of housing construction and inventory of affordable
housing projects completed to date, Table 4 presents the Agency's affordable
housing production requirement for the 10 -year planning period, as well as
the entire duration of each of the Redevelopment Plan.
TABLE 4
o d
o
SEAL BEACH REDEVELOPMENT AGENCY; °' + a
'RECONCILIATION OF AFFORDABLE INCLUSIONARY ; ,° d d d c c c P, 2
- UNITS FOR THE SECOND TEN YEAR HOUSING g c c E v E ; E c o a 0 3 c c 3
at o d o at oat o o 0 0 o
COMPLIANCE PLAN 2004/05 - 2013/14' U B •- a • - —1 • ` w= e o o 2 Z —1 2
3 er r ? c Q Z c
at o at o o m 3 p N teat o 2 5 e p .. ' 0 d�
an
Units Developed 1982 Through June 1994
Agency Developed 0 0 0 0 0 0 0 0 0 0 0
Privately Developed 6 0 6 0.9 0.54 0.36 0 0 0 -0.9 -0.36
Total Units Developed Prior to 1994 6 0 6 0.9 0.54 0.36 0 0 0 -0.9 -0.36
First 10 Year Planning Period 1994 - 2004 �•; d
9 Credited Units •
Agency Developed 0 0 0 0 0 0 0 0 0 0 0
Privately Developed 1 0 1 0.15 0.09 0.06 50 37.5 12.5
Total Units Developed Durin• First Plannin. Period 1 0 1 0.15 0.09 0.06 50 37.5 12.5 49.85 12.44
Second 10 Year Planning Period 2004/05 - 2013114
Projected Agency Developed Units 0 0 0 0 0 0 0 0 0 0 0
Projected Privately Developed Units 0 0 0 0 0 0 0 0 0 0 0
Total Pro"ected Units for Second 10 Year Plannin• Period 0 0 0 0 0 0 0 0 0 49.85 12.44
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 10 AFFORDABLE HOUSING COMPLIANCE PLAN
Past Inclusionary Unit Need
Since the adoption of the Surfside Redevelopment Plan in 1982, only 7
residential units have been constructed within the Project Area, triggering a
very limited inclusionary housing obligation, as demonstrated in Tables 2 and
4. To satisfy the Agency's production needs, units that are either developed
or substantially rehabilitated must be covered by restrictive covenants. Units
constructed inside or outside the Project Area count on a 2 -for -1 basis. This
requirement has been met by the 100 deed restricted units in the Seal Beach
Trailer Park, located in the Riverfront Project Area.
Current Five & Ten Year Period Inclusionary Unit Need
As detailed in Table 4, the Agency has a surplus inclusionary housing
production. The City needed to create 1.05 units over the lifetime of the
_ Surfside Redevelopment Plan, but with the creation of the 100 deed -
restricted units in the Seal Beach Trailer Park, the Agency has satisfied its
inclusionary housing obligations as stipulated by California Redevelopment
Law.
Pursuant to Section 33413(b) of the CRL, an Agency has met its inclusionary
housing obligation when the following conditions have been met; (1) for Agency
assisted projects at not less than 50% of the dwelling units required to be made
available (by the Agency) at affordable housing costs have been reserved and
restricted for very low income households and the total number of required
inclusionary units have been produced regardless of income classification; or (2)
for privately developed projects not less than 40% of the dwelling units required
to be made available at affordable housing costs (by the Agency) have been
reserved and restricted for very low income households and the total number of
required inclusionary units have been produced regardless of income
classification. As the Agency has been credited with 100 inclusionary units, 25 of
which are restricted for very low income households, the Agency has far
exceeded its inclusionary housing unit production requirement of 1.05 units, .36 of
which were required t� be made affordable to very low income households.
During the next ten year planning period, the Agency intends to continue its
efforts to create and preserve low and moderate income affordable units.
Replacement Housing Production Needs
The Law requires that when dwelling units housing low and moderate - income
households are destroyed as part of an Agency project, the Agency is
responsible for ensuring that an equivalent number of replacement units are
constructed or substantially rehabilitated. These units must provide at least
the same number of bedrooms destroyed, and 100% of the replacement units
must be affordable to the same income categories (i.e. very low, low, and
moderate) as those removed. The Agency receives a full credit for
replacement units created inside or outside the Project Area.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
• PAGE 11 AFFORDABLE HOUSING COMPLIANCE PLAN
According to Agency Staff, no units have been destroyed by Agency activity.
Additionally, no units are expected to be destroyed or removed as a part of
an Agency project during the planning period. Therefore, no units are
expected to be replaced as a result of the Agency's housing actions during
the upcoming Housing Implementation Plan period.
Estimated Housing Fund Resources & Projected Expenditures
Previous Programs and Expenditures
The Agency has and will continue to provide direct rental assistance to very
low and low income tenants at the Seal Beach Trailer Park. Averaging
$180,000 annually, this assistance allocation totals $1.8 million dollars over
the next ten years. The Agency also plans to continue its assistance to
qualifying homeowners through its Rehabilitation Grant Program, which is
projected to cost $1.4 million over the next five years. Table 5 summarizes
the aggregate prior expenditures of the Agency's Housing Fund over Fiscal
Years 2001 -02 through 2004 -05.
SEAL BEACHAEDEVELOPMENT AGENCY: TABLE 5'
EXPENDITURES OF HOUSING SET-ASIDE FUNDS , 7 2001- 02 2004 =05
`'t ;= ; ``' ' • a{ = Low %Mod‘:Set " 'Very, Low ",�.LowIncome
o
Husin Pro ect is al Dollars'• $. ` t s 7. Units-•'•<
.�.,_ — �.. , 9 ,:1 , ,, , Aside .. Income.tlni i
2001 -02 "` �'`"'
Trailer Park Rental Assistance $180,000 $180,000 13 2
Subtotal $180,000 $180,000
2002 -03
Trailer Park Rental Assistance $180,000 $180,000 20 2
Housing Rehabilitation Grants $34,986 $34,986
Housing Rehabilitation Loans $93,751 $93,751
Subtotal $308,737 $308,737
2003 -04
Trailer Park Rental Assistance $180,000 $180,000 25 2
Housing Rehabilitation Grants $131,412 S131,412
Housing Rehabilitation Loans $404,577 $404,577
Subtotal $715,989 $715,989
2004 -05
Trailer Park Rental Assistance $180,000 • $180,000 21 2
Housing Rehabilitation Grants $23,503 $23,503
Subtotal $203,503 5203,503
GRAND TOTALS $1,408,229 $1,408,229
Sources: City of Seal Beach Finance Department, State Housing and Community Development 2001/02, 2002/03, 2003/04 and
2004/05 Reports to Housing Agency.
Estimated Housing Program - Resources_
The Agency's primary source of revenues for housing program
implementation is the 20% Housing Set -Aside Fund. The Law requires that
not Tess than 20% of all tax increment revenue allocated to the Agency must
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 12 AFFORDABLE HOUSING COMPLIANCE PLAN
be used to increase, improve, and preserve the community's supply of
housing available, at affordable housing cost, to persons and families of very
low, low, and moderate - incomes.
Table 6 summarizes the Agency's Housing Fund balance, as well projected
revenues and expenditures over the duration of this Housing Compliance
Plan. The forecast of revenues is based on a conservative 2% growth rate in
Riverfront Project Area secured assessed values. The cash flows are based
on estimates of the tax increment funds only.
Based on these projections, the Agency will accumulate approximately
$2,967,566 dollars over the next ten years in housing set aside funds and
other sources of revenue for the Housing Set Aside Fund. The Agency's
•
beginning cash balance is $490,594.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 13 AFFORDABLE HOUSING COMPLIANCE PLAN
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Targeting of Housing Fund Expenditures
The Southern California Association of Governments issued its RHNA report
which itemized the income specific housing unit goals that the various cities
within its planning boundaries should aim to meet during the planning period
ranging from 1998 to 2005. Based on the figures displayed in Table 7, the
Agency's Housing Fund expenditures must be spread among the following
categories: Unrestricted (can be used for very-low, low, and moderate income
units) 58 %, Low - Income 13 %, and Very Low- Income 29 %. The $3,634,915
of available Housing Fund revenue would be allocated based on these
RHNA -based ratios.
SEAL BEACH REDEVELOPMENT AGENCY ' ; TABLE 7
REGIONAL HOUSING NEEDS ALLOCATION • UNITS BY INCOME CATEGORY
Income Category RHNA Units % of Total Allowable Expenditures
Very Low 76 29% $1,042,466
Low 35 13% • $480,083
Unrestricted /1 154 58% $2,112,366
Total 265 100% $3,634,915
Source: Southem Califomia Association of Governments
1) Funds may be used to provide housing for Very Low, Low and Moderate Income
Pursuant to Section 33334.4(a) of the Law, Housing Fund expenditures over
the period of the Implementation Plan must be expended for very low and low
income households at a minimum as the same proportion to the City's fair
share of the RHNA unit need for very low, low and moderate income units.
Family and Senior Housing
Section 33334.4(b) requires that Housing Fund expenditures for senior
housing also be in proportion to the community's senior population. According
to the 2000 Census data, 9,068 (37.5 %) of the City's 24,157 residents are 65
years of age or more. Thus, the Agency may expend not more than 37.5% or
$1,363,093 of the total available housing set aside funds for the provision of
senior housing units over the next ten years. This is further delineated in •
Table 8.
SEAL BEACH REDEVELOPMENT AGENCY TABLE 8
PORTION OF RESIDENTS 65 YEARS OF AGE AND OVER
Age Number of Persons Percentage Allowable Expenditures
65 and Over 9,068 37.50% $1,363,093
Source: United States Census 2000.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 15 AFFORDABLE HOUSING COMPLIANCE PLAN
Projected Housing Fund Expenditures
Table 9 presents a summary of the Agency's proportional housing
expenditures for senior and affordable housing income projects relative to the
RHNA and senior housing statistics indicated above. The Agency plans to
spend all available housing funds, net of operational and administrative costs,
on the ongoing rental assistance and home rehabilitation loan and grant
programs.
• SEAL BEACH REDEVELOPMENT AGENCY TABLE 9
PROJECTED HOUSING FUND RESOURCES SUMMARY
Totals
Beginning Cash Balance $490,594
Projected Tax Increment Set -Aside Revenue $2,967,567
Other Revenue Income to Housing Fund $906,696
Subtotal $4,364,857
Total Debt Service Administration and Operation ($652,797)
Net Revenue Available for Pro'ects and Pro. rams $3,712,060
10 Year Estimated Allocation of Funds b Income Grou •
RHNA % Income Group/ Minimum Expenditures Projected Amount
48% Very Low $1,744,759
22% Low $799,681
30% Unrestricted (very low, low & moderate) $1,090,475
$3,634,915
• Senior Citizen Housin • Allocation
Senior Population (Limitation) 37.5% $1,363,093
Proposed Implementation ' s {
The Agency proposes to implement the following programs to assist in the
development of housing projects that can translate into low- and moderate -
income units which the Agency can then use in other affordable housing
efforts.
Future Planning Period Housing Projects and Programs
Available housing set aside funds will contribute to the continued rental
assistance of residents in the Seal Beach Trailer Park as well as assist
qualifying homeowners with rehabilitation grants. The estimated Agency
contribution is detailed in the following table.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 16 AFFORDABLE HOUSING COMPLIANCE PLAN
r ,
FIVE YEAR IMPLEMENTATION PLAN - RIVERFRONTPROJECT TABLE 10
SEAL BEACH REDEVELOPMENT AGENCY Y'. PROJECTS AND P ROGRAMS
Estimated
Pro.ramlPro'ect Time Frame Goals Achieved A. enc Cost
Seal Beach Trailer Park 2004 -05 Preserve and Expand the Stock of Housing available $1,800,00
Rental Assistance Program thru to low- and moderate - income households
2013 -14
Housing Rehabilitation Grants and Loans 2004 -05 Preserve and Expand the Stock of Housing available 51,834,915
thru to senior households
2013 -14
TOTAL ESTIMATED COST 53,634,915
The Agency may, to the extent permitted by Law and land use designation,
inside or outside the Project Areas, acquire, sell, lease, or donate land,
improve sites, acquire affordability covenants, construct or rehabilitate
structures, or use any other method authorized by Law, in order to provide
housing for persons and families of low- or moderate - income. The Agency
may also provide subsidies to, or for the benefit of, such persons and families
or households to assist them in obtaining affordable housing within the City.
Rental Assistance
As of August 2005, the Agency was providing assistance to 8 very low
income units and 79 low and moderate units. This assistance is anticipated td
continue for the term of the Riverfront Project Area.
Rehabilitation Grants
With the goal of continuing to preserve, enhance, and expand the stock of
quality housing affordable to low income families, the Agency will seek to
secure partnerships with property owners willing to rehabilitate and /or
upgrade their properties within the City.
Housing Element Consiste
Because this Housing Compliance Plan focuses on providing housing for low
to moderate - income households, generally the most difficult segment of the
community to provide housing for, it is consistent with the Housing Element's
goals to provide a variety of housing types, assist in the development of
affordable housing, and preserve the affordability of housing for lower income
households. Both this Housing Compliance Plan and the Housing Element
state that there is a definite need to ensure an adequate supply of housing for
the lower income segments of the community.
A major focal point of the goals, policies, and objectives of the Housing
Element is to provide housing for all economic segments of the City,
specifically lower income families. Consistent with the Housing Element, a
major goal of the Housing Compliance Plan is to provide housing for lower
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 17 AFFORDABLE HOUSING COMPLIANCE PLAN
1
•
income residents. The proposed programs to meet this goal correlate with
those programs found in the Housing Element.
Administration of the Housing Compliance Plan
The Agency is required to produce an Implementation Plan every five years,
including the Housing Compliance component. After adoption of the first
• Implementation Plan, a new Implementation Plan is to be adopted every five
years either in conjunction with the housing element cycle or the
Implementation Plan cycle.
Implementation Plan Adoption Process
Each Implementation Plan must be presented and adopted at a duly notice
public hearing of the Agency. Notice of the public hearing must be conducted
pursuant to this Section 33490 of the Law. The notice must be published
pursuant to Section 6063 of the Government Code, mailed at least three
weeks in advance to all persons and agencies that have requested notice,
and posted in at least four permanent places within the Project Area for a
period of three weeks. Publication, mailing, and posting shall be completed
not less than 10 days prior to the date set for hearing.
•
The Agency may amend the Implementation Plan, including the Housing
Compliance Plan, at any time after conducting a public hearing on the
proposed amendment.
Mid -Term Implementation Plan Review Process
At least once within the five -year term of this Implementation Plan, the
Agency must conduct a public hearing and hear testimony of all interested
parties for reviewing the Redevelopment Plan and the corresponding
Implementation Plan for each Redevelopment Project. This hearing must
take place no earlier than two years and no later than three years after the
adoption of the Implementation Plan.
ROSENOW SPEVACEK GROUP INC. SEAL BEACH REDEVELOPMENT AGENCY
PAGE 18 AFFORDABLE HOUSING COMPLIANCE PLAN
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
Progress in Implementing Redevelopment Activities
Current
Designated Land Blighting Project
Parcel Re -use Conditions Description Status
1 Commercial Vacant Hotel and retail This property has been deed -
(Hellman Ranch project restricted for wetland restoration
Property) entitlement pursuant to decisions of the Coastal
being sought Commission.
2 Residential Existing oil /gas Future low The Agency pursued a residential
(Exxon /Chevron use density project on this site but was
Property) residential use unsuccessful in securing a
development proposal. Exxon and
Chevron are currently continuing
remediation work on site.
3 Residential Seal Beach Rehabilitation Oakwood Apartments Completed
(Oakwood Trailer Park and conversion In November 2000, the Seal Beach
to tenant
Apartments, Seal ownership Redevelopment Agency provided
Beach Trailer Park) funding to LINC Housing for the
purchase and rehabilitation of the
125 -unit Seal Beach Trailer Park, as
well as conversion of the trailer park
• to tenant ownership. The funding
commitments for the project
included:
❑ Tax - exempt bond issuance of
$6.75 million, to be repaid by
trailer park revenues;
❑ State MPROP loan of$lmillion;
❑ Bridge loan to LINC housing of $1
million, provided from the
housing set -aside fund;
❑ Loan from the redevelopment
agency of $1 million from the
housing set -aside fund; and
❑ Grant from the Redevelopment
Agency of $965,000 to LINC
Housing, for rental subsidy over
12 years from the date of
acquisition.
The transfer to tenant ownership
occurred on September 15, 2005
and the repayment of the Bridge
Loan occurred at that same time.
2005 -09 Implementation Plan.CC Staff Report 16
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
Progress in Implementing Redevelopment Activities
Current
Designated Land Blighting Project
Parcel Re -use Conditions Description Status
4 Residential Eliminated Low density Bridgeport project developed as a
(Bridgeport) residential planned residential community of
176 homes.
5 Residential Eliminated Condominium An 80 -unit condominium project was
(Riverbeach) project developed in 1988.
6 Public Eliminated Park Completed as Marina Park.
(Marina Park)
7 Residential Eliminated . Low density Bridgeport project developed as a
(Bridgeport) residential planned residential community of
• 176 homes.
8 Commercial Eliminated Commercial A highway commercial center
(PCH Plaza) • center completed at Pacific Coast Highway
and Fifth Street.
9 Commercial/ Park Vacant Hotel project to The Specific Plan identifies this area
(DWP Property) be pursued as a potential site for hotel
development. The property has
been sold to a new owner, who is
holding property for improved
economic condition and evaluating
alternative development proposals.
10 Commercial/ Park Vacant Hotel project to The Specific Plan identifies this area
(DWP Property) be pursued as a potential site for hotel
development. The property has
recently been sold to a new owner,
who is holding property for improved
economic condition and evaluating
• alternative development proposals.
11 -17 Public Eliminated Greenbelt Completed the Greenbelt, a City -
(Greenbelt) owned open space area containing
a senior facility, new main public
library, and museum devoted to the
•
Pacific Electric Railroad Red Cars.
18 Commercial Eliminated Neighborhood Completed the Bay City Center, a
(Bay City Center) commercial neighborhood commercial center
center with 45,000 square feet of gross
leasable space.
2005 -09 Implementation Plan.CC Staff Report 17
Adoption of 2004 -05 through 2008 -09 Implementation Plan
and 2004 -05 through 2013 -14 Housing Compliance Plan
Redevelopment Agency Staff Report
November 14, 2005
Progress in Implementing Redevelopment Activities
•
Current
Designated Land Blighting Project
Parcel Re -use Conditions Description Status
19 Commercial Abandoned Hotel and retail This is a state -owned property deed -
(State Lands Property) oil /gas uses project restricted for commercial use only.
entitlement Retail was initially a component of
being sought the Hellman Ranch project. When
the proposal for a golf course on this
property did not proceed, the retail
component was also put on hold.
20 Residential Eliminated — Planned This parcel is the Hellman Ranch
(Hellman Ranch) Residential residential project, consisting of a 149 -acre site
development community located on the Seal Beach
ongoing Wetlands. Originally approved for
329 dwelling units, the plan has
been modified to 64 single - family
units due to site constraints and
California Coastal Commission
determinations.
* * * *
2005 -09 Implementation Plan.CC Staff Report 1 •