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RESOLUTION NO. 6221
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARCADIA RECEIVING THE REPORT TO THE CITY COUNCIL
FOR AMENDMENT NO. 5 TO THE CENTRAL
REDEVELOPMENT PROJECT ("REPORT") AND THE
REDEVELOPMENT PLAN FOR THE AMENDMENT NO. 5 TO
THE CENTRAL REDEVELOPMENT PROJECT ("PLAN")
WHEREAS, the Redevelopment Agency of the City of Arcadia (the "Agency") is
proposing to add territory (the "Amendment Area") to the Central Redevelopment Project
as Amendment No.5; and
WHEREAS, the Redevelopment Plan for Amendment NO.5 ("Redevelopment Plan" or
Plan) in accordance with the Community Redevelopment Law of the State of California
has been prepared; and
WHEREAS, pursuant to Section 33352 of the Community Redevelopment Law
(California Health and Safety Code Section 33000, et sea.), a redevelopment agency
shall prepare a report on the proposed Redevelopment Plan containing the information
described in Section 33352; and
WHEREAS, pursuant to Section 33352 of the Community Redevelopment Law,
Agency staff has prepared the Report to the City Council.
NOW, THEREFORE, THE CITY COUNCil OF THE CITY OF ARCADIA DOES
HEREBY RESOLVE AS FOllOWS:
SECTION 1. The City Council hereby acknowledges receipt of the Report
(Exhibit A) to the City Council.
SECTION 2. The City Council hereby acknowledges receipt of the proposed
Amendment No.5 to the Redevelopment Plan (Exhibit B).
SECTION 3. The City Clerk shall certify to the adoption of this Resolution.
6221
~ . - ..
..... - - ':":.~._'~ +
APPROVED AND ADOPTED this 15th day of May ,2001
~"'~
Mayor
City of Arcadia
ATTEST:
~;~;k,J ~~l
City of Arcadia
APPROVED AS TO FORM:
,
~r.~
Stephen P. Deitsch
City Attorney
6221
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:
CITY OF ARCADIA )
I, JUNE D. ALFORD, City Clerk of the City of Arcadia, hereby certifies that
the foregoing Resolution No. 622l was passed and adopted by the City Council of the
City of Arcadia; signed by the Mayor and attested to by the City Clerk at a regular
meeting of said Council held on the 15th day of May, 200 1 and that said Resolution
was adopted by the following vote, to wit:
AYES: . Councilmember Chandler, Chang, Kovacic, Marshall and Segal
NOES: None
ABSENT: None
-~ ;;)
cadia
6221
REPORT TO THE CITY COUNCIL
for
AMENDMENt NO.5
to the
,CE,NTRAl--ftI;OI;YEI::QPMENT PROJECt . '
Prepared for:
CITY OF ARCADIA
MAY 2001
Prepared by:
Keyser Marston Associates, Inc.
500 South Gral".1'Avenue, Suite 1480 '
~os Angeles, California 90071
,
1660 Hotel Circle North, Suite 716
San Diego, California 92108
..
Golden Gateway Commons
SG Pacific Avenue Mall.
San Francisco, California 94111
EXHIBIT A
TABLE OF CONTENTS.
I. INTRODUCTION ............................................................................................................................... 1
A. PURPQSE AND CQNTENT ..................................................................:...................... ................ 1
B. BACKGRQUND ...... ......... .......................... .... .............. ........ ........ ..... ...... ..... ................. ........... ..... 3
II. REASONS FOR SeLECTION OF THE AME.NDMENT AREA ......................................,................. 4
A. THE SQUTH ARCADIA BUSINESS DiSTRiCT........................................................................... 4
B. Dt;MOGRAPHIC. CHARACTERISTICS .oF THE SURRQUNDING AREA.................................. 4
C. AMENDMENT AREA DESCRIPTIQN .......................................................................................... 6
D. AGENCY GQALS AND .oBJECTIVES ......................................................................................... 7
III. EXISTINGPHYSI~t\L AND ECQNON))C CONDITICNS IN THE AMENDMENT AREA ................ 9
. .-._"......_--------,.!._.,~ _._._~-.-----'--'.-_---.:.,'--"~.:.~._, .---~".-
A. BLIGHT DEFINITIQNS ................................................................................ .....::.................... ...... ~..
,
1. Physical Blighting Characteristics... ...... ....................... ....:. ..... ........ ......... .............. ............. .......... .9
2. Economic Blighting Characteristics .............................................................................................. 9
B. SURVEY AND ANALYTICAL METHQDQLQGY........................................................................ 10
C. GENERAL CQNDITIQN .oF BUILDINGS AND LQTS...................:............................................ 11
D. PHYSICAL BLIGHTING CQNDITIQNS...................................................................................... 12
1. Factors That Prevent or Substantially Hinder the Economically Viable Use or Capacity of
Buildings or Lots... .......... ................ .................... ........... .... ............. ..... ................. ........ ....... ....... 12
E. ECQNQMIC BLIGHTING CQNDITIQNS .....................................................................:..............17
1. Depreciated or Stagnant Property Values and Impaired Investments ....................................... 17
2. Stagnant Property Values................... .......... ......c... ....... .................. ............................. ...... ........ 17
3. Declining Sales Revenues.......................................................................................................... 19
IV. INFRASTRUCTURE DEFICIENCIES ............................................................................................. 21
A. INADEQUATE PUBLIC IMPROVEMENTS AND UTILITIES .....................................................21
V. WHY THE ELIMINATION OF BLIGHT AND THE REDEVELOPMENT OF THE AMENDMENT
AREA CANNCT REASONABLY BE EXPECTED TC BE ACCCMPLISHED BY PRIVATE
ENTERPRISE ACTING ALONE OR BY THE CITY COUNCIL'S USE .oF ALTERNATIVES
OTHER THAN TAX INCREMENT FINANCING ..................................................................;......... 22
...., . .
A. BLIGHT SUMMARY ...................................................................................................................22
B. LACK .oF PRQPER UTILlZATIQN .............................................................................................23
C. BURDEN aN THE CQMMUNITY............................................................................................. 23
D. INABILITY .oF THE PUBLIC AND PRIVAliE SECTQRS, EACH ACTING ALQNE, TO
ALEVIA TE BLlGHITNG CQN DITIQNS ................................ .............. ............... ......................... 23
VI. DESCRIPTION OF PROJECT AND PROGRAMS PROPCSED BY THE AGENCY AND HCW
THE PROJECTS AND PROGRAMS WILL IMPROVE .oR ALLEVIATE BLIGHTING
CONDITlCNS .......................................;......................................................................................... 24
A. REDEVELOPMENT PRQGRAMS .............................................................................................24
1. Capjtal and Public. Improvements.......................................................... ..................................... 24
2. Commercial Far;ade Rehab Program.........................................................................................25
3. Business Retention/Attraction and Incentive Programs ............................................................. 25
4. Property Acquisition ............ ........ .... .... ............... ..... ............... ... .... ...... ............. ............... ............ 25
5. . Housing.. ....... ........... ....... .....:.......... ................... ........... ...... ...... ........ ..... ......... ........... .... ....... ...... 26
The Report to City Council Keyser Marston Associates, Inc.
Amendment No.5 To The Central Redevelopment Project Page I
City of Arcadia
PA010~OO~.ARC:DVB:gbd
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B. HOW THE PROPOSED PROJECTS AND PROGRAMS WILL IMPKUVI::. UK ALLI::.VIA II::.
EXISTING CONDITIONS IN THE AMENDMENT AREA........................................,.................... 26
VII. PROPOSED METHOD OF FINANCING, ECONOMIC FEASIBILITY, AND REASONS FOR
INCLUDING DIVISION OF TAXES PURSUANT TO SECTION 33670...............,:........................ 29
A ESTIMATED TOTAL PROJECT COSTS ....................................................................,..............29
1. Central Project Housing Deferral Repayment ............................................................................ 30
2. Central Project Debt Service ...................................................................................................... 30
3. Central Project City Loan Repayment.............",.........,:....::.............:....................,....................30
4. Affordable Housing Programs .................................................................................................... 31
. . . .
5. Departmental Operations.......... .... ................ ........ ..................... ....... ......:......... ............. ...... ....... 31
6. . Central Project Marketing Program.....:....................................................................,.................31
7. Central Project Identified Projects, Programs or Activities..........,........................,..................... 32
!!, Soutllltf'QaJlif!. Am~lJdlTlentldentified Projects, ProgramsJ>rActivities........ .;.............. ...."........_32
9. Future Discretionary Projects, Programs or Activities................................................................ 32
B. FINANCING METHODS AVAIlABLE TO THE AGENCy.................................................,........ 33
1. Tax Increment Revenues and Housing Set Aside...................................................................... 34
2. Net Bond Proceeds from 2001 Bonds................................:.......:............................................... 35
3. Land Sale and Land Lease Proceeds ........................................................................................ 35
4. Interest Income.... ........... ......... .......... ............. .......... ........................... ....................................... 35
5. Beginning Cesh Balance ...................................................................................................,........ 35
C. - PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND REASONS FOR
.." ,INCLUDING TAX INCREMENT FINANCING.............................................................................36
D. BONDED INDEBTEDNESS LIMIT .............................................................................:............... 36
VIII.
A.
B.
C.
IX.
A.
B.
C.
D.
E.
1.
2.
D.
IMPLEMENTATION PLAN ............................................................................................................. 37
AGENCY GOALS AND OBJECTIVES ......................................................................... .............. 37
FINANCIAL RESOURCES ........................................ ....... ............,........ ......... ........ ........... ......... 37
FIVE-YEAR PROGRAMS, POTENTIAL PROJECTS, EXPENDITURES, AND PROJECT
STATUS .................. ................. ....................................... .................. ........... ............................... 38
Existing Project Area .................................................................................................................. 38
Amendment Area ......... .......... .... ... .... .... ......... ........... .............. ... ......... ......... ...... ........... ........... ... 38
HOW THE GOALS AND OBJECTIVES, PROGRAMS AND EXPENDITURES WILL
ELIMINATE BLIGHT ........ ........ ................. ,:...... ....... ....................... ..........................................., 39
AGENCY HOUSING PROGRAMS ..................................................................................:..........39
Replacementandll)~/usionaryRequirements (CRL Section 33413)......................................... 39
The Twenty Percent S9t-AsideJ~equirement (CRL Section 33334.2) ....................................... 41
Fair Share Requirement (CRL Section 33334.4) ....................................................................... 42
Estimated Housif1g Fund Revenue and Project Expenditures ................................................... 42 .
PLAN OR METHOD FOR RELOCATION ......................................................................................43 .
AGENCY DiSPlACEMENT.............. ........ ..... ........ ................................ .... ................... .............. 43
RELOCATION IN'THE EVENT 0'1= AGENCY DiSPlACEMENT............................................... 44
. RULES AND REGUL,ATION$ .,...........................,............................................,......................... 44
AGENCY DETERMINATIONS AND AS.SURANCES................................................................. 44
RELOCATION ASSISTANCE ADVISORY PROGRAM AND ASSURANCE OF
COMPARABLE REPlACEMENT HOUSING ............................................................................. 46
E.
1.
2.
3.
4.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Pagell
PA0104004.ARC:DVB:gbd
10201.002.007105/08/01
F. ADMINISTRATIVE ORGANIZATION ..,........................,............................................... ............c. 47
1. Responsible Entity............... ....... ...:. ................, ............. ..... ...~...... ........ ....................... ..... .......... 47
2. Functions ...,........ ....c..c.......................... ..... ............ ........... ...... ........ ................. ............ .... ........... 47
3. Infonnation Program .......... ..:. ........ ..... ........ ......................:.......................... ............ ..,..... _....... ........ 49
4. Relocation Record ...... .c.. ................ ............... ............. .................. ........ ............. .............. ........... 50
5. Relocation Resources SUNey .............:..............................................................~............ ........... 50
6. Relocation Payments.......... ............ .......... ............ ............ ..... .... ..... ....... ....................... ..... ......... 50
X. ANALYSIS OF THE PRELIMINARY PLAN ...............;.................................................;................. 52
. XI. RECORD OF CONSULTATIONS WITH THE COMMUNITY......................................................... 53
A. COMMUNITY MEETING ................. .........................................................................,... .............. 53
B. PROJECT AREA COMMITTEE (PAC) MEETING .....................................................................53
. -XII. .. ..ENVIRONMENTALIMPACrREPORT~.~..............;.....................................=:.::;;;.=;:;;;;.;;:;;...54
XIII. NEIGHBORHOOD IMPACT REPORT ............................;............................................................... 55
A. IMPACT ON RESIDENTS IN THE AMENDMENT AREA AND SURROUNDING AREA .......... 55
1. Relocation... .......... ... ....... ...................... .... .... ....... ....... ............... ........... ............ ...... .......... .......... 55
2. Traffic Circulation.... .......... ........................ .......... ............. .......... ............ ............ ............... .......... 56
3. Environmental Quality. .... ..................... .......... .... .......... .............. .............. ... ........ .......... .............. 56
4. Public SeN/ces and Utilities .......................................................................................................57
5. Property Assessment and Taxes................................................................................................57
B. RELOCATION AND LOW- AND MODERATE-INCOME HOUSING ......................................... 58
1. Housing Units to be Removed or Destroyed .............................................................................. 58
2. Projected Residential Displacement............................................................................................ 58
3. Number and Location of Replacement Housing......................................................................... 58
4. Number and Location of Low- and Moderate-Income Housing Planned Other Than
Replacement Housing ......... ...... ...... .... ......... .... .................... ................... ........ ........... ...... .... .... .......... 59
5. Financing Method for Replacement Housing Requirements...................................................... 59
6. Time/able for Provision of Relocation and Housing Objectives.................................................. 59
C. OTHER MATTERS AFFECTING THE PHYSICAL AND SOCIAL QUALITY OF THE
ENVI RONMENT.. ........ ............ ... ..... ..... .... ...... ....... ............ ...... .... ..... ......... .... ........ .............. ....... 60
XIV. REPORT OF THE COUNTY FISCAL OFFICER AND THE ANALYSIS THEREOF, INCLUDING
A SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING ENTITIES............................. 61
A. ANAL YSIS OF THE REPORT OF THE COUNTY FISCAL OFFiCER....................................... 62
1. Total.'lssessed ValuatioTi of All Taxable Property Within the Amendment Area as Shown on
the Base Year Assessment Roll.................................................................................................. 62
2. Identification of Each Taxing Agency Levying Taxes in the Amendment Area.......................... 62
3. Amount of Tax Revenue to be Derived by Each. Tax[ng Agency from the Base, Year
Assessment Roll from the Amendment Area, Including State Subventions ..........;................... 63
, .
4. Total Ad Valorem Tax ReVenue (or Each Taxing Agency frorri All PropertY Within Its
Boundaries, Whether Inside or Outside of the Amendment Area .............................................. 63
5. Estimated First Year Taxes Available to th.e Redevelopment Agency....................................... 63
6. Assessed Valuation of the Amendment Area for the Preceding Year; Except for State
Assessed Property to the Board Roll.......................................................................................... 64
7. Tax Revenue Derived by Each Affected Taxing Entity From the Base Year Roll...................... 64
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
PagellJ
PA0104004.ARc:Dva:gbd
10201.002.007/05/08/01
B. SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING AGENCIES ........................... 65
XV. REPORT AND RECOMMENDATION OF THE PLANNING COMMISSION AND REPORT
REQUIRED BY SECTION 65402 OF THE GOVERNMENT CODE ..............................................66
XVI. APPENDICES
APPENDIX A: Urbanization Analysis
APPENDIX B: Report to the County of Los Angeles Auditor-Controller dated March 6. 2001
APPENDIX C: Report and Recommendation of the Planning Commission dated April 10, 2001
. APPENDIX D: Agenda and Minutes for the Community Meeting on April 24. 2001
APPENDIX E: Agenda and Minutes for PAC Meeting on May 2, 2001
APPENDIX F: Environmental Impact Report
LIST OF TABLES
. Table.1: Organization of the Preliminary Report..........................................................................2
Ii:
.~....-
Tabl8";2: Land Uses in the Amendment Area............................................................................... 7
Table 3: Distribution of Buildings By Age ..................................................................................11
Table 4: Analysis of Parcel Depths ...........................................................................................17
Table 5: Historic Net Assessed Property Values.......................................................................18
Table 6: Historic Sales Tax Revenues ......................................................................................20
Table 7: Urbanization .Analysis.. ......... ...... ...... ............ ....... ..... ................. ....... ............... ... ....... A-2
~..
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Pag.e IV
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LIST OF FIGURES
Figure 1: Number of Persons Per Household - City of Arcadia vs. Amendment AreCl
Community, 2000...... ..... .......... ......... ................... ........... ........ ................. .... .............. 5
Figure 2: Estimated Per Capita Income - City of Arcadia vs. Amendment Area Vicinity, 2000... 5
Figure 3: Median Owner Occupied Property Value - City of Arcadia vs. Amendment Area.
Vicinity........ ...... .... .............. ...... ......... ....... ....... .t.. ........................... ................. ........... 6
Figure 4: Oomparison of Net Change in Assessed PropertyValues.............,..:,""''''',.,.".,,''''~ 18
Figure 5: Net Change in Taxable Sales Revenues................................................................... 20
Figure 6: Relationship Between Programs Proposed by"the Agency and Blighting Conditions
in the Amendment Area ................................................................................ ............ 27
LIST OF EXHIBITS
Followinq
Paqe
Exhibit 1: Amendment Area Boundaries and Land Use....................................................6
Exhibit 2: Detrimental Building Conditions ......................................................................12
Exhibit 3: Substandard Design ................................................................................ .......13
Exhibit 4: Poor Site Configuration............................................................................ .......14
Exhibit 5: Inadequate Parking.................................................................................. .......14
Exhibit 6: Lots of Irregular Shape and Inadequate Size in Multiple Ownership ...............16
. Exhibit 7: Composite Blight Map.....................................................................................22
Exhibit 8: Economic Feasibility Cash Flow .....................................................................35
Exhibit 9: Identified Projects, Programs, and Activities ...................................................35
Exhibit 10: Tax Increment Projection - Central Redevelopment Project ...........................35
Exhibit 11: Tax Increment Projection - South Arcadia Amendment Area.......................:..35
Exhibit 12: Tax Revenue Derived by Each Affected Taxing Agency From the Base
Year Roll.... ......... ............ ...... ....................... .............. ...................... ............ ...63
Exhibit 13: Urbanization....... .......... ........ ............ ........ .................. .......... .... ....... ............. A-2
. The Report to City Council Keyser Marston Associates. Inc.
Amendment NO.5 To The Central Redevelopment Project Page V
City of Arcadia
PA0104004.ARC:DVB:gbd
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I. INTRODUCT,.oN
,.A. PURPOSE AND CONTENT
The Report to the City Council for Amendment NO.5 to the Central Redevelopment'
Project (the "Report"j'has been prepared to fulfill the requirements of9!'l,gion 33352 of
the California Community Redevelopment Law (Health and Safety Code Section 33000
et seq. or the "CRL").
The Report t,o,the City Council (the le~islative body) is one of the required documents
leading to the adoption or amendment of a redevelopment pli,m. The Report provides the
documentation of the nature and extent of blighting conditions within the area proposed
to be added to the Central Redevelopment Project ("Amendment Area"), and how these
conditions will be corrected through the use of redevelopment. The Report also
describes how the redevelopment of the Amendment Area will be financed so that the
economic feasibility of the plan can be demonstrated. The primary purpose of the Report
Is to provide the information, documentation and evidence required by the CRL to .
accompany the proposed Redevelopment Plan amendment ("Plan Amendment" or
. "Amendment") when it is submitted by the Agency to the City Council. This information,
, documentation and evidence is used by the City Council in consideration of the proposed
Plan Amendment and in making the various findings associated with its adoption.
. This Report is divided into 15 sections. As illustrated in Table 1, these sections
correspond to the subdivisions contained il'] Section 33352 of the CRL.
(REMAINDER OF PAGE LEFT BLANK)
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 1
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Table 1: Organization of the Report to City 'Council
CRL SubdivisIon ReDort the
Section No. City Council
33352 (a) The reasons for the selaction of the Am,Bndman! Ares, 8 description of the specific Section II and
projects proposed by the Agency, a description of how these projects wiil improve or Section VIB
8l1e~i8te the 'conditions described in subdivision '(b). . \
33352 (b) A description of the physical end economic conditions specified in Section 33031 thet Section III
exist in the Amendment Area that cause the Amendment AraB to be blighted
including 8 fist of the conditions and 8 map showing where in the Amendment AlBa
the conditions exist.
33352 (c) An Imp/ementation Plan. Section VIII
33352 (d) An explenation of why the eliminetion of blight and the ,.deveiopment of the Section V
Amendment Area c~nnot ,.esonalJly be expected to be eccomplished by privete
enterprise acting a/on'a or by the' bity Council's use of financing alternatives other
thsn tax increment financing.
33352 (e) The proposed method of finenCing the redevelopment of the Amendment A,.e in SeCtion VII
suffldent detail so that the City Council may detennine the economic feasibility of the
Amendment.
33352(1) A method or plan for the relocation of families and persons to be temporarily or Section IX
permanenflr displaced from housing facilities in the Amendment Area.
33352 (g) Analysis of the Preliminary Plan, Section X
33352 (h) Tha report and rec6mmendstions of the Planning Commission. Section XV
33352 (i) The summary refelTBd to in Section J:J387 (Consultetions with the Project Aree Section XI
Committee or consultations with rasidants and community organizations).
33352 OJ The ,.port ,.quired by SecUon 65402 of the Govemment cOde (Report on the Section XV
confonnity of the Amendment Plen with the General PIeri of the City).
33352 (k) The ,.port required by Section 21151 of the Public Resources Code. (Environmentel Section XII
Impect Report.} (by reference)
33352 (I) The 1'9port of the county fiscal officer es requi,.d by S"otion 33328. Section XIV
33352(m) Neighborhooo Impect Repo,t Section XIII
33352 (n) An enelysis by the Agency of the ,.port submitted by the County as "quired by Section XIV
Section 33328, which shall include B summa!}' of the consultations of the Agency, or
f attempts to consult by the Agency, with each of the affected taxing entities.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 2
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B. BACKGROUND
, Despite its relative affluence and suburban setting, selected areas of Arcadia's business
and commerq!al districts have been ingecline. T~ese area,s continLJeJo be impacted by
demographic, economic and commercial development patterns that influence the
business and economic climate throughout the United States. As with other cities, by
the 1970s, Arcadia's downtown was no longer competitive, with retailers and other
busin~sses rel6cating to ihe hewer shopping centers bl;ling built awayfr6in the
"..\.( ", . I'.>".. ", . .', , ,-,"
downfown. Tnesenew shopping celitel's, constructed \,vith superm.arkets or other major
anchor(s), ain~le p~rking and layouts oriented toward new retailing pattebis, were
. _' 1_,' _' ,',""
,- -ciifficulffOrl~e olaer "maiii street'retail'stores to Compete 'witn:-ii11973;-tfie ;<xgency ,
adopted ttie Central Redevelopment Projeci in ord~r to alleviate the blightirig coriditions
that resu'lted from the decline of the downtoWn area. Through aggressive and onijoing
revitalization Elfforts, the Agency and th.e City have been able to attract new businesses,
help existing businesses thrive, and alleviate much of the blighting conditions in the
Ceriiral Redev!,!/opment Project Area. Other commercial areas of the City that have
larger parcels si~es: large traffic volumes, and/or convenient freeway access, have been
able to adapt to changing retail and business patterns. Unfortunately, other commercial
areas, s~ch~s the Amendment Area, have not been as successful due to smaller lot
sizes, difficulty in attracting major tenants, and weaker locations from the point of view of
major retailers. The Agency plans to apply the strategies and programs that have been
,,' successfully used ili the existing Project Area to revitalize the Amendment Area, which
. incorporates most of the South Arcadia Business District.
The South Arcadia Business District originally developed along with the surrounding
neighborhoods of modest homes that were developed primarily between 1940 and 1960.
. Designed to ,meet suburban retailing requirements during the time, these properties have
gradually become more obsolete and less desirable since the 1960s. Revitalization
efforts are hampered by the location of the area (away from major freeways and other
main arterial'streets) and the fact that the area is at the extreme'southern boundary of
the City. In addition; the suburbal), de",elopment pattern in the area surrounding the
Amendment Area is disrupted by the nearby industrial uses and gravel pits to the east.
As a result, the area has been less attractive to anchor tenants that are able to draw
shoppers and support smaller retail and commercial businesses. Due to the relatively
small lot sizes and limited lot depths prevalent iri the Amendment Area, it has been
difficult to attract anchor tenants and to retain and attract smaller tenants that can
provide the variety of goods and services needed in the less competitive environment of
the South Arcadia Business District.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 3
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II. REASONS FOR SELECTION OF THE AMENDMENT AREA
A. THE SOUTH ARCADIA BUSINESS DISTRICT
The South Arcadia Business District was once a vital shopping area for the surrounding
neighborhoods. Over time and due to changes in retailing, the area has become less
competitive with other neighborhood shopping centers and less viable. The area also
lacks a visible physical or architecturally cohesive theme. Due to the mix of architectural
styles, 'building configurations"and the many vacancies,.theareadoes.not present an
attractive shopping and business environment. The small lot sizes make reuse of
properties in the area difficult. Despite the development of two new supermarkets
(outside of but adjacent to the Amendment Area), the Amendment Area is continuing to
decline as evidenced by stagnant property values and declining retail sales described in
Section III.E of this Report. Despite sustained efforts over the past several years on the
part of property owners to revitalize the area, conditions remain stagnant.
B. DEMOGRAPHIC CHARACTERISTICS OF THE SURROUNDING AREA
The City of Arcadia is considered a largely affluent suburban community. However, the
Amendment Area, which serves the southern portion of the City and portions of adjacent
cities and unincorporated Los Angeles County, serves local neighborhoods that have
much more modest incomes ,and larger household sizes.
In order to assess the character of the surrounding community, demographic data for a
two-mile ring around the key intersection in the Amendment Area and for the City of
Arcadia were analyzed and compared. The demographics of the community
surrounding the Amendment Area differ from those for the City of Arcadia in many key
ways. As illustrated in the following tables and charts, the surrounding neighborhoods
have more persons per household and are less affluent than the City. In addition, the
median home value is considerably lower than that for the City.
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Keyser Marston Associates. Inc.
Page 4
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
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3.5
3.25
3
2.75
2.5
Source: Claritas
Figure 1: Number of Persons Per Household - City of Arcadia
YS. Amendment Area Community, 2000
No. of PersonslHousehold
3.02
2.66
City of l'icadia
Amendmentl'iea Community
As shown in Figure 1, households in the Amendment Area community are larger, having
3.02 persons per household versus 2.66 persons per household in the City of Arcadia.
$40,000
$35.000
$30.000
$25,000
$20,000
$15,000
$10,000
$5,000
$0
Source: Claritas
Figure 2: Estimated Per Capita Income - City of Arcadia ys.
Amendment Area Vicinity, 2000
Estimated Per Capita Income
l
j
$35,502
$24:e60
City of Arcadia
Amendmentl'iea Community
Keyser Marston Associates, Inc.
Page 5
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
PAD104004.ARC:DVB:gbd
10201.002.007105/0B/01
The estimated per capita income in the Amendment Area community is thirty-one
percent (31%) lower than that for the City of Arcadia at $24,660 VS. $35,505 for the City.
Figure 3: Median Owner Occupied Property Value
- City of Arcadia VS. Amendment Area Vicinity
Median Owner Occupied Property Value
$600,000
$500,000 $482.112
$400,000
$300.000
$200,000
$100,000
$0
City of Arcadia
Source: Claritas
$290.708
AmendmentArea Community
The median owner-occupied property value within the Amendment Area community is
forty percent (40%) lower than that for the City as a whole, at $290,708 vs. $498.112.
C. AMENDMENT AREA DESCRIPTION
The proposed Amendment Area includes much of the commercial corridor that is
generally referred to as the South Arcadia Business District. This area, located along
the southern border of the City of Arcadia, serves the residents and businesses of the
southern portion of the City as well as residents and businesses in portions of the
neighboring cities of Temple City, EI Monte, and unincorporated portions of Los Angeles
County. Land uses in the Amendment Area are predominantly commercial, with a
scattering of industrial uses throughout the area. A map illustrating the Amendment
Area boundaries and land uses is included as Exhibit 1. A breakdown of the land uses
in the Amendment Area is included as Table 2.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
, Page 6
PA0104004ARC:DVB:gbd
10201.002.007/05/06101
JJI 111~r,
! 1 LEGEND
I
1
~ tiJ ~r~
=tI
-
V- I I \ I _ 11 ~ ~ I I 1 III ill M " I 'I T l F r \ ffiffiE
p- ,-,-
[::::J Amendment Area Boundary I h f-- I' ,.~' - - '== I' -
E'Z2I Residential l'W TI- ::j-'- _ _ _
I -.C:) L....- I--t-- 1-- - ' -
~ ~~:~~a ~ J, ~ I _ _~ _ =- .,-C =-i~
IIlIIJ Public I h m I I 1_ - 1-- =- f::
]- - Vacant Lot 1 mo==i ca.: - -i= := ~= "I t- -;:, "--- h . L" V
- Parking -! ct::L.t::J 1 . -;,=T= ' I- - ./, H r
Note: These boundaries are estimates only, and I I I I I I ~,- I=c I - \ I I --j '- ~
are based upon GIS and paper boundary maps LW - - t:J-- ' H . f ~
',provided to l<MA by the al\'. ; TI = = _ " ,- Y-, . I I ~ '--I 'r Ie: ,
f~'" \ \ II! II I I I \ II 111111111111 I II I I-- -,:r= ==; 1-.' "
S""" """""'",''''' '-- '. 1= _-I \",,',.' ,C\
111111\1111.111111./.-1 I'r~f--j ~uYSO""~, -' . c-1--.::'i=-
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d ...L: '. ' , -4 - . ~==1 ==b ,-- :8
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. I::::1J.r ~ d ,iTI Ii . " III J@H1,c- f:: ~ - c-:- "R::::: to' \-1 C.
'\\W \ 1m ~. w \ ~~ ml I i\\\II\~8 f=. -~ =-~~::=:-\ rt\
31, I, \\'lliU\===1r:::::::J ~'~~\---r -',~~ 11\\\1 " IIWJJ~~ =;:: ~~ I-~ ~ :::\
',-\..\',1 -=.-J _ - ~ ~'~~I- 1\\\\\ 1\11, 11\\1illS ~ I.-- ~ ~
)))1\ I1ffiJ ,-:!!lTI\ ~~B'm1I \ \, i\\llJ dp = ~ / '0 ~ J
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~ ~\1lU\:-;3.' "~~\(\t I\~ \.1.. '--- :-~, r:V
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=
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~E TIU.r map MoW' p~pantJfor ilWtraliw pwposu only and u not
. .. '<P' ucusmily to scale. nor slIoIl1d iI be IUed to 4<<~noin pTr!Cis~ dis.un&U.
EXHIBIT 1
AMENDMENT AREA BOUNDARIES AND LAND USE
AMENDMENT NO.5 TO lliE CENTRAL REDEVELOPMENT PROJECT
, ARCADIA REDEVELOPMENT AGENCY
Prepared by: Keyser Marston AssocIates, lne.
Rlename: Land Use.al; 3/21/01; pc
Total gross acreage for the Amendment Area is approximately 75 acres and net
acreage (excluding streets and public rights of way) is 50.7 acres.
Table 2: land Uses iritlieAmendment Area
.'.- - "",':/;'<': ~,-.'!
..- 'd
'. Tota/ Acres
No. of Percent of No. of
Parcels (Net) Total Acres Buildinos
Commercial 77 33.9' 67.0% 75
Industrial 8 4.8 9.5% 8
_ F'ubliclQu1!sJ-Public _ 7 .."; 4.5 8.8% 6
--. -
Residential 3 .7 1.4% 3
Vacant Land 7 - 6.8 13.3% 0
Totals 102 50.7 92
Numbers may not total due to rounding.
Source: KMA Field Survey
D. AGENCY GOALS AND OBJECTI'yES
,
Certain goals and objectives were identified in connection with the redevelopment of the
existing Project Area, most of which were intended to alleviate blighting conditions and
improve the community and quality orlife,for residents in the Qowntown area. The
Redevelopment Plan amendment will apply ~hese goals and objectives to the
Amendment Area. The goals and objectives,1 which were adopted by the Agency in
1973 and 1984, will become the goals and objectives for the amended Project Area-,
including the Amendment Area, and are as follows:
Goals and Objectives adopted in 1973:
',-
.
Create an aesthetic, healthful arid functional environment.
Arrest and eliminate further deterioration.
Promote the productive and effjcienrus~ of land and ,improve the tax base.
Provide adequate off-street parkihgf6r s!1oppers, employers and businesses
within the Project Area.,
Encourage, through Owner Participijti,on'Agreements, the construction by
others of development consisteni with the Redevelopment Plan.
Provide necessary public facifities' beautification and off-site improvements
consistent with the objectives of the Redevelopment Plait
.
.
.
.
.
1 Specific references to the Downtown area have been omitted.
The Report to City Council
Amendment No, 5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates. Inc.
Page 7
PA0104004.ARC:DVB:gbd
10201.002.007/05/0B/01
. ' Assist property-owners and developers in an effort to redevelop certain portions
,
of the Project Area to provide land uses in harmony with each other, and with
other portions of the City and the Redevelopment Plan.
Maintain existing buildings and improvements within the project Area which are
consistent with the Redevelopment Plan.
Promote affordable housing programs within the Project Area.
.
.
Goals and Objectives adopted in 1984:
. ..
. Bring to the Ciiy Redevelopment Project Area new, quality intensive
g~y~IQRm~!lJtl1at 'i~ gtttiactiv~ an_c! contribute_5c to, the quality or life, and,
econciniic growth of Arcadia.
. Encourage the revitalization of the City's underutilized and economically
stagnant areas.
. Cooperate with business, educational, civic, and service organizations to
improve the quality of life and economic opportunity for all in Arcadia.
. Increase sales and other direct and indirect tax receipts to the City.
. Increase tax increment and other revenues tt;> the Agency.
. Provide increased employment opportunities for Arcadia residents.
. Improve the image of Arcadia as a place to live, shop and worle
, ..
.:;.:--
4.
Redevelopment of the Amendment Area will attain the purposes of the California
Community Redevelopment Law through:
1.
The elimination of areas experiencing economic dislocation and disuse;
2.
The re-planning. redesign and/or redevelopment of areas that are stagnant
or improperly utilized,which would not be accomplished by private enterprise
acting alone without public participation and assistance;
The protection and promotion of sound development and redevelopment of
blighted areas and.the general welfare of the citizens of Arcadia by
remedying such injurious conditions through the employment of appropriate
means, and;
The installation of new, or the replacement of existing public improvements,
facilities, and utilities in area.s ,that are currently inadequately served with
regard to such iniJ)rovements, facilities, and utilities.
t.., -', ,. '"
, ,
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
KeyserMarston Associates, Inc.
Page 8
PA0104004ARC:DVB:gbd
10201.002.007/05/08101
III. EXISTING PHYSICAL AND ECONOMIC CONDITIONS IN THE AMENDMENT
AREA
A. BLIGHT DEFINITIONS
In order for an area to be included in a redevelopment project, it must have at least one
or a combination of physical blighting conditions, and one or a combination of economic
blighting conditions. The combination of the, conditions must be so prevalent and
substantial that they cause a reduction or lack of proper utilization of an area to such an
extent that it constitutes a serious physical and economic burden on the 99mmunity that
. - ,- ...---'-..-----. - -~- ~----~------'---._-~~~ ..--
, could not be alleviated without redevelopment. These blighting conditions are defined
, as follows:
1. Physical Blighting Characteristics
a. 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 similar
factors can cause these conditions.
b. Factors that prevent or substantially hinder the economically viable use or
capacity of buildings or lots. This condition can be caused by
substandard design. inadequate building size given present standards
and market conditions, lack of parking, or other similar factors.
c. Adjacent or nearby uses that are incompatible with each other and which
preitent the economic development of those parcels or other portions of
the Project Area.
d. The existence of subdivided lots of irregular form and shape and
inadequate size for proper usefulness and development that are in
multiple ownership.
2. Economic Blighting Characteristics
a. D~preclatedor stagn~nt property ~alues or impaired investments,
including but not necessarily limited to, those properties containing
hazardous wastes that require the use of agency authority.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia '
Keyser Marston Associates, Inc.
Page 9
PA0104004.ARC:DVB:gbd
10201,002,007/05/08/01
b. Abnormally high business vacancies, abnormally low lease rates, high
turnover rates, abandoned Duildirigs, or excessive vacant lots within an
area developed for urban use and served by utilities.
c. A lack of necessary commercial facilities that are normally found in
neighb"orhoods, including grocery stores, drug stores, and banks and
other lending institutions.
d. Residential overcrowding or an excess of bars, liquor store!!, or
businesses that qater exclusively to adults that has led to problems of
public safety and_welfare. -- ~
e. A high crime rate that constitutes a serious threat to the public safety and
, welfare.
B. SURVEY AND ANALYTICAL METHODOLOGY
,The discussion in the following sections of this Report regarding blighting conditions
within the Amendment Area is based, in part, on a parcel-by-parcel field survey
conducted by KMA in December 2000. The information gathered in the field survey has
been supplemented by secondary data. The purpose of the field survey was tei
determine the location, prevalence, and type(s) of physical blighting characteristics
impacting the Amendment Area.
The parcel-by-parcel field survey consisted of evaluating the existing condition of the
exterior portion of each primary structure in the Amendment Area, and the various
building and site conditions that affect the usability and economic viability of each
property.
Buildings were rated as "sound", "deferred maintenance", "deteriorated" or "dilapidate'~."
Buildings rated as sound were well maintained; those rated as deferred maintenance
needed cosmetic or moderate repairs; buildings rated as deteriorated needed extensive
repairs or repairs to major components of the building; and those rated as dilapidated
were in need of major rehabilitation.
Parcels were rated as "sound", "deferred maintenance", or "deteriorated". Parcels rated
as sound were well maintained and without any apparent major defects; those rated as
deferred mainienance needed minor improvements such as clean"up, de-weeding or
minor repairs to fencing; and those rated as deieriorated required extensive
improvements such as a major re-landscaping or repair of walkways or paved surfaces.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia .
Keyser Marston Associates, Inc.'
Page 10
PAD104004.ARC:DVB:gbd
10201.002.007/05/08/01
KMA also evaluated secondary data sources including Los Angeles County assessor
property information, taxable sales data, and property transact.ion data to assess
economic conditions in the Amendment Area.
C. GENERAL CONDITION OF BUILDINGS AND LOTS
The Amendment Area was originally developed during the 1940s and 1950s,8 period
that coincided with the rapid development of the City. It was during this period that the
South Arcadia business area developed as a. neighborhood retail/commercial area to
, 'serve the surroundingresidential neighborhoods.
In order to assess the approximate ages of the buildings in the Amendment Area, data
regarding year built was compiled from Metroscan property data and analyzed in ten-
year increments. As shown in Table 3, over fifty percent (50%) of the buildings in the
Amendment Area were coristructed before 1960 and seventy-one percent (71 %) were
built before 1970. With a normal life expectancy of 35-40 years,2 many of the buildings
in the Amendment Area have exceeded their normal life expectancy. As discussed in
Section III.D.1, the. physical characteristics of the properties in the Amendment Area
related to the age of development (small lot sizes and inadequate parking), impairs the
ability of owners and investors to effectively reuse them to accommodate modern
commercial uses.
Table 3: Distribution of Buildings By Age
Number Percent of Total Cumulative Percent of Total
Pre-1940 1 1.1% 1.1%
1940-49 16 17.4% 18.5%
1950-59 29 31.5% 50,Q%
1960-69 19 20.7% 70.?%
1970-79 7 7.6% 78.3%
1980-89 12 13.0% 91.3%
1990-99 7 7.56% 98.9%
2000+ 1 1.1% 100.0%
TOTAL 92 100.0%
Source: Metroscan
, Marshall & Swift. .
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 11
PA0104004ARC:DVB:gbd
10201.002.007/05/08/01
A total of 92 buildings were evaluated as part of the field survey. Twenty-six percent'
(26%) of the buildings were found to be in less than sound condition, with the vast
majority of these categorized as "deferred maintenance". A deteriorated industrial.
building was observed near the intersection of Live Oak Avenue and McCulloch Street,
and a dilapidated commercial building was observed on the south side of Live Oak
Avenue west of Weiland Avenue. The location of the less than sound buildings is
illustrated in Exhibit 2.
As part of the field survey, data was collected on the condition of specific building
elements, the condition of which affect the soundness, usability and appearance of the
b_uilQlng.XQL~9.l::h quildi[lgElIE!m~nt,. th~_90ndition_ was note.dand rated "gQod", "minor
repair", "major repair", or "rehab unfeasible". The building elements rated were roofing
materials, doors/windows, wall surfaces, entrieslporches, signage, and storefronts.
Where observable, major structural elements (foundations, walls and roofs) were also
rated. Over forty-three percent (43%) of the buildings were observed to have some
faulty building condition. As illustrated in Exhibit 2, these conditions were found
throughout the Amendment Area.
In total, 41 buildings in the Amendment Area (or 45%) were found to suffer from
detrimental conditions. The prevalence of these detrimental conditions, in combination
with the other blighting conditions described in this Report, creates an overall negative
image of the area and discourages reinvestment and upgrading of properties.
D. PHYSICAL BLIGHTING CONDITIONS
1. Factors That Prevent or Substantially Hinder the Economically Viable
Use or Capacity of Buildings or Lots
Factors that in!1ibit the usability of buildings or lots reduce their economic viability.
These factors may include building obsolescence, inadequate parking,
inadequate loading facilities, lot shape and size, or other characteristics that are
not easily solved without major demolition or remodeling, or acquisition of
adjacel'1t properties to allow reconfiguration of buildings andlor sites. The costs to
cure these defects are often prohibitive, diminishing or eliminating the potential
return to an owner or investor. As discussed in Section III.C, most of the
properties in the Amendment Area were developed before 1960. Since that time,
retailing patterns, commercial site and building configuraiions, and parking needs'
have changed considerably. Parcels sizes and configurations in the Amendment
Area were well suited to the small size local retailer that served residents whose
primary mode of shopping was on foot or by the use of public transportation.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 12
PA0104004.ARC:DVB:gbd
10201.002.007/05/08/01
.1 1111 _ Il = U:JI! " "I T ili 1111 I 81EEEB
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Note: 111!5e boundaries are estimates only, and I T - E I _ I:' I 1 - .'
. are based upon GIS and paper bolJndary maps . I I ..LL
provided to KMA by,theOly.. " ~ I J I - - -j '-, , __
a' ,.1..1" "V'-'H II ", Tll --i =_ = - .--:t'T~ , I -r -I -(I\L1:
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1..1 I I I ii:R II. II \ I
LEGEND
c:J Amendment Area Boundary
. Serious Code Violation
F!I Poor Quality MaterialS/Construction
I!!I Faulty Addition! Alteration
.6. Exterior Wiring
_ Defferre<fMaintenance
~ Iil FlA1
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~'. y:; n<<umriJllOsaIk. norshouJdllwlUmtoruurtainpm:iudistanca.
EXHIBIT 2
DETRIMENTAL BUILDING CONDITIONS
AMENDMENT NO.5 TO THE CENlRAL REDEVELOPMENT PROJECT
ARCADIA REDEVELOPMENT AGENCY
Prepared by. Keyser Marston Associates, Ine.
Alename: Detr1mental Bldg Cond.al; 3{21/01; pc
Early neighborhood retailers provided limited or no parking facilities. Most
operated street-oriented small stores that specialized in a narrow retail niche. As
the demand for con.venience, and the rise in two-car and two-career families
emerged, the neighborhood shopping ~nter~Lth a major supermarket and plenty
of parking bec8rT)e the modern retailing standard. Since many shoppers want to
be able to accomplish multiple errands with one driving trip, ample and
convenient parking has bec;ome critical,te? mgst retailers. Areas that have
buildings developed on smalliots in muiti'ple ownerships often have a difficult time
competing effectively with modern retailing'centers.
-----,--a, .
Substandard-Qesign-- -~
Substandard design of buildings causes physical constraints on the
effective use of a property. Buildings that are poorly laid out, buildings
that are inadequate in size for their current use, and shifting of uses from
one category of land use to another, are all indications that the building
design is substandard relative to current market demands.
'it
~
"
Within the Amendment Area, 51 buildings (or 55%) were found to have
one or more of these conditions. These buildings are scattered
throughout the area. All lacked sufficient size or are poorly configured for
,their use The locations of these buildings are illustrated in Exhibit 3.
(i) Buildings of Inadequate Size
~:.
Based on currer:lt requirements for typical stand-alone retailers,
5,000 square feet is the minimal. viable building size acceptable
for most uses.3 Available building size data from Metroscan was
analyzed ,for commercial buildings in the Amendment Area.
Building square footage information was available for 85 of the 86
commercial buildings in the Amendment Area. The median
square footage was {OOO square feet. Forty-six (46) or fifty-four
percent (54%) of the buildings were less than 5,000 square feet.
Based upon this al)alysis, more than half of the buildings in the
Amendme~t Area are of inadequate size based upon modern
commerciai standards. The location of these inadequately sized
. .,'''
buildjng~ is i1Ju$tfated in Exhibit 3.'
3 Source: Keyser Marston Associates. Inc.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
Sity of Arcadia
I'A0104004.ARC:DVB:gbd
10201.002.007/05/08/01
Keyser Marston Associates, Inc.
. Page 13
'jJ ~ 11 -= ~II T m I '"(r- li" I ilffitEm ~ffiRJAl
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Note: These boundaries are estimates only, and 1111 L T ':.J---; - ~ I I _- \ I i -l ' 7 F-
are based upon GIS and paper boundary maps ' -L f-
Provided to KMA by the Oty. -, , I 'J 0 ;l>=- -=..-,-
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I ill III1 i td=J II I \I I 1.1..1',
I LEGEND
I
-
c::lAmendment Area Boundary
B1'"Inadequate Design/Shifting Use
. Faulty/Inadequate Layout
.6. Poor Building Access
IiIIII Inadequate Building Size
l
N
w,*. "'" map """ p"""",df.' ilI.,,,w;,,, p"",w'; only and is n..
s IIuasarily to scal~. nor s/u,uJd jf be USN 10 ascertam p~cise distJm&es.
EXHIBIT 3
SUBSTANDARD DESIGN
AMENOMENTNO. s TO THE CENTRAL REDEVELOPMENT PROJECT
; ARCADIA REDEVELOPMENT AGENCY
Prepared by: Keyser Mal5lon Associates, Inc.
Rlename: Substandard Design.ai; 3/21/01; pc
,(ii) , Poor Site Configuration
y."
It was noted during the field survey that many of the retail
propertie~ were configured, to meet building orientation standards
from the 1950ia'nd 1960~.' Th~~e include buildirigs that froht
directly ontotH'~'street with no f;on,t yard setback's and very few
side yard setbacks. Limft~d parkin'g is provided at the rear of the
building that conflicts witb the loading and servicing activities.
While corner parcels.l'!1ay ~!Ive parking access from a side street,
the lack of parking access from the street for mid-block parcels
. .
, , makes.them_undesirable.to.businesses_that.need_plentifuI-and.-
visible parking for' customers. Although not necessarily the City's
preferred urban design model, modern retailing standards require
parking in the front oUbe buildings to allow easy access for
customers to park. Servicing and loading is at the rear of the
building. Review of field survey data and aerial photos revealed
that the problem affects several buildings along the south side of
Live Oak Boulevard. The location of these parcels is illustrated in
Exhibit 4.
,
b. Inadequate Parking
Inadequate parking can have a significant impact on communities and
neighborhoods. In commercial areas, inadequate paJ:king makes it more
difficult for businesses to remain competitive with rivals located on larger
or newer sites with plentiful parking.
Within the Amendment Area, due to the relatively small size of many of
the lots (discussed below) and the fact that many of the older properties
in the Amendment Area were designed to meet earlier and less stringent
parking needs, rhany of the lots lack sufficient parking spaces, have no
off-street parking spaces, or suffer from poor parking layout and
circulation due to the constraints caused by lot size and configuration.
Based upon field survey observations and review of a~rial photos, 1
parcel was found tohave no on-site parking, 9 were found to have
poor parking accessibility, and 14 were found to have insufficient ;
., .
parking spaces. Parcels identified as having poor accessibility were
'. ' l .
those that only had access via an alley. Parcels identified as having
inadequate parking had parking that was not visible from the street or
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia '
Keyser Marston Associa!es, Inc.
Page 14
PAD104004.ARC:DVB:gbd
10201.002.007/05/08/01
..'
1 II I i-+R r III I 1-111 I; ~ I ~ '~ELT5Ti II I l- ?I~ ~\jJB1Hm f-lbtlF71AtJ
11 LEGEND ~~",! ~mi ~[lJ-r - P?/
1 Cl Am..._ A~ "',- Jc, ,.' I bJo' H c -J-{/ ~ II
IlIIlliIl Poor Site Configuration j- :r:S- I r: f- I- i- l==R f- _ r-- ~::Qjl--- I-! ~
t:-, i-1 +~ - ~ ;::: I- r----f-i ~ r-- i I I I 'I I);
-1--' '-'1 ~ - f- ~ --'--.J :--t:j ffi' i- I- - '
Note: These boundaries are estimates only, and rT' W i h-1 I-- = - ~ t:=:i=1 r-i C '
are based upon GIS and ~per boundary maps -LU ~ JJ. - -I-- _ I-- ~' \ H '
- provided 10 KMA by the !y. -'j iJ iill nI - -1= = -f-- Uilll '<Ii f=! L '- t:: '
lUllimj' r; \ I t~i IJ i-- P, J= - ;=r =2 '~~E?-'i}l I r, ~_
';,m \ W r- Jj-/ 1: _ I iJ ' i, i=1--- I j" I '- 1 I---r'I HI Ill:
~' m }- H R~t..,ifill I - ~ 11
i1\\1IIID I I 1 1 I I 1 1 ,I 1 1 Ii b [j' UJ;~ - P= '-- -- : B I I I "\
; smJIWJ ffilt\lJ~WffHHr~_il i i I , 1 ~ I = ~I- b= I ;:=: ~EO~~V ~ ~ ~ ~ ~
5i1TrTffi II LJ I II 1111. U f- - UJll-! ~ \ \ rr ,1--'\ \ c-~ ~ rl
nn II ,1\ II1I I I lr-:-: -.- \1\\11\ IT \ \ H .1-- r":::- __, ~-:::
!AS 'TUNAS DR _______ r ~- l U\ill I \J ~ _::::::
=i -Y L\ \ I Ii ~fIill~\ lf1J \ ~III IA- 8 m' ~.~~' ~ -t:i<< c::::- :-: -
::; "J:J,..I--- lrJ;1\\ 1 .-\\~ 'I 1\lwllLIJ=:jb IB=~ ,- t=\==
r--..J.. =...--..--, rfIl'T ' I~ '\___ _I---\'-O\:ri\t\::\j 1111' I \ I' II \ 11~13H H-i ~ f= i- \---1::--- \:::\=---- j::: ';:;
-, --. -\\.~I I"'~~~~ :11\1 "'Hf:1= I-- f--- L->--:::: r:: \\~
~' tll ,\ ~ r~~~ \=-::::~-3 ~~~'~~ffiI \ I \tttru~~h~tt\ ~~ ~ ~ ~ 88 ~ (~
\ \ 1 --::: '1-1 h ~ ~ \ ,1m \ . uiill+-1 \=i t:El ~ '/---r I t,..;;:--' R)\::::
, ~ :.-m ;;,\ 'L:l.-\ :.--\ t ~ mn WUlll~ 8 tB' '-l./ ,H :;
~ \,\U1-::::~ l8llLl ~~1 ~m\\ ll, 79-:: gJ8mt:@IYl/)'
~ ~ D:~ ~ .\ ~,~ \n1~0 \ ~ ~ ~I-- /i/j ffi ~ '- r-(/
\-1 \~,-- I 'mllM\ \ 1--, t::j, . N-J ~ I;:::"" I----
€ff1j ;: ,~
~,,--~ - -
~
L----
1/'
N
W"'E 77aJs mop was p"pandfor ilIuslmJive p/.lrplMU OII/y and is IlOt
S necessarily to scoJe. /lor should it b, used to ascertain preCUt distanus.
EXHIBIT 4
POOR SITE CONFIGURATION
AMENDMENT NO_5 TO THE CENTRAL REOEVELOPMENT PROJECT
ARCADIA REDEVELOPMENT AGENCY
Prepared by: Keyser Marston Associates, Inc.
Rlename: Poor Site Config.ai; 3/21/01; pc
I I ! 1'1' i I ~'1 .L.' I I 1 U - RTlIJ.--1--lJ.J.L I I I I - -LJ I , I f-lJ11 n:rnTT=l1 H I:::tJ R/I'h
--L.L_ f-.l;-I1 \I \I I I II f-- 11 -. P. --Lill -;;'1 T II I I [[[[[t]j Lkl tt:J t1' ,.m
LEGEND U ..-_'_ -j/
c:J'AmendmentArea Boundary lLj r- II I ~ - C -"-= ./;::: ::l
A No On-Site Parking ~/ I )71-j 1 . L---j ---j == = H-i-I-~:; I-::
· Insufficient Numbe~of Spaces ,~. ~ ~ ---! EE ~_= ,- f- =:= - t1IJ \= '-I r
I!IiilII!I Poor Parking Accessibility 'f=1 ~ - ~ --f--= Ce::', ,~ _L- =f= ~ ~,I 'i]'-:ld _" r
tIll- T II C I'" - -.,,-- -,- f=f-,.. 1-
Note: These boundartes are estimates only, and' rr EBm - . =_ I- ~ ~ -, '.J--' E,
] 'are based upon GIS and'paper boundary maps [N - - I- I, ./ I --, -0
provided to KMA by the Oty..' ,'-L '-.-[\ ;-- 'I- ./ f-f- i-
, . _,L -- - ...., ~ I- F
,,' 'LWlJ' II I L,j"h,\-,J, -,L "-, - =c= I' - ~,III '. t: c: '
\, '1_. " W HH \..L , .J.L 'LII, _::::J-:- . , I -.,- ::n'
0>/\ \ 11\' I m l- II VA, 1T ) 1=1 _ , >flll..,
'--// \ \ I I I I' 11\ 10.1 I I I I I n .1 I I t=t:J r---' \-l-- == I '
j !.-llJ 'till , I I I , \ \ I I I I I , , I I I I ,I I ! I I I I , 'I- 'h- '= - j I ' "T 1 -.-
~IITTT 11111\ \' 111111111. ---1 I ',- =1 L.L.... f'\1-J 'iM.oN',~ -p:,\\ill ---I~.
~ i ! i Ii' -j \1 'J-J' BI\\' -
II!illl IIILA\,I,'il'I:'1111 i I~ L..J~.l ~f \' ~ \ r,\ 2,~ -=-:
m \Ai~RI-~'------l I ~.- i'\[~\\ \ ,-A' \: I ~It: -: :::.
HI:\ \~I I I~O~AVE l\1 .l:l :;\\' \' _ =? F!~ ll- -=- ~
-~ c-i.J.. ~~,~ I'V\\ \ ~~ {L~\i' \ T;;;:::: \ l~~ =~ F ,- ,~~ . ~~ ~ r- ,E'
4-?,\ 'C\-;'-' 1\ ctJ,um '\ I \ \W~r=,...,... f- - I ~.:=\ I;::;:::, ~:::::: M"
-t -\-'. \ \ \ un. \'" t ...\'''\1\' "'" IIUllI~f-~ F ' l---/iH==3H I:::::- )':::1
rl \ \ \ \ , ' ' - - ~ \ \ , ' , F r- -::J..-i1 ./- H:::::: \==-7'
(" 1 ..u-~ ,.... ,.Q:\:::=: >-::::- ~ r--- -\1 I \ \ I , \ \ 1\\ \JlU ~ ~ -:- '::-f ~
~\ \@J, .L1J.:~:---' r ~\, ---'I\ITI\ 'th 11\I\W I'--I~ ~.: '~;j :..-.
, \:illIJ - -' . 1\ ::::::\ ~ u ~IT\I \ \ 1 J9::I '--~: 'I-- ;
V
~ ~~ ;IJ /'
~,~cdr:! /
"
<
,
N
.E 11W map was p~p<J~dfor iIbatrruiw purposu only tJJtJi is IJO(
S IUcessarily to scale. noT should it ~ USN to 4SCertain precise distances.
EXHIBIT 5
INADEQUATE PARKING
AMENDMENT NO.5 TO THE CENTRAL REDEVELOPMENT PROJECT
ARCADIA REDEVELOPMENT AGENCY
~ ,.
Prepared by: Keyser ~larston Associates, lnc.
Rlename: lnad Parking.aj; 3121/01; pc
that appeared to have too few spaces for their location (Le.,
customers double parked, etc.). In total, 21 parcels (or 21%) were
found to have inadequate parking. The location of these parcels is
shown on Exhibit 5.
c. Lots of Irregular Shape and Inadequate Size in Multiple Ownership
Appropriate parcel size and dimension is necessary if land is to be
effectively utilized. In order for property t6 have attractive reuse potential,
it must be large enough t6 build a structure that not only meets building
-- -andionihg coCle stanClar~s,-15ut musfalso accomm-oaate-currenrindustry-
standards for building size, and building and lot configuration. Parcels
must accommodate the building, r~quired setbacks, parking and
circulation. These requirements also apply to relatively large but
irregularly shaped parcels because a triangular or otherwise odd shape
must also be able to accommodate building and land use requirements.
Given the largely commercial nature of the Amendment Area and the fact
that most of the properties are zoned for commercial uses, the analysis of
lot size and shape focused on the requir~ments for commercial uses.
Criteria For Inadeauate Parcel Size and Shape in Multiple Ownership
In order to provide for ti'Lilding setbacks, parking and efficient site
circulation, the rule of thumb for building to site ratios is 3:1.4 The typical
minimum size for a freestanding commercial building is 5,000 square feet.
A 5,000 square foot building would require a site of 20,000 square feet or
.46 acres.
Specific types of retailers may have their own specific requirements. For
example, a McDonalds restaurant requires a high land-to-building ratio of
7: 1 or 21,800 square feet for a restaurant, parking, and drive-through
operations includin,g a 3,000 square foot building pad.
Using .46 acres as the minimum parcel size, actual parcels sizes were
reviewed in tre Amendment Area to determine how many parcels were at
least the minimum size in area. For parcels determined to be less than
.46 acres, the ownership of the parcel and adjacent parcels were
4 Shopping Center Development Handbook, 3" edition. 1999.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
. Page 15
PA0104004.ARC:DVB:gbd
10201.002.007/05108/01
reviewed. If an adjacent parcel was under the same ownership and could
therefore be combined to create a potential site in excess of .46 acres,
the parcel was considered larger than .46 acres. Results indicated that a
total of 54 Ifarcels.or fifty-three per~ent (53%) of all parcels were less than
.46 acres in area. The 'iocation otihe~?: parcels is illustrated in Exhibit 6.
.1. -~' i:;;
, ~i'
In addition to small size, most ofJhe parcels in the Amendment Area are
not of sufficient depth io acconimodaie modem retail development that
includes adequate parking, and si\~ amenities. The City of Arcadia
requires between 4 and 10 vehicle spaces per 1,000 square feet of gross
--.. __ ..f1oor areaJor_mostcommerciaLand.office_uses._The.ruleofthumb fOL ..._._
planning for parking is to allow 350 to 400 square feet per space
'(including aisles and minimal landscaping) per car.' Assuming an average
parcel width of 50 feet and a minill1um building size of 5,000 square feet,
most property owners and developers would require a site of
approximately 200 to 250 feet in depth in order to accommodate the on-
site parking required for neighborhood strip retail development, assuming
depths of 80-120 feet for shop space.5
In order to assess the 16t depths of parcels in the Amendment Area, lot
depths were reviewed based upon dimensions illustrated on parcel
maps.s Public and qual1i~publicly owned parcels were excluded from the
analysis. The analysis was'performed for a total of 90 of the 96 parcels
that could be analyzed. Results are illustrated in Table 4. Of the 90
parcels, over seventy-four percent (74%) were less than 200 feet in
depth. The average,lot depth was 179 feet and the median lot depth was
159.5 feet
The parcels under .46 acres in area were analyzed using the same,
criteria. A total of 49 of the lots were identified, of which 46 or almost
ninety-four percent (94%) were less than 200 feet in depth. The average
lot depth was 148 feet and the median lot depth was 140 feet These
'data further illustrate the small lot sizes and'physic;al constraints that
make rehabilitatiiiri'a,nd reul!e of properties in the Amendment Area
difficult " (~
"
,"f
5 UU: ShOPpin9 Center De~elopment Handbook, 1999.
B For parcels of irregular depth, the average depth was estimated and used for analysis.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates,.lnc.
page 16
PAD104004.ARC:DVB:gbd
10201.002,007/05/08101
1 11 I ij::R I I I I I 1 1 J..I I! '~l rlj ~ ~ ' , I 'II-- 'il ~-LLJ r-u! 8ffiIB ~ ~fffi~
LEGEND . II, hlf-~ ~_' ~ '
t:::lAmendmentArea Boundary I-~~ . II I::s I-- I: I- fl- -: E2If1 1 ~ ~lll
I . .. Lots of Irregular Shape and J.:fC-:-F' 7 !-H - 'I-- 'I- ~ ' I,
Inadequate Size in Multiple h- " U, I- f- .1- --1 It:r; r;::-;- , t::: - \::: ,i- If
, Ownership' .-1 (:::1'\1-- '- '- ~ 1_ ' I- r v f~
L lH I-- I- f- ----\ ! I- L... 1--- --, 1- I- 'I-' ,-.LV I- fi- f!ti
[.lDn IT I:=t I- - - I b- t: ' 1-
I:-n' LLJ...I::. I- _ ~ f- - !-r-r - 1_ 'LL- r\ I- ','
I . Note: These boundaries are estimates only, and : I ! iTTO=l ill I- f- _ r=.::--.+- ~ = I I If-, /1: I-- I I- '- ~ /
I are based upon GIS and paper boundary maps i H [tjJ:j I h -r ' I- .' 'I-- . i=
providedtoKMAbylheOty. I !--' 1 I I @= I' -., L I- ~
',' 'I J ~ I ~ " " '- I- r=
\ \ I I I I I I ~ . Ii ~ ~ /1 -, ~ f-j:L, ~...,-c
",->Y ,COH VRI-! Ii I l ~ ~ - ::J.,Uc\b
p(\[[[J I ; I II II I I II I I K t:tJj1 I I. II I- >-.:-r- == ~p--=-JJ
iliIJjSZZTIllllJnTlJjlllllllll11I.lJ1J1111 I :' I IT= ,j~,-I' ~~~ .--C
I ,rnmOIIIIIII~ ~-'--\,\'!SoW:- \';\;::o~
II utlllt. 'I-~~!\ ;:::J' -T
P. ~. p$,~'JC \\ 1\\ \ 1J \\\IlmT1"'I1Tn,;--.-;...J:: I- =- '\=2: .' E:-
rr -:fi I-- ll'iEO \ \ff 1\\ \,,- J.. ' '1\1' 111! II \ J=~ \= r=:: l::E:: 2", =-;:: -llS \:::.
I--fT u..,-f1llIIl \ \ \~\ \ :::.--' ,B :mTi \\\((1'1 ~\ \ IIIII~ l:: I- =~ ~8:== . J_ :'S
,\ \ U-~ :.--..1 '" \11'\ \ ' \ 1 \ \ III ~ ~ =E It:f::: =- r
\-\:== - -' [ rrp , <==l r---- - ~ 1. \ \ I i \ \ ' I, : \ II \ \ ill f l=l=- ::-' _' . I-- \:::; , R
'--\ ~ ,@ ,', ~ ~:rQY~ =- -v-" }~I\\i\\\\\\h\\\llJll::.IL-I\=t: If I; I' UZ -;}/ . \Sl
~ ~I\\ uj\:: ffi' E3,~ t:U::!" - ~\ \\',;\1\\~ t~'-1 ,\=1. \
~, d\ cmB~ \~~~~ +\-1 ;1\\\\\ N "I~I~ ~~J--'~ t! 'L
S:: f-': ~ --,,---1 fjfIII1rSJ /
_ ~~ i1~f1 / ;
EXHIBIT 6
LOTS OF IRREGULAR]SHAPEAND INADEQUATE SIZE
IN MULTIPLE OWNERSHIP
AMENDMENT NO.5 TO THE:CENlRAl REDEVELOPMENT PROJECT
; ARCADIA REDEVELOPMENT AGENCY
N
w*. Tn" ma~ """ ~nfKU'dfo' il1='roJi~ P"'POS" only and" =,
5 Ncuso.rily to scale, nor shcWd if be JlSed to ascertain precise disumcu.
Prepared by: Keyser Marston AsSociates, Inc.
Rlename: lrreg Shaped Lots.ai; 3/21/01; IX
Table 4: Analysis of Parcel Depths
....
, All Non-oublic Parcels Parcels Under .46 Acres
Numb.er of Parcels ~':', 90 ., ., 49
Number under 200 LF 67. 46
Perce'1t under 200 LF 74.4% 93.9%
Ave[ag~ Lot pepth 179.3. 148.2
<.. ....,.- ". . . . ' .
Median Lot Depth 159.5 . 140.0
Source: Melroscan. KMA
-.. -....-.-...----.--,,--. ,,--...-.---....- ..--"'..--.---. .---------.--- -- .~,- - ----
E. ECONQMIC BLIGHTING CONDITiONs
1. Depreciated or Stagnant Property Values and Impaired Investments
Depreciated or stagnant property values or impaired investment discourage
property owners from reinvesting in their properties due to the uncertainty of
receiving an adequate return on their investment within a reasonable investment
time~\Jrizon. Over time, a !~ck of reinvestment can accelera~e the physical
. deterioration of an area and negatively affect the viability of an area's businesses.
Rents also stagnate or decline, reinforcing the property owner's disincentive to
invest. This lack of investm~nt and weakening of an area's businesses further
contrig~t,es to physical deteri.qra.!ion, creating a downward cycle of physical and
ecori;0lj;i6decay that is unli~elyio reverse itself.
L -1",
I" ;,.:
.'
~, .," .
2. . SJ?gnant Property Valui:ls
.,."(\t~
Depre~iated or stagnated property values can be indirectly observed through the
~ '~ .,., ) -~'
changes in assessed valuation over time. Changes (increases) in assessed value.
reflect sales of properties, which have appreciated or re-assessments triggered by
improvements to, and therefore investments in, the property.
In acc?rdance with Proposition 13, annual increases in a property's assessed
value may not exceed two percent (2%) unless improvements have been made or
a change of ownership has taken place. Under such circumstances, a property's
assessed value increases (or decreases) to the new market value or to the
appraised value. Thus, annual increases in assessed valuation above two percent
(2%) per year generally reflect some combination of the level of new
improvements, the rate of market turnover, and higher property values.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 17
PA0104004.ARC:DV8:gbd
10201.002.007/05/08101
While anexaminaiion of assessed values will not allow conclusions to be drawn as
to the absolute value of all property in an area (given the Proposition 13 re-
assessment limitation), such an examination does allow property reinvestment
trends to be identified. To the extent assessed value growth is minimal or
declining, conclusions can be drawn as to the lack of reinl(estment in the area.
Within the Amendment Area, trends in assessed value data were analyzed and
compared to trends for the City of Arcadia and Los AngEiiEis County over a four-
year period. As illustrated in Table 5 and Figure4, total assessed value for
properties in the Amendment Area.increased.by3.3 percentover the four-year,
period, vs,' a 17.9 percent incre~se in value over the same period for the City of
Arcadia, and a 16.3 percent increase for Los Angeles CoUntY. These increases
result in an average annual increase of only 1.8 percent for the Amendment Area
versus a 4.5 percent increase for the City as a whole, and a 4.1 percent increase
for Los Angeles County. These data suggest that assessed values in the City
and Los Angeles County are increasing at a rate that is roughly double that for
the Amendment Area.
Figure 4: Comparison of Net Change in Assessed PropertY Values
20.0%
10.0%
7.3%
17,9%,
0.0%
1.8%
Amendment
Area
~os Angeles
Cour;1ty
City of
Arcadia
. Net Change
61Al.erage Annual Growth
Source: HdL Coren & Cone, Los Angeles County Auditor/Controller
The Report to City Council
Amendment No.5 To The Central RedevelopmentProject
City of Arcadia
Keyser Marston Associates, Inc.
Page 18
PA0104004.ARC:DVB:gbd
10201.002.007/05/08101
Table 5: Historic Net Assessed Property Values
Fiscal Year Amendment Area City of Arcadia Los Anaeles County
1997-98 52,503,175 4,562,523,396 ' 496,354,450,361
1998-99 55,446,357 4,741.067,360 511,391.911,401
1999-00 55,928,939 4,985.278,649 541,157,056,426
,
2000-01 56.313.794 5,379,273,744 577,373,379,106
.-.. .
Net Change 3,810,619 816,750,348 81,018,928,745
Net Percent Change 7.3% 17.9% 16.3%
Average Annual Growth 1.8% 4.5% 4.1%
Data excludes SBE.assessed non-unitary utilities
Source: HdL Coren & Cone, Los Angeles County Auditor/Controller
The increase in assessed value in the Amendment Area over the four-year
period, at 1.8 percent per year, is less than the maximum automatic increase
allowed under Proposition 13 limitations without significant improvements being
made to a property or the property being transferred to a different owner. This
suggests that either there has been little to no investment (improvements) to
properties in the Amendment Area, or the value increases that have occurred on
some properties has been counterbalanced by a decline in value in other
properties in the Amendment Area. In either case, assessed property values are
stagnant relative to those in the City overall and the County.
3. Declining Sales Revenues
.,.he amount and growth of taxable sales is a major indicator of the economic
health of a community's commercial (especially retail) sector. Declining taxable
sales, in particular, are indicative of declining sales, business closure, or a
combination thereof.
Taxable sales data was collected and analyzed for a three-year period from fiscal
year 1997-98 through 1999-2000 for the Amendment Area and the City of
Arcadia. The overall trend in sales was calculated for the three-year period for
the Amendment Area and compared to that for the City. As shown in Table 6,
taxable sales declined by over twenty percent (20%) in the Amendment Area,
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 19
PAD,04004.ARC:DVB:gbd
10201.002.0l)7/05/0a/01
while taxable sales increased by over eleven percent (11%) for the City during
the same period. These data suggest that despite the opening of two
supermarkets adjacent to the Amendment Area within the past three years, other
businesses in the South Arcadia Business District (and thus the Amendment
Area) are continuing to lose business.
Figure 5: Net Change in Taxable Sales Revenues
Net Percent Change - FY 1997/98 to FY 1999/2000
15.0%
10.0%
5,0%
0.0%
-5.0%
-10.0%
-15.0%
-20.0%
-25.0%
11.4%
'"","" ~.~""""'
ct:.1 "I" ,; ~A~~ ...,""
~~Y~~;>j,\::':'r-it"tf~
b,'.t ""~'t~.~.,'~l',,,~<
:'r...\",\".~",r"
\.l)~~~\';; :~;,~I".ti~.:;-;,\~
-20.4%
Amendment Area
City of Arcadia
Source: Hinderliter de Llamas and Associates
Table 6: Historic Sales Tax Revenues
FY 97/98 FY 98/99 FY 99/00 Net Chanoe Net Percent
Chanoe
Amendment Area 167,415 163,253 133,240 (34,167) -20.4%
'~ity of Arcadia 4,181,014 4,414,821 4,657,337 476,323 11.4%
-,
Source: Hinderliter, del Llamas and Associates
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 20
PA01 Q4Q04.ARC:DVB:gbd
10201.002.007/05/08/01
IV. INFRASTRlICTURE DEFICIENCIES;
:r
"i
Section 33030(c)<OftheCRL states that a'lilighted area is one, that contains.the conditions
described in Section 33030(b)'and is, in addition, characterized by the existence of inadequate
public improvements, parking'facilities, or utilities. Although not a primary blighting factor, these
conditions impede the private sector's ability to develop and rehabilitate an area and thereby
alleviate blighting conditions.
A. INADEQUAT.E PUBLIC IMPROVEMENTS AND UTILITIES
"--Privateowners. ancfaevelopers can oe-iiifiil:5iteifintfieir efforts to upgrade or redevelop- '
their pri?perty if the public facilities and utilities neede~ to serve the property are
inadequate .or non-existent. If, for example, traffic circulation IS poor or utility lines have
insufficient capacity, public sector involvement is urgently needed to alleviate these
, inadequacies. Portions of the AmendmentArea are characterized by the existence of
inadequate public improvements and utilities. Along Live Oak Ave'nue and Las Tunas
Drive in the Amendment Area, the sewer and.water main lines'have exceeded their
useful service life and are in need of teplacement. Overhead utility lines (telephone and
electrical) can be a deterrent to investment and reinvesfment by causing an area to look
cluttered and by creating a poor image, thus limiting development. However, the costs
inv,olved in relocating utility lines are substantial. If private owners are required to pay for
undergrounding the lines before development, the feasibility of the development may be
impaired. In the Amendment Area, overhead electrical lines are found along Live Oak
Avenue. Repairs and, improvements are also needed for the traffic signals and traffic
median"along Live Oak Avenue and Las Tunas Drive.
.
(REMAINDER OF PAGE LEFT BLANK)
,'"
,
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
PA0104004.ARC:DVB:Qbd
10201.002.007/05/08101
Keyser Marston Associates, Inc.
Page 21 ,.
V. WHY THE ELIMINATION OF BLIGHT AND'rHE:r{EDEVElOPMEN'rOF THE
AMENDMENT AREA CANNOT REASONABLY BE EXPECTED TO BE
ACCOMPLISHED BY PRIVATE ENTERPRISE ACTING ALONE OR BY THE CITY
COUNCil'S USE OF ALTERNATIVES OTHER THAN TAX INCREMENT
FINANCING
A. BLIGHT SUMMARY
Under Section 33D30(b) of the'Community Redevelopment Law (CRL), a blighted area
____, _,1~9D~Jh~t contains both of the following:
~ _._.._0___ __... ..__"..,_..___..__..._,.._,.....__"__"_____~__~__"~_,_.__..-....n
(1) An area that is predominantly urbanized, as that term is defired in Section
33320.1,7 and is an area in which the combination of conditions set forth in
Section 33031 is so prevalent ?Ind so substantial that it causes a reduction of,
or lack of, proper utilization of the area to such an extent that it constitutes a
serious physical and economic b,urden on the cOnJmunity which cannot
reasonably be expected to be reversed or alleviated by private enterprise or
governmental action, or both, without redevelopment.
(2) An area that is characterized by either of the following:
(A) One or more conditions set forth in any paragraph of subdivision (a)
of Section 33031 (physical conditions that cause blight) and one or
more conditions set forth in any paragraph of subdivision (b) of
Section 33031 (economic conditions that cause blight)
(8) The condition described in paragraph (4) of subdivision (a) of
Section 33031, Le., the existence of subdivided lots of irregular form
and shape and inadequate size for proper use fullness and
development that are in multiple ownership. (b) A blighted area also
may be one that contains the cOnditions described in subdivision, (c)
and is, in addition, characterized by the existence of inadequate
public improvements, parking facilities, or utilities.
As described in Section III of this Report, the Amendment Area suffers from a number of
, physical and economic blighting conditions including substandard design (buildings of
inadequate size and poor site configuration), inadequate parking, lots of irregular shape
and inadequate size in multiple, ownership, stagnant property values, and declining sales
7 See Appendix A - Urbanization analysis for definitions,
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston AssoCiates, Inc.
, Page 22
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revenues. In addition, the Amendment Area suffers from inadequate public
improvements and utilities. A map illustrating the combined physical blighting conditions
is included as Exhibit 7.
B. LACK OF PROPER UTILIZATION
Due to the size and configuration of the parcels in the Amendment Area, property owners
and potential investors have little incentive to redevelop the area given the costs risks
associated with attempting to revitalize the area. The small parcel sizes and poor
building and parking configurations make effective reuse of properties difficult, and these
properties are"less attractiveJo potential tenants..Jn addition, the costs of the public _
improvements needed in the Amendment Area are beyond the means of private
investors who rely on convenient, plentiful parking and modern property configurations
that make shopping and doing business convenient for potential customers. Yet the
costs arid time associated with parcel assemblage in order to create sites large enough
to reconfigure to modern requirements is high and discourages investment. The three
largest parcels in the South Arcadia Business District have been redeveloped or are in
the process of being redeveloped. Yet despite these efforts, property values have
remained stagnant and retail sales have declined in the Amendment Area. Th.e decline
in business activities has resulted in underutilization of-the Amendment Area.
C. BURDEN ON THE COMMUNITY
Declining retail sales and stagnant property values result in less sales tax and
property to the City in proportion to other areas. At the same time, the need to
provide basic services (such as police and fire protection) remains the same. The
blighting conditions have thus resulted in the Amendment Area being a burden on
the Community as it must continue to provide the same level of service to a
declining area.
D. INABILITY OF THE PUBLIC AND PRIVATE SECTORS, EACH ACTING
ALONE, TO ALEVIATE BLlGHITNG CONDITIONS
Available City funding sources are inadequate for addressing the range of needs in the
Amendment Area. The declining taxable sales in the Amendment Area further limit the
available sales tax revenues available to the City for use as a tool to attempt to revitalize
the area. Thus, the elimination of blight cannot reasonably be expected to be
accomplished by private enterprise acting alone or by the City Council's use of
alternatives other than tax increment financing.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston 'Associates, Inc.
Page 23
PA0104004ARC:DVB:gbd
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· bll I I ~ I I " -LIII 1 U Il mt1i r- 111 tH1EE3 ~ rn -/iR
LEGEND I = I II r- I- f--~;= _ ' g
c:J Amendment Area Boundary ,. ~ L "-
Y,:':./ -- ~ ill/ -"
- _ Lots of Irregular Shape and :j ( '={'_ t--i-::t= ~ - Q , -_= t::-
Inadequate Size in Multiple '~ _ ,- --,---- ,- -, -
Ownership~= - L:- ~ :=~ _ ./'
~ Inadequate Parking I I h= ~ ,- - r-- = -- I-f- i JJ/
-, tNB1 [II]'J,. t= =_ =_ -- T ~ t=1::::. Lj--.J --, --,
. Detrimental Building Conditions , . r- ~ , ~
-I I f--T - f-- /'! --i '- L- =
.6. Substandard Design I I - - ~ II I -T, -I -, I J1= P
I'J ',.l, --{-j ~L--_
" 0 Poor Site Configuration ~ 1 t- _ - IT if I ---,- jJ ~
..... Note: These boundarles are estimates only, and I I I _ f= - f= i ~.---1J
f are based upon GIS and paper boundary maps . \-.l-- t= I,' _
, provided to KMA by the City. I 1 I I 1 I tc:J I ~ ' -- dl \
~ i 111111\11111111111 --1 /_~l1'Jl;OIl(~'-r:I r-\-"i'
I\IU~II\' , 1--1 -~;:::r- r!~ ::.-
I ~~ ~,~~L-- -~\\\\~:r .l-l~1 tc~~ ~
::::L.L ~!i . ~EQII-A~E ~\\ "'\\\IIIIIOh-~;::::-;::::\-' -~I\\==~:::. 1===
--r1 - -~ , \ \ \\ ' III III", f- J= - : \:- \:::.
f- - -L :;;;,;ad'i --\ y\\1 ,\ \ II~ - -\==\C-: t::: h,"::::
" iii \. ~ -::::. -1 ~ \1\T' , \ \I \ U~ _ r=-i==\, d:::.,::: II \
~ - - ,\=1I:\ ~ __ -cr==:::\\-: ,',\II \\I\\ill ~f- i=l= f-{:::"";-- : E1
\ 1mb! ~ I- ___ ~ d~ 11T\1\ ,\ 1\\ \ \l, t: t: L..-'-- ::::: ! / tIJ;3 1 ';-
;:::. ~ ;::::::- r-- ,:'\ mn I 'fd= ~~ i 'i- /'
- -~,- ,,' .'f~ rl'IT . IV
l
w~,
s
This mar W4l' preparedfor i/lJU1ra1il'epurporuonJylUld i~ not
MC~lSlJl'n, to lWe, MI' lhouJd It H und to osc~rtain preclu dis1lJ/U;u.
, EXHIBIT 7
: COMPOSITE BLIGHT MAP
AMENDMENT NO.5 TO THE CENTRAL REOEVELOPMENT PROJECT
ARCADIA REOEVELOPMENT AGENCY
Prepared by: Keyser Marston Associates, Inc.
Filename: Composite.ai; 4/17/01; pc
. ." ~ .
VI. DESCRIPTION OF PROJECT AND PROGRAMS PROPOSED BY THE AGENCY
AND HOW THE PROJECTS AND PROGRAMS WILL IMPROVE OR ALLEVIATE
, BLIGHTING CONDITION~. .
The CRL requires that a preliminary report include a description of the specific projects and
programs to be undertaken by an agency, and how such projects and programs will alleviate
blight in the project area. This section describes the Agency's proposed program of
, redevelopment and its relationship to blight alleviation in the Amendment Area.
The. redevelopment.program-presented-herein-is-conceptual-in-nature.- Due,to-the lengthy
timeframe involved in implementing the Redevelopment Plan, the redevelopment program
needs to be flexible, and provide the capacity to respond to changes and private sector interest
in the Amendment Area. Within the redevelopment program, the Agency will develop specific
projects and activities as opportunities arise. The Agency will also develop more specific
program goals and projects for the first five years of the project implementation as part of its
Implementation Plan.
A. REDEVELOPMENT PROGRAMS
The redevelopment program has been divided into five categories that include the
following:
Capital and PU,blic Improvements; Commercial Fat;:ade Rehab, Business
Retention/Attraction; Property Acquisition; and Housing. The Programs non-housing
programs are designed to address the most significant blighting conditions in the
Amendment Area. The housing program will be designed to effectively utilize the
housing set-aside funds generated in the Amendment Area to increase the supply of
affordable housing elsewhere in the City. As the most significant blighting conditions are
diminished, the Agency believes that more private sector investment will occur in the "
Amencment Area, leading to further alleviation of blighting conditions. Therefore, the
Agency's program of redevelopment will serve as a catalyst to the removal of blighting
conditions.
1. Capital and Public Improvements
Anticipated capital and public improvements include, but are not limited to, the
addition of street lights, replacement/upgrading of traffic signals, concrete street
paving replacement, redesign and reconstruction of street medians,
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 24,
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undergrounding of electrical transmission lines, replacement of aging water and
sewer mains, and replacement of an aging water well. "
2. Commercial Far;ade Rehab Program
The Commercial Fa~ade Rehabilitation Program (CFRP) is an existing Agency
program that will become available to businesses in the Amendment Area. The
CFRP is a loan program that makes funds available for property owners and local
merchants to improve the exterior of their property or business location. The
program includes four elements: reimbursement for architectural design services,
-------sign repla-cemertt-lo-a-nfe5ates~-fa-Y'ade-improvemenfloan-rebates;-and-general--
property improvement loan rebates. A business or property owner may apply for
one or more of these elements. The CFRP is intended to increase business in
the Amendment Area and improve the physical appearance of private
commercial properties.
3. Business Retention/Attraction and Incentive Programs
The Business Retention/Attraction and Incentive Programs currently in place for
the existing Project Area will become applicable to the Amendment Area. These
programs allow the Agency to focus efforts on encouraging quality businesses to
remain in the Project Area. Working in partnership with the Chamber of
Commerce and other City agencies and departments, on-going efforts will be
made to attract businesses to the Amendment Area through marketing activities,
business development and training programs aimed at business and merchants,
and offering incentives to appropriate businesses.
4_ Property Acquisition
The Agency proposes a selective property acquisition/land assembly program
for the purpose of assembling parcels into site suitable for development, and to
transfer property for private development. The Agency's efforts in assembling ,
land would be applied in selective cases. The Agency could assist in the
selective assembly of parcels of land through negotiated purchase or acquisition.
The objective of the program would be the centered on the elimination of existing
blighting conditions, such as parcels suffering from inadequate parking or that
are too small for development.
The Report to City Council
Amendment No_ 5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 25
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Property acquisition would likely take. place: in response to property owner or
developer initiated efforts:in which public participation is required, to assemble
property needed for the expansion or existing uses; or for the creation of a site
capable of being developed for'new uses. The Agency may choose to
participate in the acquisition of pr6pertywhere an existing owner may desire to
sell, or to acquire certain parcels for infrastructure or public purposes. The
property acquisition program would include, where appropriate, relocation
assistance and other inCidental costs associated with acquisition.
5. Housing
.- ~.
Utilizing the twenty percent (20%) housing set-aside tax increment generated, the
existing Housing Programs for the existing Project Area will be appikd and
expal1~ed. to the Amen9ment Area. Since the focus of the redevelopment
projects and progralTl.~ isto alleviate~lighting conditions .affecting the commercial
uses in the Amendment Area, and the fact that the Ametidment Area is
predominantly commercial and has minimal residenti~1 uses, housing funds will
be.used both inside of and outside of the Amendment Area.
The Agency's highest priorities, as described in the Implementation Plan for the
existing project Area, will be to provide 55 housing units to very-low, low, and
moder~te income sEmiors and to provide replacement housing for any units
destroyed by the Agency. The Agency's next priority will be to help the City to
."
meet its low- and moderate-income housing needs as outlined in the City's
General Plan~ through a variety of programs, including:
..'
. Home Rehabilitation Loan Program
. First Time Home Buyer Loan Program
. Mortgage Assistance Program
. Free Market Housing Participation Program
. ' Rental Subsidy Program
, . Section 8 Progral11 through L. A. County Housing Authority
B. HOW THE PROPOSED PROJECTS AND PROGRAMS WILL IMPROVE OR
ALLEVIATE EXISTING CONDITIONS IN THE AMENDMENT AREA
The Agency's proposed program of redevelopment is designed to alleviate the most
prevalent conditions of blight, as discussed above, that are found in the Amendment
, See also Section VIII.E of this Report.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page'2&-
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;
Area. The Agency, acting alone, cannot eliminate all conditions of blight. However, the
Agency intends to act as a catalyst to spur the private sector and area residents ,and
businesses to further assist in the revitalization of the Amendment Area. Figure 6
provides a matrix illustrating the relationship between the proposed programs and the
blighting conditions in the Amendment Area.
Depending upon the specific projects undertaken under the Capital and Public
Improvements program, infrastructure related blighting conditions such as a deficient
sewer and water mains, inadequate street lighting, and improvements to traffic signals,
will be addressed. Each reflects a shortfall between current demand for public
irTlprovel1le~!~u<ln_d_th~lev_~lo!_~~rvi~e p~ovided:_ A_~ c~pita~!~~rov.e. ments are made, the
shortfall or gap between adequate levels of service and then currenTlevels will be "
reduced.
Implementation of the Commercial Fa~ade Rehabilitation Program will reduce the
number of buildings suffering from deferred maintenance and detrimental building
conditions. Fa~ade and site improvements will make the Amendment Area more
attractive and desirable as a place to shop or do business. A more successful
commercial area will naturally generate more employment opportunities, support
property values, and increase sales tax revenues to the City.
The Business RetentionlAttraction and Incentive Programs will allow the Agency to
support local businesses and attract new businesses to the Amendment Area using
the variety of programs and incentives available.
The Property Acquisition Program will allow the Agency to acquire and assemble
parcelS of land that are inadequate in size and shape into sites that are more suitable for
development. The assemblage of developable sites will encourage private sector
development and investment by creating sites that will allow economically viable reuse
and redevelopment.
Since the number of residential buildings in the Amendment Area is limited, :he housing
programs to be implemented using the housing set-aside funds will primarily impact the
surrounding community by supporting the City's goal of providing safe, decent and
affordable housing to households of low and moderate incomes.
(REMAINDER OF PAGE LEFT BLANK)
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 27
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Figure 6: Relationship Between Programs Proposed by the Agency and Blighting
Conditions in the Amendment Area
Business
Capital and Commercial Retention!
Public Fa~ade Attraction Property Housing
Improvements Rehab and Acquisition
Blighting Condition Program Program Incentive
Program
Substandard ---- X--- --- --8ee-,---
----..- Des[gn~-- -.------- --- - - --~~.- ---.---
Factors That X Notes
Prevent or Inadequate
Substantially X
Hinder the Parking X
Economic Lots of
Viability Use Irregular
or Capacity Shape and
of Buildings Inadequate X
or Lots Size in
Multiple
Ownership
Stagnant Property Values X X X
Declining Sales Revenues X X X
Inadequate Public X
Improvements and Utilities
Notes:
Due to the limited number of housing units in tI;" Amendment Area, the Housing Program will be used inside
of and outside 'Of the Amendment Area to increa~e-the community's supply of affordable housing. Supporting
the Agency's housing goals by preserving and increasing the supply of affordable housing in the area, will
support the businesses in the Amendment Area by encouraging neighborhood stability and economic activity.
thereby sup'porting job creation, stable property values and increased retail sales.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arc,:adia
Keyser Marston Associates, Inc.
Page 28
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VII. PROPOSED METHOD OF FINANCING, ECONOMIC FEASIBILITY, AND
REASONS FOR INCLUDING DIVISION OF TAXES PURSUANT TO SECTION
, - . ,"- - - ." --." . - -
33670
Section 33352(e) of the California Redevelopment Law (CRL) provides that the Report to the City
Council for the Plan Amendment contain an assessment of the proposed method of financing the
Project as amended, in sufficient detail so that the City Council may determine the economic
feasibility of the plait Economic fe~sibility, for purposes of this analysis, is defined to be a
comparative analysis of anticipated costs for implementation of the Amended Project and the
resulting revenues expected to be generated. Economic feasibility is detemnined through a
-~-~-- --'-'--summarized'feasibility'cash-flowanalysis-oflhe-Project-Fund-for-the-Amended-Project-as
summarized on Exhibit 8 (the Central Project Area and the South Arcadia Amendment Area will be
collectively referred to as the "Amended Project" in the following discussion).
, A. ESTIMATED TOTAL PROJECT COSTS
A determination of economic feasibility requires an identification of the potential costs
associated with redevelopment of the Amended Project. Redevelopment could require
significant participation from the Agency in activities to promote and achieve the goals and
objectives of the amended Plan and to address blighting conditions. The redevelopment
activities assumed in this analysis are summarized on Exhibit 9 and are based upon the
anticipated projects, programs or activities for both the Central Project and the South
Afcadia Amendment, as preliminarily budgeted by the Agency.
. The redevelopment program described in this section outlines a set of activities to be
implemented by the Agency for the purpose of facilitating private reinvestment in the
Amended Project and eliminating physical and economic blighting influences, and
increasing, improving and preserving the community's supply of low and moderate income
housing. The estimated costs of the proposed redevelopment programs over the life of the
amended Plan are as follows:
(REMAINDER OF PAGE LEFT BLANK)
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc_
Page 29.
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Central Project Housing Deferral Repayment
Central Project Debt Service
Central Project City Loan Repayment
Affordable Housing Programs
Departmental Operations
Central Project Marketing Program
Central Project Identified Projects
South Arcadia Amendment Identified Projects
Future Discretionary Projects
Totals Estimated Costs
$4,046,000
37,282,000
800,000
16,808,000
12,691,000
1,600,000
17,697,000
5,930,000
6.015.000
$102,869,000
, ." .-1. ".,--.-. Central-Project HousingDeferral Repayment-
For the period between 1985 through 1996 the Agency elected to defer the
housing set aside requirement for the Central Project. As allowed under the CRL,
this $4,045,715 cumulative deferral has become an indebtedness of the Central
Project and will be repaid from available tax increment revenues commencing in
2014 when the effectiveness of the Central Project redevelopment plan
terminates.
2. CenlfalProjectDebtSeN~e
The Agency will consider funding alternatives allowable under the CRL to finance
the anticipated redevelopment programsdiscussed above, including, for purposes
of this analysis, the issuance of tax allocation bonds. The Agency may utilize tax
increment revenues generated in the Amended Project to secure the debt service of
tax allocation bonds to assist in the financing of anticipated project costs. The
feasibility cash flow anticipates that the Agency will issue tax allocation bonds
(taxable and tax exempt) in 2001 secured by tax increment from the Central Project.
The issuance of tax-exempt bonds and the use of said proceeds are subject to
certain federal tax restrictions. Net bond proceeds have been estimated to be
$16,000,000. While the Agency may elect to incur additional bonded indebtedness
in thefuture, for purposes of this analysis, no other future bond issues are assumed
in the Exhibit 8 projection.
3. Central Project City Loan Repayment
The Agency annually makes principal and interest payments to the City totaling
$400,000 per year to repay a loan advanced from the City Capital Outlay fund. For
FY 2000-01, the Exhibit 8 projection assumes that in addition to the $400,000 debt
repayment, an additional one-time payment of $400,000 is paid from development
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates. Inc.
Page 30
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proceeds (as assumed in the Agency's Two Year Operating Budget 2000-2002).
Commencing in FY 2001-02, it is assumed that the full $4 million loan amount will
be repaid from the 2001 tax allocation bond proceeds.
4. Affordable Housing Programs
The Agency is annually required to deposit twenty percent (20%) of gross tax
increment revenues generated by the Amended Project into the Low and Moderate
Income Housing Fund for the purposes of increasing, improving and preserving the
community's supply of low and moderate income housing. Specific housing
proj~g~, prClgra.-'!1~-E!!cLa0iviti~~~veD2!..~~~~elil!eated i~~~el::~~iE!t. ~_.
projection, but assume that as housing set aside funds become available they are
used by the Agency to fund such expenditures. To the extent that tax increment
revenues continue to be allocated to the Agency past the effective time limits
imposed upon the respective redevelopment plans (in order to repay existing
indebtedness), twenty percent (20%) of such allocation will continue to be deposited
in the Housing Fund, as illustrated for the Central Project on Exhibit 8.
5. Departmental Operations
The projected cost to administer the redevelopment program over the life of the
Amended Project is initially based an anticipated $600,000 operating budget for FY
2000-01. Subsequent year administrative costs are projected to increase by an
assumed two percent (2%) cost of living factor until FY 2013-14 when the
effectiveness of the Central Project redevelopment plan terminates. Commencing
in FY 2014-15, upon termination of the effectiveness of the Central Project
redevelopment plan, the operating budget is assumed to be reduced by eighty
percent (80%) and annually increased thereafter by a two percent (2%) cost of
living factor. The reduced operating budget is assumed to reflect the Agency's
administration of affordable housing programs and ongoing projects, programs or
. activities of the South Arcadia Amendment Area.
6. Central Project Marketing Program
It is assumed that the Agency's existing marketing program for the Central Project
will continue through FY 2013-14 when the effectiveness of the Central Project
redevelopment plan terminates. Based upon the Agency's projected budget, it is
assumed that the annual budget will be $200,000 per year through FY 2005-06,
after which the annual budget will be $50,000 per year until termination of the
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
PA0104004,ARC:DVB:gbd
10201.002.007/05/06/01
Keyser Marston Associates, Inc.
Page 31
,
Central Project Plan. The marketing program currently consists of the Agency's
commercial fa9ade rehabilitation program, business attraction and retention efforts
and various marketing campaigns.
7. Central Project Identified Projects, Programs or Activities
As summarized on Exhibit 9, the assumed projects, programs and activities of the
Central Project represent anticipated funding of Agency contributions to police or
fire facilities, loan repayment to the City Capital Outlay fund, various capital
improvements throughout the Central Project, funding of the contemplated plan
amendment and the-potentialfunding-of.otherAgen-cY~assistecrae\tel(fpment
projects as presently budgeted by the Agency. Of the total costs assumed, it is
. 'anticipated that much of the identified Central Project costs will be financed by the
Agency's anticipated 2001 tax allocation bond. Any additional costs are assumed
to be funded on a pay-as-you-go basis as tax increment funds become available,
unless the Agency elects to incur future bonded indebtedness to finance any of the
additional activities assumed.
8. South Arcadia Amendment Identified Projects, Programs or Activities
As summarized on Exhibit 9, the assumed projects, programs and activities of
the South Arcadia Amendment Area represent anticipated funding of various
public improvements including water, sewer, traffic signalization, street medians,
street lighting and utility undergrounding, as identified and budgeted by City and
Agency staff. It is assumed that the identified South Arcadia Amendment costs
will be funded on a pay-as-you-go basis as tax increment funds become
available, unless the Agency elects to incur future bonded indebtedness to finance
any of the additional activities assumed.
9. FutureDiscretionary Projects, Programs or Activities,-
To the extent future tax increment revenues continue to be allocated to the Agency
and exceed presently identified projects, programs or activities (as shown on
Exhibit 9), the financial feasibility analysis assumes that the Agency will exercise its
discretion in funding other future projects, programs or activities of benefrt to the
Amended Project. For purposes of this projection, commencing FY 2009-10, one
hundred percent (100%) of available funds are assumed to be annually available
for future discretionary projects, programs or activities over the effective life of the
Central Project or the South Arcadia Amendment.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
PA0104004.ARC:DVB:gbd
10201.002.007/05/06/01
Keyser Marston Associates, Inc.
Page 32
B. FINANCING METHODS AVAILABLE TO THE AGENCY
The amended Plan is prepared with the intent of providing the Agency with the necessary
legal authority and flexibility to implement the revitalization of the Amended Project. The
amended Plan authorizes the Agency to finance the Amended Project with financial
assistance from any or all of the following sources: (1) City of Arcadia; (2) State of
California; (3) federal government; (4) tax increment funds in accordance with provisions of
the existing CRL; (5) Agency bonds; (6) interest income; (7) loans from private financial
__J.r].stitut!Cl~.~J8) !~~seClr.sal~Clf ~!;l~~r:~!lecl.propert~; (9) donations; (10) developer
~- --- --,"..---""--
payments and (11) any other legally available public or private sources.
Current provisions of the CRl provide authority to the Agency to create indebtedness, issue
bonds, borrow funds or obtain advances in implementing and carrying out the specific
intents of a redevelopment plan. The Agency is authorized to fund the principal and interest
on the indebtedness, bond issues, borrowed funds or advances from tax increment revenue
and any other funds available to the Agency. To the extent that it is able to do so, the City
may also supply additional assistance through City loans or grants for various public
facilities or other project costs.
Potential revenue sources to fund project costs, as assumed in the Exhibit 8 financial
feasibility cash flow, include, but are not limited to, the following: (1) tax increment
revenues; (2) housing set aside funds; (3) proceeds from the 2001 tax allocation bond; (4)
land sale or lease income; (5) interest earnings and (6) carryover of prior year ending fund
balances. The estimated resources available to finance the proposed redevelopment
programs are summarized on the following page:
Net Tax Increment Revenue - Central Project
Net Tax Increment Revenue - South Arcadia Amei:ldment
Housing Set Aside - Central Project
Housing Set Aside - South Arcadia Amendment
Net Bond Proceeds - 2001 Issue
land Sale Proceeds/lease Income
Interest Earnings'
Beginning Cash Balance FY 2000-01
Total Aggregate Resources
$58,436,000
6,058,000
14,609,000
2; 199,000
16,000,000
419,000
2,773,000
2.400.000
$102,894,000
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 33
PA0104004.ARC:OVB:gbd
10201.002.007/05/08/01
1. Tax Increment Revenues and Housing Set Aside
The projections of the incremental taxable values and resulting tax increment
revenues for the Central Project and the South Arcadia Amendment are shown on
Exhibits 10 and 11, respectively. Reported assessed values for the Central Project
provide the basis for the Central Project tax increment projection (as reported by
the Los Angeles County Auditor-Controller for FY 2000-01). The County Fiscal
Officer's Report prepared by the Los Angeles County Auditor-Controller on March
6, 2001 provides the basis for the South Arcadia Amendment projection. Future tax
increment revenues are based upon assumed increases in the annual incremental
--- -- assessed-valuation-resulting-from (1)-Agency-identified new'construction "activities'--
and (2) two percent (2%) real property annual inflationary increase allowable under
Article XIIIA of the Califomia Constitution.9
The net tax increment revenues projected for the Central Project over the remaining
life of the Central Project redevelopment plan amounts to $38,163,000 and
$9,541,000 would be deposited into the Low and Moderate Income Housing Fund
over the same time period. Tax increment generated from the Central Project
could be allocated to the Agency for up to an additional 10 years after the Central
Project redevelopment plan termination date to repay indebtedness incurred from
tax allocation bonds_ The Exhibit 8 feasibility projection assumes that an additional
allocation of $20,273,000 would be required to repay outstanding indebtedness for
a total amount of $58,436,000. As a result of the additional allocation, the Central
Project will also deposit an additional $5,068,000 into the Housing Fund for a total
Housing Fund deposit of $14,609,000.
The net tax increment revenues projected for the South Arcadia Amendment over
the 30-year effective life of the South Arcadia Amendment amounts to $6,058,000'0
and $2,199,000 would be deposited into the Low and Moderate Income Housing
Fund. Although not assumed in the Exhibit 8 projection, tax increment generated
. ' ,
from the South ArcadiG', Amendment could be allocated to the Agency for up to an
additional 15 years after the South Arcadia Amendment plan termination date to
repay indebtedness_ Since bonded indebtedness of the South Arcadia Amendment '
Area is not assumed in the Exhibit 8 projection, the additional allocations of tax
increment dollars after the Amendment Area's Plan termination date are not
shown.
9 The Central Project tax increment revenues estimated for FY 2000-01 through FY 2009-10 were prepared by
HdL Coren and Cone on March 7, 2001 and have been incorporated on the Exhibit 10 projection.
10 This amount is net aft~r the statutory pass through payments required under AS 1290_
The Report to City Council
Amendment No.5 To The Central Redeve!opment Project
, City of Arcadia
Keyser Marston Associates, Inc.
Page 34
PAD104004.ARC:DVB:gbd
10201.002.007/05/08/01
2. Net Bond Proceeds from 2001 Bonds
The Agency may pledge tax increment revenues to secure the principal and interest
payments of tax allocation bonds issued to finance anticipated program costs. The
financial feasibility incorporates the Agency's anticipated issuance of 2001 tax
allocation bonds that is expected to generate approximately $16 million in net bond
proceeds. The 2001 bonds will be secured by tax increment revenues generated by
the Central Project.
3. Land Sale and Land Lease Proceeds
Based upon the Agency's Two Year Operating Budget for 2000-2002, land sale
proceeds totaling $400,000 and land lease proceeds totaling $18,750 have been
received by the Agency and have been passed on to the City as repayment for
outstanding debt in FY 2000-01. These revenue sources are incorporated in the
Exhibit 8 financial feasibility cash flow for reconciliation purposes only. Therefore,
for purposes of this projection, no future land sale proceeds or lease income
sources are identified for inclusion in Exhibit 8.
4. Interest Income
The Agency may receive interest earnings generated from funds on deposit in the
bond reserve funds, project operating funds, housing set aside funds and other
special funds established for the Amended Project. Bond reserve funds are
assumed to maintain a fund balance equivalent to outstanding debt service.
Interest earnings are based upon an assumed five percent (5%) rate and are
applied to the balances available in the respective funds.
5. !3eginning Cash Balance
For FY 2000-01, a beginning cash balance of $2.4 million has been incorporated in
the Exhibit 8 projection, based upon information provided in the Agency's Two Year
Operating Budget for 2000-2002. Subsequent year beginning balances shown on
Exhibit 8 are based upon projected ending cash balances from the preceding fiscal
year of the projection.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
. City of Arcadia
Keyser Marston Associates, Inc.
Page 35
PAC104004.ARC:DVB:gbd
10201.002.007/05/08/01
C. PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND
REASONS FOR INCLUDING TAX INCREMENT FINANCING
The anticipated costs to implement a program of revitalization in the Amended Project will
require significant participation from the Agency as it implements activities that promote
and achieve the stated goals and objectives of the amended Plan. Economic feasibility of
the amended Plan has been determined based upon a comparative cash flow analysis of
the anticipated costs for implementation of the proposed redevelopment program to the
resulting projected resources expected to be generated over the life of the Amended
Project.
The financial feasibility cash flow summarized on Exhibit 8 was created to represent one
scenario of economic feasibility. At the discretion of the Agency, other funding sources
discussed above may also represent viable funding altematives for economic feasibility of
the amended Plan. Although the Agency may consider other funding sources permitted in
the amended Plan, not all of the funding sources may be available or be feasible for the
Agency to use in financing the anticipated costs and revenue shortfalls. I n the event that
neither the City nor the private market acting alone could fully bear the costs associated
with revitalization of the Amended Project, the implementation of a redevelopment program
utilizing tax increment revenues must be considered as a viable financing tool.
D. BONDED INDEBTEDNESS LIMIT
Based upon the financing method discussed above, the following bond limit, as required
by the CRL for inclusion in the South Arcadia Amendment, has been determined. The
total bonds supported in whole or in part by tax increment revenues, which may be
outstanding at one time may not exceed a principal amount of $60,000,000. This
amount has been determined based on projected gross bonding capacity supportable
from cumulative projected tax increment revenues generated by the South Arcadia
Amendment over the effective life of the amended Redevelopment Plan.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 36
PA0104004.ARC:DVB:gbd
10201.002.007/05/08/01
Exhibit 8
Economic Feasibility Cash Flow
Central Amendment to Add Territory
Arcadia Redevelopment Agency
(OOO's Omitted)
!
, ! Or1gl~
OrlvinBI ....Pla<
Area Deb , Um!
lf1C1Jtn;nce 1.~2014
Amendment Plan Year. 0 1 2 3 4 5 6 1 . ~ 10 I"~ 12 13 14 15 16 .-
2000-01 2001-02 2002..(13 2003-04 2004~05 2005-06 2006-07 2007-06 2008...09 2009-10 2010-11 2011-12 2012-'\3 2013--14 2014-15 2015-f6 2016-17
!
,
I. Beginning Balance 2.400 1,261 1,709 1,958 2.058 2,057 1,691 1.562 1.865 1.772 0 , 0 0 0 0 0 0
;
II. Resources: i
Net Increment- Central Project ,2,257 2.361 2,457 2.528 2,579 2,631 2,684 2,739 2.794 2.851 2.930 3,022 3,117 3,215 3.315 ' 3,419 2.155
Net Increment - South Arcadia 0 0 49 74 I
100 126, 134 142 151 159 168 ! 175 181 188 195 203 210
Housin9 Set Aside - Central Project 564 590 614 632 645 '658 671 685 699 713 732 J 755 779 804 829 855 539
Housing Set Aside - South Arcadia 0 0 16 25 33 42 45 47 50 53 56 , 59, 62 65 68 71 .75
Net Bond Proceeds -,2001 Issue 0 16,000 0 0, 0 0 0 a 0 a 0 , 0 0 a 0 0 0
!
Net Bond Proceeds ~ Future Issue 0 a 0 a 0 a 0 0 0 0 0 , a 0 0 0 0 a
Land Sale/Lease Proceeds 419 0 0 0 0 0 0 0 0 0 0 0 0 a 0 a 0
Interest Earnings at 5% 140 141 164 177 182 , 182 164 157 173 168 79 79 80 79 79 81 81
,
ITotal Projected Resources '3.379 19.091 3,300 3.435 3.538 3.638 3,697 3.77a 3,868 3,942 3.964 4.089 4,219 4,350 4,466 4.629 3.059
!
III. Expenditures: !
Central Project Housing Deferral Debt 0 0 0 a 0 0 0 0 o. 0 .0 0 0 0 1,719 1,795 531
2001 T A Bond Debt Service 320 1,576 1,596 1.595 1.599 1.595 1,591 1,599 1,601 1.596 1,598 1,593 l,6al 1.595 1.596 1,624 1.624
Future Debt Service 0 0 0 0 a a 0 0 0 0 0 i 0 0 0 0 a 0
,
City Capital Outlay Loan Repayment 80a 0 0 0 0 0 a 0 0 0 0 ! 0 0 0 0 0 0
Affordable Housing Program 564 590 630 657 678 700 716 732 749 166 188 !814 841 869 897 926 614
Departmental Operations a12% growth 600 612 624 637 649 662 676 689 703 . 717 731 \746 761 776 155 158 162
Central Project Marl<eting Program 200 200 200 200 20a 200 50 50 50 50 50 i 50 50 50 0 0 0
Central Project Identified Projecls 2.a33 15.664 0 0 0 0 0 0 0 0 , 0 o. 0 0 ,0 '0
0 ;
South ....cadia Identified Projecls 0 0 0 246 412 846 793 396 856 909 409 1,326 43 96 43 96 43
Future Projects (100% of Available) 0 0 0 0 0 0 0 0 0 1.677 387 '560' 923 964 75 29 86
I
!
IT olal Projected !:xpenditures 4,517 18.642 3,051 3.334 3,538 4,003 3.825 3.466 3,958 5,714 3,964 4\a89 4,219 4,350 4,486 4.629 3.059
IV. Ending Balance 1,261 1.709 1.958 2,058 2.057 ',69' 1.562 1,865 1.772 0 0 I 0 a a a 0 a
.
Prepared by Keyser Marston Associates. Inc.
Rlename: ArcadiaFeas_03_13_2001: Cash; 3114/01: GSH: Page 1 of 2
Central Amendment to Add Territory
Arcadia Redevelopment Agency
'(OOO's Omitted) , '4 ,
Ol1glna I SouIl
South Nea Deb
""""'" ll:ep<I I -
DeblLlmlt 1-25-2014 ,;,..,UnI
I
Amendmont Plan Year: 17 18 ,. 20 21 22 23 2. 25 26 21 26 2. 30
2017-16 2018-1. I . Tolals
2019-20 2020-21 2021-22 2022-23 2023-2' 2024-25 2025-26 2026-27: 2027~28 2028-29 2029-30 20:>>'31
'1
I. Beginning,Balance ' 0 0 0 0 0 0 0 0 0 0 10 0 0 0 2,400.
II. Resources:
NeUncrement- Central Project 1.629 1.625 1.625 1.626 1,625 1.625 1,628 0 0 0 0 0 0 0 58.436
Net Ina-ement -,SouUl Arcadia 216 ' 225 233 241 249 2fi7 ,266 275 283 292, 302 311 320 330 6.058
Housing,SetAside -.Central Project 407 406 406 407 406 406 407 0 0 0 10 0 0 0 14,609
Housing Set Aside - South Arcadia 78 82 85 89 92 96 100 104 107 111 116 120 124 128 2.199
Net Bond Proceeds - 2001 Issue 0 0 0 0 0 0 0 0 0 0 0 0 0 0 16,000
Net Bond Proceeds - Future Issue 0 0 0 0 0 0 0 0 0, 0 0 0 0 0 0
Land Sale/Lease Proceeds 0 0 0 0 0 0 0 0 0 0 0 0 0 0 419
Interest Earnings at 5%. 81 ) 81 81 81 81 81 81 0 0 0 0 0 0 0 2,773
ITolal P.rojectedResources 2.412 2.419 2.430 2.443 2.453 2,465 2,481 378 390 403 417 430 444 458 102.893
1
III. Expenditures: , \0
Cenlral:l?roject Housin9 Deferral Debt 0 0 0 0 0 0 0 0 0 0 0 0 0 4,046
2001 TA Bond Debt Service 1,629 1.625 1.625 1,626 1,625 1,625 1,628 0 0 0 0 0 0 0 37.282
Future Debt Service 0 0 0- 0 0 0 0 0 0 0 0 0 0 0 '0
City Capllal Outlay loan Repayment 0 0 0 0 0 0 0 0 0 0 0 0 0 0 800
Affordable Housing Program 485 488 491 495 498 502 507 104 107 111 'd6 120 124 128 16,808'
Departmental Operations at2% growth ' 165 168 171 175 178 182 186 189 193 197 21 205 209 213 12.691
Central p.roject Marketing Program 0 0 0 0 0 0 '0. .0 0 0 '0 0 0 0 1.600.
;; I
Central Project Identified Projects 0 0 0 0 0 0 0 0 0 0 ,0 0 0 0 17,697,
South Arcadia tdentified Projects 96 43 96 43 96 43 0 0 0 0 0 '0 0 0 5,930
Future Projects (100% of Available) 37 95 46 104 I 105 111 117 6,015'
55 113 161 85 89 95 1011
IT olal Projecled Expenditures 2.412 2.419 2.430 2,443 2,453 2,465 2.481 378 390 403 417 430 444 458 102.869
IV. Ending Balance 0 0 I
0 0 0 0 0 0 0 0 0 0 0 0
Exhluit 8
Economic Feasibility Cash Flow
r, ;
. .'
;' Preprired by Key~er Marston Associates, ,toc.
.fi!ename; ArcadiaFeas_03_13_2001: Cash: 3/14101: GSH: Pag~ 2 of 2
\
i
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\
I
I
,
i.
I
Exhibit 9
Identified Projects, Programs & Activities I
Central Amendment to Add Territory
Arcadia Redevelopment Agency I
(OOO's Omitted)
;
I 0.......
Ollglnal I Anla P
Anla Deb llml
,"'"', i 1-25-201"
Total 0 1 2 3 4 5 6 7 8 I. 10 11 12 13 14
I
Budget 2000-01 2001-02 2002-03 2003-04 2004-052005--06 2006-07 2007-06 2008-99 200s..10 20'\0-11 2011~12 2012-13 2013-14 2014-15 201
A. Central Proiect Area
1 Police Facility 4,000 1,500 2,500 0 0 0 0 0 0' 0 0 0 0 0 0 0
2 Fire Station 800 0 800 0 0 0 0 0 0 0 0 0 0 0 0 0
3 City Loan Repayment' 4,000' 0 4.000 0 0 0 0 0 0 0 0 0 0 0 0 0
4 Historical Museum Project 100 1.00 0 0 0 0 0 0 0 0 0 0 0 0 0 0
5 Front StreeU St.Joseph Reconstruction 171 171 0 0 0 0 0 0 0 0 i 0 0 0 0 0 0
6 Underground District 14 - 20A Conversion 60 0 60 0 0 0 0 0 0 0 i 0 0 0 0 0 0
7 Santa Anita Entry Corridor Project 216 32 184 'a 0 0 0 0 0 0 I 0 0 0 0 o. 0
8 Traffic Signal Upgrades 230 230 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9 Railroad Bridge Graphics Sf.. 0 50 0 0 0 0 0 0 0 0 0 0 0 0 0
10 South Arcadia Amendment Process 50 0 50 0 0 0 0 0 0 0 0 0 0 0 0 0
11 Other Qualifying Taxable Projects 8,000 0 8.000 0 0 0 0 0 0 ,0 0 0 0 0 0 0
T alai Identified Projects & Activities - Central 17.697 2,033 15.684 0 0 0 0 0 0 0 0 0 0 0 0 0
B.
1 230 0 0 0 0 0 0 0 0 0 0 0 230 0 0 0
2 291 0 0 0 0 0 0 0 0 0 0 291 0 0 0 0
3 1,500 0 0 0 0 0 750 750 0 0 0 0 0 0 0 0
4 53 0 0 0 0 53 0 0 0 0 0 0 0 0 0 0
5 75 0 0 0 0 0 0 0 0 0 I ~ 75 0 0 0 0
6 250 0 0 0 0 250 0 0 0 0 0 0 0 0 ,0
7 430 0 0 0 0 43 0 43 0 43 43 0 43 0 43
8 960 0 0 0 96 0 96 0 96 0 196 0 96 0 96 0
9 150 0 0 0 150 0 0 0 O' 0 , 0 0 0 0 0 0
10 300 0 0 0 0 0 0 0 300 0 i 0 0 0 0 0 0
1.625 0 0 0 0 0 0 0 0 813 813 0 0 0 0 0
66 0 0 0 0 66 0 0 0 0 10 0 0 0 0 0
5.930 0 0 0 246 412 846 793 396 856 909 409 326 43 96 43
I
Propared by Keyser Marston Associatos, loc.
Filenamo: ArcadiaFeas_03_13_200i: CIP: 3f14fOl: GSH: Poge"1 012
Exhibit 9
Identified Projects, Programs & Activities
Central Amendment to Add Territory
Arcadia Redevelopment Agency
(OOO's Omitted)
I,
i
\
I
\
;
I
I
South _'no I
Arcadia _Deb I SOb'"
Deb' Repa~ I .......
Urn<< 1,25-201.4 I P\zn1Jmj
I. 17 18 I. 20 21 22 2J 24 25 26 Zl 28 29 30. ,
. .
2016-17 2017.18 2018-19 2019-20 2020-21 2021-22 2022-23 2023-24 2024-25 202.5-28 2026-27 2027-28 2028-29 2029-30 203()..31
A- Central Proiect Area \
1 Police Fadlily 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2 Fire Station 0 0 0 0 0 0 0 0 0 I 0 0 0 '0 0 0
3 . City loan Repayment 0 0 0 0 0 0 0 0 0 0 0 0 0" 0 0
4 Historical Museum Project 0 0 0 0 0 0 0 0 0, 0 0 0 0 0 0
5 Fro.nt StreeU StJoseph Reconslruction 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6 Undergroun~ District 14 - 20A Conversion 0 0 0 0 0 0 0, 0 0 0 0 0 0 ,. 0 O.
J
7 ~an~ Ani~ Entry, ~rridor,f?roject 0 0 0 0 0 0 0 0 0 0 0 0 0 0 '0'
8 Traffic Signal Upgrac!es 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O.
9 Railroad Bridge Gcaphics 0 0 0 0 0 0 0 0, 0 0 0" 0 0 0 0,:
10 South Arc;ldia Amendment Process 0 0 0 0 0 O. 0 0 0 0 0 0 0 0 0
11 Other Qualifying Taxable Projects 0 0 0 0 0 0' 0 0 0 0 0 0 0 0 0,
TOlal,ldentified frojeot.s & AclMlies - CenlTal 0 0 0 0 '0 0 0 0 0 0 0 0 0 . 0 0
"'~'J .
B. South Arcadia Amendment Area -
1 Replace .YVater)"'I~jn - Las Tunas 0 0 0 0 0 0 0 0 0 0 0 0, 0, 0 0'
'. ..,
2 R"piace Water Main,- Uve Oak 0 0 0 0 0 0 0 iJ 0 0 0 0 0 0 0
3, Replac;;,'Water Well- Arcadia Wash 0 0 0 0 0 0 0 0 0 0 0 0 0 , 0 O.
4 Repla~ Sewer:.Main_- Sixth.& live Oak 0' 0 0 0 0 0 0 0 0 0 0 0 0 0 0
5 Replace Sewer Main - Santa Anita & Live Oak 0 0 0 0 0 0 0 0 0 0 0 '0' 0 0 0
6 Center. Medians ~ Uve Oak & Las Tunas 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0,
7 New & Replacement Traffic Signals 43 0 43. 0 43 0 ' 43 0 0 0 0 0 0 0 0
8 Traffic Signal Synchronization 0 96 0 96 0 96 0 0 0 0 0 0 0 0 0
9 Median Redesign - City limit 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10 Replace Pavements - Santa Anita & Second 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11 Undergroundin~. TranslT!ission line -,Live Oak. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1 Z ,Streetlights 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
T Dial Identified Projects &,;{clivities - Soulh Arcadia 43 96 43 96 43 96 43 0 0 0 '0 0 0 0 0
Prepared by Keyser Marslon- Associales, foe.
F~ename: ArcadiaFcas_03_13_2001: CIP; 3114/01: GSH: Page 2 of2
Exhibit 10
Tax Increment Projection
Existing (Central) Project Area
Arcadia Redevelopment Agency
OOO's Omitted) 27 28 29 30 31 32 33 34 35 36 37 38 39
I
[Job !
I i
Reported 1.'.2
2000-01 2001-02 2002-03 2003-04 2004-05 2005-06 2006-07 2007-08 2008-09 2009-10 lOlli-II 2011-12 2012.13
I
I. Real Property 264.795 266,571 288,207 296,377 302,304 308,350 314.517 320,807 327,2f4 333,768 343,781 354.095 364,717
I
I
II. Personal Property & SBE 22.432 22,432 22.432 22,432 22,432 22,432 22.432 22,432 22,432 22,432 22,432 22.656 22,883
, ,I
III. Total Project Value 287.227 289.003 310,639 318.809 324,736 330.782 336,949 343.239 349.~56 356.200 366.437 376,977 387.829
Less Base Value (37.132) (37.132) (37,132) (37.132) (37.132) (37.132) (37.132) (37.132) (37.132), (37,132) (37,132) (37,132) (37.132)
Incremental Value Over Base 250.095 251.871 273,507 281,676 287.604 293.650 299,817 306,107 312.523 319.068 329.305 339,845 350.697 -
I
I
IV. Gross Tax Revenue 2.790- 2,802 3.042 3,132 3.197 3.263 3,331 3,400 3.470 3,542 3,642 3,759 3,879
Add Unita<y Tax Revenue 82 82 82 82 82 82 82 82 !82 82 82 82 82
Less County Admin Fees + 2% (51) (52) (53) (54) (55) (56) (57) (59) (60) (61) (62) (63) (65)
Subtotal 2,821 2,832 3,071 3,160 3,224 3.289 3.356 3,423 3.493 3,563 3.662 3.777 3,896
Add Projected Supplemental Tax 0 119 0 0 0 0 0 0 :0 0 0 0 0
,
Less Housing Set Aside at 20% (564) (590) (614) (632) (645) (658) (671) (685) (699) (713) (732) (755) (779)
V. Net Tax Increment Revenue 2.257 2.361 2.457 2.528 2.579 2.631 2,684 2.739 2f 2.851 2,930 3,022 3,117
PreparGd by Keyser Marston Associates, Inc.
Tax inaement between FY 2000-1 through 2009-10 prepared by Hdl Coren Cone on March 7, 2001.
Filename: ArcadiaFeas_03_'3_2001: Orig: 5n101: GSH: Page 1 of 2
Exhibit 10
Tax Increment Projection
Existing (Central) Project Area
'Arcadia Redevelopment A.genc~
1000's Omittedl 40 41 42 43 44 45 46 47 , 48 49 50
; Oob
,
PbInlinl I R...,...,
1-25-201 I '-25-20,
2013-14 2014-15 2015-16 2016-17 2017-18 2018-19 2019-20 2020-21 2021-22 2022-23 2023-24
- I
I. Real Properly 375.659 386.929 398.537 410,493 422,807 435.492 448,556 462,013 475.873 490.150 504.854
I
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I
II. Personal Properly & SBE 23.112 23,343 23.576 23.812 24,050 24,291 24.534 24,7~9 25,027 25,277 25,530
,
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III. Total Project Value 399.002 410,505 422.349 434.543 447.098 460.025 473.335 487,040 501,150 515,679 530,639
Less Base Value (37.132) (37,132) (37.132) (37.132) (37,132) (37,132) (37,132) (37,132) (37.132) (37.132) (37.132
Incremental Value Over Base 361,870 373,373 385,216 397.411 409,966 422,893 436.203 449.9Q8 464.018 478.547 493,507
I
. IV. Gross Tax Revenue ,4.002 4,130 4.261 4.395 4,534 4,677 4,824 ,4,976 5.132 5,293 5,458
,
Add Unitary Tax Revenue 82 82 82 82 82 82 82 B2 82 82 82
Less County Admin Fees + 2% (69) ,
(66) (67) (70) (71) (73) (74) (76) (77) (79) (80)
Subtotal 4,018 4.144 4.274 4.407 4,545 4,686 4.832 4.98f 5.137 5.296 5.460
Add Projected Supplemental Tax 0 0 0 0 0 0 0 0 0 0 0
Less Housing Set Aside at 20% (804) (829) (855) (881) (909) (937) (966) (900) (1.027) (1.059) (1,092)
V. Net Tax Increment Revenue 3,215 3,315 3.419 3.526 3.636 3.749 3.866 3,966 4.109 4.237 4,368
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Prepared by Keyser Marston Associates, Inc. .
Tax increment between FY 2000-1 through 2009-10 prepared ~ p.:,;" Coren Cone on March 7. 2001.
Filename-: ArcadiaFeas_O'J_1'3_2001: OOg: 517101: GSH: Page 2 of 2
Exhibit 11
Tax Increment Projection
Amendment Area I
Arcadia Redevelopment Agency I
(OOO's Omitted) 0 2 3 . 5 6 7 8 9 10 11 12 13 ..
i
1st Year of TI I
Bas., Year Rec:eij;lt ,
I
2000-01 2001-02 2002-03 2003-Q.4 2004-05 2005-06 2006-()7 2007..08 2008-09 200!J..l0 2010-11 201H2 2012-13 2013-14 2014-15 201
I. Real Property 49,156 49,156 52,939 56,798 60.7304 64.748 68.843 70.220 71,624 73.057 74[518 76.008 n.529 79.079 80,661 82
Inflationary Growth 0 983 1,059 1.136 1.215 1.295 1.377 1,404 1,432 1,461 1!490 1.520 1.551 1,582 1,613 1
New Development Value Added 0 2.800 2,800 2,800 2.800 2.600 0 0 0 0 i 0 0 0 0 0
Total Real Property 49,156 52.939 56.796 60,7304 64,748 66.843 70,220 71,624 73,057 74.516 76,006 77.529 79.079 60.661 62.274 83
I.
II. Personal Property & SSE 5.641 5.641 5,981 6.321 6.661 7.001 7.341 7.341 7.3041 7.341 7,341 7.341 7.341 7.341 7.341 7
Subtotal 5.641 5.641 5.981 6.321 6.661 7,001 7,341 7.341 7.341 7,341 7.341 7.341 7,341 7,341 7,341 7
Inflationary Growth 0 0 0 0 0 0 0 0 0 0 I 0 0 0 0 0
New Development Value Added 0 340 340 340 340 .340 0 0 0 0 0 0 0 0 0
Total Personal Property 5.641 5.981 6.321 6.661 7.001 7,341 7.341 7.341 7,3041 7.341- ' 7.341 7,341 7,341 7,3041 7,341 7
I
III. Total Project Value 54,797 58,920 63,119 67.395 71,750 76.185 77.562 78,966 60,398 81.860 63,350 84.670 66.421 68.002 69.615 91
Less Base Value (54.797) (54.797) (54.797) (54,797) (54.797) (54.797) (54.797) (54.797) (54.797) (54.797) (54,797) (54.797) (54.797) (54.797) (54,797) (64
Inaemental Value Over Base 0 4.123 6.322 12.596 16.953 21.367 22.764 24.169 25.601 27.062 28.553 30.073 31.623 33.205 34.616 ~
IV. Gross Tax Revenue 0 0 83 126 170 214 226 242 256 271 1286 301 316 332 346
Less County Admin F:ees at 2% 0 0 (2) (3) (3) (4) (5) (5) (5) (5) (6) (6) (6) (7) (7)
Subtotal 0 0 62 123 166 210 223 237 251 ' 265 280 295 310 325 341
Less Housing Set Aside at 20% NA NA (16) (25) (33) (42) (45) (47) (50) (53) (56) (59) (62) (65) (68)
Less Statutory Pass Through at 20% NA NA (16) (25) (33) (42) (45) (47) (50) (53) (56) (59) (62) (65) (68)
Less Statutory Pass Through at 16. NA NA 0 0 0 0 0 0 0 0 0 (2) (5) (7) (9)
Less Statutory Pass Through at 11. NA NA 0 0 0 0 0 0 0 0 , 0 0 0 0 ,0
,
I
V. Net Tax Increment Revenue 0 0 49 74 100 126 134 142 151 159 1'68 175 181 188 19S
I
Prepared by Keyser Marston Associates, Inc.
FUllnamo: ArcadlaFe.as_03_13_2001: Added: 5flI01: GSH: Page 1 of ~
. '. '~'" ,.
Exhibit 11
Tax Increment Projection
Amendment Area
Arcadia Redevelopment Agency
(OOO's Omitted) ,. 17 ,. ,. 20 21 22 23 24 25 2" 27 2" 2. 30 31
I SoulJ
, _dmP,,"
i lini
201~17 2017-18 2018-19 2019-20 20~21 2021-22 2022-23 2023-24 202....25 2025-26 2028-27 2027-28 2028-29 2029-30 2030-31 2031
. 'I " ~
I. Re.IProperly 83,919 85,598 87,310 89.056 90.837 92.654 94,507 96,397 98.325 100,292 1 02.~97 104.343 106,430 108,559 110.730 112,
Inflationary Growth 1,678 1.712 1,746 1.781 1.817 1.853 1.890 1.928 1.967 2.006 2.046 2.087 2.129 2.171 2.215 2.
New Development Value Added 0 0 0 0 0 0 0 0 0 0 10 0 0 0 0,
Total Real Property 85.598 87.310 89.056 90.837 92,654 94.507 96,397 98,325 100.292 102,297 104,343 106.430 108.559 110.730 112.945 115,
I
I
II. Personal Properly & SSE 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7,341 7.341 7.341 7.
Subtotal 7.341 7,341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7.341 7,341 7,341 7,341 7.341 7.
Inflationary Growth 0 0 0 0 0 0 0 0 0 0 I~ 0 0 0 0 ,-
New Development Value Added 0 0 0 0 0 0 0 0 0 0, 0 0 0 0
T otaf Personal Property 7,341. 7,341 7,341 7.341 7.341 7.341 7.341 7.341 7.341 7,341 7,341 7.341 7.341 7.341 7,341 7.
I
III. Total Project ValuG 92.939 94.651 96.397 98,179 99,995 101.848 103,739 105.666 107.633 109.639 "'.~85 113.772 115.900 118.071 120.286 122.
Less Base Value (54.797) (54.797) (54.797) (54,797) (54.797) (54.797) (54.797) (54.797) (54.797) (54.797) (54.7,97) (54.797) (54.797) (54,797) (54.797) (54.
Incremental Value Over Base 38.142 39.854 41.600 43,381 45,198 47.051 48.941 50,869 52,836 54,842 56.888 58.974 61,103 63.274 65,489 67.
416 I
IV. Gross Tax Revenue 381 399 434 452 471 489 509 528 548 569 590 611 633 655
Less County Admin Fees at 2% (8) (8) (8) (9) (9) (9) (10) (10r (11) (11) i,,) (12) (12) (13) (13)
Subtotal 374 391 1$08 425 443 461 480 499 518 537 r7 578 599 620 642
:
Less Housing Set Aside at 20% (75) (78) (82) (85) (89) (92) (96) (100) (104) (107) (1:") (116) (120) (124) (128) (
Less Statutory Pass Through at 20% (75) (78) (82) (85) (89) (92) (96) (100) (104) (107) (1,11) (116) (120) (124) (128) -
Less Statutory Pass Through at 16. (14) (17) (19) (22) (25) (27) (30) (33) (36) (39) (42) (45) (48) (52) (S5)
Less Statutory Pass Through at 11. 0' 0 0 0 0 0 0 0 0 0 10 0 0 0 0
V. Net Tax Increment Revenue 210 218 225 233 241 249 257 266 275 283 292 302 311 320 330
'Prepared by Keyser Marston Associates. lnc.
FUenamc: ArcadiaFeas_03_13_2001: Added: 517/01: GSH: Page2 of 3
Exhibit 11
Tax Increment Projection
Amendment Area
Arcadia Redevelopment Agency
(OOO's Omitted) 32 33 34 35 36 ,37 38 3. 40 41 , 42 43 +4 45
, .....^"i:
R.~;:;;;
2032-33 2033-34 2034-35 2035-36 2036--37 2037.38 2038-39 2039-40 2040-41 204~1 20+4-45 2045-<46 2045-46 2045--46
I
i 140.432
I. Real Property 115,203 117,508 119,858 122,255 124,700 127,194 129,738 132,333 134,979 137,679, 143,241 146,106 149.028
Inflational'f Growth 2,304 2,350' 2,397 2.445 2,494 2,544 2,595 2,647 2,700 2.754, 2.809 2.865 2,922 2.981
New Development Value Added 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Real Property 117,508 119,858 122,255 124,700 127,194 129,738 132,333 134.979 137,679 140.432 143,241 146.106 149.028 152.009
I
I
II. Personal Property & SSE 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7.341 7,341 7,341
Subtotal 7,341 7,341 7.341 7,341 7,341 7,341 7.341 7,341 7,341 7,341, 7,341 7.341 7,341 7,341
Inflationary Growth 0 0 0 0 0 0 0 0 0 0 0 0 0 0
New Development Value Added 0 0 0 0 0 0 0 0 0 ri 0 0 0 0
Total Personal Property 7,341 ?,3-~.1 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7,341 7,341' 7,341 7,341 7,341
. I
III. Total ProJoct Value 124,649 127,199 129,596 132,041 134,535 137,079 139,674 142,321 145,020 147.n~ 150,582 153.447 156.369 159,350
Less Base Value (54,797) (54,797) (54,797) (54.797) (54,797) (54,797) (54,797) (54,797) (54,797) (54,797) (54,797) (54.797) (54,797) (54,797)
Incremental Value Over Base 70,052 72,402 74,799 77.244 79,738 82,282 84,877 87,524 90.223 92.977 95,785 98,650 101,572 104,553
:
I
IV. Gross Tax Revenue 701 724 748 772 797 823 849 875 902 930 958 987 1,016 1.046
Less County Admin Fees at 2% (14) (14) (15) (15) (16) (16) (17) (18) (18) (1!1) (19) (20) (20) (21)
Subtotal 687 710 733 757 781 806 832 858 8,64 911 939 967 995 1.025
I
Less Housing Set Aside at 20% (137) , (142) (147) (151) (156) (161) (166) (172) (177) (182) (188) (193) , (199) (205)
Less Statutory Pass Through at 20% (137) (142) (147) (151) (156) (161) (166) (172) (177) (18~) (188) (193) (199) , (205)
Less Statutory Pass Through at 16. (62) (65) (69) (72) (76) (80) (84) (88) (92) (9~) (100) (104) (108) (113)
Less StatutOI'f Pass Through at 1,. (5) (7) (9) (12) (14) (17) (19) (22) (24) (27) (30) (33) (36) (39)
I
V. Net Tax Increment Revenue 346, 354 362 370 379 387 396 405 414 421 433 443 453 463
Prepared by K8yser Marston Associates. loe.
F~ename; ArcadiaFeas_03_13_2001: Added: 5flI01: GSH: Page 3 of 3
VIII. IMPLEMENTATION PLAN
Section 33352(c) of the California Community Redevelopment Law (CRL) requires every
redevelopment plan submitted by a redevelopment agency to the legislative body to be
accompanied by an Implementation Plan. The Implementation Plan describes the specific
goals and objectives for the proposed Project Area, the specific projects proposed by the
Agency (including a program of actions and expenditures proposed to be made within the first
five years of the redevelopment plan), a description of how these projects will improve or
alleviate the blighting conditions found within the Project Area, and an explanation of how the
CRL requirements relating to affordable housing will be implemented, This section describes
,tt:\~ illJ!:)act~gfJhe_l1rop'o!?~Q..6!!1~ndmellLonJbf3~e~stingJm!:)Iementation Plan for.!h~_gen!ral._ .
Redevelopment Project.
The Five-Year Implementation Plan and Housing Program (1999-2004) for the Central
Redevelopment Project, which serves as the current Implementation Plan, was adopted by the
Agency on December 7, 1999 and amended on June 6, 2000,
As discussed below, the adoption of the Fifth Amendment will represent the completion of one
of the Projects identified in the Implementation Plan. Except where indicated in the following
paragraphs, upon adoption of the Fifth Amendment, the Implementation Plan will remain
unchanged, with only a minor impact on the revenues and expenditures identified within it.
A. AGENCY GOALS AND OBJECTIVES
The goals and objectives of the Agency for the Project Area are listed in Section 11.0 of
this Report.
The projects and programs proposed for the Amendment Area do not change the goals
and objectives for the existing Project Area and are applicable to the Amendment Area
excer-~ in regards to specific goal to increase the intensity of development for the
- . ,"
DowntoWn area.
B. FINANCIAL RESOURCES
The primary impact of the Amendment Area will be to potentially increase the amount of
tax increment revenue that the Agency receives from the Amended Project Area over the
duration of the Implementation Plan and the life of the Redevelopment Plan. The
Amendment Area is projected to contribute $123,000 in net tax increment revenues
through 2004 and $41,000 to the twenty percent (20%) Set-Aside Housing Fund.
The Report to City Council
Amendment No, 5 To The Central Redevelopment Project
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Page 37
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Combined, the Amendment Area is expected to contribute $164,000 to the $17.98811
million in revenue projected to be available to the Agency through ,2003-04. Due to the
relatively small amount of tax increment generated in the Amendment Area during the
first years of the Plan, tax increment revenues generated in existing Project Area will
also be used in the Amendment Area, The relatively small amount of funds from the
existing Project Area to be used in the Amendment Area ($123,000) will not have a
significant impact on the implementation of the other programs in the existing Project
Area,
C, FIVE-YEAR PROGRAMS, POTENTIAL PROJECTS, EXPENDITURES, AND
PROJECT STATUS
1. Existing Project Area
The amendment of the Redevelopment Plan to add the Amendment Area will
represent the completion of one of the ten projects identified in the
Implementation Plan (Project NO.2 - South Arcadia Project Area) for the existing
Project Area.
2. Amendment Area
Upon adoption of the Amendment Area, the Agency anticipates that many of the
programs identified in Project No, 3 - Downtown 2000 Comprehensive
Revitalization Program Phase II will become applicable to and utilized for the
Amendment Area, These programs include the Commercial Fai;ade
Rehabilitation Program, the Business Attraction and Expansion Program, and the
Technical Assistance Program. These programs will be marketed to and made
available to interested property owners and business owners. The Agency has
not targeted any specific businesses or properties for participation in these
programs but will make funding available in the Amendment Area as part of these
overall programs, The Agency has targeted two specific capital improvement
programs for fiscal year 2003-04 of the Implementation Plan. These are: 1) traffic
signal synchronization; and 2) the redesign of the traffic median at the Live
Oak/Las Tunas Drive intersection. Total redevelopment funding for both projects
through 2004 is $246,000. Funding for the implementation of the applicable
Comprehensive Revitalization programs 12 in the Amendment Area will come from
11 Assumes no new bond financing,
12 The Commercial Fa<;:ade Rehabilitation Program, the Business Attraction and Expansion Program. and the
Technical Assistance Program,
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
PA0104004.AA;C:DVB:gbd
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Keyser Marston Associates, Inc,
Page 38
the revenues generated in the existing Project Area, A specific amount of
revenue has not been reallocated for the Amendment Area, but rather the Agency
will make funds available in the Amendment Area in response to property
owner/business owner interest.
D. HOW THE GOALS AND OBJECTIVES, PROGRAMS AND EXPENDITURES
WILL ELIMINATE BLIGHT
The funding of the applicable Comprehensive Revitalization Programs, the traffic signal
synchronization and the redesign of the Las Tunas/Live Oak Drive median in the
Amendment Area will help improve traffic circulation in the Amendment Area and also
improve the streetscape and rehabilitate deteriorated facades, and.thus the general
appearance of the South Arcadia Business District. It will also help give the South
Arcadia Business district a distinct identity as a neighborhood business and shopping
district. Rehabilitation of building facades and signage. in conjunction with the
redesigned median, will help create a modern, attractive business district, encourage
more business activity and investment in the properties in the Amendment Area. Re-
investment and more business activity will in turn, increase property values and
encourage more retail sales and job creation,
E. AGENCY HOUSING PROGRAMS
The Agency has a strong commitment to meeting the housing needs of low- and moderate-
income persons and families in the community. The Housing Program component of the
original Implementation Plan identified the Agency's first housing objective is the meeting of
any replacement housing requirements, However, the Agency has not removed or
destroyed any low- or moderate-income units as a result of a redevelopment project since
January 1, 1996. The Agency's second objective, as described below and in the existing
Implementation Plan, is to create 55 housing units for very-low, low- i;lnd moderate-income
households over the duration of the Redevelopment Plan, The Agency's third objective is
to help the City of Arcadia meet its low- and moderate-income housing needs as identified
in the Arcadia General Plan adopted Sepiember 1996, Objectives two and three overlap:
addressing one will in some measure achieve the other.
1. Replacement and Inclusionary Requirements (CRL Section 33413)
There are two single-family residential buildings in the Amendment Area. There are
also three buildings adjacent to those buildings that were constructed as single-
family residents, but that have been converted to commercial use, The two
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Amendment NO.5 To The Central Redevelopment Project.
City of Arcadia
Keyser Marston Associates, Inc.
Page 39
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remaining residences are non-conforming uses, i.e., they are on properties zoned
, for commercial use. However, the Agency has no plans to remove the two
remaining residential uses.
a. Replacement of Housing Units
Per the requirements of Section 33413(a) of the CRL, whenever dwelling
units housing persons and families of low- or moderate-income are
destroyed or removed from the low- and moderate-income housing
market as part of a redevelopment project that is subject to a written
agreement with the Agency orwhere financial assistance has been
provided by the Agency, the Agency must rehabilitate, develop or
construct, or cause to be rehabilitated, developed or constructed, an
equal number of replacement dwelling units which have an equal or
greater number of bedrooms as those destroyed or removed at affordable
housing costs within the territorial jurisdiction of the Agency. These units
must be created within four years of the destruction of the original units,
Until January 1, 1996, this requirement applied only to redevelopment
projects and territory added to redevelopment projects adopted on or after
January 1, 1976, However, the requirement also applies to
redevelopment projects irrespective of when they were adopted if the
dwelling units are removed or destroyed after January 1, 1996. The
originai Project Area was adopted prior to January 1, 1996, therefore the
replacement housing requirements do not apply to any units removed or
destroyed by Agency action before that date.
The Agency has not caused to be removed or destroyed .any units since
January 1, 1996 although the planned Fifth Avenue Project in the existing
Project Area will cause the removal and replacement of 23 low- and
moderate-income units. The Agency is in the process of preparing a
relocation plan and of finding appropriate replacement units,
The Agency does not anticipate undertaking any activities in the
Amendment Area that would cause the removal of any housing units.
b, Inclusionary Requirements
Section 33413(b) imposes certain affordable housing production
requirements on redevelopment project areas adopted on or after January
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Amendment No.5 To The Central Redevelopment Project ' Page 40
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1,1976, The production obligation is measured as a function of the new
, development or substantial rehabilitation of units within redevelopment
project areas. A unit is defined as substantially rehabilitated if the
rehabilitation Cost is greater than or equal to twenty-five percent (25%) of
the after-rehabilitation value. The obligation is triggered irrespective of
whether the units are developed or substantially rehabilitated by a
redevelopment agency or private entities. The production requirements
imposed by Section 33413 are as follows:
1, At least thirty percent (30%) of all new or substantially rehabilitated
units developed by an agency shall be available at affordable
housing costs to low- or moderate-income households, ' Not less
than fifty percent (50%) of these units are required to be available
to very-low income households. It is important to note that the
common interpretation of this provision is that "developed by an
agency" refers to those units that an agency itself constructs or
substantially rehabilitates,
2. At least fifteen percent (15%)of the total of all new or rehabilitated
units developed or substantially rehabilitated within a
redevelopment project area, by public or private entities other than
the redevelopment agency, shall be available. at affordable
housing costs to low- or moderate-income households. Not less
than forty percent (40%) of these units are required to be available
to very-low income households,
The production requirements imposed by Section 33413 are cumulative,
,and they must be filled within a 10-year period beginning at the adoption
of the Project Area's Implementation Plan,
Since the existir:gProjectArea was adopted prior to January 1,1976, the
Inclusionary housing requirements are not applicable, however, the
requirements will be applicable to the Amendment Area. If housing units
" are constructed in the Amendment Area, the Inclusionary requirements will
be met.
2, The Twenty Percent Set-Aside Requirement (CRL Section 33334.2)
For the Amendment Area per the requirements of the CRL, an amount equal to
twenty percent (20%) of tax increment generated by the Amendment Area must
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 41
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10201.00:,007/05/08101
be set~aside for the specific purpose of increasing, improving and preserving the
community's supply of very low, low- and moderate-income housing.
The Amendment Area is expected ,to generate approximately $41,000 in twenty
percent (20%) Housing Set-aside funds through 2004. All housing programs
described above, which will be financed in part by the set-aside funds, will be
subject to the income and affordability requirements of the CRL, and subject to
recorded covenants evidencing such very-low, or low- and moderate-income and
affordability restrictions for the longest feasible time, but not less than the period
required by the CRL and the Agency's policy, Amounts available in the Housing
Set-aside Funds not spent within the Amendment Area, will be spent outside the
Amendment Project Area but within the Agency's jurisdiction' pursuant to the
CRL.
3, Fair Share Requirement (CRL Section 33334.4)
Section 33334.4 requires that expenditures by the Agency to assist housing for
persons of low- and very-low income will be in at least the same proportion as
the total number of housing units needed for those income groups which are not
being provided by other governmental programs within the community.
The City updated the Housing Element in its General Plan in 1996, In addition,
the San Gabriel Valley Council of Governments (SGVCOG) established a
projected need of 461 units of housing for the City of Arcadia, of which 272 were
for very low, low- and moderate-income households, The Agency has set a goal
of creating 55 units that would be available for low-, very-low and moderate-
income households, This number of units is also consistent with the
approximate number of households displaced by the Agency prior to January 1,
1996. Housing Set-aside funds, as discussed above, will be used to help the
Agency 'neet its obligations. .
4. Estimated Housing Fund Revenue and Project Expenditures
The Amendment Area is expected to generate approximately $41,000 in twenty
percent (20%) Housing Set-aside funds through the Year 2004 as compared to
approximately $5.48 million generated in the existing Project Area, These funds
will be used to meet any replacement requirements if needed. Otherwise, the
funds will be used to support the Agency's existing housing programs designed to
increase, improve and preserve the City's supply of affordable housing.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, I nc,
Page 42
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IX. PLAN OR METHOD FOR RELOCATION
Section 33352(f) of the CRL requires that the Agency's Report to the City Council contain a
"Method or Plan" for the relocation of families and persons to be temporarily or permanently
displaced from housing facilities in the project area, which Method or Plan shall include the
provision required by Section 33411.1.
Section 33411 of theCRL requires the Agency to prepare a feasible "method or plan" for
relocation of families or persons to be temporarily or permanently displaced from housing
facilities in the Amendment Area, and for nonprofit local community institutions to be temporarily
or permanently displaced from facilities actually used for institutional purposes in the
Amendment Area. S~ction 33411.1 requires the legislative body to insure that "...such method ,
or plan of the agency...shall provide that no persons or families of low- and moderate- income
shall be displaced unless and until there is a suitable housing unit available and ready for
occupancy by such displaced person or family at rents comparable to those at the time of their
displacement. Such housing units shall be suitable to the needs of such displaced persons or
families and must be,decent, safe, sanitary, and otherwise standard dwelling, The agency shall
not displace such person or family until such housing units are available and ready for
occupancy,"
This Method or Plan for Relocation is not intended to be a "Relocation Plan" within the meaning
of Section 6038 of the "Relocation Assistance and Real Property Acquisition Guidelines"
promulgated by the California Department of Housing and Community Development (California
Code of Regulations, Division 1 of Title 25, commonly called the "State Guidelines"). As
described below, a Section 6038 Relocation Plan is not prepared until the Agency initiates
negotiations for the acquisition of real property and prior to proceeding with any phase of a
public improvement or facility project or other implementation activity that would result in any
displacement other than an insignificant amount of non-residential displacement.
A.
AGENCY DISPLACEMENT
."':;'
The Agency anticipates that its programs of land assembly and upgrading and
installation of public improvements and facilities needed within the Amendment Area will
provide an incentive for existing owners and the private sector to develop or redevelop
vacant, underutilized and blighted properties and to achieve the goals and objectives for
the redevelopment of the Amendment Area. To the extent that the Agency acquires
occupied property for land assembly or other purposes, or enters into agreements with
existing owners, developers, or others under which occupants will be require to move,
the Agency will cause or will be responsible, to the extent provided by law, for causing
such displacement of occupants. The Agency is not responsible for any displacement,
"
The Report to City Council Keyser Marston Associates, Inc.
Amendment NO.5 To The Central Redevelopment Project Page 43
City of Arcadia
PA0104004.ARC:DVB:gbd
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which may occur as a result of private development activities not directly assisted by the
Agency under a disposition and development, participation, or other such agreement.
B. RELOCATION IN THE EVENT OF AGENCY DISPLACEMENT
Displacement of businesses or tenants is anticipated under Agency programs and
activities over the 30-year life of the Redevelopment Plan for the Amendment Area.
Should such displacement occur, the Agency will provide persons, families, business
owners and tenants displaced by Agency activities with monetary and advisory
relocation assistance consistent with the California Relocation Assistance Law (State
Government Code, Section 7260 et seq,), the State Guideiines adopted and
promulgated pursuant thereto, the Federal Uniform Relocation and Real Property
Acquisition Policies Act of 1970 (42 U.S.C. Section 4601 et. seq.), appropriate Federal
Guidelines, and the provisions of the Redevelopment Plan.
The Agency will pay all relocation payments required by State and Federal law. The
following portions of this Method or Plan for Relocation outline the general relocation
rules and procedures, which must be adhered to by the Agency in activities requiring the
relocation of persons and businesses. Also identified below are the Agency
determinations and assurances, which must be made prior to undertaking relocation
activities, The Agency's functions in providing relocation assistance and benefits are
also summarized.
C. RULES AND REGULATIONS
In connection with the preparation of a Relocation Plan adopted pursuant to Section
6038 of the State Guidelines, the Agency shall adopt rules and regulations that: (1)
implement the requirements of California Relocation Assistance Law (Government Code,
Chapter 16 of Division 7 of Title 1, commencing with Section 7260) (the "Act"); (2) are in
accordance with the provisions of the State Guidelines; (3) meet the requirements of the
California Community Redevelopment Law and the provisions of the Redevelopment
Plans, and (4) are appropriate to the particular activities of the Agency and not
inconsistent with the Act or the State Guidelines.
D. AGENCY DETERMINATIONS AND ASSURANCES
1. The Agency may not proceed with any phase of a project or other activity which
will result in the displacement of any person or business until it makes the
following determinations:
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Amendment No, 5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 44
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a, Fair and reasonable relocation payments will be provided to eligible
persons as required by State and Federal law, the State Guidelines,
Federal Guidelines, and Agency rules and regulations adopted pursuant
thereto.
b, A relocation assistance advisory program offering the services described
in the State Guidelines will be established.
c. , Eligible persons will be adequately informed of the assistance, benefits,
policies, practices and procedures, including grievance procedures,
provides for in the State Guidelines,
d, Based upon recent survey and analysis of both the housing needs of
persons who will be displaced and available replacement housing, and
considering competing demands for that housing, comparable
replacement dwellings will be available, or provided, if necessary, within a
reasonable period of time prior to displacement sufficient in number, size
and cost for the eligible persons who require them.
e. Adequate provisions have been made to provide orderly, timely and
efficient relocation of eligible persons to comparable replacement housing
available without regard to race, color, religion, sex, marital status, or
national origin with minimum hardship to those affected,
f, A Relocation Plan meeting the requirements of State law and the State
Guidelines has been prepared,
2. No person shall be displaced until the Agency has fulfilled the obligations
imposed by State and Federal law, the Califomia Community Redevelopment
Law, the Redevelopment Plan, the State Guidelines and the Agency rules and
regulations.
3. No persons or families of low- and moderate-income shall be displaced unless
and until there is a suitable housing unit available and ready for occupancy by
such displaced person or family at rent~ comparable to those at the time of their
displacement. Such housing units shall be suitable to the needs of such
displaced persons or families and must be decent, safe, sanitary and an
otherwise standard dwelling, The Agency shall not displace such persons or
families until such housing units are available and ready for occupancy.
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Amendment No, 5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page 45
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4. If any portion of the Amendment Area is developed by the Agency with low- or
moderate-income housing units, the Agency shall require by contract or other
appropriate means that such housing be made available for rent or purchase to
the persons and families of low- and moderate-income displaced by Agency
activities. Such persons and families shall be given priority in renting or buying
such housing; provided, however, that failure to give such priority shall not affect
the validity of title to real property,
5. If insufficient suitable housing units are available in the community for low- and
moderate-income persons and families to be displaced by the Agency from the
Amendment Area, the City Council shall assure that sufficient land is made
available for suitable housing for rental or purchase by low- and moderate-
income persons and families, If insufficient suitable housing units are available in
the City of Arcadia for use by such persons and families of low- and moderate-
income displaced by Agency activities within the Project Area, the Agency may,
to the extent of that deficiency, direct or cause the development, rehabilitation, or
construction of housing units within the City,
6, Permanent housing facilities shall be made available within four years from the
time occupants are displaced by the Agency, and pending the development of
such facilities there will be available to such displaced occupants adequate
temporary housing facilities at rents comparable to those in the City at the time of
their displacement.
E. RELOCATION ASSISTANCE ADVISORY PROGRAM AND ASSURANCE OF
COMPARABLE REPLACEMENT HOUSING
The Agency shall implement a relocation assistance advisory program, which satisfies
the requirements of the State law and Article 2 of the State Guidelines and the Civil
Rights Act. Such program shall be administered so as to provide advisory services
which offer maximum assistance to minimize the hardship of displacement and to ensure
that (a) all persons and families displaced from their dwellings are relocated into housing
meeting the criteria for comparable replacement housing contained in the State
Guidelines, and (b) all persons displaced from their places of business are assisted in
reestablishing with a minimum of delay" and loss of earnings, No eligible person shall be
required to move from his/her dwelling unless adequate replacement dwelling is
available to such person.
The following outlines the general functions of the Agency in providing relocation
assistance advisory services. Nothing in this section is intended to permit the Agency to
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displace persons other than in a manner prescribed by law, the State Guidelines and the
adopted Agency rules and regulations prescribing the Agency's relocation
responsibilities,
F. ., ADMINISTRATIVE ORGANIZATION
1, Responsible Entity
.The Agency is responsible for providing relocation payments and assistance to
site occupants (persons, families, business owners and tenants) displaced by the
,
Agency from the Amendment Area, and the Agency will meet its relocation
responsibilities through the use of its staff and consultants,' supplemented by
assistance from local realtors and civic organizations.
2. Functions
The Agency's staff and/or consultants will perform the following functions:
a. Prepare a Relocation Plan as soon as possible following the initiation of
negotiations for acquisition of real property by the Agency and prior to
proceeding with any phase of a public improvement or facility project or
other implementation activity that will result in any displacement other
than an insignificant amount of non-residential displacement. Such
Relocation Plan shall conform to the requirements of the Section 6038 of
the State Guidelines, The Agency shall interview all eligible persons,
business concerns, including non-profit organizations, to obtain
information upon which to plan for housing and other accommodations,
as well as to provide counseling and assistance needs,
b. Provide such ;neasures, facilities or services as needed in order to:
1.' Fully inform persons eligible for a parcel of land as to the
availability of relocation benefits and assistance and the eligibility
requirements therefore, as well as the procedures for obtaining
such benefits and assistance, in accordance with the
,requirements of Section 6046 of the State Guidelines,
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2, Determine the extent of the need of each such eligible person for
relocation assistance in accordance with the requirements of
Section 6048 of the State and Federal Guidelines.
3. Assure eligible persons that within a reasonable period of time
prior to displacement there will be available comparable
replacement housing meeting the criteria described in Section
6008(c) of the State Guidelines, sufficient in number and kind for
and available to such eligible persons,
4. Provide current and continuing information on the availability,
prices and rentals of comparable sales and rental housing, and of
comparable commercial properties and locations, and as to
security deposits, closing costs, typical down payments, interest
rates, and terms for residential property in the area.
5. Assist each eligible person to complete applications for payments
and benefits,
6. Assist each eligible, displaced person to obtain and move to a
comparable replacement dwelling,
7. Assist each eligible person displaced from his/her business in
obtaining and becoming established in a suitable replacement
location.
. 8, Provide any services required to insure that the relocation process
does riot result in different or separate treatment on account of
race, color, religion, national origin, sex, marital status or other
arbitrary circumstances.
9. Supply to such eligible persons information concerning federal and'
state housing programs, disaster loan and other programs
administered by the Small Business Administration, and other.
federal or state programs offering assistance to displaced
persons.
10, Provide other advisory assistance to eligible persons in order to
minimize their hardships, As needed, such assistance may
include counseling and referrals with regard to housing, financing,
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employment, training, health and welfare, as well as the
assistance.
11. Inform all persons who are expected to be displaced about the
eviction policies to be pursued in carrying out the Project, which
policies shall be in accordance with the provisions of Section 6058
of the State Guidelines.
12. Notify in writing each individual tenant and owner-occupant to be
displaced at least 90 days in advance prior to requiring a person
to move from a dwelling or to move a business,
13. Coordinate the Agency's relocation assistance program with the
project work necessitating the displacement and with other
planned or proposed activities of other public entities in the
community or other nearby areas which may affect the
implementation of its relocation assistance program.
3. Information Program
The Agency shall establish and maintain an information program that provides for
the following:
a. Within 60 days following the initiation of negotiations and not less than 90
days in advance of displacement, except for those situations described in
subsection 6042(e) of the State Guidelines, the Agency shall prepare and
distribute informational materials (in the language most easily understood
by ihe recipients) to persons eligible for Agency relocation benefits and
assistance.
b, Conducting personal interviews and maintaining personal contacts with
occupants of the property to the maximum extent practicable,
c. Utiiizing meetings, newsletters and other mechanisms, including local
media available to all persons, for keeping occupants of the property
informed on a continuing basis.
d. Providing each person written notification as soon as hislher eligibility
status has been determined,
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e. Explaining to persons interviewed the purpose of relocation needs survey,
the nature of relocation payments and assistance to be made available,
and encouraging them to visit the relocation office for information and
assistance.
4, Relocation Record
The Agency shall prepare and maintain an accurate relocation record for each
person to be displaced as required by the State of California,
5. Relocation Resources Survey
The Agency shall conduct a survey of available relocation resources in
accordance with Section 6052 of the State Guidelines.
6, Relocation Payments
The Agency shall make relocation payments to or on behalf of eligible displaced
persons in accordance with and to the extent required by State and Federal law,
Article 3 of the State Guidelines and appropriate Federal Guidelines.
a. Temporary Moves
Temporary moves would be required only if adequate resources for
permanent relocation sites are not available. Staff shall make every effort
to assist the site occupant in obtaining permanent relocation resources
prior to initiation of a temporary move, and then only after it is determined
that Agency activities in the Project Area will be seriously impeded if such
move is not performed,
b, Last Resort Housing
The Agency shall follow State law and the criteria and procedures set
forth in Article 4 of the State Guidelines for assuring that if the Agency
action results, or will result in displacement, and comparable replacement
housing will not be available as needed, the Agency shall use its funds or
fund authorized for the Project to provide such housing,
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c. Eviction Policy
Eviction for cause is permissible only as a last resort and must conform to
, state and local law. If a person is evicted for cause on or after the
effective date of a notice of displacement issued, displaced persons retain
the right to the relocation payments and other assistance for which they
may be eligible.
d, Grievance Procedures
The Agency may adopt grievance procedures to implement the provisions
of the State law and Article 5 of the State Guidelines. The purpose of the
grievance procedures is to provide Agency requirements for processing
appeals from Agency determinations as to the eligibility for, and the
amount of a relocation payment, and for processing appeals from persons
aggrieved by the Agency's failure to refer them to comparable pennanent
or adequate temporary replacement housing. Potential displacees will be
informed by the Agency of their right to appeal regarding relocation'
payment claims or other decisions made affecting their relocation,
e. ' Relocation Appeals Board
The Redevelopment Agency of the City of Arcadia shall act as the
Appeals Board.
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x. ANALYSIS OF THE PRELIMINARY PLAN
Section 33352(g) of the CRL requires the Agency's Report to the City Council to include an
analysis of the preliminary plan.
A preliminary plan is a generalized planning document required by the California Community
Redevelopment Law (CRL) as one of the first steps in consideration of a proposed
redevelopr;nent plan (or an amendment thereto that adds territory). The primary purpose of the
preliminary plan is the designation of boundaries which, following substantial documentation
and analysis, are approved by the planning commission and adopted by the legislative body.
The Preliminary Plan for the Fifth Amendment to the Central Redevelopment Project was
prepared by the Agency and approved by ttie Arcadia Planning Commission on December 19,
2000, This action initiated the process of adopting the Amendment and established the
boundaries of the Amendment Area. Subsequently, on April 1 0, 2001, the Planning
Commission adopted a revised Preliminary Plan that made minor technical changes to the
boundaries of the Amendment Area to add seven parcels to the Amendment Area."
The Preliminary Plan describes the boundaries of the Amendment Area, contains general
statements of land use, layout of principal streets, population densities, building intensities and
building standards proposed as the basis of redevelopment of the Amendment Area. The
Preliminary Plan also shows how the purposes of the CRL would be attained through the
redevelopment of the area, and states that it conforms to the Arcadia General Plan, The
Preliminary Plan also describes the general impact of the Amendment Area upon the residents
of the surrounding neighborhoods.
The proposed amended Redevelopment Plan conforms to the standards and provisions of the
Preliminary Plan. The Amendment Area boundaries remain the same and include the same
principal streets, the same land uses, building intensities and building standards described in
the revised Preliminary Plan,
13 In an effort to eliminate most of the ~esidentially-zoned land in the South Arcadia Business District from the
Amendment Area, seven parcels that had two different zoning designations (General Commercial C-2 and
Parking Multi-Family PR-3) were split so that the PR-3 portions couid be excluded. However, due to the fact
that the parcel splits could cause an increase in the property tax assessments to these property owners, the
excluded PR-3 zoned properties were added to the Amendment Area.
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XI. RECORD OF CONSULTATIONS WITH THE COMMUNITY
Section 33352(i) of the CRL requires the Agency's Report to the City Council contain a summary
of consultations with 'the community and records of meetings and information presented to the
Project Area Committee (PAC).
A. COMMUNITY MEETING
The Agency held a community meeting on April 24, 2001, A presentation by Agency
staff and consultants on the redevelopment plan amendment process and the projects
and programs for the Amendment Area was made along with a review of the blight
analysis.
A question and answer season followed the presentation, Documents handed out at the
meeting included maps of the Amendment Area and copies of the proposed
Redevelopment Plan, Copies of the Draft EIR, the Redevelopment Plan and the
Preliminary Report were made available for review at several public locations as well as
at the meeting itself. The agenda and minutes for the community meeting is included in
this Report in Appendix D.
B. PROJECT AREA COMMITTEE (PAC) MEETING
The proposed amended Redevelopment Plan along with the DEIR and the Preliminary
Report on the proposed Amendment were presented to the PAC at their monthly
meeting on May 2, 2001. This meeting was duly noticed and advertised to the public to
encourage interested citizens, business owners, property owners, and community
groups to attend,' A brief presentation was made by Agency staff and consultants on the
proposed amendment to the Redevelopment Plan, the Agency's goals and objectives for
the Amendment Area, blighting conditions in the Amendment Area, and the financial and
other impacts of the addition of territory on the Redevelopment Plan. The PAC
members were given copies of the proposed Redevelopment Plan and the Preliminary
Report, and a copy of the Draft EIR was made available for their review: The PAC voted
to recommend adoption of the proposed Redevelopment Plan. The agenda and minutes
for the PAC meeting are included in this Report in Appendix E.
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XII. ENVIRONMENTAL IMPACT REPORT
. Section 33352(k) of the Community Development Law requires that an agency's report to the
legislative body contain the report required by Section 21151 of the Public Resources Code (an
environmental impact report).
A Notice of Preparation (NOP) was submitted to the appropriate agencies and the State
Clearinghouse in the Office of Planning and Research (the State Clearinghouse), and
published on February 8 and February 15, 2001 per the requirements of Section 15082 of the
California Environmental Quality Act (CEQA), Public Resources Code Section 21000-21178.1.
The Agency also prepared an Initial Study to identify potentially significant effects on the
environment from the proposed Plan Amendment. The Initial Study was circulated with the
NOP. The Initial Study identified several areas of potential environmental impacts and the
preparation of a draft Environmental Impact Report (DEIR) commenced. The DEIR was
cOl"!'lpleted and a Notice of Completion (NOC) was submitted to the State Clearinghouse on
April 11, 2001, After the 45-day public review period ended, responses to comments were
prepared as part of the final EIR.
The Agency (as the "Lead Agency" as defined in CEQA) is scheduled to certify the final EIR for
the Amendment on July 3, 2001. The Final EIR is incorporated herein as Appendix F.
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XIII. NEIGHBORHOOD IMPACT REPORT
, Section 33352(m) of the Community Redevelopment Law ("CRL") requires that an agency's
Report to the Legislative Body (City Council) contain a neighborhood impact report if the
redevelopment project contains low- or moderate-income housing.
Because the Amendment Area contains a small number of residential units, a neighborhood
impact report is included in this Report,
The purpose of the neighborhood impact report is to describe, in detail, the impact of the
proposed actions upon the residents of a project area (or added area) and surrounding areas in
terms of relocation, traffic circulation, environmental quality, availability of community facilities
and services, effect on school population and quality of education, property assessments and
taxes, and other matters affecting the physical and social quality of the neighborhood. The
neighborhood impact report is also to include: (a) the number of dwelling units housing persons
and families of low- or moderate-income expected to be destroyed or removed from the low-
and moderate-income housing market as part of the redevelopment project; (b) the number of
persons and families (households) of low- or moderate-income expected to be displaced by the
project; (c) the general location of housing to be rehabilitated, developed, or constructed
pursuant to Section 33413 of the CRL; (d) the number of dwelling units housing persons and
families of low- and moderate-income planned for construction or rehabilitation, other than
replacement housing; (e) the projected means of financing the proposed dwelling units for
housing persons and families of low- and moderate-income planned for construction or
rehabilitation; and (f) a projected timetable for meeting the relocation. rehabilitation and
replacement housing objectives.
A. IMPACT ON RESIDENTS IN THE AMENDMENT AREA AND SURROUNDING
AREA
1. Relocation
The Amendment Area contains three residential units. The economic status of the
residents in these units is unknown, Although the Agency does not intend to
displace any residents, it is possible that a future revitalization project could
necessitate the displacement of residents,
Any displacement which occurs as a result of Agency redevelopment activities
will be mitigated by relocation assistance including financial payments, advisory
assistance, and replacement housing plan provisions of state law relating to
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Agency assisted developments, These provisions are further described in
Section IX of this Report.
2. Traffic Circulation
The proposed amended Plan includes provisions for improvements to roadways,
traffic signals and controls, and other improvements, Through the proposed public
improvements and facilities program described in Section VI of this Report, the
Agency would be able to help fund traffic circulation improvements that would
improve vehicle and pedestrian safety and ease of movement.
3. Environmental Quality
The environmental impacts of the proposed Redevelopment Plan were analyzed
in the Draft Environmental Impact Report (DEIR). The DEIR analyzed impacts
on the following:
. Aesthetics, Views, Lighting, and Shadows
. Air Quality
. Cultural and Historic Resources
. Hazards
. Land Use and Planning
. Noise
. Population, Housing and Employment
. Public Services
. Transportation and Traffic
. Utilities
Mitigation measures were included for impacts considered potentially e;qnificant.
These included:
. Protection of archaeological and paleontological resources
. Treatment of hazardous materials or contaminated areaslbuildings
. Construction related noise
. Impacts to schools
. Traffic impacts at local intersections
. Adverse impacts on business or employment
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In two areas, potential impacts were identified that could not be reduced to a
less than significant level. These were:
. Air Quality affected by short-term construction emission of pollutants
. Incremental solid waste generation from growth in the Amendment Area
that would contribute to existing short falls in countywide land fill
capacity,
4. Public Services and Utilities
The DEIR also analyzed the impacts on public services and utilities including
impacts to fire and paramedical services, police services, schools, libraries, and
parks and recreation, Schools could potentially experience a significant impact
despite the relatively small increase in population that could occur due to the Project
since Arcadia schools are currently operating at or near enrollment capacity.
However, with mitigation measures, the impacts would be reduced to less than
significant. No significant impacts are anticipated for other public services and
utilities.
5, Property Assessment and Taxes
The proposed Project alone will not cause the property taxes paid by property
owners to increase. In general, taxable valuations of property within and
adjoining the Amendment Area should increase as redevelopment of properties
occurs, New development within the Amendment Area will be assessed at
marke~ value, as determined by the assessor, Regardless of whether property is
in the Amendment Area or not, the assessor may increase property valuations for
existing properties only up to the maximum rate of two percent (2%) per year
allowed under Proposition 13, In cases where property changes hands, the
.,1. assessor will reassess the added value to property and improvements due to any
new development or rehabilitation that occurs or assess the property at its market
value.
Another matter potentially affecting property taxes in the proposed Amendment
Area and surrounding areas would be the possibility of additional levies resulting
from formation of special assessment districts. The financing of the
redevelopment programs, as outlined in this Report, assumes no special
assessments within the Amendment Area.
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B. RELOCATION AND LOW- AND MODERATE-INCOME HOUSING
1. Housing Units to be Removed or Destroyed
The Agency does not plan .for or anticipate the remove or destroy any housing units
as part of the implementation of the Project,
However, should Agency acquisition necessitate removal of dwelling units
occupied by person or families of low- and moderate-incomes, the Agency will be
required to construct, develop or rehabilitate, or cause the construction,
development o,r rehabilitation of, low- and moderate-income dwelling units equal
in number to those destroyed or removed. These "replacement housing units"
must be constructed within four years of their destruction or removal, and must
remain available at affordable housing costs to persons and families of very low,
low-, and moderate-income throughout the period of land use controls'
established in the amended Plan,
2. Projected Residential Displacement
As mentioned above, the Agency does not have any specific plans, which would
involve the removal of low- and moderate-income housing units or displacement
of low- and moderate-income residents. Should such displacement be
contemplated, the Agency will conduct individual household surveys to determine
the exact number, type and, location of comparable replacement housing units
and the required number of referrals thereto prior to displacement of any person
of low- or moderate-income, Section IX of this Report provides an overview of
the relocation process that,must be undertaken by the Agency prior to displacing
any persons or families,
3. Number and Location of Replacement Housing
Should housing units be destroyed or removed from the low- and moderate- '
income housing market by the Agency, suitable replacement housing locations
are available within the other areas of the City that are identified in the General
Plan as residential areas.
If the Agency acquires property, enters into a disposition and development
agreement, participation agreement or other agreement, or undertakes any other
activities requiring or causing the destruction or removal of housing units from the
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low- and moderate-income housing market, the Agency will provide replacement
housing required pursuant to Section 33413 of the CRL and replacement housing
plan pursuant to Section 33413.5.
4. Number and Location ofLow- and Moderate-Income Housing Planned
Other Than Replacement Housing
As described in Section VI and Section VIII of this Report, the Agency plans to
provide 55 housing units to very-low, low- and moderate-income seniors as a .
primary component of its housing programs. A specific location for these housing
units has not yet been determined.
5. Financing Method for Replacement Housing Requirements
The Agency will employ as necessary any of the methods outlined in this Report
to meet replacement housing requirements and other cibligations under the CRL.
The twenty percent (20%) Housing Set-aside funds shall be used by the Agency
for purposes of increasing, improving, and preserving the supply of low- and
moderate-income housing available at affordable housing cost to persons and
families of low- or moderate-income and very low income households. This
source of funding is expected to be utilized for replacement housing should the
Agency be required to create such housing.
6. Timetable for Provision of Relocation and Housing Objectives
If replacement housing is to be provided pursuant to Section 33413 of the CRL,
the Agency shall take necessary steps to cause the construction, rehabilitation or
development of such housing in accordance with the time limits prescribed by
law.
The relocation plan(s) prepared by the Agency for a particular development
activity shall contain schedules to ensure comparable replacement housing is
available in accordance with the requirements of the CRL and the State
Relocation Guidelines.
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C. OTHER MATTERS AFFECTING THE PHYSICAL AND SOCIAL QUALITY OF
THE ENVIRONMENT
The amended Plan will have beneficial impacts on property owners and businesses in
the Amendment Area. Implementation of the specific projects consistent with the
objectives of the General Plan will bring about coordinated growth and development and
improvements in the public infrastructure system, making the Amendment Area a more
attractive area, which in tum should stimulate reinvestment. More importantly, the
implementation of the Plan will enhance the ability of the Agency to eliminate blighting
influences, which deter and negatively impact the Amendment Area as a whole. The
Project will therefore help the City to reverse declining conditions without the need for
more extensive and expensive measures in the future.
Catalytic development projects brought about as a result of redevelopment action will
stimulate the local economy and increase the employment opportunities for surrounding
residents and residents of the City as a whole. The Agency's proposed public
improvements programs would improve vehicular access and circulation in and around
the Amendment Area. The public improvements proposed will also improve deficient
public facilities.
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XIV. REPORT OF:THE COUNTY FISCAL OFFICER AND THE ANALYSIS THEREOF,
INCLUDING A SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING
ENTITIES
In a letter dated January 17, 2001, pursuant to CRL Section 33327, the Agency advised the
Auditor-Controller and other Los Angeles County taxing officials, the State Board of Equalization
(SBE), and other affected taxing agencies that it had designated 2000-2001 as the base year for
the Amendment Area.
Section 33328 of the CRL requires the county officials charged with the responsibility of
allocating taxes under Section 33670 and 33670.5 to prepare and deliver a report to the Agency
(the "Fiscal Officer's Report"). This report shall include the following:
1. The total assessed valuation of all taxable property within the Amendment Area
as shown on the Base Value assessment roll;
2. The identification of each taxing agency levying property taxes in the Amendment
Area;
3. The amount of tax revenue to be derived by each taxing agency from the Base
Value assessment roll for the project area, including state subventions for
homeowners, business inventory, and similar subventions;
4. For each taxing agency, its total ad valorem tax revenues from all property
within its boundaries, whether inside or outside of the Amendment Area;
5. The estimated first year taxes available to the Agency, if any, based upon
information submitted by the Agency, broken down by taxing agencies, and;
6. The assessed valuation of the Amendment Area for the preceding year, or, if
requested by the Agency, for the preceding five years, except for state assessed
property on the SBE roll.
Pursuant to Section 33352(n) of the CRL, the Report to City Council must include an analysis of
the Fiscal Officer's Report and must include a summary of the consultations of the Agency, or
attempts to consult by the Agency, with each of the affected taxing agencies. If any of the
affected taxing agencies have expressed written objections or concerns with the proposed
Amendment Area as part of the consultations, the Agency shall include a response to these
concerns, if any, and, at the discretion of the Agency, proposed or adopted mitigation
measures.
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A. ANALYSIS OF THE REPORT OF THE COUNTY FISCAL OFFICER
Section 33670 of the CRL states that the base year assessment roll for calculation of tax
increment revenues is the roll last equalized prior to the effective date of the ordinance
adopting the redevelopment plan. Tax rolls are equalized on August 20th of each year.
It is anticipated that the Amended Redevelopment Plan will be adopted in July of 2001,
resulting in a 2000-2001 assessment roll as the base year roll for the Amendment Area.
The report of the County Fiscal Officer (CFO) was received by the Agency 'on March 8,
2001,. A copy of the CFO's Report is included in the Report as Appendix B.
1. Total Assessed Valuation of All Taxable Property Within the Amendment
Area as Shown on the Base Year Assessment Roll
The total assessed valuation for all taxable property in the Amendment Area
during the 2000-01 fiscal year is as follows:
Secured Assessed Value ........................................................$49, 188,041
Unsecured Assessed Value ..................................................... $5,609,127
State Board of Equalization Public Utility Roll .......................................... 0
Total Assessed Value with the Amendment Area....................$54, 797,168
2. . Identification of Each Taxing Agency' Levying Taxes in the Amendment
Area
The CFO's Report identified the following Amendment Area taxing agencies:
Los Angeles County
Los Angeles County Consolidated Fire Protection District
Los Angeles County Department of Public Works
Los Angeles County Sanitation District
Upper San Gabriel Valley Municipal Water District
Los Angeles County Office of Education
EI Monte City School District
EI Monte Union High School District
Citrus Community College District
Pasadena Area Community College District
Rio Hondo Community College
Arcadia Unified School District
Monrovia City Unified School District
City of Arcadia
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3. . Amount of Tax Revenue to be Derived by Each Taxing Agency from the
Base Year Assessment Roll from the Amendment Area, Including State
Subventions
The amount of tax revenue to be derived by each taxing agency from the 2000-01
base year assessment roll is reported separately for the Basic (General) Levy
($1.00 per $100.00 tax) Revenues and revenues derived from taxing agencies
levies to repay voter-approved indebtedness (Voter Indebtedness Revenue) for
. both Secured and Unsecured Assessments. Total tax revenue is $578,507.77.
The schedule of 2000-2001 revenues is as follows:
General Levy Voter Indebtedness Total
Secured $491,880.41 $24,107.17 $515,987.58
Unsecured $56,091.27 $1,428.92 $57,520.19
Totals $547,971.68 $25,536.09 $573,507.77
The breakdown of tax revenue for each taxing agency is shown on pages 6 and 7
of Appendix B.
4. Total Ad Valorem Tax Revenue for Each Taxing Agency from All Property
Within Its Boundaries, Whether Inside or Outside of the Amendment Area
The total tax revenue for each taxing agency from all property Countywide is
provided on pages 10 and 11 of Appendix B. A summary total is provided below:
TotaI1%.Countywide ............................................ $2,829,675,222.88
Total Secured Voter Indebt::Jdness.............................. $20,364,202.12
Total Unsecured Voter Indebtedness............................... $802,937.21
Grand Total. ........ ............ ................ .... .... ........ .... ... $2,850,842,362.31
5. Estimated First Year Taxes Available to the Redevelopment Agency
As provided for in Section 33674 of the CRL, the first year that the Agency will be
eligible to receive tax increment revenues from the Amendment Area will be the
tax year that begins after January 151 following adoption of the Amendment and
the filing of certain specified documents by the Agency. Assuming that the
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
PA0104004.ARC:DVB:gbd
10201.002.007/05/08/01
Keyser Marston Associates, Inc.
, Page 63
EXHIBIT 12
TAX REVENUE DERIVED BY EACH AFFECTED TAXING AGENCY FROM THE BASE YEAR ROLL
AMENDMENT NO.5 TO THE CENTRAL REDEVELOPMENT PROJECT
ARCADIA, CALIFORNIA
Percent of Amendment
Amendment Area Revenue
Amendment Area Total as % of Total
Area Revenue - Countvwide Aoencv
Aaencv Revenue Base Year Roll Revenue Revenue
Los Angeles County General $188,277.71 32.83% $1,368,561,387.39 0.014%
L. A. County Cons. Fire Protection District $4,285.32 0.75% $64,478,252.20 0.007%
L. A. County Flood Control District $7,621.09 1.33% $60,688,712.44 0.013%
L. A. County Sanitation District $7,749.47 1.35% ' $2,779,111.72 0.279%
City of Arcadia $53,727.96 9.37% $4,636,416.58 1.159%
Upper San Gabriel Muni. Water District $5,163.55 0.90% $2,990,747.41 0.173%
Education Revenue Augmentation Fund $124,536.42 21.71% $1,299,405,332.69 0.010%
EI Monte School District $27,960.02 4.88% $3,595,349.84 0.778%
EI Monte Union High School District $36,489.81 6.36% $8,850,184.40 0.412%
Ciitrus Community College District $378.90 0.07% $2,136,218.39 0.018%
. Pasadena Area Community College District $20,150.48 3.51% $9,985,637.25 0.202%
Rio Hondo Community College $0.00 0.00% $2,798,912.17 0.000%
Arcadia Unified School District $93,126.01 16.24% . $14,534,578.13. 0.641%
Monrovia Unified School District $4,041.03 0.70% $5,401,521.70 0.075%
$573,507.77 100.00% $2,850,842,362.31
Source: County of Los Angeles, Department of.the Auditor~Controller, Report dat.ed'Mary 6,2001
Prepared by Keyser Marston Associates, Inc.
Filename: CFO Rpt Analysis, Sheet2; 4/17/01; dvb
!
Amendment is adopted and the required documents filed no later that December '
31, 2001, the first year that the Agency will be eligible to receive tax increment
revenue will be "tax year" or fiscal year 2001-2002.
The CFO's Report did not contain an estimate of first year (2001-02) tax
increment revenues available to the Agency.
6. Assessed Valuation of the Amendment Area for the Preceding Year,
Except for State Assessed Property to the Board Roll
The total assessed valuation for the Amendment Area for the preceding year
(1999-2000) was $54,326,474, broken down as follows:
Secured Assessed Value ......................................$49,382,806
Unsecured Assessed Value ....................................$4,943,668
State Board of Equalization Public Utility Roll......................... 0
Total Assessed Value.... ... ........ ..... ......... ......... ... ... $54,326,474
7. Tax Revenue Derived by Each Affected Taxing Entity From the Base
Year Roll
~
Exhibit 11 summarizes the amount and percent share of the base year roll that each
affected taxing agency derives from the 2000-2001 Base Year Roll for the
Amendment Area. Comparison of the Base Year Roll with the total tax revenue
derived countywide for each affected taxing agency reveals that the percent share
of total tax revenue derived for each agency from the Amendment Area ranges from
lero to 1.159 percent (see Exhibit 11). The City of Arcadia derives the largest
percent share at 1.159 percent. All of the other affected taxing agencies derives
less than one percent (1 %) of their reven.ues from the Amendment Area.
(REMAINDER OF PAGE LEFT BLANK)
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
PA0104004.ARC:OVB:gbd
10201.002.007/05108/01
Keyser Marston Associates, Inc.
Page 64
B. SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING AGENCIES
Per Section 33328, prior to publication of the notice of the joint public hearing on the
proposed Amendment, the Agency is required to consult with each affected taxing
agency with respect to the Amendmentand the allocation of tax increment revenues.
A Statement of Preparation was sent to each affected taxing agency on January 17,
2001. These notices included an offer to consult with each agency regarding the
Amendment. Pursuant to the requirements of the CRL, a description of the boundaries
and a map indicating the boundaries of the Amendment Area were included with the
Statement of Preparation. The letter also included a statement that the Agency intended
to use the 2000-2001 equalized assessment roll as the base year assessment roll for
allocation of taxes for the Project, a statement that the Agency was available for
consultation, and the name of the Agency staff person to be contacted to answer any
questions. On April 4, 2001, the Preliminary Report was sent to all affected taxing
agencies.
On March 22, 2001, Agency staff met with representatives of the Chief Administrative
Office of the County of Los Angeles (CAO's office). Present at the meeting were:
Robert Moran and Jerry Ramirez of the CAO's office; Denise Bickerstaff of Keyser
Marston Associates, Inc.; and Peter Kinnahan and Brian Saeki of the City of Arcadia. In
the meeting, Mr. Kinnahan gave an overview of the South Arcadia Business District,
described the Agency's goals for the Amendment Area, and describes the projects and
programs that the Agency plans to implement in the Amendment Area. Mr. Kinnahan
then led a tour of the Amendment Area by automobile. During the tour, Mr. Kinnahan
pointed out some of the physical blighting conditions and Ms. Bickerstaff described some
of the economic blighting conditions in the Amendment Area.
A copy of the Preliminary Report was sent to Mr. Moran on April 11 , 2001 along with a
copy of the Redevelopment Plan and the draft EIR.
No other correspondence has been received from taxing agencies or officials regarding
the Plan 14 nor has the Agency been contacted by taxing agencies or officials via other
means.
14 Correspondence and/or consultations by taxing agencies and officials regarding environmental documents
is addressed in the EIR (Appendix Fl.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia .
Keyser Marston Associates, Inc.
Page 65
PA0104004.ARC:DVB:gbd
10201.002.007/05108101
XV. REPORT AND RECOMMENDATION OF THE PLANNING COMMISSION AND
REPORT REQUIRED BY SECTION 65402 OF THE GOVERNMENT CODE
Section 33352(h) of the CRL requires that the Agency's Report to the City Council contain the
report the recommendations of the Planning Commission on the proposed Amended
Redevelopment Plan.
Section 333520) requires that the Report contain the report required by Section 65402 of the
Government Code. Section 65402 states, among other things, that no real property should be
acquired or disposed of for public purposes and no public building or structure constructed or
authorized until the extent of such acquisition, disposition construction or authorization has been
submitted to and reported upon by the Planning Commission as to the conformity of said
acquisition or disposition with the General Plan.
The Planning Commission of the City of Arcadia made its report and recommendation on the
proposed Amendment after receipt and consideration of the Amended Redevelopment Plan on
April 10, 2001. The Planning Commission, by resolution, deiermined that the proposed
Amended Redevelopment Plan was consistent with and in conformity with the Arcadia General
,Plan and recommended approval and adoption of the Amended Redevelopment Plan. The
Planning Commission report and recommendations, in the form of a resolution are contained
herein and attached as Appendix C.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia '
Keyser Marston Associates, Inc.
Page 66
PA0104004.ARC:DVB:gbd
10201.002.007/015/08101
XVI. APPENDICES
Appendix A: Urbanization Analysis
Appendix B: Report of the County of Los Angeles Auditor-Controller dated March 6, 2001
Appendix C: Report and Recommendation of the Planning Commission dated April 1 0, 2001
Appendix 0: Agenda and Minutes for the Community Meeting on April 24, 2001
Appendix E: Agenda and Minutes for PAC Meeting on May 2, 2001
Appendix F: Environmental Impact Report
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
PA0104004.ARC:DVB:gbd
10201.002.007/05108101
APPENDIX A
URBANIZATION ANALYSIS
I
APPENDIX A: URBANIZATION ANALYSIS
As defined in Section 33320.1 of the CRL, to qualify as a redevelopment project or amendment
area, the area must be both blighted and predominantly urbanized.
In the CRL, an area that is predominantly urbanized is one in which not less than 80 percent
(80%) of the land:
1. Has been or is developed for urban uses; or
2. Is characterized by lots of irregular shape or inadequate size under multiple ownership; or
3. Is an integral part of one or more areas developed for urban uses which area surrounded or
substantially surrounded by parcels that have been or are developed for urban uses.
In order for a project or amendment area to be considered predominantly urbanized, it must
meet at least one of the above three conditions.
An analysis of the land uses and acreage of the Amendment Area demonstrates that it is
predominantly urbanized under all three of the above criteria. All properties within the
Amendment Area are an integral part of an area developed for urban uses. The Amendment
Area is an integral part of, and is substantially surrounded by developed residential
neighborhoods in Arcadia and the adjacent cities of Temple City, EI Monte and unincorporated
portions of Los Angeles County.
Section 33344.5(c) requires a Preliminary Report to provide a description of the Amendment
Area that is sufficiently detailed for a determination as to whether the area is predominantly
urbanized. The description must include, at a minimum, the following information:
1. The total number of acres within the project area;
2. The total number of areas that are characterized by parcels of irregular shape and
inad~quate size in multiple ownership; 15
3. The total number of acres in agricultural use;
4. The total number of acres that is an integral part of an area that is developed for urban uses;
5. The percent of property within the project area that is predominantly urbanized, and;
6. A map of the project area that identifies the property described in paragraphs 2, 3, 4, and
the property not developed for urban use.
15 Refer to Page 15, 'Criteria for Inadequate Parcel Size and Shape in Multiple Ownership' for a more complete
definition.
The Report to City Council
Amendment NO.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page A-1
PA010400<4.ARC:DVB:gbd
10201.002.007/05/08/01
!
Table 7 below provides the information identified in paragraphs 1 through 5 above in tabular
form. Exhibit 7 illustrates the information required in paragraph 6 above.
Table 7: Urbanization Analysis
Acres Percent
Total number of acres in the Amendment Area (net) 50.7 100%
Total number of acres characterized by the existence of 13.6 26.9%
subdivided lots of irregular form and shape and
inadequate size for proper usefulness and development
that are in multiple ownership
Total number of acres in agricultural use 0 0%
Total number of acres that are an integral part of an area 4.8 9.3%
developed for urban uses (vacant land)
Percent of property that is predominantly urbanized 50.7 100%
:
The Amendment Area contains a total of approximately 50.7 acres (net) categorized in a
number of land uses including commercial, industrial and vacant land. The analysis illustrated
in Table 7 demonstrates that the Amendment Area is one hundred percent (100%) urbanized
and thus meets the urbanization criteria as defined in Section 33320.1 of the CRL.
The Report to City Council
Amendment No.5 To The Central Redevelopment Project
City of Arcadia
Keyser Marston Associates, Inc.
Page A-2
PA0104004.ARC:DVB:gbd
10201.002.007/05/0aJ01
gJJ III ~ ~'~ I I I I I HI I I I -jtt.~ I '= ~-4-W.lfrL~T]IJtrl ~W EJ Hffiffi ~ rn ~UR
LEGEND f-- J-,_Lj UL - c_~=___-:;-j _lLU rn n - r-rf
I!" I -, I 'I iTll; Iflll =p,
[::::J Amendment Area Boundary .i::!~---.t:j i ! ~ i I I ,f-- H R f=-
o Parcels of Irreq\llar.Shape. 1::3 rJ~ W'--- I -.+1 FN r--+: f=1 H = -hl - '-- -
& Inad~uate Size In Multiple -, ~i-!. !--~ ~-'-- I- ~~ F' . ' f=!= ~ H' - m I -j :=:E
- \W;",.I g:;e~~~~~parcels ~8:1Lrf~ I - =- +,:jf~::L_I_ - m'I~:i 8r~. Jl~:" ,n:
_ Vacant Parcels ~ L.L~,LJ m - - ==L~ ,~- c::L.J'T-- -\
-p rTTl-::,q m - -t-' I~-' T I- L ----I~'
II"J ' H-LI'i::::J =-,~ -H,--, I' / ---rlh -; -I~"
Note: These boundaries are estimates only, and , LL-L I . -. -. -+-i ' T' - n H '-- ---J
are based upon GIS and paper boundary maps '.! 1 ITTl L I I f-- ------t::J '---, I 1 II I '! I! IH ~
provided to KMA by the Oty. I J.1b! I ", I '--L --LJ " I r' ql
" -r\l-nl I J " _ I- ,. 111\\ II r---rf::ll ~
fA Ol'?i \i I I I ICLtm Io:rr:- J --i -~- - :1 ~~ ' t= I ~ ~:IT
_~q;L I EEffi-\'W1%lnlllllll~~THll _ -\ ~jto ".-iE" 1-0 I ~~ \'11~
~ 1I11 I -I~'-~- "', ~ ~ St
-' ~ '\~~","' . ::::: \_-:.\
I I '- i: <::~ ~ - =- ..-,
=:L-L ;; lAS1UN DR ~AVS: ","n;\I~.lj~!~!klD.LcI\ .U,,-: K3~~P-= ~II_ ,--- ~
----::[J: II: pj,~\ '~~11\'~\~1 ~ 'i\ll' R~Jm]lTm~ g= i= - ;=~, ~~r-~- ~ 'S ~
,---- ~ - \ - I::\W I i \.l.\-,\,JIlILJ", I- HHrl +--: c~
- ~ ,.,."", r----'~ '9J.J:-F:1 mIl .J"l,OO\ii't'fl" '" I- 1-1-1
~I~ , "''', 1----\' ==i \ ',r-- ~\\' '\ \ \ \ ~ r t=:t=:l' ~,-\::::::\
~ -' !\-' <;:Q ~ ,-- j ~ \\\11' \ \ ' w--' '-~\\B ,---1= ~/;:::.----- /--. ~ \== .
..--- rrn\ _\ \==e\:1.. \--:: -=.-\ l--- .( \r\l1\ LiD \ H tt -r- 1--: t
~ ~~~~~~ ~ ~~\'~- ~8rnttu~~\;fj -~@ _:~ 51---
~ 1:J .-:. ~ \- ,\I \ \ \ , \ \ t-- :::j I's::: L./
C___/::j, _ 'l'K,j
~r-- =-i~ ~ ,
~' /
- --" /
'')- -'--i t-.::j /
--;.,-, ' _ Ic:-f /
N
w-$E This mtlp >loW' prtplJredfor iIluslraJiVt! purposes only and is not
S nt!cl!ssaril). 1(J scale, nor sMu/d it be 1lS~ 10 ascertain precise distancu.
EXHIBIT 13
URBANIZATION
AMENDMENT NO.5 TO THE CENTRAL REDEVELOPMENT PROJECT
ARCADIA REDEVELOPMENT AGENCY
Prepared by: Keyser Marston AssocIates, Inc.
Rlename: Urbanization.ai; 3/21/01; pc.
r..,., .
.I
APPENDIX B
REPORT OF THE COUNTY OF LOS ANGELES
AUDITOR-CONTROLLER
DATED MARCH 6, 2001
.J,.
"
COUNTY OF LOS ANGELES
DEPARTMENT OF AUDITOR-CONTROLLER
KENNETII HAHN HALL OF ADMlNISTRA nON
500 wEST TEMPLE STREET, ROOM i53
LOS ANGELES, CALIFORNIA 90012-2766
PHONE: (213) 97.4-8361, FAX: (213) 617-0592
]. TYLER McCAULEY
^UD[TOR-=OLLER
.~\.OS,
P ~o
~ 'e
~ ~
RECE,veo
MAR 0 8 lam
Ecoaotn DevaIoPmQm 601V~
IRDlIYolDllI!!q~f OJ...,,,,.
.Jj~,~.....~-
~~
-r ,,~:
v~:::!I ,nv-"""",
March 6, 2001
Mr. Pete Knnahan
Economic Development Administrator
Arcadia Redevelopment Agency
240 West Huntington Drive
Arcadia, CA 91066-6021
Dear Mr. Knnahan:
c.c, f~ ~ ,
~t"44' ~
~~,vorio'V
~._-~. .",.
...",.~. -
AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
The attached schedules are provided to your agency in compliance with Section 33328
of the Health and Safety Code. Revenue calculations are based upon the total 2000-
2001 assessed valuations for those parcels within the proposed project area as
compiled by the County Assessor's office.
Also .included is our invoice for the cost incurred by the Assessor and our office in
compiling and preparing the schedules as provided in Section 33328.7 of the Health
and Safety Code. Copies of this report have been forwarded to the administrative
representatives of the affected taxing agencies.
Should you have any questions regarding the schedules, please contact Chris Wright
or Jesse Moe of iny staff at (213) 974.8348 a:1d (213) 974-8360, respectively. or by fax
at (213) 229-0179.
SJL:CW:)m
Attachments
G:\fIscal reportlcorres.\arcadla-amendment central Jmoefl3l06l01
Sincerely,
~.~~
Susan J. [Iflschoten, Manager
CRA / Distribution Section
Tax Division
Mr. Pete Knnahan
March 6, 2001
Page 2
c:
Robert Moran
Cliff Caballero
Dennis Denby
Tom Mueller
Robert Berlin
, Patricia Goodman
Joyce Roebuck
John Rushing
Carol Horton
Rodney Fleeman
Teresa Dreyfuss
Mimi Hennesy
Louise Taylor
LA County Chief Administrative Office
LA County Consolidated Fire Protection District
LA County Department of Public Works
County Sanitation District
Upper San Gabriel Valley MWD
LA County Office of Education
EL Monte City School District
EL Monte Union High School District
Citrus Community College District ,
Pasadena Area Community College District
Rio Hondo Community College
Arcadia Unified School District
Monrovia City Unified School District
INVOICE
COUNTY OF LOS ANGELES
DEPARTMENT OF AUDITOR-CONTROLLER
TO: Mr. Pete Knnahan
Economic Redevelopment Administrator
Arcadia City Redevelopment Agency
240 West Huntington Drive, '
Arcadia City, California 91066-6021
'INYOlGEDATE , .'.'INVbiCE'NOJC
March 6, 2001 00259
I :'....:...O......,':'E'......'.S' ....:..C':".'.R" '.'.'.J"..:P"':'.'T'....J'.'.'.O'....:..N..'.:.:
.:, """""',.... ,..,.,."..:::',....,.,.......,..:".......".,.:, :....',..:"'.,,..
.:.;.:.:
,..",,1
,
I: AiltidoN'f!OUEl
Fiscal Report Preparation for the Arcadia City .
Amendment to the Central Redevelopment Project detailed as follows:
Assessor
Auditor-Controller
$ 2,961.76
564.82
Total
$ 3,526.58
MAKE CHECI< PAYABLE TO: .
LOS ANGELES COUNTY - AUDITOR/CONTROLLER
TAX DIVISION
HALL OF ADMINISTRATION, ROOM 524
500 WEST TEMPLE STREET
LOS ANGELES, CALIFORNIA 90012-2766
SHOULD YOU HAVE ANY QUESTIONS REGARDING THIS INVOICE, PLEASE CALL (213) 974-6877
Approved by: ~
Prepared by:
J.Moe
AUbITOR-CONTROLLER, TAX DIVISION
ARCADIA. AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF BASE YEAR ASSESSED VALUATIONS
BASE YEAR 2000 . 2001
SECURED VALUATIONS
Locally Assessed
Land 25,708,189
Improvements 23,781,544
Personal Property 32,308
Gross Total 49,522,041
Less: Exemptions 334,000
Total- Locally Assessed 49.188,041
PUBLIC UTILITY
Land 0
Improvements 0
Personal Property 0
Total - Public Utility 0
Total - Secured Valuations 49.188,041
UNSECURED VALUATIONS'
Land 0
Improvements f,841 ,285
Personal Property 3.786,222
Gross Total .5,627,507
Less: Exemptions 18,380
Total~ Unsecured Valuations 5,609,127
GRAND TOTAL 54,797,168
G:\ FISCAL REPORnM.!Idia.{;enlrbl\ 3332! sch.!ldul.!l1 jmot 0212712001
AUDITOR-CONTROLLER, TAX DIVISION
ARCADIA - AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF BASE YEAR ASSESSED VALUATIONS
FISCAL YEAR 1999 - 2000
SECURED VALUATIONS
Locally Assessed
Land 25,990,625
Improvements 23,380,112
Personal Property , 40,069
Gross Total 49,410,806
Less: Exemptions 28,000
Total - Locally Assessed 49,382,806
PUBLIC UTILITY
Land 0
Improvements 0
Personal Property 0
Total- Public Utility 0
Total - Secured Valuation$ 49,382,806
UNSECURED VALUATIONS
Land 0
Improvements 1,720,975
Personal Property 3,222,693
Gross Total 4,943.668
Less: Exemptionn 0
Total- Unsecured Valuations 4.943,668
GRAND TOTAL 54,326,474
G:\ FISCAL REPORTI hcadla.Cen\nl:1\ J33281ichedule 2 ]moe i12J27nOO1
'I I
AUDITOR-CONTROLLER, TAX DIVISION
ARCADIA. AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF BASE YEAR REVENUE. SECURED
BASE YEAR 2000 - 2001
ACCT NO. AGENCY A.V. RATE REVENUE
001.53 DETENTION FACILITIES 198'1 DEBT S 48,188,041 0.001314 $646.33
030.60 L.A. CO. FL. CON. STORM DR. D.S. #4 49,489,733 0.000917 453.82
030.61 FLOOD CON. REF. BONDS 1993 OS 49,489,733 0.000635 314.26 '
337.05 ORIG AREA UP S G VY MWD 111601 49,188,041 0.008800 4,328.55
473.51 EL MONTE CHILDREN.S CENTER FUND 18,941,080 0.041964 7,948.43
817.51 ARCADIA UNIF OS 1993 SER A 28,907,270 0.016346 4,725.18
817.52 ARCADIA UNIF DS 1993 SER B 28,907,270 0.008475 2,449.89
817.53 ARCADIA UNIF DS 1993 SER C 28,907,270 0.008851 2,558.58
895.50 MONROVIA UNIF. CHILDRENS CTR FUND 1,339,691 0.048589 650.94
895.51 f\:10NROVIA UNIFIED DS 1997 SER B 1,339,691 , 0.002328 31.19
TOTAL VOTED INDEBTEDNESS
$24,107.17
1.00
GENERAL TAX LEVY
49,188,041
1.000000
491,880.41
GRAND TOTAL
$515,987.58
Sourc.: 200012001 CR15 TAX RATE
G:\ FISCAl REPORT\Arc8d1a-Clllllroh33~26 5ctHldulll 3 jmofl 02l27f2001
AUDITOR-CONTROLLER, TAX DIVISION
ARCADIA. AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF BASE YEAR REVENUE. UNSECURED
BASE YEAR 2000 ~ 2001
ACCT. NO. AGENCY A.V. RATE REVENUE
001.53 DETENTION F.A.CILlTIES 1987 DEBT S 5,609,127 0.0:>1422 $"19.76
030.60 L.A. CO. FL. CON. STORM DR. D.S. #4 1,841,285 0.000972 17.90
030.61 FLOOD CON. REF. BONDS 1993 OS 1,841,285 0.000793 14.60
337.05 ORIG AREA UP S G VY MWD 111601 5,609,127 0.008900 499.21
817.51 ARCADIA UNIF OS 1993 SER A 2,200,430 0.016567 364.55
817.52 ARCADIA UNIF OS 1993 SER B 2,200,430 0.009237 203.25
817.53 ARCADIA UNIF OS 1993 SER C 2,200,430 0.010675 234.90
895.03 MONROVIA UNIFIED SCHOOL DISTRICT 30,486 0.000064 0.02
895.50 MONROVIA UNIF. CHILDRENS CTR FUND 30,486 0.048311 14.73
TOTAL VOTED INDEBTEDNESS
$1,428.92
1.00
GENERAL TAX LEVY
. 5,609.127
1.000000
56,091.27
$57,520.19
GRAND TOTAL
Source: 1999/2000 CR15 TAX RATE
G:\ FISCAL REPORn Arcadla.Cenlra~.3332a Schedllla 4 Jmoe 02127/2001
ACCT. NO.
001.05
007.31
030.10
030.70
066.50
104.01
368.05
400.00,
400.01
400.15
400.21
473.01
473.06
473.07
473.20
745.02
745.06
745.07
745.20
791.04
791.20
812.04
816.04
816.20
817.03
817.06
817.07
895.03
895.06
Bij.5.07,
895.20
I
AUDITOR-CONTROLLER, TAX DIVISION
ARCADIA. AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF BASE YEAR REVENUE - SECURED 1% BREAKDOWN,
BASE YEAR 2000 .2001
AGENCY
LOS ANGELES COUNTY GENERAL
L.A. COUNTY FIRE-FFW
L.A. CO. FL. CON. DR. IMP. DIST. MAl NT.
L.A. CO. FLOOD CONTROL MAl NT.
CO. SAN IT DIST. NO 15 OPERATING
CITY ARCADIA TD #3
UPPER SAN GAB. VY. MUN. WATER
EDUCATIONAL REV AUGMENTATION FD
EDUCATIONAL AUG FD IMPOUND
COUNTY SCHOOL SERVICES
CHILDREN'S INSTIL TUITION FUND
EL MONTE SCHOOL DISTRICT
CO. SCH. SERVo FD. - EL MONTE
DEV. CTR. HDCPD. MINOR - EL MONTE
EL MONTE CHILDREN'S CENTER FUND
EL MONTE UNION HIGH SCHOOL DIST.
CO. SCH. SERVo FD " EL MONTE
EL MO~TE HIGH - ELEM SCHOOL FUND
CHILDREN'S FUND EL MONTE HI
CITRUS:COMMUNITY COLLEGE DIST
CHILDREN'S CTR FUND CITRUS CC
PASADENA AREA COMMUNITY COLLELGE
RIO HONDO COMMUNITY COLLEGE DIST.
RIO HONDO CHILDRENS CTR FUND
ARCADIA UNIFIED SCHOOL DISTRICT
CO. SCH. SERVo HDCPD MINOR - ARCADIA,
DEV. CTR. HDCPD. MINOR - ARCADIA
MONROVIA UNIFIED SCHOOL DISTRICT
CO. SCH. SERVo FD. " MONROVIA
DEV. CTR HDCPD. MINOR-MONROVIA
MONROVIA UNIFIED. CHILDREN CTR FD
TOTAL 1% REVENUE
(SECURED)
Note: E~ share w!1l be removed from the tax Incremenl revenue computallon once the Tax Rate Area (TRA)
Is conv9rted to a Community Redevelopment Agency TRA. in compliance with R&T COde'Seclion 97.4 (ABB6D),
where It states ERAF has no gain or loss In a Redevelopment Area,
Source: 2000/2001 AF49 ATI RATIO
G:\ FISCAl... REPORn~a-Centr.~ 33328 Sch8dul~ J.A jmoe 02/2712001
1% REVENUE
$168,354.61
3,845.07
919.37
5,202.91
6,955.64
48,222.66
301.40
33,125.89
76,401.39
728.51
1,445.87
14,743.36
1,882.76
226.79
129.76
21,310.91
83.69
9,496.79
75.37
361.05
9.42
18,039.84
0.00
0.00
73,615.34
2,830.00
302.26
3,108.82
133.16
14.66
13.11
$491,880.41
ACCT. NO.
001.05
007.31
030.10
030.70
066.50
104.01
368.05
400.00
400.01
400.15
400.21
473.01
473.06
473.07
473.20
745.02
745.06
745.07
745.20
791.04
791.20
812.04
817.03
817.06
817.07
895.03
895.06
895.07
895.20
, AUDITOR.cONTROLLER, TAX DIVISION
ARCADIA - AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF BASE YEAR REVENUE. UNSECURED 1% BREAKDOWN
BASE YEAR 2000 - 2001
AGENCY
LOS ANGELES COUNTY GENERAL
L.A. COUNTY FIRE.FFW
L.A. CO. FL. CON. DR. IMP. DIST. MAl NT.
L.A. CO. FLOOD CONTROL MAINT.
CO. SAN IT DIST. NO 15 OPERATING
CITY ARCADIA TO #3
UPPER SAN GAB. VY. MUN. WATER
EDUCATIONAL REV AUGMENTATION :-:0
EDUCATIONAL AUG FD IMPOUND
COUNTY SCHOOL SERVICES
CHILDREN'S INSTIL TUITION FUND
El MONTE SCHOOL DISTRICT
CO. SCH. SERVo FD. - EL MONTE
DEV. CTR. HOC PD. MINOR - EL MONTE
EL MONTE CHILDREN'S CENTER FUND
EL MONTE UNION HIGH SCHOOL DIST.
CO. SCH. SERVo FD - EL MONTE
EL MONTE HIGH - ELEM SCHOOL FUND
CHILDREN'S FUND EL MONTE HI
CITRUS COMMUNITY COLLEGE DIST
CHILDREN'S CTR FUND CITRUS CC
PASADENA AREA COMMUNITY COLLELGE
ARCADIA UNIFIED SCHOOL DISTRICT
CO. SCH. SERVo HDCPD MINOR - ARCADIA
DEV. CTR. HDCPD. MINOR - ARCADIA
MONROVIA UNIFIED SCHOOL DISTRICT
CO. SCH. SERVo FD. - MONROVIA
DEV. CTR HDCPD. MINOR-MONROVIA
MONROVIA UNIFIED. CHILDREN C:TR FD
TOTAL 1% REVENUE
(UNSECURED)
$56,091.27
Note: ERAf share will be r9fT'?ved from the tax increment revenue computation once the Tax Rale Area (TRA)
Is converted to a Convnunlly Redevelopment Agency .IRA In compliance w1lh R& T Code SecUon 97.4 (AB860),
where it stales ERAF has no gain or loss In a Redevelopment Area.
Source: 99/00 ~F4Q ATI RATIO
G;\ FISCAL REPORn ,.t.rcad.celllra1\ 33328 sclledul& ~ jrooo 02f27/2001 .
1% REVENUE
$19,197.01
440.25
104.85
593.38
793.83
5,505.30
34.39
3,806.61
8,779.52
83.29
165.34
2,629.53
335.80
40.45
23.14
,3,800.88
14.93
1,693.79
13.45
8.22
0.21
2,110.64
5,603.63
215.43
23.00
7:0.74
3.03
0.33
0.30
ACCT NO,
001.05
007.31
030.10
030.70
066.50
104.01
368.05
400.00
400.01
400.15
400.21
473.01
473.06
473.07
473.20
745.02
745.06
745.07
745.20
791.04
791.20
812.04
8,16.04
816.20
817.03
817.06
817.07
895.D3
895.06
895,07
895.20
,
AUDITOR-CONTROLLER, TAX 'DIVISION
ARCADIA - AMENDMENT TO THE CENTRAL'REDEVELOPMENT PROJECT
SCHEDULE OF COUNtywiDE 1% REVENUE
BASE YEAR 2000 - 2001
AGENCY
NET PTR
LOS ANGELES COUNTY GENERAL
L.A. COUNTY FIRE-FFW
L.A. CO. FL. CON. DR. IMP, DIST. MAl NT.
L.A. CO. FLOOD CONTROL MAINT.
CO. SANIT DIST. NO 15 OPERATING
CITY ARCADIA TO #3
UPPER SAN GAB. VY. MIJN. WATER
EDUCATIONAL REV AUGMENTATION FD
EDUCATIONAL AUG FD IMPOUND
COUNTY SCHOOL SERVICES
CHILDREN'S INSTIL TUITION FUND
EL MONTE SCHOOL DISTRICT
CO. SCH. SERVo FD. - EL MONTE
DEV. CTR. HDCPD. MINOR - EL MONTE
EL MONTE CHILDREN'S CENTER FUND
EL MONTE UNION HIGH SCHOOL DIST.
CO. SCH. SERVo FD - EL MONTE
EL MONTE HIGH - ELEM SCHOOL FUND
CHILDREN'S FUND EL MONTE HI
CITRUS COMMUNITY COLLEGE DIST
CHILDREN'S CTR FUND CITRUS CC
PASADENA AREA COMMUNITY COLLELGE
RIO HONDO COMMUNITY COLLEGE DIST.
RIO HONDO CHILDRENS CTR FUND
ARCADIA UNIFIED SCHOOL DISTRICT
. CO. SCH. SERVo HDCPD MINOR - ARCADIA
DEV. CTR. HDCPD. MINOR - ARCADIA
MONROVIA UNIFIED SCHOOL DISTRICT
CO. SCH. SERVo FD. - MONROVIA
DEV. CTR HDCPD. MINOR-MONROVIA .
MONROVIA UNIFIED. CHILDREN CTR FD
$1,361,784,238.54
64,478,252.20
7,948.843.76
44,970,363.95
2,779,111.72
4,636,416.58
163,297.29
396,853,163.83
881,727,318.77
6,978,092.23
13,846,757.86
2,155,302.84
275,202.64
33,147.19
18,917.48
6,090,652.30
23,915.63
2,714,083.78
21,532.69
2,081,916.69
54,301.70
9,985,637.25
2,793,503.28
5,408.89
12,333,333.60
474,124.02
50,639.47
4,181,353.19
179,077.93
19,703.71
17,61 i.87
TOTAL 1% COUNTYWIDE PTR
$2,829,675,222.88
SOURCE: AF91 2000.2001
G:\ J:!SCAL REPORn,1,rcadla-Cllnimrl. 33328 schldule 5 imoI02n7/2001
,
AUDITOR-CONTROLLER, TAX DIVISION
ARCADIA - AMENDMENT TO THE CENTRAL REDEVELOPMENT PROJECT
SCHEDULE OF COUNTYWIDE DIS REVENUE
BASE YEAR 2000 - 2001
ACCT. NO. AGENCY ADJ.TXBL NET RATE REVENUE
001.53 DETENJION FACILITIES 1987 DEBT S 481,969,601,700 ' 0.001314 $6,333,080.57
030.60 LA CO. FL. CON. STORM DR. D.S. #4 490,401,625,588 0.000917 4,496,982.91
030.61 FLOOD CON. REF. BONDS 1993 OS 490,401,625,588 0.000635 3,114,050.32
337.05 ORIG AREA UPS GVY MWD 111601 30,784,731,874 0.008800 2,709,056.40
473.51 EL MONTE CHILDREN.S CENTER FUND 2,651,748,390 0.041964 1,112,779.69
817.51 ARCADIA UNIF DS 1993 SER A 4,842,296,518 0.016346 791,521.79
817.52 ARCADIA UNIF DS 1993 SER B 4,842,296,518 0.008475 410,384.63
817.53 ARCADIA UNIF DS 1993 SER C 4,842,296,516 0.008851 428,591.66
895.50 MONROVIA UNIF. CHILDRENS CTR FUND 1,900,650,367 0.048589 923,507.01
895.51 MONROVIA UNIFIED DS 1997 SER B ' 1,900,650,367 0.002328 44,247.14
TOTAL VOTED INDEBTEDNESS SECURED $20,364,202.12
AGCT. NO. AGENCY ADJ.TXBL NET RATE REVENUE
001.53 DETENTION FACILITIES 1987 DEBT S 31,228,430,376 0.001422 $444,068.28
030.60 L.A. CO. FL. CON. STORM DR. D.S. #4 8,978,555,264 0.000972 87,271.56
030.61 FLOOD CON. REF. BONDS 1993 DS 8,978,555,264 0.000793 71,199.94
337.05 ORIGAREA Up S GVY MWD 111601 1,330,265,344 0.008900 118,393.62
817.51 ARCADIA UNIF OS 1993 SER A 126,053,211 0.Q16567 20,883.24
817.52 ARCADIA UNIF OS 1993 SER B 126,053,211 0.009237 11,643.54
817.53 ARCADIA UNIF DS 1993 SER C 126,053,211 0.010675 13,456.18
895.03 MONROVIA UNIFIED SCHOOL DISTRICT 74,461,699 0.000064 47.66
895.50 MONROVIA UNIF. CHILDRENS CTR FUND 74,461,699 0.048311 35,973.19
TOTAL VOTED INDEBTEDNESS
UNSECURED
$802,937,21
SOURCE: RS75(RS13) 2000.2001
G:\ A5CAL. REPOR1\ ,4,rtsdia-Cenlra\ 3.1328 IChedulo 8 lmoe 0ZJ2712001
APPENDIX C
REPORT AND RECOMMENDATION OF THE
PLANNING COMMISSION
DATED APRIL 10,2001
fi)
AGENDA
ARCADIA CITY PLANNING COMMISSION
Tuesday, May 8, 2001
7: 15 p.m in the Council Chambers
ACTION
PLEDGE OF ALLEGIANCE
ROLL CALL: Conunissioner Bruclmer, Huang, Kalemkiarian, Olson, Murphy
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE
PLANNING COMMISSION (NON-PUBLIC HEARING ITEMS - 5 minute time limit per person)
I. MINUTES OF 4110/01
All interested persons are invited to appear at the Public Hearing and to provide evidence or testimony concerning any of the
proposed items set forth below for consideration. You are hereby advised that should you'desite to legally challenge any
action taken by the Planning Commission with respect to the proposed item for consideration, you may be limited to raising
only those issues and objections which you or someone else raises at Dr prior to the time of the public hearing.
2. CONTINUED PUBLIC HEARING MP 01-002
i~~h~~~7~ve. CONTTNUED TO 5/22
Consideration of a 30'-0" westerly street side yard setback in lieu of a 40'-0" special setback
requited along Holly Ave. for a new dwelling.
3. PUBLIC HEARING TM 53448
45-51 Bonita Ave.
Hank J oog
Consideration of a tentative map for a 6-unit residential condominium project.
There is a ten day appeal period. Appeals are to be filed by May 21.
4. PUBLIC HEARING TM 53491
1029 Sunset Blvd.
Hank J Dng
Consideration of a tentative map for a 6-unit residential condominium project.
There is a ten day appeal period. Appeals are to be filed by May 21.
5. PUBLIC HEARING TPM 01-005
24-46 El Dorado St.
Chia-Hao Chang
Consideration of a tentative parcel map for a 2-unit residential condominium project.
There is aten day appeal period. Appeals are to be filed by May 21.
Appendix C
6. PUBLIC HEARING MP 01-005
317 Warren Way
Binh K. Do
Consideration of modifications for a proposed rebuild of an existing one-story dwelling.
There is a five working day appeal period. Appeals are to be filed by May IS.
7. PUBLIC HEARING CUP 01-008
1023 S. Baldwin Ave.
Margaret Wong
Consideration of a conditiDoal use pennit to expand ille hours of operation for an existing computer
arcade from 5:00 p.m.-I:OO a.m. to 11:00 a.m.-I:OO a.m., and to increase the nwnber of computer
stations from 20 to 30.
There is a five working day appeal period after the adoption of the resolution. The resolution will be
adopted on May 22.
8. TEXT AMENDMENT 2000-001
Los Angeles Turf Club
A request to continue Section I of Ordinance 2119 to allow horseracing and other sporting and
special,events of a mitiooal Dr international significance to be telecast via satellite feed seven (7)
days a week until no later than 1 :30 a.m. .
9. TEXT AMENDMENT 2001-002
Consideration of a text amendment creating a new section in the S-I (Special Use) ZOne adding
design review procedures for new structures, additions and exterior alterations at the Santa Anita
Race Track.
NON PUBLIC HEARING ITEMS
10. MP 00-028
444 W. Los Altos
I ey Chung
Consideration of revised designs for a single-family dwelling.
MATTERS FROM CITY COUNCIL
MATTERS FROM PLANNING COMMISSION
MODll'ICATION COMMITTEE AGENDA
MAlTERS FROM STAFF
I. City Council Actions
2. Upcoming Agenda Iterns
ADJOURNMENT
PC AGENDA
4/10/01
Page 2
6. PUBLIC HEARING MP 01-005
317 Warren Way
Binh Fe. Do
. Consideration of modifications for a proposed rebuild of an existing one-story dwelling.
There is a five working day appeal period. Appeals are to be filed by May 15.
7. PUBLIC HEARING CUP 01-008
1023 S. Baldwin Ave.
Margaret Wong
Consideration of a conditional use permit to expand the hours of operation for an existing computer
arcade from 5:00 p.m.-I:OO a.m. to 11:00 a.m.-I:OO a.m., and to increase the number of computer
statiODs from 20 to 30.
There is a five working day appeal period after the adoption of the resolution. The resolution will be
adopted on May 22.
8. TEXT AMENDMENT 2000-001
Los Angeles Turf Club
A request to continue Section I of Ordinance 2119 to allow horseracing and other sporting and
special events of a national Dr international significance to be telecast via satellite feed seven (7)
days a week until no later than 1:30 a.m.
9. TEXT AMENDMENT 2001-002
Consideration of a text amendment creating a new section in the ,S-I (Special Use) Zone adding
design review procedures for new structures, additions and exterior alterations at the Santa Anita
Race Track.
NON PUBLIC HEARING ITEMS
10. MI' 00-028
444 W. Los Altos
J ey Chung
Consideration, of revised designs for a single-family dwelling.
MATTERS FROM CITY COUNCIL
MATTERS FROM PLANNING COMMISSION
MODIFICATION COMMIlTEE AGENDA
MATTERS FROM STAFF
1. City Council Actions
2. Upcoming Agenda Items
ADJOURNMENT
PC AGENDA
4/10/0 I
Page 2
\I}
J..,..... ........" _ ..... ~ "'""
~
Arcadia City Pianning Commission
Tuesday, April 10,2001
7:15 p.m. in the Council Chambers
Planning Commission proceedings are tape-recorded and on file in the office of the Community
Development Division.
PLEDGE OF ALLEGIANCE
The Planning Commission of the City of Arcadia met in regular session on Tuesday, April 10, 2001 at'
7:15 p.rn. ip the Council Chambers of the City of Arcadia, at 240 W. Huntington Drive with Chairman.
Murphy presiding. '
ROLL CALL:
PRESENT: Commissioners Bruckner, Huang, Kalemkiarian, Olson, Murphy
ABSENT: None
OTHE~S AITENDING
Community Development Administrator Donna Butler
Secretary Silva Vergel
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
None
MOTION
It was moved by Commissioner Bruckner, seconded by Commissioner Huang to read all
resolutions by title only and waive reading the full body of the resolution. The motion passed by
voice vote with none dissenting. ' .
TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING
COMMISSION ON NON-PUBLIC HEARING MAITER,S (5 MINUTE LIM)T PER PERSON)
None
1. MINUTES of 2/27/0 1 & 3/27/01
Minutes of 2/27/01
MOTION
It was moved by Commissioner Olson, seconded by Commissioner Murphy to approve the
Minutes of Febroary 27th as published. '
.
.. .
ROLL CALL:
AYES:
NOES:
ABSTAIN:
Commissioners Huang, Olson, Murphy
None
Commissioners Bruckner and Kalemkiarian
Minutes of 3/27/01
MOTION
It was moved by Commissioner Bruckner, seconded by Commissioner Huang to approve the
Minutes of March 27th as published.
ROLL CALL:
AYES:
NOES:
ABSTAIN:
Commissioners Bruckner, Huang, Kalernkiarian, Olson
None
Commissioner Murphy
2. PLANNING COMMISSION
Consideration to adopt Resolution no. 1633, receiving and adopting a revised preliminary plan
for Amendment No, 5 to the Central Redevelopment Project and direct the submittal of the
revised pre1iminary plan to the Arcadia Redevelopment Agency.
The staff report was presented by Pete Kinnahan, Economic Development Administrator.
MOTION
It was moved by Commissioner Bruckner, seconded by Commissioner Olson to approve and
adopt Reso. 1633. .
ROLL CALL:
AYES:
NOES:
Commissioners Bruckner, Huang, Y..alernkiarian, Olson Murphy
None
3. PLANNING COMMISSION
Consideration to adopt Resolution no. 1636, making its report and recommendation on the
adoption of the Amended Redevelopment Plan for the Central Redevelopment Project and on the
conformity of the Amended Redevelopment Plan to the City's General Plan and recommend
approval of the Amended Redevelopment Plan to the City Council.
The staff report was presented by Pete Kinnahan. He introduced Denise Bickerstaff; Keyser Marston
Assoc. -
Arcadia City Planning CorrunissioD
2
4/10101
..
4
I
In response to a question from Commissioner Bruckner, Mr. Kinnahan stated that with an approved
CUP, a developer could build residential units on the C-2 zoned lots along Live Oak. The concept
would be to have two anil three-story multiple-fami1y projects over the existing commercial
Commissioner Bruckner suggested eliminating the section requesting Agency approval of subdivisions
to be approved by the City Council. He thought that would be an extra and unnecessary step in the
process.
Mr. Kinnahan said that there is language on page 21 discussing the subdivision of parcels. It ~tates " the
Agency consistent with'state law will approve subdivisions". He felt that. Commissioner Bruckner's
comments are appropriate and he will recommend removal of that section to the City Council. This is
not something that the Agency needs to do. It will just be creating bureaucratic administrative difficulty.
This could be just taken care at the Planning Commission level. '
In response to a question by Commissioner Kalemkiarian, Ms. Butler said that all the inconsistencies
have already been addressed. All the zoning in S. Arcadia is consistent with the GP. The issue before
the Planning Commission does not address those issues.
In answer to a question by Commissioner Bruckner, Mr. KIDnHhHn said that if there is a major change of
the GP the land use would automatically be changed.
MOTION
It was moved by Commissioner Bruckner, seconded by Commissioner Huang to approve and
adopt Reso. 1636 making this report and recommendation on the Amendinent No.5 to the
Redevelopment Plan for the Central Redevelopment Project and on the conformity of
Amendment No.5 to the Redevelopment Plan to the City's GP and recommend approval of the
Amendment NO.5 to the Redevelopment Plan to the City Council. '
ROLL CALL:
AYES:
NOES:
Commissioners Bruckner, Huang, Kalemkiarian, Olson; Murphy
None
MATTERS FROM CITY COUNCIL
None
MATTERS FROM PLANNING COMMISSION
Chairman Murphy was delighted to see the adult entertainment' business shut down. Ms. Butler
suspected that this matter would be taken to court.
MODIFICATION COMMITTEE MEETING ACTIONS
Commissioner Olson recapped the actions taken by Modification Committee. .
Arcadia City Planning Co~ssion
3
4/lMll
.. ~
MATTERS FROM STAFF
1. CITY COUNCIL ACTIONS
2. UPCOMING AGENDA ITEMS
Ms. Butler said that Rusnak has filed a CUP application for the automobile sale. Their application is
incomplete and they have been asked to provide additional information.
She indicated that there would be no Planning Commission on 4/24. The public hearing that was
originally continued to that night would be continued because the applicant has not provided' the
necessary documents.
She updated the Planning Commission on upcoming projects and public hearings. ADR procedures are
being proposed in the"S-1 Code to have both the Planning Commission and City Council review any
additions to the race track.
ADJOURN TO MAY 8th
,
. Arcadia City Planning COJ!1mission
Secretary, Arcadia
4
. g Commission
4/10/01
APPENDIX D
AGENDA AND MINUTES FOR THE
COMMUNITY MEETING
ON APRIL 24, 2001
,
April 13, 2001'
. SOUTH ARCADIA COMMUNITY MEETING,
ARCADIA CHRISTIAN VINEYARD CHURCH
255 E. LIVE OAK AVENUE
.7:00 P.M., APRIL 24, 2001
Introductions of City staff, Consultants, Chamber of Commerce, Monrovia-Arcadia-Duarte
Community Organization
Overview of the Proposed Amendment - The Redevelopment Law.
Why? Rationale for redevelopment; "Blight"
Boundaries; exceptions/exclusions from the project area
Amendment to Cer)tral (Downtown) Project Area -revenue/expenditure
Process - City Council and Redevelopment Agency
Planning Commission role
Project Area Committee (PAC) role
Environmental Review - DEIR
Outside Agencies (comments) - Taxing Agencies
Schedule
Proposed programs, projects, activities for South Arcadia - community"comments
Eminent Domain (condemnation power)
Review of Documents-
Preliminary Report
Draft Redevelopment Plan (Amendment No.5)
Draft Environmental Impact Report (DEIR)
Projects -
Commercial Fa<;:ade Rehabilitation Program
Business Assistance Program
Capital Improvement Program
Acquisition
Other?
, Next Steps -
May 2 - PAC meeting - 7:00 p.m. City Council Conference Room
May 15 - City Council/Agency Meeting - Set Public Hearing - 7:00 p.m. City
Council Chambers
July:3 - Public Hearing (Council/Agency) - 7:00 p.m. City Council Chambers- tentative
July 17 - Ordinance Adopted - 7:00 p.m. City Council Chambers '
August 16 - Ordinance in Effect ' .'
Appendix D
L.JL.JL.J 'I
. " , "., Memorandum
areadla redevelopment agency
DATE: April 30,2001
TO: South Arcadia File
FROM: flpete Kinnahan, Economic Development Administrator
jlBy: Brian Saeki, Redevelopment Project Analyst
SUBJECT: Proposed South Arcadia Project Area-
Community Meeting - April 24, 2001, 7:00 p.m.
On April 24, 2001 at 7:00 p.m., the Arcadia Redevelopment Agency held a community
meeting for all affected property and business owners and other interested parties in the
proposed South Arcadia Business District Project Area (see Attachment 1) at the
Arcadia Christian Vineyard Church (225 E. Live Oak Ave.). Notices for the meeting
(Attachment 2) were mailed to all property owners and hand delivered by staff to all
businesses in the proposed area. The notice was also published in the April 19, 2001
issue of the Arcadia Weekly, According to the sign in sheet provided by City staff, 38
people attended the meeting not including representatives from the Chamber of
Commerce, the Monrovia Arcadia Duarte (MAD) Town Council, Keyser Marston
Associates (consultant who prepared the amendment), Terry Hayes & Associates
(consultant who prepared the Environmental Impact Report), and City staff.
At the meeting,' staff provided the attendees with aerial views of the proposed South
Arcadia Business District Project Area as well as aerial before and after redevelopment
views of the existing Central Redevelopment Project Area (1982). Handouts were also
available for the attendees which included copies of the agenda for the meeting,
Amended Redevelopment Plan, Preliminary Report, Draft Environmental Impact Report,
map of the proposed area, demographics of the area, and a copy of the notice that was
mailed to the property owners and hand delivered to all businesses.
Pete Kinnahan (Economic Development Administrator - Arcadia Redevelopment
Agency) gave an overview of the proposed amendment. He explained the rationale for'
redevelopment in the area and the different programs that could be offered such as the
Commercial Fayade Rehabilitation Program, Business Assistance Programs. and the
Capital Improvement Program. He also explained eminent domain (condemnation
power) and how it pertains to the properties in the area.
Denise Bickerstaff (Keyser Marston Associates) explained the Preliminary Report
("blight" findings) and the Draft Redevelopment Plan.
Page 2 of 2
April 30, 2001
Pete and Denise spoke for approximately 40 minutes explaining the process and the
different related documents.
Once Pete and Denise were finished with their explanations, the meeting was opened
up to, questions and answers from the attendees (approximately 1 hour and 10
minutes). The attendees had some concerns with the eminent domain (condemnation
power) process. Don Penman (Assistant City Manager/Development Services Director
- City of Arcadia) and Pete explained the eminent domain process and how it would
pertain to each of the property and business owners. Don and' Pete assured the
attendees that the Redevelopment Agency had no specific plan presently to acquire
property in the area but acquisition could potentially be a possibility in the future. The
major projects that the Redevelopment Agency is planning for the next five years are
the Capital Improvement Projects listed on the last page of the notice for the meeting
(Attachment 2).
The attendees were also interested in the Commercial Fa<;:ade Rehabilitation Program
(CFRP), potential residential in the area, traffic impacts, and a new fire station. Pete
explained the benefits of the CFRP program and gave examples of businesses (along
Huntington Drive and First Avenue) in the existing Central Redevelopment Project Area
who have taken advantage of the program. He also stated that there could potentially
be residential in the proposed project area and that the amended Redevelopment Plan
called for 50 units of housing. Pete also explained more traffic would be generated from
the area but will be mitigated as stated in the EIR prepared by Terry Hayes Associates.
An attendee also wanted to know if a new fire station would be needed for the new
area. Don Penman explained that'the City is presently exploring the option of moving
the Fire Station Headquarters on Santa Anita to the fire station on Baldwin and
potentially building a new fire station somewhere in the southern part of Arcadia.
Attachments
". .
i: 'P~
II~
f1ls
,
,
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Proposed SOllth Arcadia
Redevelopmel(l,t Project Are.
BOl.lnclary ,
REVISED
.~ ~
~~~
,.~,.
C"O""o'i'f,..O.~.
Development Services Department
Engineering Division'
rr.,_.-4 1Ir; ....ca..u..a. '.11. 1), J001
ATTACHMENT 1
~. '~""'I.."'.'" .&.!
April 13, 2001
, NOTICE OF COMMUNITY MEETING
ON
PROPOSED SOUTH ARCADIA REDEVELOPMENT PROJ,ECT AREA
(Amendment No.5 to the Central Downtown Project)
Place:
Date:
Time:
Arcadia Christian Vineyard Center, 225 E. Live Oak A venue
Tuesday, April 24, ,2001
7:00 p.m.
Most of the commercially zoned properties in the South Arcadia business district are
within the boundaries of the proposed South Arcadia Redevelopment Project Area (see
map, over).
, Property and Business Owners from South Arcadia and the Public are invited to attend
and participate at this meeting at Arcadia Christian Vineyard Center, 225 E. Uve Oak
Avenue, at 7:00 p.m. on Tuesday, April 24.
Agency staff and the Agency consultant will provide attendees with an overview of the
project area boundaries: the purpose and goals of the project area, proposed projects
, and programs to benefit the area (see attached), limits on the project (e.g., 30 year
term; 12 year term for eminent domain (condemnation) power), financing of the
proposed projects and programs.
. At this meeting, the Agency will be seeking comments and suggestions from the South
Arcadia Community regarding the proposed project area, the goals and objectives of the
project area, the proposed projects. and programs (see attached list), and the draft,
environmental impact report on the project. .
The foi/owing documents are available for review in the City of Arcadia Library .(20 W.
Duarte Road, southwest corner of Santa Anita and Duarte), the L. A. County Library ,
(4153 E. Live Oak Ave..), the Chamber of Commerce office at 388 W. Huntington Drive,
the office of the City Clerk, Arcadia City Hall, and in the Development Services
Department, Arcadia City Hall, 240 W. Huntington Drive, Arcadia, CA.
1. Staff Report for the Redevelopment Agency, April 3, 2001 meeting. This is a
summary of the plan amendment process to date, and the documents below.
2. Preliminary Report. This is the central document s~tting forth the California
Redevelopment Law; the analysis of "blight" in South Arcadia, the goals and
objectives of the proposed project, specific proposed programs and projects
to address blight, and a financing. plan ,to pay for these programs and
projects.
.
3. Draft Redevelopment Plan. This is the actual document which is proposed to
be adopted, legally creating the amended project area. It amends the existing ,
Central Redevelopment Project Plan.' .
, 4. Draft Environmental Impact Report (DEIR). This is the draft environmental
review of the proposed South Arcadia redevelopment project and program.
,
Staff encourages public review and comment on these documents.
Please note that the Redevelopment Project Area Committee (PAC) will be meeting at
7:00 p.m. on Wednesday, May 2, 2001 at the Arcadia City Hall City Council Conference
Room, 240 W: HI.JRtington Drive, Arcadia, to consider the PAC's recommendations to
the Agency Board on the proposed amendment and the DEIR. You are welcome to
attend this meeting and to address the PAC during the time reserved on their Agenda
for public comment.
For further information, or if you have questions, please contact Pete Kinnahan at (626)
574-5408 or Brian Saeki at (626) 574-5409.
"
REVISED
(i)
DeyeloplMlnt Servl"_ Department
1!II&1n..",,& Ii_Ion,
--...--.-,..-
2
POTENTIAL PUBLIC IMPROVEMENT PROJECTS - SOUTH ARCADIA BUSINESS DISTRICT
15 Street Lights on Concrete Poles between 3rd AI/e.
amI Lenore P.'1e.
Dev. Servo Engineering
'Costs includes 10% contin en
Includes 1 new signal at EI Monte/Live Oak
and 5 reconstructed signals (2nd, 6th,
Greenfield, Santa Anita, and Las Tunas all
Dev. Servo Engineering at Live Oak)
Installation of traffic signal synchronization
equipment at all currently signalized
Dev. Servo Engineering intersections '
Construction and re-construction of various traffic
signals based on a 40- ear cle)
$430,000
$960,000
Median Re-design and Concrete Re lacement
Undergrounding Major Electrical Transmission Line
Installation of approximately 1800 ft. of 10" ductile iron
pipe in Las Tunas Dr. from EI Monte Ave. to Live Oak
Ave.
Installation of approximately 2300 ft. of 10" ductile iron
pipe in Live Oak Ave. from 2nd Ave. to East City
Bounda
$450,000
$1,625,000
Redesign of the median and install an
'entry-way monument" at the eastern City
Dev. Servo Engineering, limit on Live Oak
Dev. Servo Engineering Costs are estimated at $250llinear foot
$230,000
Public WorkslWater Water main re lacement
$291,000
Public WorkslWater Water main re lacement '
Installation of the new water well in proximity of the
Arcadia Wash to replace the agin Baldwin Well
Sewer main replacement at 6th Ave. and Live Oak
Ave. 3000 ft. of 15" vitrified clay i e
New center medians with landscaping and irrigation
stems in Live Oak Ave. and Las Tunas Dr.
$1,500,000
Public WorkslWater Well re lacement to meet future demand
$53,000
Improvement recommended by Sewer
Public Works/Sewer Master Plan
Business Incentives Retention/Attraction
$30,000
Program utilized In theexistin9 P~Ject area
to help enhance the facades of the
Dev. Servo Econ. Dev. businesses
Programs utilized in the existing project
Dev. Servo Econ. Dev. area for business retention and attraction
Multiple factors to acquire property
(relocation, goodwill,fumiture, fixtures, and
Dev. Servo Econ. Del/. e uipment (FF&E), etc.
Commercial Fa de Rehabilitation Program (CFRP)
$170,000
Acquisition
unknown
4/9/01
.,.
APPENDIX E
AGENDA AND MINUTES FOR PAC MEETING
ON MAY 2, 2001
AGENDA
PROJECT AREA COMMITTEE
CITY COUNCIL CONFEREN<;:E ROOM
,7:00 P.M., MAY 2, 2001
Call to Order
Approval of Agenda
Approval of Minutes of JanuarY 11, 2001 meeting
Audience Comments to the PAC (3 minute limit)
Unfinished Business - None
New,Business
'.
1. Proposed South Arcadia Amendment (Amendment No.5) - Request for PAC
review, comments on and recommendation to the Redevelopment Agency to '
approve the proposed Amendment documents.
(1) Preliminary Report (Attachment 1) - for iriformation only
(2) Draft Redevelopment Plan -Amendment No.5 (Attachment 2)
(3) Draft Environmental Impact Report (Attachment 3)
2. Proposed Fifth Avenue/Santa Clara Office Project
A. Report on Proposed Owner Participation Agreement for 90,000 sq. ft. of
professional office with Hale/Wa~en Development CO.
B: Report on the relocation of 22 Displacees and recommendation to the
Redevelopment Agency to approve the Relocation Plan and Replacement
Housing Plan
(1) Fifth Avenue Office Project Relocation Plan (Attachment 4)
(2) Fifth Avenue Office Project Replacement Housing Plan (Attachment 5)
Report on Police Station Project Bond Issues: $8 Million General Obligation and
$22 Million Tax Allocation Bonds - Refinancing and "New Money" Projects
(Attachment 6) .
3.
4.
. '.
Status of Public and Private Projects in the City and Project Area
. Other Business from Members
5.
6.
7.
Next Meeting -
Adjourn
Appendix E
(Iv
arcadia redevelopment agency
240 west huntington drive' p.o. boX 60021 . arcadia, ca 91066-6021 . 626-574-5408 . fax fl26:447-3309 .
April 13, 2001
TO: Project Area Committee
FROM:' P t,/Pete Kinnahan, Economic Development Administrator
SUBJEC/' Transmittal of Information on Proposed South Arcadia
Project Area Amendment
As you know, the PAC is meeting Wednesday, May 2, 2001 at 7:00 p.m. in the City Council
Conference Room. The draft Agenda is attached.
Enclosed for your review is the draft Agenda and most of the related Exhibits. I have also
included a copy of the Staff Report to the City Council and Agency summarizing the three (3)
South Arcadia amendment reports.
While all of these documents area part of the official PAC record, the Agenda itself is still in
draft because there may be additional materials to submit to you after two related future
meetings below: ' ,
1) Staff is holding a Community Meeting in South Arcadia on April 24, 2001 at 7:00 p.m.
at the Arcadia Christian Vineyard Church, 225,E. Live Oak Avenue, Arcadia. A
notice of this meeting will be sent to all orooertv owners and will be delivered to all
business owners the week of April 16 inviting them to participate in the meeting.
PAC members are also welcome to attend this meeting (see attached Notice of
Community Meeting).
2) Staff is holding a meeting of the potential 23 residential displacees from the Fifth
Avenue, project with the Relocation Consultant on Thursday, April 26 at 7:00 p.m. in
the Chamber of Commerce building, 388 W. Huntington Drive (the round building
west of Methodist Hospital). Again, the PAC is welcome to attend this meeting (see
attached Notice to Displacees). These materials (i.e., Relocation Plan and
Replacement Housing Plan) will be delivered to you next week.
Both projects are under a critical time line. Staff therefore requests that you review the
attached documents and if necessary review the materials on the State Relocation Law and
Guidelines and the Agency's Guidelines forwarded to the PAC on January 4,2001.
Please call me if you have any questions or concerns.
PK:kb
c: Don Penman - memo only
Denise Bickerstaff, Keyser Marston Associates - memo only
Randi Cooper, Terry A. Hayes Associates - memo only
Barry McDaniel, Pacific Relocation Company - memo only
DDD I,
arcadia redevelopment agency
240 west huntington drive. p:o. box 60021 . arcadia, ca 91066-6021 . 626-574-5408 . fax 626-447-3309
April 13, 2001
TO: Project Area Committee
FROM: (Vpete Kinnahan, Economic Development AdminIstrator
SUBJECT: . REQUEST FOR PAC REVIEW, COMMENT ON, AND
RECOMMENDATION TO THE REDEVELOPMENT AGENCY TO
APPROVE THE PROPOSED SOUTH ARCADIA AMENDMENT
DOCUMENTS (AMENDMENT NO. 5 TO THE CENTRAL
REDEVELOPMENT PLAN)
.,
As we discussed at the January 11,,2001 meeting. the PAC needs to meet again to
consider your recommendation (if any) to the City Council regarding the proposed South
Arcadia Project Area Amendment to the Central (Downtown) Project Area (Amendment
No.5).
Enclosed for your review are: (See Agenda)
1. , Preliminary Report (Attachment 1)
2. Draft Redevelopment Plan (Attachment 2)
3. Draft Environmental Impact Report (Attachment 3)
Denise Bickerstaff from Keyser Marston Associates (KMA), the Agency's
redevelopment plan amendment consultant, and Randi Cooper from Terry A. Hayes
and Associates (T AHA), the Agency's environmental consultant, will be at the meeting
to discuss their respective reports and to respond to questions. The property owners,
merchants and community organizations from South Arcadia have been notified of this
PAC meeting and some will be in attendance at this meeting. (The City is holding a
special meeting for this group on Wednesday, .April 24 at 7:00 p.m. at the Arcadia
Christian Vineyard Church, 225 E. Live Oak Avenue. Members of the PAC are
welcome to attend this meeting.)
Staff will be requesting your approval of the draft doc\Jments and the PAC's
recommendation to the Redevelopment Agency and City Council in support of the
proposed Amendment No.5.
PK:kb
Minutes
Project Area Committee Meeting
Wednesday, May 2 2001 -7 p.m.
City Council Conference Room
Call to Order - Gil Stromsoe called the meeting to order at 7:02 p.m.
Members
Garland Roberson -
Brian Chenoweth-
Categorv
Business Tenant
Residential
Owner/Occupant
Community
Organization
Community
Organization
Business
Owner/Occupant
Community
Organization
Ron Johnson
Alternate
Roll Call - Present -
Agenda -
Minutes -
Public
Comments -
Ruth Gilb-
Norm Banns-
Gil Stromsoe-
Steve Leeming-
Consultants
Denise Bickerstaff, Keyser Martson Associates (KMA)
Barry McDaniels, Pacific Relocation Consultants (PRe)
Public
'Patricia Williams - South Arcadia property owner
Other members of the public from both South Arcadia (2) and the Fifth
Avenue area (6) were.present but did not wish to introduce themselves
Staff
Pete Kinnahan, Economic Development Administrator
Brian Saeki, Redevelopment Project Analyst
The Chairman, Gil StrClmsoe, asked for approval of the Agenda. There
were no objections.
Ruth Gilb moved to approve the Minutes from the January 11, 2001 meeting,
seconded by Garland Roberson. The minutes were approved by consensus.
Patricia Williams stated that she was a business and property owner in South
Arcadia. She had received notice of the meeting and was interested in the plans for
redevelopment in South Arcadia.
Gil Stromsoe asked if she had any questions for the, PAC, staff, or any of the
representatives regarding the proposed South Arcadia Amendment.
Ms. Williams stated she did not have any questions. .
Mr. Stromsoe then asked if Pete Kinnahan and his staff would be available for
questions after the meeting. Pete stated that he and his staff would be available.
Unfinished Business - None
New Business -
1. Proposed South Arcadia Amendment (Amendment No.5) - Request for PAC
review. comments on and recommendation to the Redevelopment Agency to approve
the proposed Amendment documents.
(I) Preliminary Report
(2) Draft Redevelopment Plan - Amendment No.5
(3) Draft Environmental Impact Report
Pete IGnnahan explained that the South Arcadia Redevelopment Amendment process
began in 1999 with a Study Session before the City Council and Redevelopment
Agency.' The City Council and Redevelopment Agency directed staff to proceed
with "Phase I" of the process. This was a blight and economic feasibility study of
the South Arcadia area. Based upon the Phase I findings, the area qualified as being
blighted and economically a project area could be justified. In 2000, the City
Council and Redevelopment Agency then directed staff to proceed with "Phase IT' of
the process. Keyser Marston Associates (KMA) was retained by the Agency to
prepare the "Phase II" work.
Pete next explained that the proposed project area is an amendment to the existing
Central Downtown Redevelopment Project" Area. The proposed area "is
approximately 76 acres (including public streets and rights-of-way) and is primarily
zoned commercial with small areas zoned manufacturing (M-l) and parking multi-
family (PR-3). There "are three (3) legal non-conforming residential units in the
commercially zoned area on the west end of the proposed area (he pointed out that ,
legally the residential units do not require theJormation ofa new or expansion ofthe
existing Project Area Committee - PAC). Staff has deleted three major new
properties (Sav-On, Alb',~rstDns, and Ralph's) in the proposed amendment area
because they are not blighted.
Pete next explained that the Planning Commission has seen and approved the
Amended Redevelopment Plan. He also informed the PAC that a community
meeting was held on April 24, 2001, 7:00 p.m. at the Vineyard Christian Church on
Live Oak for all affected parties. Staff mailed notification of this meeting to all
properly owners and hand delivered notices to all businesses in the amendment area
as well as advertised the meeting in the Arcadia Weekly on April 19, 2001.
Approximately 38 people attended the meeting, not including Denise Bickerstaff
(KMA), Terry Hayes and Randi Cooper (Tenry Hayes & Associates - consultant,
who prepared the Draft Environmental Impact Report), and members from
City/Agency staff. At the meeting, approximately 40 minutes were spent explaining
the amendment process to the attendees and approximately I hour and 10 niinutes
were spent answering ,questions. Pete during the presentation directIyasked the
PAC Minutes
5/10/01
Page 2 of9
attendees if they had anything to add or had questions. A gentlemen from the
audience questioned why the Walgreen's on the northwest corner of Santa Anita and
Live Oak was in the amendment area because it was newly constructed. Pete
explained that Walgreen's was intentionally included because it was a small lot
unlike the other major stores and because the potential for the entire corner to be
developed would be better if it was included for the overall development of that
corner rather than excluded.
Pete then asked Denise Bickerstaff to summarize the documents Keyser Marston
Associates prepared for the amendment. The Preliminary Report is intended to be
. sent to any affected taxing agencies that receive a share of the property taxes in the
area. It informs them of the project, describes the blighted conditions, and allows
them opportunity to comment on the proposed amendment. The Preliminary Report
consists of two (2) required analyses; I) analysis of the urbanization of the area; and
2) blight analysis, looking at physical and economic conditions. Keyser Marston
evaluated the proposed area' relative to the blight definition that is in the
Redevelopment Law. She stated that physically the area suffers from substandard
design, inadequate parking (lack of or location), and substandard lots (small or odd
shaped). Economically, the area's assessed property values are stagnant and retail
sales are declining (this did not include Ralph's, Albertsons, Sav-On). Keyser
Marston has estimated that the amendment area over its 30-year life will generate
approximately $6 million in tax increment (plus $2 million to the 20% set-aside
housing funds). The relatively small amount of tax increment that is estimated to be
produced in the area is the reason why it must be amended into the existing Central
Downtown Redevelopment Project Area rather than be established as a separate
projectarea.
Denise then explained the amended Redevelopment Plan. Essentially, the South
Arcadia area would be added to the Plan boundary. The amendment also makes
minor revisions to the text and re-states that the Redevelopment Plan will conform to
the General Plan. Pete added that the Plan has a 30-year life, with the power of
'eminent domain permitted only for 12 years (maximum allowed under
Redevelopment Law). He also stated that the Agency has no immediate plans to
exercise that power. However, it is a tool the Agency must be able to use to
implen:Ient redevelopment projects.
Pete then explained the Draft Environmental Impact Report (DEIR) prepared by
Terry Hayes & Associates. Pete stated that the document reviews several options
that could occur over the 30-year life of the proposed amendment area. Due to the
difficulty of this task, Pete explained basic assumptions needed to be made in the
document; 300,000 sq. ft. net new development (based upon General Plan build out)
and 50 units of new housing. After completion of the document two (2) issues are
considered substantial in terms of their effect on the environment; (1) air quality
during construction could not be mitigated and (2) solid waste since there is a
regional lack of facilities to dispose of the solid waste. Therefore, anv increase
would be a substantial impact. There are also lesser impacts such as traffic, schools
(if residential development occurs), etc. Pete stated that the meeting where the City
Council will certif'y the DEIR is tentatively scheduled for July 3, 200 I public
hearing. Pete next explained that if the PAC approves these documents, a
comprehensive report (from the Health and Safety Code Section 33352, which
PAC Minutes
5/10/01
Page 3 of9
includes all the above mentioned documents along with additional documentation)
will be prepared for'the May 15,2001 City Council meeting. Staffwill then ask the
City Council to receive the report and set it for a'public hearing on July 3, 200 I.
Garland Roberson asked Pete how the east and west boundaries were chosen for the
area. Pete explained that the boundaries were based on all properties that were
commercially zoned along Live Oak and Las Tunas. Mr. Roberson also asked Pete
, about the types of funding for the amendment area. Pete explained that much like
the existing project area, the majority of the funding will come from tax increment.
Pete explained what tax increment is and how much the Agency receives ($2.8
million annually). He stated that currently no federal funds, e.g., HUD, CDBG funds
were planned for the area. Mr. Roberson also had a question regarding properties in '
the area that are presently under construction or have been cleared for construction
and what funding is available to them for potential redevelopment or rehabilitation.
Pete explained that once the ordinance is passed to establish the project area, monies
from the Central Downtown Redevelopment Project Area can be used to assist the
property owners in the new area (i.e., Commercial Fayade Rehabilitation Program).
Pete briefly explained the CFRP Program and pointed out that three of the PAC
members were beneficiaries of this program.
Steve Leeming asked if Temple City was aware of the proposed amendment area in
South Arcadia. Pete assured Mr. Leeming that they were sent a notice of the
potential area and were aware of the process in Arcadia. Mr. Leeming wanted to
know if1emple City was willing to participate in redevelopment along with Arcadia
to help to redevelop that entire area. Pete stated that staff has not heard anything
from Temple City to that effect. However, Pete explained that staff did meet with
representatives from Los Angeles County regarding Arcadia's proposed project area
and also the potential of including the unincorporated section of Live Oak (east of
Arcadia) into a County redevelopment project area.
Norm Banns motioned to adopt Amendment No.5 to the Redevelopment Plan and
was seconded by Steve Leeming. The motion was carried by voice vote. There were
no Nay votes.
Mr. Stromsoe then asked if anyone in the audience had any questions or comments
regarding the agenda topics. No one had any questions or comments. He also stated
again that City staff would be available for questions after the meeting.
2. Proposed Fifth Avenue/Santa Clara Office Proiect
(I). Report on Proposed Owner Participation Agreement for 90,000 sq. ft. of
professional office with HalelWaken Development Co.
(2) Report on the relocation of 22 Displacees and recommendation to the
Redevelopment Agency to approve the Relocation Plan and Replacement
Housing Plan.
(a) Fifth Avenue Office Project Relocation Plan
(b) Fifth Avenue Office Project Replacement Housing plan
"
PAC Minutes
5/10/01
Page 4 of9
Pete Kinnahan gave a brief summary of the proposed Fifth Avenue Office Project.
He explained that Dick Hale (The Hale Corporation - Monrovia) and Matt Waken
(Waken Development - Arcadia) are proposing to develop two office buildings
60,000 sq. ft. and 30,000 sq. ft. They are proposing to keep the existing office
building along Huntington presently owned by Mr. Alferi and Mr. Kentner. Mr.
Hale and Mr. Waken are proposing to lease the flood control channel (west side of
the proposed site) for parking from Los Angeles County Public Works (Flood
Control District) under a 15 year lease with 5 year options. Pete explained that
City/Agency staff has been working since last fall with Mr. Hale and Mr. Waken on
an Owner Participation Agreement (OP A) to develop the entire 4-acre site. Mr. Hale
and Mr. Waken have entered into escrow with the landowners (Mr. Richter - AFR
,COIistruction; and Mr. Alferi and Mr. Kentner - Aiken Construction).and own the
former Teledyne parcel along Santa Clara. Pete stated that this project has not yet
been approved by the Redevelopment Agency. The next scheduled step in the
approval process occurs on June 5, 2001, when the draft OPA and environmental
documents appear before the Agency for their approval.
,
Pete stated that when a Redevelopment Agency causes any type of displacement;
either residential or commercial, it is responsible for providing relocation benefits to
the displacees. Because the Agency may participate financially in the proposed
project, the Agency must provide relocation benefits to all displacees. Mr. Hale and
Mr. Waken have agreed to by financially responsible for the relocation benefits of
the commercial and industrial businesses being displaced. The Agency will provide
relocation benefits to the residential displacees. Staff has communicated (via letter)
with the tenants to make them aware of the potential development, their possible
displacement, provided them with a copy of the Relocation Plan and met with the
displacees on April 26, 2001. The PAC Chairman was at this meeting. At this
meeting staff and the consultant, Pacific Relocation Consultants, discussed the
Relocation Plan and described what their benefits would be. Pete then asked if
anyone in the audience, who attended that meeting, wanted to speak to the PAC. No
one spoke. Pete then explained that by law the PAC must review and comment on
the residential relocation of low and moderate-income people. The PAC is being
asked to approve and direct the submittal of the two documents to the
Redevelopment Agency for its approval.
Y;'
'.
Pete then introduced Mr. Bimy McDaniel of Pacific Relocation Consultants (PRe),
the firm retained to prepare the required documents for the residential relocation
process. Mr. McDaniel began by explaining the Replacement Housing Plan. Mr.
McDaniel explained that Redevelopment Law requires an Agency who either
directly or indirectly destroys low to moderate income housing units must replace
them within a 4-year period of time. He explained that the Replacement Housing
Plan identifies the units that are being destroyed and describes a method of how the
Agency within a 4-year period plans to replace them. Mr. McDaniel stated that PRC
has interviewed the occupants of the property to determine income levels. PRC
found that 16 households' were very low income and 7 that were low income. These
income levels are established by the California Department of Housing and
Community Development for every county in Southern California. Mr. McDaniel
explained that the Agency will be required to replace the 23 units destroyed by the
project and has identified four possible sites throughout the City which are
reasonably suitable. These are: the Westerner Inn site, the shopping center on the
. .
PAC Minutes
5/10/01
Page 5 of9
north side of Duarte Road east of Baldwin (former 99 Cents Store), and the ~anta
Anita Inn site. These sites may be used as alternative sites to replace the 23 units.
However, the Agency may choose to replace them anywhere within the City limits.
Mr. McDaniel then explained the financing of the new units. He explained that the
Agency could use the Agency's 20% low-moderate income set-aside monies, federal
funds such as Community Development Block Grant (CDBG), Home funds, City of
Industry funds available through Los Angeles County Community Development
Commission, along with a variety of other possible public and private funding
sources.
Pete asked Mr. McDaniel to address the "errata sheet (new data)" that was submitted
to the PAC after the two plans were completed. Mr. McDaniel explained that State
Housing and Community Development Department (RCD) annually updates the
low-moderate income limits for households. HCD published the "new" numbers
after the two plans were completed. Therefore, the "errata sheet" uses the new
income numbers from HCD. Consequently, these "new numbers" changed the
number of very low-income households from 17 to 18. Mr. McDaniel asked the
PAC if they had any questions regarding the Replacement Housing Plan before he
continued with explaining the Relocation Plan.
Garland Roberson asked ifthe Santa Anita Inn was designated as a site for affordable
housing replacement. Mr. McDaniel explained that the Santa Anita Inn was
suggested by the Agency as a potential site for affordable housing replacement. Mr.
Roberson then asked about the Agency owned lot at 117-121 Alta Street. Pete
explained that the Agency does own that lot and asked Mr. McDaniel to amend the
Replacement Housing Plan to add 117-121 Alta Street to the list of potential
affordable housing sites.
Gil Stromsoe asked if there was a penalty to the City if the 23 units were not replaced
within the 4-year time period. Mr. McDaniel did not know of any penalty that the
City may be subject to if they do not replace the units within 4 years. Pete concurred
with Mr. McDaniel, adding that is was possible HCD could file a lawsuit against the
Agency for not complying with the requirement. Pete explained the present City
Councill Agency Board has taken a position to construct at least 55 units of
affordable senior housing. ' _
Mr. McDaniel then explained the Relocation Plan.' He stated that the Relocation Plan
is not a requirement of the Redevelopment Law, but is a requirement under the
California Relocation Assistance Law. The California Relocation Assistance Law
requires that a public agency which acquires property, or through a developer
acquires property, and causes a displacement of residential occupants, is required to
prepare a Relocation Plan. The Relocation Plan identifies the proposed project and
assesses the relocation needs of the occupants that are being displaced. Condifential
personal interviews with the displacees are conducted and the findings are added to
the Relocation Plan to help in the assessment of their housing characteristics (special
needs, where they would like to move to, school age children, over crowded
situations, etc.). The Relocation Plan also defines what resources are available
within the community to re-house the displacees and tries to identifY what is
currently on the market. The documen~ also addresses the assurances that the
PAC Minutes
511 010 1
Page 6 of9
, I
Agency makes to the displacees that they will relocate them according to the law and
provide assistance to the displacees. The draft Relocation Plan has been circulated
for comment to the displacees and to the PAC. The Redevelopment Agency Board
will be asked to approve the Relocation Plan. Pete asked if the PAC had any
questions regarding the two plans.
Brian Chenoweth asked if the purchase of the R V storage and the 23 units was a
friendly sale Dr was it under a threat of eminent domain. Pete explained that Mr.
Hale and Mr. Waken approached to the two landowners on a friendly basis.
However, the landowners are aware that if redevelopment is used, there may be a tax
benefit (commonly termed as "friendly condemnation") that is available to them.
Mr. Chenoweth asked for a summary of the meeting that was held for the displacees.
Pete stated that at the meeting, staff from PRC explained the benefits to the
displacees. There were questions regarding the availability of a first time home
buyers program and Section 8 rental assistance programs. Pete also mentioned that
Agency staff would be producing a newsletter to keep the displacees aware of the
status of the project and that the first one was in draft and should be mailed to them
later on in the week. There were also questions regarding the availability of senior
housing to the displacees. Pete explained that Naomi Gardens had a 25-person
waiting list along with other senior facilities in the area. Pete then asked if anyone in
the audience wanted to comment on the meeting.
A gentlemen in the audience stated that he just wanted to know if the project 'was
going to happen or not and that most of the other tenants felt the same way.
Pete stated that the project was moving ahead as previously mentioned. Pete
informed the audience and the PAC that relocation is a difficult process, that he had
( been through this process numerous times with Arcadia and other agencies and that
Arcadia's effort is genuinely to make the process as fair, easy, and simple as it min
be.
Garland Roberson asked if the relocation is only limited to the City of Arcadia.
Barry McDaniel stated that PRC determines what comparable Qousing is available in
the community. and provide referrals to the dispalcees. However, the displacees are
not obligated to stay in Arcadia or move to anything PRe has identified as a housing
option.
Brian Chenoweth asked if the two tenants who are disabled would be able to find
comparable housing within 15 miles of Arcadia. Barry McDaniel stated that he
believed they could but if there is not housing suitable for their needs, then the
Agency may have to provide additional assistance to make the units acceptable for
their situation.
There were no other questions for the PAC regarding this issue. Pete then stated that
Agency staff requests that the PAC approve the Relocation Plan and Replacement
Housing Plan including the "errata sheet" and the addition of 117-121 Alta Street to
the list of affordable housing sites (as pointed out by Garland Roberson) and.
recommend to the Redevelopment Agency Board that they adopt both documents.
PAC Minutes
5/10/01
Page 70f9
Moti9ned by Garland Roberson and seconded by Steve Leeming. Motion was
carried by voice vote. There were no Nay votes.
3. Reoort on Police Station Proiect Bond Issues: $8 Million General Obligation and
$22 Million Tax Allocation Bonds - refinancing and ''New Monev" Proiects
Pete explained that the voters of the City of Arcadia approved $8 million in General
Obligation Bonds for a new Police Station by a 76% approval rate. Along with this
bond issue, the Agency also wanted to issue Tax Allocation Bonds for projects.
Pursuant to the Redevelopment Reform Act of 1993, the Agency had to establish
certain time limits. One of them would not allow the Agency to incur debt after
January 1, 2004. Because of these time constraints, the Agency, if it were to incur
any new debt, would not want to wait until late 2003 because many other agencies
would also be doing the same. Also the Agency needs the money now for various
capital projects (repay the City loan, Police Station, new Fire Station, capital
improvement, etc.) and other redevelopment projects (Foulger Ford, South Arcadia,
Fifth Avenue Project, etc.). After retaining the services of various bond consultants,
a $22 million Tax Allocation Bond issue was prepared. Net proceeds from this $22
million issue is $ I 6 million. The $6 million difference will go to pay for the costs of
issuance, refinancing an existing $3 million bond issue (for the Public Works Service
Yard) and other misc. expenses. The remaining $]6 million will be split equally
between tax-exempt projects and taxable projects. Pete stated that the City Council
and Agency Board have both approved the issuance. The tentative bond sale is on
May ]6, 200] and the closing date is June 5, 2001.
4. Status of Public and Private Proiects in the Citv and Proiect Area
Pete gave a brief overview of various projects in Arcadia. Pete stated that the Mall
has submitted plans for approximately 280,000 sq. ft. expansion with no major
anchor. There will be smaller retailers such as a bookstore, upscale market, and
other major retailers. They have proceeded with the design phase of the process and
should appear before the Planning Commission sometime in June 2001. They would
like to be under construction by the end of 200 1.
Pete stated that Mr. Stronach from the Santa Anita Race track has submitted plans to
the City. The 'City Council and staff have agreed that the plans are not consistent
with the General Plan and the existing architecture of the facility. The City has
asked them to redesign their plans and representatives from the Track have indicated
that they will. Their current proposal is for 600,000 sq. ft. south of the main entrance
including an offsite betting facility, a 6,000-seat arena, potential upscale hotel, a
retail component, and 280,000 sq. ft. of office.
Mrs. Gilb asked Pete about the fire station along Santa Anita. Pete explained that the
City is contemplating adding a new fire station somewhere in southern Arcadia. The
current Fire Headquarters on Santa Anita is not seismically sound. Therefore, it is
proposed that the Headquarters would move to' the Baldwin Fire Station and the
Santa Anita Station would be demolished.
Pete next explained the new Historical Museum and asked Mrs. Gi]b to give a brief
status of that project. Mrs. Gilb stated that it should be completed by July or August.
PAC Minute.
5/10/01
Page 8 of9
,
"
Pete then gave a brief overview of the new Police Station project. The architect and
engineer are in the final preparation of the working drawings and it should go out to
bid insurnmer 2001 with construction beginning in late 2001.
Pete explained the various other projects in the area. Mr. Hale and Mr. Waken are
constructing an office project on the southwest corner of First and St. Joseph. The
Church of the Nazarene and a law office from Pasadena are constructing two office
buildings on the northeast corner of Second and Santa Clara. Mr. Paul Rusnak of
Pasadena had recently purchased the Foulger Ford property to bring a car dealership
to toWn (dealership is not known presently) and has indicated to staff that he might
want to acquire some surrounding properties .for expansion purposes.
Pete concluded with the landscaping project in Parking District I & 2. He explained
that the Parking District Commission has recommended to the City Council a major
re-Iandscaping of the' districts which will include the removal of the existing
landscaping including the trees and replacing them with new landscaping (in both
districts) and an irrigation system (Parking District 2 only). The City Council has
approved the project.
5. Other Business from Members
None
6. Next Meeting
Tentatively January 9, 2002 at 7:00 p.m.
Pete thanked the PAC for attending the meeting and for reviewing the documents.
Adiourn -
Oil StrDmsDe adjourned the meeting at 8:40 p.m.
Prepared by Staff
Approved - PAC Secretary
PAC Minutes
5/10/01
Page 9 of9
I
APPENDIX F
ENVIRONMENTAL IMPACT REPORT
AMENDMENT NO.5
TO THE
CENT~L REDEVELOPMENT PROJECT
ENVIRONMENTAL IMPACT REPORT
Due to the large size of the Draft Environmental Impact Report (over
200 pages), copies of the report are available for public review in 'City
Hall at the City Clerk's office' and' the Development Services
Department office, as well as at the Arcadia Library, 20 W. Duarte
Road.
PROVIDED UNDER SEPARATE COVER
PREPARED FOR
ARCADIA REDEVELOPMEN AGENCY
DEVELOPMENT SERVICES DEPARTMENT
240WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
PREPARED BY
TERRY A. HAYES ASSOCIATES
6038 BRISTOL PARKWAY, SUITE 200
CULVER CITY, CA 90230 ,
MARCH 2001
Appendix F
....l:'l
, "~
ARCADIA REDEVELOPMENT AGENCY
CITY OF ARCADIA, CALIFORNIA .
REDEVELOPMENT PLAN
FOR THE
CENTRAL REDEVELOPMENT PROJECT
AND
SOUTH ARCADIA
, Adopted-
Amendment No. 1 -
Amendment No.2 -
Amendment No.3 -
Amendment No.4 - .
Amendment No. 5-
December 26, 1973
May 19, 1981
November 4, 1986
November 1, 1994
June 4,1999
.2001
(Ordinance No. 1490)
(Ordinance No. 1722)
(Ordinance No. 1847)
(Ordinance No. 2025)
(Ordinance No. 2102)
(Ordinance No. )
EXHIBIT B
REDEVELOPMENT PLAN FOR
ARCADIA REDEVELOPMENT AGENCY,
CENTRAL REDEVELOPMENT PROJECT
Table of Contents
Reaeveleflment Plan
I
PREFACE
[9 100] INTRODUCTION AND TERM OF
REDEVELOPMENT PLAN ....;.................................. Pg. 1
A. [9 101] mtroauetienlOll
Introduction..... ...... ............................. ....... ..... ...... ...Pg. 1
Section L
B. [9 102] Term of Redevelopment Plan..............:. .......... ...... ........ Pg. ]
Section II. [9200] PROJECT AREA BOUNDARIES............:............. ........ Pg. 1
Section m. [9 300] PROPOSED REDEVELOPMENT ACTIONS ...:.............. Pg. ~l
A. [9 301] GeneFlll3011
General. .......... .............. ... ....... ... ....... ..... ......... ... .... .Pg. 1
B. [9302] Property Acquisition ................................................. Pg.;~
1. [9303] Acquisition of Real Property
2.
[9304] Acquisition of Personal Property ........................ Pg.1
I
C. [9305] Gwi-.er PartieijlationParticipation bv Owner and
Tenants. ......... ...... ......... .... ... .Pg. 3
1. [9 306] Tenant Participation
2. [9 307] Partieillation BY O',vBer ana TeflllfltsOwner Participation
3. [9 308] Rules for Participation Opportunities ................. ... Pg. 5
4. [9 309] Participation Agreements
D. [9310] Cooperation with Public Bodies.. .................... ....... ........ Pg. 4
E. [S 311] PropertyManagement......................................... ........ Pg. 5
-
,
ij
F. r& 3121 Pavrnents of Taxing Entities..................... ......... ..... ...... .:Pg. 5
P. [~312]G. r& 3131Relocation of Persons Displaced by the Project . ...... ...........
Pg. 6..................Pg. 5
1. [S ;H}3141 Assistance in Finding Other Locations
2. [S ;M}3151 Relocation Payments
G. [~315]H. r& 316lDemolition, Clearance, Public Improvements,
Building and Site Preparation........ ..... ....... ......... .... ........Pg. 5
1. [S ~3171 Demolition and Clearance
2. [S M+t3181 Public Improvements, Public Facilities, and
aRti-Public Utilities
3. [S~3191 Preparation of Building Sites
H. [~319]1. r& 3201Rehabilitation and Moving of Structures by the Agefl6j'
Pg. 7Agencv..........Pg. 6
1. [S ~3211 Rehabilitation
2. [S ~3221 Moving of Structures
1. [~322]1. r& 3231 Real Property Disposition and
Development.......... ..............Pg. 7
1.
2.
3.
Pg. 8
1.
5.
4.
5.
[s ~3241 General
[s ~3251 Purchase and Development by Participants
[s ~3261 Purchase and Development Documents ..................
, [~ 3:26] DevelopmeHt
[~ 327] PemoRaI Praflerty DispasitioR ................. ..... ....... Pg.9
r& 3271 Development
r & 3281 Personal Properlv Disposition
Section N. [s 400] USES PERMITTED IN THE PROJECT AREA........... ...... ..Pg. 8
Iii
A. [~ 401]
B. [~ 402]
C,. [~ 403]
D. [~ 101]
E. [~ 105]
P. [~ 10e]
G. [~ 107]
1.
2.
D. rli 4061
E. r& 4071
F. rli 4081
G. rli 4091
1.
2.
Map.... ......... ...... .... ... ..... ....... ... .............. ............. ...Pi!. 8
Residential Uses. ........ ...,... ......... ....... ..... .... .... .... ....... .Pl.!:. 9
Commercial Uses.......... ................... ...... ... ... ...... ........ .Pl.!:. 9
IHaastrial Uses ....... ...... .......... ......... ........ ......... ...... Pg. 10
Plannea De':elojJment
Millea Uses
Pablie Uses
[~ 108] ]. rli 4041 Commercial Office Areas
r& 4051 Commercial General Areas
Industrial Uses . ............. ............ .............. ... ....... ...... .Pl.!:. 9
Planned Development........ ....................... .... ............ ...Pl.!:. 9
Mixed Uses.... ... ... .... .................... .......... ... ......... ......Pl.!:. 9
Public Uses....... ...... ...... .......... ... ........... ... ............. ...Pl.!:. 10
rli 4101 Rights-of-Way
[~499Mll1 Public, Semi-Public, Open Space,
Institutionai, and Non-Profit Uses ......................... Pg.ll
H. [~ 110] General COHtrels 8B.t1LimitatisH1121 General Controls and
Limitation..................................... .Pg,JJ.
1. [~4H}4131 New Construction
2. [~112]' !1J(istiHg NeneenfemHHg Uses ............................ Pg.]2
3. [~113]1141 Existinl.!:Non-confomlingUses
3. rli 4]51 Rehabilitation
4. [~ 4+4H 161 Limitation on the Number of Buildings
5.
[~ 415] i\.pprOJdrnate Number1171 '
Number of Dwelling Units
iv
6. [S 4MM181 Limitation on Type, Size, and Height of Buildings
ofBllilclillgs ........... ........... ... ... ....... ............ ... Pg.13
7. [S 4-l+H191 Open Spaces, Landscaping, Light,
Air, and Privacy
8. [S 41SJ SigBs
9. [~ 419] Utilities
10. [~420]1201 Signs
9. r& 4211 Utilities
10. r & 4221 Incompatible Uses
II. [s 421] :!:;olldisorimination4231 Non-discrimination and Non-
segregation
12. [s 122] ResllsdivisioHofPar-eels .................................. Pg.1<I
"
13. [~ 423] Minor Variatiolls
""
fc-- [~121] Design f{)f De'lolopmeIll
!~
J. [~425]BlIildiRgPoRfiits ..................................................... Pg.154241
Resubdivision of Parcels
13. r& 4251 Minor Variations
L r& 4261 Design for Development................... ....... ........ ....... ......pg. 13
J. r& 4271 BuildingPennits .....................................................Pg. 14
, I. [s ~281 Review of Applications for Issuance of Penn its
A.
[s SOl]
[S 502]
I'
I
General Description of the Proposed Financing Methods.... ... ..P~. 14 I
I
K. [s ~291
~.........Pg. 14
Conformity with the Municipal Code and General Plan
Section V. [s 500J METHODS FOR FINANCING THE PROJECT .............. ..
Pg,M..................Pg. ]4
B.
TUll mcremeHls ..... ..... ...... .............. ....... ...... ...... ...... Pg.17
v
C. [~ 593]
B. r& 5021
c. r& 5031
D. r& 5041
E. r& 5051
F. r& 5061
Section VI. [9600]
Other LSlIIls lIIla GrlH1ts ............................................ .Pg.18~
Time Limits for the Establishment ofDebt......... ............... ...Pg. IS
Time Limit for the Reoavrnent of Debt. ..................... ... ......Pg. ]5
Tax Increment.... .... ....... .......................... ......... .... '" ..Pg. IS
Other Loans and Grants.......... ............ ........ .......... ....... ..Pg. ] 7
Bonded Indebtedness Limit.. ....... .... ....... ....... ............... ..Pg. 17
ACTIONS BY THE CITY..... ....... ... ............. .........;...... ..Pg. 17 I
Section VII. [9700] ADMINISTRATION AND ENFORCEMENT
OF THE PLAN OF THE
PLAN. '" ... .., ..., ........ ....... ............ ........... .....Pg. 17
Section vm. [9800] PROCEDURE FOR .^.MENDMENT .... .......... ............ .,
Pg,-I-9AMENDMENT..... ..... ....... ............ ...Pg. 18
SectioH l,"'C. [~ 900] NEIGHBORHOOD IMPl\CT ELEMENT
Exhibit ".\" Mal'l
c
vi
Exhibit
Exhibit
E1l.hibit
Exhibit
Exhibit
A Original Proiect Area Boundary and Land Use Map
B Original Proiect Area Legal Description
C Amendment Area Boundary and Land Use Map
D Amendment Area Legal Description
E Properties Potentiallv Subiect to Eminent Domain
DEFINITIONS
Amendment Area - means the 75"= acres of territory added to the existing Central
Redevelopment Proiect.
Original Proiect Area - means the 250 acre territory adopted as the Central Redevelopment
Proiect on December 26. 1973 bv Ordinance No. 1490.
Proiect Area - means the Amendment Area and the Original Proiect Area combined.
Ii
I,'
PREFACE
The Redevelopment Plan ("Original Plan") for the Central Redeve]opment Project ("Project")
was adopted by the City Council of the City of Arcadia on December 26. ] 973 by Ordinance No.
]490. The area included as part of the Original Plan ("Original Project Area") consists of
approximately 250 acres in the downtown area of the City. SiJbsequent amendments
(Amendment Nos. 1 through 4) mav be summarized as follows:
Amendment Date Adopted Brief Description
Amendment No. I May 19. ]981 Added Planned Deve]opment (PD)
Land Use in the area east of Second
~ Street.
Amendment No.2 November 4. 1986 Added term limits for Project. term
limits for the use of eminent
domain. and the maximum anlOunt
of tax increment to be received as
required bv AB 1135.
Amendment No.3 October 18. 1984 Added time limits for the incurrence
of debt. plan temlination and the pay
off of debt.
Amendment No.4 March 17. 1999 Reinstated the use of eminent
domain for twelve years with certain
residential areas exempted.
,"
The Arcadia Redevelopment Agency has proposed a fifth amendment to add territOl"V located in
the South Arcadia'Business District (the "Amendment Area"), to make minor technical changes.
and to eliminate 'language or requirements that are addressed in the Citv's General Plan or zoning
regulations and to conform to the Agencv's current practices in the Proiect Area. As the
Redevelopment Plan is an implementing tool of. and is in conf01mance with the City's General
plan and Zoning Ordinances. the specific language in the Plan regarding pennitted uses. densitv.
and other land use controls were redlmdant. The deletion of this language (as outlined below)
does not affect existing city land use controls in the Project or the Agency's ability to redevelop
the Project Area.
The maioI' changes to the Redevelopment Plan are described as follows:
.
Section 200 (Proiect Area Boundaries) - The boundary description for the Original
Proiect Area was moved to Exhibit B.
iji
.
Section 400 ruses Permitted in the Proiect Area) -,Sections 402 through 406 have been
edited to state that permitted land uses in each land use categorv will be as oemutted by
the City's General Plan and Zoning Ordinances.
.
Section 411 (New Construction) - Specific requirements for setbacks. parking structures.
parking facilities. and off street loading haye heen deleted. All new constmction is
required to complv with the Citv's General Plan and Zoning Ordinances.
.
Section 415 (Approximate Number of Dwelling Units) - The estimated number of
existing,dwelling units in theProiect Area and the maximum number of dwelling units
allowed for the different residential densities has been deleted. The number of dwelling
units pemlitted in the Proiect Area will be that allowed by the City's General Plan and
Zoning Ordinances.
.
Section 417 (Open Space. Landscaping. Light. Air and Priyacy) - The language
goyerning the amount of open space to be proyided has been deleted. This requirement
will be goyerned by the City's General Plan and Zoning Ordinances. The requirement
for landscaping plans to automatically be submitted to the Agency for review has been
deleted. The Agency may require the submittal of landscaping plans at its discretion.
.
Section 418 (Signs) - The requirement for sign designs to automatically be submitted to
the Agency for reyiew has been deleted. The Agency mav require the submittal of sign
designs at its discretion.
.
Section 424 (Design for Deyelopment} - The requirement for the Agency to adopt
Design Review Standards has been deleted (Design Review Standards have been
adopted).
.
Section 426 (Review of Applications for Issuance of Permits) - The specific process
outlined and the requirement for a written report by the Agency's Executive Director in
this section has been deleted. The new text permits the Agencv to ado!?t separate
procedures for processing permits. Subsequent to the adoption of the 1973 Plan. the
Agency adopted Use and Design Requirements and Guidelines and a time limit on
Agency reviews., These documents establish a procedure for evaluating prlJPosed
proiects and oermit applications. Said documents remain in effect and will be applicable
to the Amendment Area until they are amended. deleted or replaced.
.
Section 900 (Neighborhood Impact Element) - This section has been deleted. The
neighborhood impacts of the Fifth Amendment to the Plan have been analyzed in the
Environmental Reyiew documents and the Agency's Report to the City Council.
iv
REDEVELOPMENT PLAN
FOR THE
CENTRAL REDEVELOPMENT PROJECT
1.
[~ 100]
INTRODUCTION AND TERM OF REDEVELOPMENT PLAN
A. [~ 101] Introduction
The Redevelopment Plan ("Plan") for the Central Redevelopment Project ("Project")
consists of Part I ("Text") and Port II ("Map").the text and maps ("Exhibits") included
herein. This Redevelopment Plan has been prepared by the Arcadia Redevelopment Agency
("Agency") pursuant to the Community Redevelopment Law of the State of California
("Redevelopment Law"), the California Constitution, and all applicable local laws and
ordinances. The California Community Redevelopment Law is located in the California
Health and Safety Code Section 33000, et. seq. '
,
The Original Proiect Area and Amendment Area are collectivelv referred to as the
Proiect Area. ' '.
B.
[~ 102] Term of Redevelopment Plan
!
+flffiFor the Original Proiect Area. this Redevelopment Plan shall remain in effect
until January 25, 2014, unless this Redevelopment Plan is amended to provide a different
time limit permitted under the Redevelopment Law.
For the Amendment Area. this Redevelopment Plan shall remain in effect for a period
~nding 30 vears from the effective date of the City ordinance adopting Amendment No.5.
II. [~ 200] PROJECT AREA BOUNDARIES
1he boundaries of the Rede'/elopmcnlOriginal Project Area ("Original Project Area")
.- are illustrated on the Map,a map. incorporated herein and attached hereto as Exhibit ~A:
The legal description of the boundaries of the Project f\rea is (\s follows:Original Proiect
Area is incomorated herein and attached hereto as Exhibit B. '
That certain parcel oflaad in the City sf .'\rsadia, CeliRt)' €If Les f.Rgeles, State ef
Califemia, described as follews:
BOUNDf.RY DESCRIPTION
BegiRning at tHe intcraection €If tHe 'Neat liRe of Cslerado BOlilevard gO feet wide and tbe
northeasterl)' prolongatioB of tbe sSlitberl)' lins ef Tract Ne. 1531 g as S!1o\YB en ffiElfl
reccrded in Boole'127, Page 25, of MailS of the recorder of Los fJlgeles COlmty; taence
easterly alsllg last said prolongation to the Rortheasterly liRe sf Colorado Bsule'/Ilni 80 feet
wide; fuellee seetheasterly aloRg said BO!llo'/ard to fue east rigat of way liRe' of tae east
bnlllea ef the l<Feadia SieFfa Madre Flood CORkol Cliamlol; theRee SO!lth along said right of
way Ime te tae seetll.erl)' liRe aflaat par€el af IBfld eeseribed iR deed te MlllIde Lapaam and
Marie Van Hom aHd reeerded as eoeement No. 157 eH June 8, 1956, iB the affiee of said
reeerder; taoHee easterly a1eRg the last meRtienee liRe aHd its easterly prolangatioR tEl the
east liRe of SBRIa Rosa Read; ta8flee soetherl)' aloHg the last said liae to the Rortaerly line of
SaH J!lBfl Drive; thenee easterly a1Eleg last said line tEl the westerly liRe efTraet No. 13154 as
SBO'llfI OR fHap reeofaed in Book 264, pages 3 ana 4, of saie fHap reeords; theRee sOlltRerly
aHd easterly alEleg the eellBdary af the last meRtioRee !mat ta the soethwest Bomer af Traet
}Je. 14744 as sftown an map reeardee iHBaok 305, pages 4 aed 5, af said m.ap reeer.as;
theRee easterly aHe nartheasterly aleng the selltherl)' and Hertaeasterly eEllHldlH)' ef said
Tract 14744 to the mast sOllther!y soutbeast eorner ef Treet }Je. 15337 as shoVIR OR map
reeerdee in Beok 346, pages 12 aRd 13, of saie map reeards; theaee Rortl1easterly aHd
nartherly aloHg the bOllRdar)' ef last said traet te the selither!)' line ef previoesly lRentioRed
Colarado Bmlle'fard; taeHse nortaerly aloRg the preleRgatiofl onast meRtiofled SOMse to the
Ilortlleasterly line' af me f.tehisan, Tapeka and Saeta Fe Railroad right af wa)'; taenee
Rarthwesterly aloRg last said liRe to the sollthweoterly line af the Feethill (Interstate 210)
Freeway; thanee sOlltheastarly along said freev.'ll)' right af way to the ,^.roadia oity lJalmdary;
thenee southerly alcmg saie eallBdarj' te the sa!lthwesterly liRe af the .'\tehisoR, Tepelca and
Santa Fe railroad right af way; theRee Rorthweoterl)' alsHg last saieliRe te the easterly line sf
Seesnd .^."enlie; theRse seatll'f/esterly alang said .'\V8fllle to fue easterly prolaagatioll of lIle
soutE line of .'.lta Street; tBeRce west along said prclongation and street to the west liHe cf
8Bnta ,^_-Hta A'feRee 100 feet wide; taense ROIth alang sEliEl '.'(est liRe to the salith line ef
HURtml,iol1 Driye 80 fcet '1ride; t-heBce west aloRg last saie line to the iBterseetien of tila
sOlltfleastetly line of H-llntmgton Dri'{e formerl)' t-he Paeifie Eleelrie Railroad right af wa)';
thenee seatlrNeaterl)' te the s01Hheasterly prelaRgatien ef the Rortheasterly liRe of that parcel
deserieed in the deed to the City of Arcadia as reear.aed iR Beok 24722, pa[;e 13, ofOffieial
Resares ef said CeliHt)'; tBeRee Rortlw.<esterly alcllg last swe! liRe afld its w-esterl)'
prolaRgatien ta its interseetioR with the nartllwesterly liRe of H'.lntiHgtoR Dri'ie as dessrieeEl
in tBe deed ta the City af ,^.readia recorded ill. Boelc 9396, page 145, sf Official Reeores of
said COURt)'; theRee RortBeasterly along last said liRe ta the intersection cfthe soathwesterly
line ef Celorado Plaee; thence north'Nesterly along IMt said line Bild its Rartlw:esterly
proloRgatiell ta ilie point ofeegiHr.illg. ,
The boundaries of the Amendment Ar;~a are as illustrated on a man incorporated herein and
attached hereto as Exhibit C. The legal description of the boundaries of the Amendment
Area is incorporated herein and attached hereto as Exhibit D.
ill. [9 300] PROPOSED REDEVELOPMENT ACTIONS
A. [9301] General
The Agency proposes to eliminate and prevent the spread of blight in the Project Area
by:
(I) Acquisition of certain real property.
2
(2) Demolition or removal of certain buildings and improvements.
(3) Relocation assistance to displaced residential and nonresidential
occuparits.
(4) Installation, construction, or reconstruction of streets, utilities, and
other public improvements.
(5) Disposition of any property acquired for uses in accordance with this
Plan.
(6) Redevelopment of land by private enterprise or public agencies for
uses in accordance with this Plan.
(7) Housing assistance to low and moderate income families as required
bylaw.
B.
[9302]
,
Propertv Acquisition
1. [9303] Acquisition of Real Propertv
Except as specifically exempted herein, the Agency may acquire, but is not required
to acquire, any real property located in the Project Area, by any means authorized by law.
.i:-
The Agency shall not within the Project Area acquire (1) interests in oil, gas or other
mineral substances, or (2) the right to extract such substances through any opening or
penetration for any purpose connected therewith more than 500 feet from the surface.
i}
The Agency shall not acquire real property to be retained by an owner pursuant to a
participation agreement if the owner fully performs under the agreement. The Agency is
authorized to acquire structures without acquiring the land upon which those structures are
located. The Agency is authorized to acquire either the entire fee or any other interest in real
property less than a fee.
The Agency shall not acquire real property on which an existing building is to be
continued on its present site and in its present form and use without the consent of the, owner,
unless (1) such building requires structural alteration, improvement, modernization or
rehabilitation, or (2) the site or lot on which the building is situated requires modification in .
size, shape or use, or (3) it is necessary to impose upon such property any of the standards,
restrictions and controls of the Plan and the owner fails or refuses to participate in the Plan
by executing a participation agreement.
The Agency may commence eminent domain proceedings within the Original Proiect
Area for the acquisition of propertywithin tne projeet area from January 1, 1999 through and
including December 31, 2010.
3
The Agency may commence eminent domain proceedings within the Amendment
Area for a period of twelve vears from the effective date of the City ordinance adopting
Amendment No.5.
For purposes of this Redevelopment Plan, the Agency will be deemed to have
"commenced" eminent domain proceedings when it has adopted a resolution of necessity
pursuant to Codes of Civil Procedure Sections 1245.210 et. seq. (or successor statutes).
The properties in the Original Proiect Area shown on Exhibit B& to this
Redevelopment Plan shall be exempt from the power of eminent domain fer this peried.
4
2.
[9304]
Acquisition of Personal ProperlY
Generally personal property shall not be acquired exceot in connection with
acquisition of related real oropertv. However, where necessary in the execution of this Plan,
the Agency is authorized to acquire personal property in the Project Area by any lawful
means except emiBoat domain.
c.
[9305]
Participation bv Owner and Tenants
I.
[9 306]
Tenant Participation
The Agency shall extend preferences to persons who are engaged in business in the
Project Area to re-enter in business within the redovolopeel areaProiect Area ifthey otherwise
meet the requirements prescribed by tfiethis Plan. The Agency shall also extend preferences,
to other tenants in the Project Area if they otherwise meet the requirements prescribed by
tfiethis Plan. The Agency is authorized to permit business, residential, institutional and semi-
public tenants, if they so desire, to purchase and develop real property in the Project Area.
2.
[9 307]
Owner Participation
The Agency is also authorized to permit persons who are owners ofresidential,
business and other types of real property in the Project Area to be given the opportunity to
participate in redevelopment by rehabilitation, by retention of improvements, or by new
development by retaining all or a portion of their properties, by acquiring adjacent or other
properties in the Project Area, or by selling their properties to the Agency and purchasing
other properties in the Project Area.
In the event an owner-participant fails or refuses to rehabilitate or newly develop hls
real property pursuant to this Plan and the agreement, the real property or any interest therein
may be acquired by the Agency and sold or leased for rehabilitation or development in
accordance with this Plan.
If conflicts develop between the desires of participants for particular sites or land
uses, the Agency is authorized to establish reasonable priorities and preferences among the
owners and tenants.
In addition to opportunities for participation by individual persons and finns,
participation to the extent it is feasible shall be available for two or more persons, firms or
institutions to join together in partnerships, corporations or other joint entities.
Participation opportunities shall necessarily be subject to and limited by such factors
as the expansion of public facilities; elimination and changing of land uses; realignment of
streets; the ability of owners to [mance acquisition and development in accordance with the
Plan; the ability of the Agency to pay for any and all costs pertinent to participation,
opportunities; any reduction in the total number of individual parcels in the Project Area; and
development of sites for commercial centers, office and/or industrial parks.
5
3. [g 308] Rules for Participation Opportunities
The Agency shall provide an oppo~ty to owners and tenants in the Project Area to
participate in the growth and development of the Project Area, aild shall promulgate rules for
owner and tenant participation.
4.
[g 309]
Participation Agreements
Each person desiring to become a participant shall enter into a binding agreement
with the Agency by which the participant agrees to rehabilitate, develop or use the property
in conformance with tfiethis Plan and to be subject to the provisions hereof. In such
agreements, participants who retain real property shall be required to join in the recordation
of such documents as are necessary to make the provisions of this Plan applicable to their
properties.
Whether or not a participant enters into a participation agreement with the *Agency,
the provisions of this Plan are applicable to all public and private property in the Project
Area.
D.
[g 310]
Cooperation with Public Bodies
Certain public bodies are authorized by State law to aid and cooperate, with or
without consideration, in the planning, undertaking, construction or operation of this Project.
The Agency shall seek the aid and cooperation of such public bodies and shall attempt to
coordinate this Plan with the activities of such public bodies in order to accomplish the
purposes of redevelopment and the highest public good.
The Agency, by law, is not authorized to acquire real property owned by public
bodies without the consent of such public bodies. The Agency, however, will seek the
cooperation of all public bodies which own or intend to acquire property in the Project Area.
The Agency shall impose on all public bodies the planning and design controls contained in
the Plan to insure that any future development by public bodies will conform to the
requirements of this Plan. Any public body which owns or leasos property in the Project
Area will be afforded all the privileges of owner and tenant partidpation if such public body
is willing to enter into a participation agreement with the Agency.
E. [g 311] Property Management
During such time as property, if any, in the Project Area is owned by the Agency,
such property shall be under the management and control of the Agency. Such property may
be rented or leased by the Agency pending its disposition for redevelopment.
F. [oS 3121 Pavments to Taxing Entities
6
The Agency is authorized, but not required, to make payment in lieu of property taxes
to one or more"taxing agencies.
The Agency sftalhnav also pay to any school district with territory located within the
Project Area any amounts of money which in the Agency's reasonable determination are
appropriate to alleviate any financial burden or detriment caused to any such school distri~t
by the Proj ect.
F. [~312]G. [Ii 3131 Relocation of Persons Displaced bvthe Proiect
1. [g ~3141 Assistance in Finding Other Locations
The Agency shall assist all persons (including families, business concerns and others)
displaced by the Project in finding other locations and facilities. In order to carry out the
Project with a minimum of hardship to persons displaced from their homes, the Agency shall
assist individuals and families in finding housing that is decent, safe, sanitary, within their
financial means, in reasonably convenient locations, and otherwise suitable to their needs.
The agene-yAgencv is also authorized to provide housing inside or outside the Project Area
for displaced persons.
2. [g 3+4}3151 Relocation Payments
,.
The Agency is authorized to payall relocation payments and to provide relocation
advisory assistance to all Project residents and business concerns that is in the best interest of
the Project and as authorized by law.
,,..
.'
x
G.
[~315]H. [Ii 3161 Demolition. Clearance. Public Jmprovements.
Building and Site Preoaration
1. [g ~3171 Demolition and Clearance
The Agency is authorized to demolish and clear buildings, structures and other
improvements from any real property in the Project Area as necessary to carry out the
purposes of this Plan.
2. [g 3+113181 Public Jmprovements.PublicFacilities. and Public
Utilities
The Agency is authorized to install and construct or to cause to be installed and
constructed the public improvements, public facilities. public buildings and public utilities
(within or outside the Project Area) necessary to carry out the Plan. Such public
improvements, public facilities, public buildings and utilities include, but are not limited tei,
over or underpasses, bridges, streets, curbs, gutters, sidewalks, street lights, sewers, storm
drains, traffic signals, electrical distribution systems, natural gas distribution systems, water
distribution systems, parks, plazas, playgrounds, telephone systems, motor vehicle parking
facilities and landscaped areas.
7
For the Amendment Area. in addition to the general improvements listed above. the
following improvements are anticipated:
1. Replace water mains along Las Tunas Drive from EI Monte to Live Oak Avenue.
2. Replace water mains along Live Oak Avenue from Second Avenue to the eastern City
boundary.
3. Replace the existing Baldwin Well with a water well near the Arcadia Wash.
4. Replace sewer mains at Sixth Street and Live Oak Avenue. and Santa Anita Avenue
and Live Oak A venue.
5. Install center medians on Live Oak Avenue and Las Tunas Drive.
6. Install new traffic signal and related equipment at the intersection orEl Monte
Avenue and Live Oak Avenue. and replacement traffic signals in the Amendment
Area.
7. Replace navement on Santa Anita Avenue and Second Avenue.
8. Install traffic siinal svnchronization equipment in streets in the Amendment Area:
9. Redesign the street median at Citv limit on Live Oak Avenue.
10. Underground electrical transmission lines on Live Oak Avenue.
II. Install or replace street lights along Live Oak A venue.
3. [9 3+&f3191 Preparation of Building Sites
The Agency is authorized to prepare or cause to be prepared as building sites any real
property in the Project area.
8
H. [~319]1. r& 3201 Rehabilitation and Moving of Structures by the Agency
1. [9 ~321l Rehabilitation
The Agency is authorized to rehabilitate or to cause to be rehabilitated any building or
structure in the Proj ect Area. The Agency is also authorized and directed to advise,
encourage, and assist in the rehabilitation of property in the Project areaArea not owned by
~~~ '
"
,
,
9
2. [g 3Uf3221 Moving of Structures
As necessary in carrying out this plan and only in .accordance with applicable
provisions of the City's Municipal Code, the Agency is authorized to move or to cause to be
moved any standard structure or building to a location within or outside the Project Area.
I.
[~ 322]
RE:\L PROPERTY DISPOSITION AND DEVELOPMENT
1. [~ 323] J. r& 3231 Real Property Disposition And Development
1.
r& 3241
General
For the purposes of this Plan, the Agency is authorized to sell, lease, exchange,
subdi vide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise
dispose of any interest in real property.
To the extent permitted by law, the Agency is authorized to dispose ofreal property
by negotiated leases or sales without public bidding.
All real property acquired by the Agency in the Project Area shall be sold or leased to
public or private persons or entities for development for the uses permitted in thethis Plan.
Real property may be conveyed by the Agency to the City or any other public body without
charge. Property containing buildings or structures rehabilitated by the Agency shall be
offered for resale within one year after completion of rehabilitation or an annual report
concerning such property shall be published by the Agency as required by law.
The Agency shall reserve such powers and controls in the disposition and
development documents as may be necessary to prevent transfer, retention or use of property
for speculative purposes and to insure that development is carried out pursuant to this Plan.
All purchasers or lessees of property shall be made obligated to use the propertyJor
the purposes designated in this Plan, to begin and complete development of the property
within a period oftime which the Agency fixes as reasonable and to comply with other
conditions which the Agency deems necessary to carry out the purposes of this Plan.
2. [g ~3251 Purchase and Development bv Participants
Pursuant to the provisions of this Plan and the rules adopted by the Agency, the
Agency shall offer real property acquired by the Agency in the Project Area for sale to and
development by owner and tenant participants prior to, contemporaneously with, or within a
reasonable period oftime after the time that real property is made available for sale to and
development by persons who are not owners or tenants in the Project Area.
3. [g ~3261 Purchase and Development Documents
10
" ,;
,.','
To provide adequate safeguards to ensure that the provisions of this Plan will be
carried out and to prevent the recurrence of blight, all real property sold, leased or conveyed
by the Agency, as well as all property subject to participation agreements, shall be made
subject to the provisions of this, Plan by leases, deeds, c<;mtracts, agreements, declarationsof
restrictions, provi'sions of the zoning ordinance, conditional use permits or other means.
Where appropriate, as determined by the Agency, such docwnents or portions thereof shall
be recorded in the Office of the Recorder of the County.
The leases, deeds, contracts, agreements and declarations of restrictions may contain
restrictions, covenants, covenants running with the land, rights of reverter, conditions
subsequent, equitable servitudes or any other provision necessary to carry out this Plan.
,
All propertyia the Prajeet :\rea is hereby salljeet tEl ilie restrietiEla iliat there shallee ,
no diserimiaatioa or segregatioa eases lIjlOll sel[, rase, seier, age, religion, HatiaHaI Origifl ar
aReestry, ill the sale, lease, sublease, tnmsfor,'use, oeeupa.Rey, teaure ar eajElYRleat of
property ia tbe Prajeet :\rea. ;\11 prElperty sold, leased, conveyed or subject to a participation
agreement shall be made expressly subject by appropriate docwnents to the restriction that all
deeds, leases or contracts for the sale, lease, sublease or other transfer of land in the Project
Area shall contain such nondiscrimination and nonsegregation clauses as are required by law.
4. [~ ~3271 Development
'.
To the extent now or hereafter pennitted by law, the Agency is authorized to pay for,
develop or construct any building, facility, structure or other improvement either within or
outside the Project Area for itself or for any public body or public entity to the extent that
such improvement would be of benefit to the ProjectArea.
(:
}
,,;
.,.
During the period of development in the Project Area, the Agency shall insure that,
the provisions of this Plan and of other documents formulated pursuant to this Plan are being
observed, and that development in the Project Area is proceeding in accordance with
development documents and time schedules.
Development plans, both public and private, shall be submitted to the Agency for
approval and archit",ctural revieW. All development must conform to this Plan and all
applicable Federal, State and local laws must receive the approval of the appropriate public
agencies.
11
5. [9 ~3281 Personal Prooertv Disoosition
For the purposes of this Plan, the Agency is authorized to sell, lease, exchange,
transfer, assign, pledge, encumber or othelWise dispose of personal property.
N.
[ 9400]
USES PERMITTED IN TIIE PROJECT AREA
A.
[9401]
Mao
In addition to illustrating the location of the Project Area bewulary, the
~boundaries. the map (Exhibits A and C) also illustrates the proposed public rights-of-
way and the proposed land uses to be permitted in the Project Afelr.
Area. Limitations on the type. size. height and number of buildings shall be as allowed for
the land uses illustrated in Exhibit C to this Plan and as allowed by the City's General Plan
and zoning ordinances.
The Map Exhibits A and C shall be deemed automatically to be amended to conform
to, and shall be deemed to include any and all changes in, the General Plan of the City of
Arcadia as the General Plan hereafter may be amended from time to time.
B. [9402] Residential Uses
Low, medium and high aellsityhigh-density residential developments and related uses
are permitted in the areas so designated on Exhibits A and C and as allowed by the
Majr.General Plan. New developments in these areas shall be developed in accordance with
City standards. Except as inconsistent with this Plan, all requirements of the City's ^
ordinances now existing or as hereafter amended shall apply to such developments. +fie
population aeRsity ill these resido:mtial areas shall not elweed Imt may Be less Qum the
fullewiag limitations:
(1)0 to 6 awelling Haits per aam fer low density residential E1feas.
(2)7 to 12 dwelliAg HAits J'ler aarefur mewHffi clonsity residential areas.
(3) 13... dwelling lIilits per aare for high deasity residential areas.
12
C. [9403] Commercial Uses
1. r~ 4041 Camffier~ial Offiee Meas
..';:Feas sha'l.'R en the MapExhibits .\ llIHI C as Ce!BHler~ial Offi.6e shall be Eleveleflea
for eeffiffier~ial emee !lses aRS relates a~tiyities as allewea in tfle GElReral PlaR.
2. r~ 4051 Cemmereial GeReraL'\reas
I
I
Areas shown on the Map Exhibits A and C as Commercial General shall be developed
for general commercial uses. These general commercial uses shalI include but not be limited
to office, retail, service, entertainment, planned commercial and for recreational uses, plus
related ancillary uses as permitted by the Arcadia Municipal Code and the General Plan.
Get!&,
Section 404 - 405' Reserved
D. , [9 4G4M061 Industrial Uses
Industrial uses shall be allowed in the areas as shown on tAe Mafl.Exhibits A and C.
These industrial uses shall include all those industrial uses permitted by the applicable zone
,\ in the Arcadia Municipal Code and the General Plan including but not limited to uses related
i to research and developmen! facilities.
,.
'"
...:1.
E.
[9~071
Planned Development
Areas shown on the Map Exhibits A and C as Planned Development shall be
developed in accordance with the City's Planned Development objectives and policies. The
Planned Development uses shall include omee, retail, hotel, recreatienal, limited researeh
and iBaustrialllses, IIRd limited residential uses whicll are develefled in uses consistent with
the General Plan. .
such a 11laRller a:, te eHeol:1ffige arehitBerural aHa spatial cempatibility of structures lIIld uses.
i\~fENDMENTNUMBER ONE f.DOPTED BY CITY COmrClL M.\Y 19.1981
F. [9 4G61:!081 Mixed Uses
In the vicinity of Rolyn Place and Santa Anita Avenue, where designated on the
Mejr,Exhibit A. general comniercial uses and/or light industrial uses may be permitted in
conformance with the zoning ordinance and the General Plan.
G. [~ 107]
13
G. r~ 4091 Public Uses
I. [s4G&:HI01 RightsofWav
The principal streets and highways in the Project Area are shown on the mallExhibits
A and C and are as follows:
!.Ita Street
Colorado Bouleyard
CelaFa.6e Pleee
Cornell Drive
, PIOYler Dri'ie
Pr-ofll Street
HlI.Rtiagtea Drive
Indiaaa Street
La Porte StrBet
Morlaa Plaee
NeVi1R1iB !sBaue
Rolya Plase
St. J osellh Street
SIiB Rafael Road
Santa! .nita A veRue
Santa Clam Street
\l:/keeler ..A~.;eftl:le
'.viaesor Drive
FiFst "^L Y6R1.:l6
Seeead !.venue
Third !. venue
FollItn }<'{Baue
Pifth !.v800e
Aha Street
Colorado Boulevard
Colorado Place
Cornell Drive
Flower Drive
Front Street
Gatewav Drive
Huntington Drive
Indiana Street
La Porte Street
Live Oak Avenue
Las Tunas Drive
Morlan Place
Newman Avenue
Rolvn Place
St. Joseph Street,
San Rafael Road
Santa Clara Street
Wheeler Avenue
Windsor Drive
First Avenue
Second Avenue
Fourth Avenue
Fi,fth Avenue
Such streets and alleys in the Project Area may be widened, altered, abandoned or
closed as necessary for proper development of the Project. Additional public streets, alleys
and easements may be created in the Project Area as needed for proper development and
circulation.
The public rights-of-way may be used for vehicular and/or pedestrian traffic as well
.;slor public improvements, public and private utilities, and activities typically found in
public rights-of-way.
2. , [s 4@HII1 Public. Semi-Public. Open Space.
Institutional. and Nonprofit Uses
With the approval of the Agency, parking, open' space, public, semi-public,
institutional, and nonprofit uses may be interspersed with other uses in any area.
In any area in addition to these areas designated on file MapExhibits A and C as Open
Space and Public Facilities Uses; the Agency is authorized to permit the establishment or
enlargement of public, semi-public, open space, institutional or nonprofit uses, including
civic center buildings and facilities; police and fire stations; park and recreational facilities,
14
hiking and riding trails and facilities; libraries; schools; hospitals; educational, fraternal,
employee, philanthropic, and charitable institutions; and facilities or other similar
associations or organizations. All such uses shall conform so far as possible to the provisions
of this Plan and the General Plan applicable to the uses in the specific area involved. The
Agency shall impose such other reasonable restrictions as are necessary to protect the
development and use in the Project Area.
, ,
.,
,.
15
H. [9 4MM121 General Controls and Limitations
All real property in the Project Area is hereby subject to the controls and
requirements of this Plan, which controls and requirements shall conform to and not be less
. '
than those provided in the City's Municipal Code and General Plan.
No real property shall be developed, rehabilitated or otherwise changed after the date
of the adoption of the Plan except in conformaiIce with the provisions of this Plan.
1. [9 4-HM131 New Construction
All construction in the Project Area shall comply with all applicable State and local
, laws in effect from time-to-time and with the Citv's General Plan and Zoning Ordinances.
}ell setbaek areas shall be hmdseaped aad maiataiaed 13)' the OWRer. .^.nyportioR
neeessary for ...ehiele aeeess shall be pii-'ied.'
Parking struetllres lIBd parking facilities for the joint ase oftwo or more parcels of a
size sllffieieRt te Rleet the combineE! reEjllirements ef slleh par-eels may 13e eonstructea 'sitll.
prier '",'ritten approval of the ,A.genc)'. No 'parlciflg spaee shall 13e locates in a set13ack area
except with prior written appro va] oftae ;\geRcy. Parking spaces ...isible [rem streets sRall
be landscapeE! iR aeeorsanee willi the City's zeRing orE!inance to prevent tls5ightly sr 13arreR
appearBnee. Adjaeellt properties ails adjoining streets shall be shieldes from light sources for
or iR parkiag spaces. ,
Off street 10adiHg faeilities shall 13e loeates iB a Hlllf.Rer to avoid isterference with
pllblic use ef sidevialks from the street.
.'\11 off street loading faeilities SHall 13e locates at sHeh a septR wiUlin a completely
enelosed bllildiag as te reasonably eentaia ans restrict the eHHssiea of aeise aad light
typically attribllted te slleh funetieH. Off street loading facilities nmst also be sereeneE! by
lamlseaping te the BJ[tent and in tile fiaMer reqHffed by tbe .'\gency.
Tae }.geney shall establisasetbae1c, eff street parking llfId eff street loading
relJ:lliremellts for all Hew sevelepment witHin the Projeet .^.rea whieh may exeees 131ft shall
not be less than the reqllirements eftbe City's zoaiag ordinElflse.
2.
[9 412]
BJcistin~ NeHeonfonniB12:1141
Existing Non-conforming
Uses
The Agency is authorized to permit an existing use to remain in an existing building
in good condition, which use does not conform to the provisions of this Plan, provided that
such use is generally compatible with the developments and uses in the Project Area. The
owner of such a property must be willing to enter into a participation agreement and agree to
16
v
;"
~t
,:',.a
:.J
the imposition of such reasonable restrictions as are necessary to protect the development and
use of the Project Area.
The Agency may authorize additions, alterations, repairs or other improvements in
the Project Area for uses which do not conform to the provisions of this Plan where such
improvements are within a portion ofthe Project where, in the determination of the Agency,
such improvements would be compatible as interim uses with surrounding uses and
development. '
3. [9 4-l-3M151 Rehabilitation
Any existing structure within the Project Area which the Agency shall approve for
retention and rehabilitation shall be repaired, altered, reconstructed or rehabilitated in such
marmer that it will be safe and sound in all physical respects and be attractive in appearance
and not detrimental to the surrounding areas.,
4. [9 4J.4.M161 Limitation on the Number of Buildings
The number of buildings in the Project Area shall not exceed that which is determined
by the Agency and the City Council to be consistent with rede'lelo[lmeat [lIffSUlll1t to this
Plafr.-the General Plan and Zoning Ordinances.
17
5.
[9 115] A-aarolCHuate NlIlMer1171
Number of Dwelling
Units
TheapflrOJ(imate number of dwelling units flreseRtlYDermitted in the Project Area is '
estimated to be 422. .\11 He'.V resiaeHtial eeRstruetioH shall Ilot eJ(eeea 13... dwelling tmits per
aere in areas aeSigHllted ana psrmi~tillg high. aSlliIity rssiasAtialllse, 12 d'.yellillg lIRils per
aore ill meaiem aeHSily resiaentilllllse areas, lIRa () shall be consistent with the General Plan
and Zoning Ordinances.
dwelling liBits per aere iRIs'/{ density residential \!Se areas:
6. [9 4-Ml1181 Limitation on Type. Size, and Height of Buildings
The type, size and height of buildings shall be as limited by the applicable Federal,
State, and local statutes, ordinances and regulations.
7. [9 4+7M191 Open Spaces. Landscaping. Light. Air and Privacy
The apprelCimate amollnt of opeA sflliee to be pro'lided in the Prejeet Area is tho tetal
of all areas whieh will be the pHblie rights of way, the ]311blie grSll.H8S, the spaoe lirolHla
buildiHgs and all other olltdoer areas Flat pennilted te be eoverod by buildiFlgs pllrsullflt to
Secti,oFl12€i. LandseapiFlg plans shllllbe sabmitted te IRe .^.gencyfor review and approyal to'
ensare optimllm lloe of liviHg plBftt material.
With respect to the amount of open space to be provided in the Pr~ject Area and with
regard to the maintenance of sufficient space between buildings to provide for adequate light,
air and privacy, the requirements and controls of this Plan shall conform to and not be less
than those provided in the City's General Plan and Municipal Code.
g. [~ 11&] ~
.^.II signs sRall sonform to Cil)' sigH ordiiHlRees as tRey now exist sr 'are RoreaFler
amended. Desigr. of all Hew, revised Ell' altered signs SHall be submittsE! to the :\gens)' for
n~view aHE! spprElval before ereetien.
9.
[~ 419]
Utilities
The.^.gons)' shall reqllire that all atilities be ]3laced HfIE!srground wflell physically and
eeollomieally reasElAable, Elf '.vheH Ilol feasible, above grellBd atilities may be permitteE! by
the :\gells)'.
19. [~ 420] Incompatible Usos
No llse er structure whio!J.by FeasOR of appearanse, tFllffis, smeke, glare, twise, eaor
er siuHlar factors 'Nellld be incompatible ',','ith the saITouFlaillg areas of stTllstures shall be '
permitted in MY part of the Projeet ;\rea. WithiH the Prejec! Area, e)weflt wilR the apflreva]
18
offue A-geBey tRere shall be ae elltFaetioB of ail, gas or et!ler mineral suestanses, nor llR)' .
opening ar peBekatiaB far llfl)' purpose sORneeteElherewith withffi 390 feet afthe surfase.
11.
[~ 121]
NOBdiserimiflatiaa and NOBseereeatieR
There sHaH be no diserimiaat10a or segregatisR eased apOR sell, raee, solsr, age,
sreed, religioa, national srigia sr llfleestE)' peI1'BitleEl in tRe sale, lease, suClease, tranflfer, ase,
eesltflllfley, t8flare er efljs)'HIeat ef preperty iR tile Prajeet :\rea.
.~
.:::
.'
19
12.
[~ 122]
Resulldivisiofl of Par eels
"\iter rehal3ilitatien and de'/elopmeat plH'SlIllflt to ilie PIIlfl, lle pareel ill the Projeet
Area, inelHding allY pareel retained by a eOllforming e',Yfler or partieipllflt, shaH be
reslIbck/ided 'oYithoHt the lIflpreyal of the Ageney.
13.
[~ 123]
Mif!or Variations
Under e)[s8fltional eireHffistllflses, ilie :\gefley is IIlItaorizea to pBrmit a '..malion from
the limits, restrietions, Ilfld eontrols established by ilie PIIIB. II'. order te peFIBit sueh
variation, the ",.geney mast detennme that:
(l)tIle lIflplieation ofeertaffi pro...isiolls of the Plan 'NOllld reslIlt ill praetieal
diffiealties or aHReeessllI)' hardships if!eollsisteRt .....ith the gClReral purpose ami
intent efthe PlaIl.
(2)There are e)[e8fltienal eiFclHllstanees Ell' eenditions apfllieable te the pr-epert). or te
the illteaded dsvelopnlent eftlls I3ropsrty wbieR do not II!lply generally to
other preperties ha,..ing the same stllflaards, restrictions IIRd eontr-els.
(3)Permitting a .variatien will not be materially detrmwntal to the Pllbhe welfare or
injuriolls to pfepert)' or imprevements in ,he area.
(1 )Permitting a variatioR \'.:iII Ret be eentr-ar)' te tIle objeetiyes eEthe Plan.
In perfllittint; any sllBa variation, the ",.geney slulll ifllj'lese sash senditien5 as are
lleees5w)' to flretest the publie health, safety er welfare and te assure eelllpliar.ee with the
purposes ef the Plan.
In no eyent, hew ever, shall the i\gefley permit a varillflee wllieh vielates BRY limit,
restrietien or eentrol previded in the City'sMunieipal Code.
I.
[~ 424]
Design for DeyeleDl'mmt
ill Withfn ilie limits, restrietiells allEl Benke's estalllished if! the Plan, the .A.genc)' shall
withfn 180 clays efthe acloptien efthis Plan establish heightsofbllildings, IBRd severage,
set.eask re€llliremsnts, design oriteria, traffio orr-elJlatien, traffie aesess, and other
develepment and design eontrols neeessarl fer proper The Agencv may reatUre
submittal of landscaping plans for review and approval bv the Agencv before installation.
8.
r& 4201
Signs
All signs shall conform to City sign ordinances as they now exist or are hereafter
amended. The Agencv mav require that the design of all new. revised or altered Sig/IS shall
be submitted to the Agencv for review and approval before erection.
20
I
9.
f& 4211
Utilities
The Agency shall require that all utilities be placed underground when phvsicallv and
economically reasonable. or when not feasible. above ground utilities may be pemlitted bv
the Agency.
10.
f& 4221
Incompatible Uses
No use or structure which bv reason of appearance: traffic. smoke. glare. noise. odor
or similar factors would be incompatible with the surrounding areas of structures shall be
permitted in any part of the Proiect Area. Within the Proiect Area. except with the approval
of the Agency there shall be no extraction of oil. gas or other mineral substances. nor any
opening or penetration for anv purpose connected herewith within 500 feet ofthe surface.
11.
f& 4231
Non-discrimination and Non-segregation
There shall be no discrimination or segregation based upon sex. race. color. age.
creed. religion. national origin or ancestrv pemlitted in the sale. lease. sublease. transfer. use.
occupancy. tenure or enioyment of property in the Proiect Area.
'"
12.
f& 4241
Resubdivision of Parcels
"
,
After rehabilitation and development pursuant to this Plan. all parcels in the Proiect
Area. including any parcel retained by a conforming owner or participant. mav be
resubdivided. consistent with State law. the City's General Plan and Zoning Ordinance.
.\
..'
~
" --1';i'
l3.
f& 4251
Minor Variations
Under exceptional circumstances, the Agency is authorized to pemlit a variation from
the limits. restrictions. and controls established by this Plan. In order to pennit such
variation. the Agency must detemlinethat:
(1) the application of certain provisions of this Plan would result in nractical
difficulties or unnecessarY hardships inconsistent with the general purpose and
intent of the Plan.
(2) There are exceptional circumstances or conditions applicable to the property
or to the intended develonment of the property which do not apply generally
to other properties having the same standards. restrictions and controls. '
(3) Pennitting a variation will not be materially detrimental to the public welfare
or iniurious to property or improvements in the area.
(4) Permitting a variation will not be contrary to the obiectives of this Plan.
21
In oennitting any such variation. the Agency shall imoose such conditions as are
necessary to orotect the oublic health. safelY or welfare and to assure comoliance with the
OUIPoses of this Plan.
In no event. however. shall the Agency oermit a variance which violates any limit.
restriction or control orovided in the City's General Plan and Municioal Code.
I.
r& 4261
Design for Develooment
Within the limits. restrictions and controls established in this Plan. the
AgencvdevelepHlBflt afBa!ll priyate Ilfld pllBlie areas within the Projest .-\rea. These
stWldafEls may impose more stringent requirements but may not impose less stringent
develooment design requirements than those set forth in the City's Zoning Ordillanee. The
Design Review Standards shall Be adapted, ar amended, anly der notiee of a pllBEs hearing
ooneerning the adoption or amefHHl1ent thereof is pUBlished for nvo (2) sHesessive '.veeks in a
llewsjlaper sf gllfl6fal eirBula~ioll within the City afld after a publis hearing.
No new iHlflrovament shall Be eOllstruetedllHd ns ellisting in1j3fElveHlent shall Be
sliBstafltially modifi6~, altered, r8flaH-ed ar rehaBilitated 6J(6ept in aesordanee 'l..ith '
arehiteerural, lanessape Ilfld site plans submitted to WId appro'led ill '.vriting BY the !.gBney.
One of the objeetives ofth.is Plan is to ereate an attrasti'/e and pleasant 8fI'/ironment if! the
Pr-ojeet Area. Therefore, sueh plans shall give eonsideratian ta gaae eesign, alleR spaee and
ather amenities to "'Manse the aesthetie !lualily sf the Pr-ejeet l\rea. The !.geney shall Ret
appro'/e 1lRj' /llans that eo Rot somply '.vith this Plan.
J.
[~ 125]
Buileinrz: P6fftlits
1. (~126]' Re'/iew of ,^.llalieations for Jssllanse efPermits
No Bllilaing /lel1Rit shall Be isslled for the eonstrnetion of IlflY Rew ImileiHg or for an)'
cORstmetien OB Ilfl eJlisting baildiBg in the Projost Area from the date of adoptieB offuis Plafl
IIntil the applieatiaR f-or sueh Building /lermit has been /lrosessed in the IRar.fler hemin
provieed. :"'R)' sueh p6fffiit that is isslled must be in eOBformaaee with the ~reYisions afthis
PIBH. The :\pplisant shall ;3rovide slleh iRformation as is eeeHled BeeeGSary BY tile !I.b.~ney to
permit the .^.geRey ta re'/ie':: the applieatioR herellBder.
UpeR reeeipt by the City of liB applieatioR fer peffilit tlie Exeellti'ie Direetor aft-lie
;"'geney sliall be requested by the City to review the ap/llieatioR te eetermine wllat eff-eet, if
oa)', the issuaace thereofwaahi have apan the Plan. 'Nithill Utili)' days thereafter, aBie
El(oellilve Dieeetar, after eanf-erring with the PIWlning Direetor, shall file '.vith l1e City a
wotteR rellert setting forth his finding af fllBt, bllt nat limited to the folle',ving:
(1)\Vh,ether the preposed irnpfO'iemenls woald be eompatiBle ....ith the stllfldardG and
oilier requirements set ferth in the PIIll1; BIld
22
~,
(2)V,'hat meElifieations, if EIflY, in the prepesed rnlj'lre'iemeflts ,<,,'oHld be neeessarj in
orElor'to meet the FllEluiremeftts ef the PlaH.
f . I! ft Ref sail! t.airty day perioa, whiehever oeelH's first, the
f.i1:er reeeipt 0 Slll. repo or a. . II a .tieRs' er shall '''ithhold the issH8Ree of
City may alley; tIle isstlElflee efthe pefffilt Villi eeR I '. re"~~ent I!ees Rot meet the
the Jlermit iHhe B](SEHtive Director HEas that th~preft~~~R;: ...;tI-helaing isslillIlce of the
II PI "'. th' Hue E~j a8j'S a ef a.,e .Ii .. _ '.
reqllirements oft e aH: "I 1R . . '1 h lieantana'the Bl,eeHtive Direetor of ItS
pon)J.it the City shall Retify by eertll'i.ea mlll t e IIpp
deeisiOR.
The 8flj3lieant shall 8flj3eal the aeei~i~lI te the City Ce~eil within fifteell (15) eays
after Rotifieatien of the deeisieR er the demmeR Beeomes fInal.
, K. [~ 427] CORfeHBoit-;. with tlIe MlIBieiJ3111 Ceee
, , .'. I! I! th tFar' ill the PIlIIl all tlSOS, limits,
NotwithstaRE!ing anythIng (lroYl e. t~ e e~~. I d in the PIW: or by the :\gensy
res~etiens, eentrols, reElUireIHeftts aHE!entena ~sta IS ,e I! a ,,'deE! in the , '
flail I t et the mlAllffilm Stllll~ ar s pro ,J
pur~lIant te tae Plan, s , at eas .m~ " I _ fer tae development, eOflstruction or
Cit)"~M1illieij3al .Code; aRdRO btllldrng pemu~. o~ t ~hs ^...geney whish is not in somormity
rohaeilitatioH of ml(lrevomeftts shall be apflfO. e ) .
v..ith the City'sMmlieiflal Cede.
V. [~ 500] METHODS FOR FINf~!CING THE PROJECT
Gooeral Deseril'ltiofl oftae Pr<lDOSee .
Financial Methoes
Tall. ^ gene)' is authorized to finaf10e this Projeet with finlHle!al assistElfles ::: ~e
Cit:;, State ,,:i Califomia, (lroperty tax ifleremeats, interest ineeme, . .geney bonds)
oilier available souree. ptibhe or pR'/ate.
I - 'n aRE! for the ojleratiag eapital fOf non,inal
.^,lY/anees aHd lelll~s for sHfvey and 13 ~.n: ~ o"iasd BY the City until ade't"late tax
adfllinis.trlllien of this PrOj eot have seefl ~d ~ e. OAtt:s~ree te ropay the 10aRS 1II1d to
ineremeRts er other Rifles are Qval1able e~ S_lI me) th . thaB the City The City as it
- I' '(.1 Hem SOllrees e el .
p8fA!it borr-owing,aE!equllle v~or ORg e~1 (.~ a 1. City 10llflS and grants for ymolls j3l1blio
is able IRaY also SUj3flly addltlOflal asslstan~e t rougt. ,
faeilities.
^
.....
[~ SOl]
'^ ..'1 61 gas tal( fur.ds from the 8tate ef California and the Co~ty of Los
uS a.lII a e, ft' fthe parlaflg m~'be
f.ngeles will be lIsee fo: the street. system. }\:~.o all er Q po lell 0
installed through a flarlong authofl~ er othen.lse.
. t13.' ed to isslle sonds from time to time if it deems afljlropriate to
TIle Agefley IS all onz
OO-se,
23
The !..geeey is lllltflonzea te obtain admmoos, Borr,,',\' fllllds aad eroato mde:l3teanoss
m oarryillg allt t1Hs PlBR. The flrilleiflallllla iaterest all sueh advllIleas, fumls anEl
indebtedeoss may be flaiEl /'rem tall illoremollts or any other fllllds a'/ailable to the :'.gelley.
Tee !.gelley shall eet establish or melff llHY loan, aayanee or maeBtefffiess te bo
repaiEl from tlle alloeatiell oftBl<OS to the !.gOBO)' plff5UBRt to Health lIBEl Safety Code geotiDn
33679 later than JllflUary 1, 2091, lfITless tllis ReEloyoloflffioet Plaa is alllelldeEl ta flFa\'ide a
difibreat time limit permitted 1:Jllaer tHe Reaevels13meat La....?.
The AgeD")' sI1aIlll.ot r"'flay aft)' illdebtedness or reeei'/e any property tans pursllllBt
ta SeetieR 33il70 oflhe Redevelopmellt Laweeyoed JanlHlirY 25,2021, unless this
RoElovoloj3111eat Plan is amelldea to pnwiee a difI'efoBt time limit j3oFlRiHod an,aer tbe
RedovoloPffient La'N. This lHlIilatioB shall Rot bo applied to limit allooatiell of taxos to tbo'
Agello)' to ths oxteRt r-e(}uin:ld to oliminato projo"t Elofieits "reated llIlder suBdivision (0) of
SaotioR 33320.5, subdivisioR (g) ofSe"tioB 33331.6 or sHbdivisioll (b) ofsootioR 33187 of
tlle Redeyelopment LIlY,' for the j3l1Iflose of eliminatiRg defioits or 10 implemoot a
rllj3laeeffiollt aOllsiFlg program flUfSHllIlt to Seetiell 33113 of the RedevelopFlloRt Law.
, ,
24
'.1
B.
[~592]
T Wl mereme!!ts
"
f.1l tw,es levied apo!! twmble praperty w-ithffi the Pt-ejeet Area easfl year by or f-ar tha
booefit oftae Slate of California, CeWlty of Los :\flgeles, City ef i\realiia, aBY distriet er
sther poolis sSf]lafatiEllI (hereillafter saHlstilll.eS eallea "ta:Eillg ageflsies") after the eff-eetive
, date ef the erdiRWlee fljlprovi!!g this Rede'leleplll.eBt PIBti, shall be EHviaea as fellows:
(l)That portiel1sfthe tWles whieh 'Nsald be pr-adaeed BY the r-atS!ipeR whieh the tfrX
is le'liea eaeh year by er for eaeh ef said taxiBg ageBeies apsR the total SWll ef
the assessed valae efthe llHlable preperly iR the Reaevelapmellt Projeet as
shewR apaR the assessmsBI rail ased iB. eOlmeetisR with the ta:[fltiOR of saoh
propsrty by sash taKiRg ageflSY, last e'lHalized prior ta IRe efl'esti';s date of
saeh orliiBWlse, shall be aHeeated ta WId when eelleeled sllllll be paid illta the
fWllis ef IRe resjlsetive tWliRg ageaeies as ta:les by er fer said tWEkab aseReies
ef! all other property are paid (for the parpese of alleealillg tffiles le';ied by er
fer, any twriRg abelley er agoReies whish did net illelHde the territory efthe
Projeet ef! the sffcetive date of sash eFdiRanee bat ta '.vhieh sueh territory is
anReJled ar ather-vise iB.eladed after sueh eff-eetive date, the assessrnef!t Fell
IG9t eE]llalized ef!1:Ae effeeti'le sate of said erdiallnse shall be !ised in
determimBg!fie assessed valuatieB afthe taxable property ill the Projeet OR
saia eff-eeti'{e date); aBd
(2)That porlioRof said levies tWles oaeh year iR Ell,eess of s~.l0h llR101lnt shall be
alloeated te and wl~eReelleeted shall be paid into a speeial fllBd ofilie Agoosy
te pay the priaeipal af BRS illlerest en bonds, leaRs, mOBies aO'{aRsed 10, er
iRdebtedness (whet11sr, fHnded, refunded, assllmed ar etherwise) kasUfred by
tae .'.gens)' te fillanse or refiHanee, in whele er in plll'l, lhis RedevelopmeBt
Prejest. UHless and antil tbe tatal G9seosed '{alae efthe tw(able prBperty ill !fie
Projeet e)(seecls the tetal assessea '{aIlle afthe taxable flreperty ill the Projeet
as shewn BY Ihe last eqllalizes assessmeRt rail referred to iB paragraph (I)
hereof, all of the tWies levied and eolleeted llpeH !fie t&liable preperty iB. the
Prejeet shall be paid iHlo t-he flinGS aftae reopeetive tWling agellsies. Whea
said Bonds, loans, ad'{aRees aRd if!debtedRess, if EIfIY, eBd interest thereen,
have beeH paid, all memes thereafter reeeived from tillies llpeH the ta)iable
prejlerty in the Prejeet shall be paid into the fuBGS afIRe respeetiye tilll.mg_
agensies as ta)leS eH all ether preperty are paid.
The perlieR eftw(es mentiened in plli'agr-ajlfl (2), al;Jeva,s are hereby
irrevesably !lledgedfer the J3aymeatefthe priRsiJ3al of (!Ba interest Oll the
advllllse ef memes, 131' malriag efloans, er the inenrriBg ef lIRY iHdebtedaess
(whet-her funcled, refunded, assWHad or other,vise) BY !fie .'.geBe)' te finaRse ,
131' refilleBee the Projeet in waele 131' in part.
The .A.gene)' is aulherizea to malie slleh pledges as te speeifie aa'lallSeS, leaRs
lIRd indebteaness as fljlprBpriate in ealT)1Rg eut the Pl'ejeet.
25
VI.
c.
[~ 503]
26
<.
remedies may iRsluele em are Het limited ta speeine llerfermar.se, damages, reeatry,
iFlj lIfleaaf15 ar MY ather remedies allllF1311riate ta tha lllHll13ses sf this Plan. lR additi13H, any
reeeFdedllrevisians whieh are el1llressly f{)r the heRent af aVo'fIers ef llrallel't)' in the Projeet
-,\rea may ha enf13reed BY SIWB 13WRers.
'1m. [~g90]
PRDCEDURE FOR :\M,ENDM~rr
This Plan may es amaliElad hy means 13fth1311rileeelHra estaBlished ill. Seetians 33450.
33458 af the CammHfHty ReEle'ielapmeat LlI':. ar BY any ether llraeedure established ey IlIw.
IX. [~999] , N=EIGHBORHOOD IMP:\CT ELEMENT
The Projeet Area dees eentaia law and mederate iaesme hausing. THe iffiflaet af the
PfEJj eet Uflel'l the residents eft;he Pre-jest -'\rea and BUffeunding areas ROO been deserilled 'l.ith
spesi:f3.eity in ilie draft Eavircll1mBRtal Imllaet Rell13rt whieh the !.geRe)' 8115 prepared Il5 ilie
lead &geney H-. !his Pr{)jeet and plaeea ell. file with the City Clerk ill. e13ajlffietioa willi tms
Plafu
<
Releeatiaa: By using rehaBilitation of elcistiRg struetures through ewner
partieipation agreel'Hents, the ."geney plans to minimize reIoeatian of residential e'llnefS and
oeeilpants. If, however, paresis are neeaed filr the eenstniotioFl ofpuelie improvements or to
5\1eeessfully iinplement this Plan, releeatioa will be liRa'ieiaable. No slleeifie estimate ean
ee made at this time onhe nwuBsr ef pareels and residents that eeHld be sa affestee.
"
,
Trame Cirealation: Traffie sire\llation ill. residall.tial area, while generallyadequats,
requires some nloaifieation. CoaDtnietion snd iastallation of pecleGtrilllcl walkways and signal
cleviees '",ill iaocsll5esafety in these areas. The installatiea ef aEleqmlte arterial traf:fie
contrels aaa the llf;Ovisien for iaerell5ea parkiag and the imprevemeRts te Be made te First
!.vea\lc will ensellf&ge rHors eommereially orieatea sirelflatioa ill. the eOffiffiereial use areas
aloaE; First .^. 'leaae !IRa H\lHtmgtea Dri'le.
The provision of milroacl ever and \lHderpasses .....ill iHersll5e vshieular aHd pedestriaa
safety ",mile previaing for he~ter traffie eire\llatioa.
EIlYireflHlentalOllaliN: The shar! run impaet ofllie Projeet may Ba aegative beeause
€If the !raffie, Reise and debris ass8siated with rehallilitatiea and e8HstrUetioR. He':.;ever,
after the a8':elopmeat is eomplete, the aesthetie imllro...emeats thrOllgflSllt the Prejset,
esalllsa '!lith the deerell5e ill. trams eirealatiea ill. the resideRtial areas and the provisioas fer
the imtallatiea efpedestrian ',...alkws)'s and sigaal deyiees aad adel'\uate Ilflsrial traffie
oontrels, will Be signifieant impreyemel1ts ef eRviromneRtal quality.
A'/si!ability efComm~\Aitv Faeilities and S6IYiees: IRlflro'lecl trame cireulation will
permit greater aeeess to the muaieipal serviees witiTia and withom the Prejeet ,\rea.
SidewaHcs te.Be installea ,....ill ee:f3.nitely impreye peeestrian mo'/ament IIfld safety.
Improvemsnts to the :\r-eadia Celist)' Park will expana !lRd malce mere a\.ailaBle llHd
aeeessible e6fllffi.llRit)' [aeilities and serviees ill. Ihe Pre-jeet !\rea aad in the esmm~ll1it)'.
27
The de'le!O!lffieat OfR!)','! 0ommer-eialllSes and the de'!e!O!lffieBt eft.ae Fll5sioa Pad, R-egiOBClI
SSO!lpiBg CeBter ,,!iII 0reate OOB'IemeBt aad additioRal shoppiBg lUld serviees to Beth the
Projeet :\rea and the City of NeRdia.
Effcet OR Solioo! POllalatioR lUld Oaa!itv of Eda0atioa: Tlie ase afrehaBilitatioR of
existiag resideBtial ewellings ia eORjuR0tion 'IAth tlie development of militi fanH!Y tPl.'ellings,
'l!liere slioh ases are p<...l.itted, (wliieh mala family residentiallises are antieipated to
prolluee a lesser impaet ea selioel!lo!lulatioa thlUl siRgle family resideBtiallloes) ineieate that
the Proj eet ,-,!ilI hl'l'le little effeet OR the s011001 populatioR.
Prellort.,. AssessmeBts lUld Taxes: The impr-e'!eBleBts to real !lropeflj' 'l.ill pmbably
reslllt in ffigher assessee '!allles. The iflerease will probably Be greater far eammereialllse
pr-operties BIld JlreseBtly lffideveloped property thaR for preperties '-'lith eJdstiRg residential
llSes. Beeaase efreesBt Jlreperty taie rsronn legislatioR, RO aeellfate !lrojeetion oftme rates
ean be Rlade. Tlie inteRt of sueh legislatioR, ho'.vever, was te reelleo real property twe rates.
Other Ma~ers :\ffeetilll2: the PI1'loieal and Sosia! OHalip,. afthe Noiglffior.aoed: To the
eJ[tsnt that POrtiORS afths Prejeet !.fea are URdenlsyeloped and iRl!lro'lement projoeis are
eHlT6Iltly Hader EJOllstru0tion or eOffilllitted, ebange ami develo!lmeat are boiRb to EJome m the
Projeet }d'sa Ratc.yitllDtlUltliRg the adoptioR of a reae'!elopmeBt plan for the area. Tas
aao!ltien of a redevelopment !lIaR aile its iRl!llemealfrtion by the Agell.,)', in .,ooperstioR with
other sfltities iaelllding the Proje0t .'\rea Committee, are msllllS of assarrng eORHBHBity
sORifal of the IflaRR61' iB wbiEJh lhe mevitabls .,banbes willaffe.,t the pliysi.,allUla soeial
qllality of the neighborhood.
Ordinance regarding height of buildings. land coverage. setback requirements. design
criteria. traffic circulation, traffic access. or other development and design controls. Design
Review Standards shall be adopted. or amended. onlv after notice of a public hearing
concerning the adoption or amendment thereof is published for two (2) successive weeks in a
newspaper of general circulation within the City and after a public hearing.
No new improvement.shall be constructed and no existing improvement shall be
substantiallv modified. altered. repaired or rehabilitated except in accordance with
'architectural. landscape and site plans submitted to and approved in writing by the Agency.
One of the obiectives ofthis Plan is to create an attractive and pleasant environment in the
Proiect Area. Therefore. such plans shall giye consideration to good design'. open space and
other amenities to enhance the aesthetic Qualitv of the Proiect Area. The Agency shall not
approve anv plans that do not complv with this Plan.
J.
f& 4271
Building Permits
1.
f& 4281
Review of Applications for Issuance of Permits .
No building permit shall be issued for the construction of any new building or for anv
construction on an existing building in the Proiect Area from the date of adoption of this Plan
until the application for such building pern1it has been processed in the manner determined
28
.. ,
bv the Agency. Anv such permit that is issued must be in conformance with the provisions
of tills Plan. The Applicant shall provide such infomlation as is deemed necessary by the
Agency to pennit:the Agency to review the application hereunder.
K.
f64291
Co~formity with the Municipal Code and General Plan
Notwithstanding anvthing provided to the contrary in this Plan. all uses. limits.
restrictions. controls. requirements and criteria established in this Plan or by the Agencv
pursuant to this Plan. shall at least meet the minimum standards provided in the City's
General Plan and Municipal Code; and no building permit or plan for the development.
construction or rehabilitation ofimproyements shall be approyed bv the Agency which is not
in conformity with the City's General Plan and Municipal Code.
v.
f65001
METHODS FOR FINANCING THE PROJECT
A.
f65011
General Description of the Proposed
Financial Methods
The Agencv is authorized to finance this Proiect with financial assistance from the
Citv. State of California. property tax increment. interest income. Agencv bonds or anvother
available source. public or private.
Advances and loans for survev and planning and for the operating capital for nominal
administration of this Proiect have been and are to be provided by the City until adequate tax
increment or other funds are available or sufficientlv assured to reoav the loans and to pennit
borrowing adequate working capital from sources other than the City. The City as it is able
mav also supplv additional assistance through City loans and grants for various public
facilities.
As available. gas tax funds from the State of California and the County of Los
Angeles will be used for the street svstem. Also all or a portion of the parking mav be
installed through a parking imthority or otheIWise.
The Agency is authorized to is:;\le bonds from time-to-time ifit deems appropriate to
do so.
The Agencv is authorized to obtain advances. borrow funds and create indebtedness
in carrying out this Plan. The principal and interest on such advances. funds and
indebtedness mavbe paid from tax increment or anv other funds available to the Agencv.
B.
f65021
Time Limits for tile Establishment of Debt
For the Original Proiect Area. the Agencv shall not establish or incur anv loan.
advance or indebtedness to be repaid ii'om the allocation of taxes to the Agencv pursuant to
Health and Safety Code Section 33670 later than January 1.2004. unless this Redevelopment
Plan is amended to provide a different time limit permitted under the Redevelopment Law.
29
For the Amendment Area. the Agencv shall not establish or incur anv loan. advance
or indebtedness to be repaid from tbe allocation of taxes to the Agencv pursuant to Health
and Safety Code Section 33670 later tban 20 veal'S from tbe effective date of the ordinance
adopting Amendment No.5.
C.
f& 5031
Time Limit for the Repavrnent of Debt
For the Amendment Area. the Agencv shall not repay any indebtedness or receive anv
property taxes pursuant to Section 33670 of the Redevelopment Law later than 45 years after
the date of adoption of Amendment No.5. unless this Redevelopment Plan is amended to
provide a different time limit permitted under tbe Redevelopment Law. This limitation shall
not be applied to limit allocation of taxes to the Agencv to the extent required to eliminate
proiect deficits created under subdivision (e) of Section 33320.5, subdivision (g) ofSectioIl
33334.6 or subdivision (b) of section 33487 of the Redevelopment Law for the purpose of
eliminating deficits or to implement a replacemeut housing program pursuant to Section
33413 oftbe Redevelopment Law.
For tbe Originai ProieCt Area. tbe Agency shall not repay any indebtedness or receive
anypropertv taxes pursuant to Section 33670 of the Redevelopment Law beyond January 25.
2024. unless this Redevelopment Plan is amended to provide a different time limit pemlitted
under the Redevelopment Law. This limitation shall not be applied to limit allocation of
taxes to the Agencv to the extent required to eliminate proiect defiCits created under
subdivision (e)ofSection 33320.5. subdivision (g) of Section 33334.6 or subdivision (b) of
section 33487 of the Redevelopment Law for the purpose of eliminating deficits or to
implement a replacement housing program pursuant to Section 33413 of the Redevelopment
Law.
D.
f& 5041
Tax Increment
All taxes levied upon taxable property within the Proiect Area each year by or for the
benefit of the State of California. County of Los Angeles. Citv of Arcadia. anv district or
other public corporation (hereinafter sometimes caHed "taxing agencies") after the effective
date of the ordinance ar.nroving this Redevelopment Plan. shall be divided as follows: '
(1) That portion of the taxes which would be produced by the rate upon which the
tax is levied each veal' by or for each of said taxing agencies upon the total
sum of the assessed value ofthe taxable property in the Redevelopment
Proiect as shown upon the assessment roll used in connection with the
taxation of such propertv bv such taxing agencv. last equalized pn or to the
effective date of sucb ordinance. shall be allocated to and when collected shall
be paid into the funds ofthe respective taxing agencies as taxes by or for said
taxing agencies on ail other propertv are paid (for the purpose of allocating
taxes levied by or for any taxing agency or agencies which did not include the
territOry of the Proiect on the effective date of such ordinance but to which
such territOry is annexed or otherwise included after such effective date. the
30
. . ~. \ ,
assessment roll last equalized on the effective date of said ordinance shall be
used in determining the assessed valuation of the taxable property in the
Proiect on said effective date): and
(2) That portion of said levied taxes each year in excess of such amount shall be
allocated to and when collected shall be paid into a special fund of the Agency
to pay the principal of and interest on bonds. loans. monies advanced to. or
indebtedness (whether funded. refunded. assumed or otherwise) incurred by
the Agency to finance or refinance. in whole or in part this Redevelopment
Proiect. Unless and until the total assessed value of the taxable property in the
Proiect exceeds the total assessed value of the taxable property in the Proiect
as shown by the last equalized assessment roll referred to in paragraph (I)
hereof. all of the taxes levied and collected upon the taxable property in the
Proiect shall be paid into the funds of the respective taxing agencies'. When
said bonds. loans. advances and indebtedness. if any. and interest thereon.
have been paid. all monies thereafter received from taxes upon the taxable
property in the Proiect shall be paid into the funds of the respective taxing
agencies as taxes on all other property are paid.
The portion of taxes mentioned in paragraph (2) above. are herebv irrevocablv
pledged for the payment of the principal of and interest on the advance of
monies. or making of loans. or the incurring of any indebtedness (whether
funded. refunded. assumed or otherwise) by the Agencv to finance or
refinance the Proiect in whole or in part.
The Agency is authorized to make such pledges as to specific advances. loans
and indebtedness as appropriate in carrying out the Proiect.
The total amount of dollars of tax increment from the Original Proiect Area
that mav be divided and allocated to the Agency pursuant to this Plan is two
hundred million dollars ($200.000.000).
E.
r& 5051
Other Loans and Grants
-
Anv other loans. grants. guarantees or financial assistance from the United States or
any other public or private source may be utilized if available.
F.
r& 5061
Bonded Indebtedness Limit
The amount of bonded indebtedness to be repaid in whole or in part from the
allocation of taxes described in subdivision B (2) above from the Anlcndment Area that can
be outstanding at anyone time shall not exceed $60.000.000.
VI.
r& 6001
ACTIONS BY THE CITY
31
The City shall aid and cooperate with the Agency in carrying out this Plan and shall
take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and
to preyent the recurrence or spread in the area of conditions causing blight. Action by the
City may include, but is not limited to the following:
(1) Institution and completion of proceedings for opening. closing, yacating, widening or
changing the grades of streets. allevs and other public rights-of-way. and for other
necessary modifications of the streets. the street layout and other public rights-of-way.
in the Proiect Area. Such action by the City shall include the requirements of
abandonment and relocation by the public utility companies of their operations in
public rights-of-way as appropriate to Carry out this Plan.
(2) .Institution and completion of proceedings necessary for changes and improvements in
publicly owned public utilities within or affecting the Proiect Area.
(3) Revis.ion of the zoning within the Proiect Area to permit the land uses and
deyelopment authorized by this Plan.
(4) Performance of the above and of all other functions and services relating to public
health. safety and physical development normally rendered in accordance with a
schedule which will pennit the redevelopment ofthe Proiect Area to be commenced
and carried to completion without unnecessary delavs.
VIT. r& 7001
ADMINISTRATION AND ENFORCEMENT OF THE PLAN
The administration and enforcement of this Plan including the preparation and
execution of any documents implementing this Plan shall be performed by the Agency andlor
the City.
When reference is made in this Plan to the Executive Director concerning acts to be
performed under this Plan. such acts shall be performed by the Executive Director or his
nommee.
The provisions of this Plan or other documents entered into pursuant to this Plan may
also be enforced by court litigation instituted bv either the Agency or the City. Such
remedies may include but are not limited to specific performance, damages. reentry,
iniunctions or any other remedies appropriate to the purposes of this Plan. In addition. any
recorded provisions which are expresSly for the benefit of owners of property in the Proiect
Area may be enforced by such owners.
VIII. r& 8001
PROCEDURE FOR AMENDMENT
This Plan may be amended by means of the procedure established in Sections 33450-
33458 ofthe Community Redevelopment Law or by any other procedure established by law.
32
r-
EXHIBIT A
Original Proiect Area Boundary and Land Use Map
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CENTRAL REDEVELOPMENT PROJECT
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CITY OF ARCADIA
General Plan Land Use Oesignatior
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Project Area Boundary
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APR 26,
PAOI03023.AR<;::DVB
l0201,002.002/03/27/01EXHlBIT B
Oril!inal Proiect Area Lel!al Description
That certain parcel of land in the City of Arcadia. CoUnty of Los Angeles. State of
California, described as follows:
BOUNDARY DESCRIPTION
Beginning at the intersection of the west line of Colorado Boulevard 80 feet wide and the
northeasterly prolongation of the southerly line of Tract No. 15318 as shown on map
recorded in Book427. Page 25. of Maps of the recorder of Los Angeles County: thence
easterly along last said prolongation to the northeasterly line of Colorado Boulevard 80 feet
wide: thence southeasterly along said Boulevard to the east right of way line ofthe east
branch of the Arcadia-Sierra Madre Flood Control Ch81mel; thence south along said right of
way li\le to the southerly line of that parcel ofland described in deed to Maude Lapham and
Marie Van Horn and recorded as document No. 157 on June 8: 1956. in the office of said
recorder: thence easterly along the last mentioned line and its easterly prolongation to the
east line of Santa Rosa Road; thence southerly along the last said line to the northerly line of
San Juan Drive; thence easterly along last said line to the westerly line of Tract No. 13154 as
shown on map recorded in Book 264. Pages 3 and 4. of said map records; thence southerly
and easterly along the boundary of the last mentioned tract to the southwest comer of Tract
No. 14744 as shown on map recorded in Book 305, Pages 4 and 5. of said map records;
thence easterly and northeasterly along the southerly and northeasterly boundary of said
Tract 14744 to the most southerly southeast comer of Tract No. 15337 as shown on map
recorded in Book 346. Pages 12 and 13. of said map records; thence northeasterly and
northerly along the boundary of last said tract to the southerly line of previously mentioned
Colorado Boulevard; thence northerly along the prolongation of last mentioned course to the
northeasterly line of the Atchison. Topeka and Santa Fe Railroad right of way; thence
northwesterly along last said line to the southwesterly line of the Foothill (Interstate 210)
Freeway; thence southeasterly along said freeway right of way to the Arcadia City bOlmdarv;
thence southerly along said boundary to the southwesterly line of the Atchison. Topeka and
Santa Fe railroad right of way; thence northwesterly along last said line to the easterly line of
Second Avenue; thence southwesterly along said Avenue to the easterly prolongation of the
south line of AHa Street; thence west along said prolongation and street to the west line of
Santa Anita Avenue 100 feet wide; thence north along said west line to the south line of
Huntington Drive 80 feet wide; thence west along last said line to the intersection ofthe
southeasterly line of Huntington Drive formerly the Pacific Electric Railroad right of way;
thence southwesterly to the southeasterly prolongation of the northeasterly line of that parcel
described in the deed to the City of Arcadia as recorded in Book 24722, Page 43. of Official
Records of said County; thence northwesterly along last said line and its westerly
prolongation to its intersection with the northwesterly line of Huntington Drive as described
. ill the deed to the City of Arcadia recorded in Book 9396, Page 145. of Official Records of
said County; thence northeasterly along last said line to the intersection of the southwesterly
line of Colorado Place: thence northwesterly along last said line and its northwesterly
prolongation to the point of beginning. -
2