HomeMy WebLinkAbout1324
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'PLANNING COMMISSION RESOLUTION NO. 1324
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'A .RESOLUTION APPROVING AMENDMENT NUMBJ?R TWO
TO THE REDEVELOPMENT PLAN FOR ~HE 'CENTRAL
REDEVELOPMENT PROJECT AREA AND;RECOMMENDING
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THE PLAN AMENDMENT BE APPROVED. BY THE
ARCADIA CITY COUNCIL AND THE ARCADIA
REDEVELOPMENT AGENCY
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WHEREAS, S.B. 690 mandates tha't all redevelopment,plans in'
.the state of Califor'niaadopted prior to December 31, 1977
stipulate the maximum amount of tax increment revenue a
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redevelopment agency may receive from a redevelopment project
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'~rea, estabiish'a timw limit within which a redevelopment agency
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may initiate eminent domain a~~ions on properties within a
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"pr6ject area;' and establish a ,length of time a redevelopment plan
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'"can be: tv' 'existen<;:e; and
W5EREAS;the Redevelopment, plan for the Central
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Redevelopment Project in:,Arcadia, as amended,. does not contain
the provisions'required by S.B. 690; and
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WHEREAS, the exist,ing Land Use Map' for the Redevelopment,
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".." Planfor'thecentr~i Redevelopment Project :in Arcadia as amended
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T' " ,fby>brdinance. 1722 on May 19" 19B1 contains certain'
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'.. ':":inc(:lnsistencies' with the City of Arcadia's ,General Plan which
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. . this 'Amendment',Number Two will resolve, and
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':; ". :-:. ~IiEfEAS,,,,"the 'Agency desires to make certain other text
, changes a,ffecting the tini'~ for processing Design Revi'e.,s" and
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"WHEREAS, an Environmental Checklist has been completed
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~. findi~~ that nd si~nificant impacts w~ll result due to this
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Amendment Number Two, and
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WHEREAS, on October 1'4, 19B6, the Planning Commiss'ion
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i.' .;"r.~.viEiwed, conlidered and apptbved a proposed amended
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,\ Redevelopment Plan and directed preparation of a Resolu,tion
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re:flecting that decision.
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. . NOW TJ:lEREFORE, THE PLANNING COMMISSION OF THE CITY (IF'',,
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ARCADIA; CALIFORNIA,: HEREBY RESOLVES AS 'fOLLOWS:
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SECTION 1.
That the ,Planning Commission has considered .the
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Envi~onmental'Checklist for'the proposed Amendment'Number Twp and'
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fin,d,ing of a Negative Declaration attached .as Exhibit "A".
SECTION 2. That the Proposed Redevelopment ,Plan Amendment
Number Two, .'attached: as Exhibit "B", conforms to ,the General
P~an.
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SECTION 3. ,That the, Plannfng Commission recommen<;'ls approval,
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of the Proposed Redevelopment Plan Amendment Number Two by the
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. Arcadia 'Redev'elopment: Agency':and Arcadia City Council.
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SECTION.4.
The S~cretary shall certify to the adoption of
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this ,Resolution and shall cause a copy to be forwarded t:othe
. City Council of the City of Arcadia~
~'HEREBY CERTIFY ,that. the foregoing Resolution was adopted
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at a regular meeting' of .the Planning Commission, held on the 2Bth
day of Oc~ober, 1986 by the foliowing vote
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'AYES:
Commissioners Amato"Fee, Galinski, Hedlund, Kovacic, Szany
NOES:
None
ABSENT: .
. Commissioner Papay
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AT,TEST:
. 'r ~
Cha,irmal}, .Planni
City of 'Arcadia
'~lidA1iJl~
Secr.etar:Y, PlannJng'Commission
City of 'Arcadia'
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fflemotanJum
D8tL_~~/ 2B/B6
TO:
Arcadia Planning Commission
~~~le R. Connors, Economic Development Assistant
FROM: ~
Ratification of Planning Commission Action
SUBJECT:
Approving Amendment No. Two to the Redevelopment Plan
The Planning Commission considered the proposed amendment to the
Redevelopment Plan for the Central Project Area on October 14,
19B6. After review by the Commission, staff was directed to
prepare a resolution for adoption at the October 28 meeting which
ratifies the prior Planning Commission action.
Attached for your consideration is Planning Commission Resolution
No. 1324, A Resolution approving Amendment Number Two to the
Redevelopment Plan for the Central Redevelopment Project Area and
recommending the plan amendment be approved by the Arcadia City
Council and the Arcadia Redevelopment Agency.
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RECOMMENDATION
That Planning Commission Resolution No. 1324 be adopted.
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memotanJum
Date _.l.Qn / B 6 .
TO: Arcadia Planning Commission
FROM: ~le R. Connors, Economic Development Assistant
SUBJECT: Proposed Amendment to the Redevelopment Plan
The Agency must amend the Redevelopment
this year in order to comply with SB690.
limits be set for:
Plan before the end of
This requires that
1. The length of time the Redevelopment Plan can be in
existence (Sec. 102 and 501). No expiration date
currently exists.
2. The amount of tax increment the Agency can receive over
the life of the Redevelopment Plan (Sec. 502).
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3. A limit on the time period for commencement of eminent
domain proceedings (Sec. 303).
Of more relevance to the Planning Commission is the need to make
the Redevelopment Plan Land Use Map consistent with the General
plan in several areas. Additionally, text has been added to the
plan such that the map will automatically amend should the City
General Plan be amended (Sec. 401). In this way, they will
remain consistent in the future. Following is a summary of the
Land Use Map changes:
LOCATION OF CHANGE
CURRENT
1. NEC Newman/Santa Anita
2. SEC Newman/Santa Anita
3. No. & So. Side of Newman, E. of Santa Anita
4. SEC 1st Ave./Colorado
5. SEC Santa Anita/La Porte
6. No. Side of La Porte, Flower to 2nd Ave.
7. East & West of Rolyn Pl., Santa Clara to R.R.
8. Huntington Dr., San Juan to San Rafael
9. Santa Anita, South side of Morlan Place
10. Santa Anita, Morlan Pl. to Santa Clara
11. Huntington Dr., Santa Anita No. to Railroad
CO
CG
CO & RHD
RHD
CG
RHD
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CO
CO
CO
NE~I USE
CO/RHD
CG/RHD
RLD
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CO
CG
CG
CG
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All of these land use amendments are consistent with the General
Plan. Please note that No. 8 would change the current General
Commercial use to the more restrictive Commercial Office
designation.
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Other minor changes proposed for the Redevelopment plan include
lengthening the administrative noticing and processing periods
for Design Review (Sec. 426), adding text to strengthen the
Design Review process (Sec. 424 and 426), and providing the
Agency with greater discretionary authority in entering into
Owner Participation Agreements (Sec. 307). Greater detail has
also been added to the Map, e.g., Santa Anita Wash, Fifth Avenue,
San Juan, San Rafael, etc. for clarity.
A Negative Declaration (Attachment No.1) has been prepared and
forwarded to the appropriate agencies.
Attached is a draft copy of the complete Amendment Number Two to
the Redevelopment plan for your review and comment (Attachment
No.2). Additions to the text are underlined while deletions
have been stricken with a bold line through the affected words or
phrases.
Following Planning Commission action, a public hearing must be
held before the Redevelopment Agency and the City Council must
approve the Amendment by Ordinance. Notice of the hearing must
be placed in the paper and a certified mailing must be made to
property owners and taxing agencies in the Project Area.
RECOMMENDATION
That the Planning Commission:
1. Consider the Environmental Checklist and Negative
Declaration and approve both (Attachment No.1);
2. Find that the proposed Amendment No.2 conforms to the
General Plan (Attachment No.2); and
3. Approve Amendment Number 2 (Attachment No.2).
DRC/dc
Attachments: Environmental Checklist and Negative Declaration
Proposed Amendment Number Two to the Central
Redevelopment plan
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A. BACKGROUND
1.
Name of Proponent
2.
File No.
ENVIRONMENTAL CHECKLIST FORM
Arcadia Redevelopment Agency
240 W. Huntington Drive
Address and Phone Number of Proponent
Arcadia,
CA
91006
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
1. !!.ll!l. Will the prOpoul n.ult in:
.. Unstahle.arthcoRditionlorln
chanqe. in qeQloq-ie .\lbltructure.7
b. Dhruptiolu, displ.c_nt., eoa-
plction Dr overcoverin9 of the .oil?
c. ClIUl9' in topoqr.phy or qround
lurbc:e reUd feature.?
d. The cl.en.r\lction, covering or
IDOd1fication of any unique 9101091<:
orphya1cd .feature.?
e. Any illeR... ill wind or ....ter
ecoalon of lOllI, either on or off
tbea1td
f. Chlnqeainsiltlt1on,cleposltion
or Ir0.10n which lUly modify the
ch.nnel of ,. river or .trl....
9. Exposure of people or property to
glolo'iie haurd, .uch.1 ..rthqllakel,
hnel.Ud... IIIUd.Ud.., 9round failure,
or .illll.1ar haurcta?
2. lli. Will the propo..l result In.
_, S~t'nti.lair~..iOfl'or
deterioration of lUlbient dr quaUty?
b. Th. cnation of obj.ctionabl.
odon?
c. Alte~ation of ai~ lIOY_nl.
.,.i.tu~. o~ l_~alu~e. o~ any
chllflge in dilute. eith.~ locally
o~ n9ion.lly?
J. !!!!!E. Will lha P.,opo.al .,..ull in,
.. Chang.a in cur~.nt.. 0" the cou....
of ,Unction of vat.... mov.llent. in
f~..h vaten?
b. Ch.nt.a in a.baorplion ...te..
draina.;. patt.rns, or the r.t. and
aI30Ullt of surf.ce v.t.r rlUloft?
c. ''It..r.t.ion. to the eou~.e 0..
flow of tlooc1 v.t...ra?
d. Chang. in the _unt of .uTf.ce
v.t... in any v.t.r body?
e. Dlacl\aro;. Int.o aurf.ce ...t.eTa, or
in any .lteTatlon of .urfac. vateT
qu.lit.y, including but not. lillited t.o
t.CIIlpttr.tur.. .ua.olvacl oxyg..n OT
tW'bidity?
!. "luntiOllof tbadinotionOr
rat. of flow of gToWld v.ter.?
g. Change in t.he quanti ty of .;round
...t....... either t.hrouqh direct addition.
or wilb4r..,.la. or lbroWlh int.TceptiOll
of any &quif..., by cut. or exeavatiooa?
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h. Subatantial reduction in the
aAOUnl of vat.ar othfll:wi... av.ilable
fo~ public ".t..r .uppliea?
i. l!:&pOaure of people or property
to ...t.T r.lated h...rds .uch ..
flooding?
4. Plant Life. Ifill th. PTopoaal r..ult in:
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x
x
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X
X
.. Ch.nge in th..4ivenityof .p.cia..
OT numb"T of any .peele. of pl.nt..
(including t........ .h~ub.. gT.... crops,
lIicrono... and aqu.tic planta)?
b. Reduction of th.. nQmben of .ny
uniqUII, r.ra or ..nd41lgered apeei...
of plant.a?
e. Introduction of n_ apeci... of
planu into an .r.... or Teault ina
bar~ie~ to the norm.al Tepleni.h....nt
of..xi.t.ing.poIci.a?
x
X
x
X
X
x
5. Ani_I Life. Will the propoul ...a\llt
In,
x
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a. Change in the 4ivenity of .paci...
or nlDlbeT. Of any .paeiea of anillala
(bi~d., land ani.."la incllldinq ...pt.U..a,
fl.h .nd ahellfiah, b..nthic O~ganialU.
ina.cta 0.. lIio~of.un.l?
x
b. ~duetion of t.h.. nQmb"... of any
unique, ~.~e o~ ..n6anq.red .peci...
of anilllala?
X
x
e. 1ntroduetion of .... .pecia. of
aniJaal. into an ar.... or r..ault in
. barTi... to th.. aigr.tiOll o~ .,..,...-
_nt. of anilula?
d. Dat.do~ation to .xi.ting wildlif.
habitat?
X
..x
X
,. lIIoh.. Ifill th. propo.al r...ult in'
.. 1ncr...... in axi.till9 noi... l...,.la?
x
..ll
X
b. ~u... Of peOple to a""ar..
nol..el.._la?
x
X
? ~;~~c:n~..:l~~:ht :;l~l~~?propo.al
t. Land Va... IfUl th.. propoaal ~..ult in
..ut>.tantialalt..rationofth.
. pr.....nt or plaNlad land tI.. of an ar.a?
.l\
x
x
,. Ratu:ral aeaoUJ"c.'. Ifill th. proposal
r.aulti.n,
X
.. 1ncr...a. in th.. r.te of usa of any
natur.l r.aouTe...?
x
b. Subatantial depl.tion of any
nonr..newabl. n.tur.l reaource?
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At tachment tlo.
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10. Rhk of UP..t, Dolt. the pl'OpOllal
involve. Uak Of an Ilxplodon Dr
the rel...& of ha..rdolll aubstances
linclucli1l9. but not U.IIl1tad to. oil.
peatici,s,III, chllllllcala or radiation)
ill t.ha avent of an .eel-chmt or
~.t condJ.d~?
~:II~:;~~. W~~t~u~:~.~~n:f~;~
or 9rowth rate of tlw 11l1ll.an popuh-
"UOl'IDf ana"''?
.:~:~:; h~in~.oir=::; :tt."t
" (I_d for ..ddltion.l bou.sing1
L1. 'l'ulIlportat!on/CI..ri:ld.atlor.. "ill
tile proposu. re~u.Lt 1m
eo Gener.tion of aW'U:'Ulthl .ddi-
Uonalvab1c:ular_nt?
u,
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b. Zffecu em ....bUnq pu-kinq
f,ecUlt,i." or dUl&1ll! for n_ park1I1'i'?
c. SlIbatanti&l ilopact upOn pistillq
tr&1\lporUt.1Gr\ ,syste...?
d. Alt.erat!one, Ul p"l.nt patta",.
of ci:rClllatt.oll or _nt of people
IUldl~ CJOQdII?
e. Altarations to .Iurborne, raU
or dr traffic?
f. Increa.. irl trafUc hallarda to
IIOt.OZ: 'nhicl_, b1cyclht.1 0%
pe:cknrl~.?
14. Public 5110"1cu. W111 the prOpor..l
"eve an .tract upon, or naw.t in ...
_ad for new = alt..~ 'JOV'lIl~n'tal
I.rdoel in allY of the followinq
.r....
.. Fire prouet:ion?
b. PoUee proteetiOZl?
e. Schooh?
d. Pirkl or o~r nereltiODll
hciliU..?
e. MainteaabCtl of p=lic lIcUi-
ti.., .I.nclud.l.nq roa4l:?
f. . Ol;twr 90VemrMntal ..rvi~?
U. ~. lUll the proposal r...ult in:
I. U.. of ..ubtltanU81 Ul(IWlU of
f....l or ....rqy?
b. 6ub.tantial ineu... in dc:aand
upon axl.timr .oure.. of all.r'9Y, or
require the devel~nt of new
.000c.a _ of .n8%'9)'?
16. UtiliU... 'fill the propoaal r..ult
Iii""i'Iie'ia fer _ 'yatelU, or
.~.tantie1 ,,It.r.Uona to -the follow-
ing 1ltilitte'l
a. I'<ower or natural <1"?
b. COa:=uni~UonII.,..t_?
c. _.tex?
a. Sever oi .eptie tanu?
a. IItonl ..tar <trainage?
t. Solid ...ta ~ diapoa.n
17. HUl:\an Haalth. .ill t.b. propo.d
re.ult ln,
a. creatiOll ot any health bazard or
potential health hazard tll><el.,.,i.ng
lIental haalthl'l'
h. E>CpO.ur. of people to pot.nthI
blalth hasards?
Date
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x
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...x
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19, AUth.tic.. Will t.be propoeal r..ult !2 !:!:ill! .!!2.
1n tile ob'truet10n ot any acenie
vt.u or view open t.o the public. or
.Ul tM prepaid r.'ult in thl
ereUionaf .na.atlleUeaHyaUlnlive X
.ite open to public vi_?
19, her..tion. Will tJl. propo..l n,ult
in .an i"".et upon the que1ity or
quanti ty ot .xist.ing r.erllltional .K
opportuniti..?
ZO, Areh.olooieal)Histo:r!e.d. will the
propo.al ra.u t :in III alt..r.tiO!l of
a IigniUelJlt .reheolQ9ic'l or
hbtoded dU, .truet.u.r., ob}.et .K
Or building?
,'- ~nd=~ ~;n:;~l=e~f b:;:n~:~c;:~:~t1a1
toc!egudethequlitYOftt\;l.nvirONMnt,
,ub.tant.1elly r.duce the habitat of .
U.h or .ildlif. .pecill. e.W1. . tilll
or .ildli te popul.tion to drop bttll;N
''If-'lDuininqlev.h, thr..ten to
.liJllin.t. . plant or .ni_l jX)aIUJlity,
r.du::.th.n\llltl.rorr.,trictth.ran9.
ot . rare Of" and.anq..r.d plant or ani..l
or .liain.u illlpOrtant aXloqll.. of tb.
_jar per ioda of c.li fornia lIiatory X
or ~nhiatory?
b. Dou. the llroj.ct. h.._ th. pot.n.tld
to achi.ViI .hort.t.~, to t.hll dia.dvlUlt.qe
oflong-tanll.nvlro_ta19o.la7 ..
.hort-t.ra b;'.et On the environ.ent
11 on. ..hicll oeeu.r. in & r.l.tiv.ly
bd.r, definit.i_ ",dO<! or ~l_ ..hll.
lontjl-tllno illlP.ct.l .ill .ndu.rll ..11 into X
tb.flltu.r..)
e. Doe' th. project h.". illll'.et.l
wbich .~ 1!\diYidu.l1.y lilldt..d, but
e\Jllll,llaUv.ly conddeTU1.? (A proj.ct:
IUY illlp.et on two or ..u. ."".r.t..
rllQ\lrc:e,""'.r.tJlei=pllcton..c:h
r..ou.rce 11 r.l.tiv.ly 'IDaH, but.h.r.
tha .ft..ct of th.. tot.l of th.osa ls'pact. X
ontha.nviro~t ilaignifieant.)
.. noe, the prgj.et h.ve .nvironGent.l
.ft.ct., .hich ..ill eau.. .ub,t.nti.l
adverss ..Useu on h1Slt&tl "1n<;s, a\..t.har ~
dir.ctly Ot indir.ctly?
C, DISCUSSIOH or BNVlItOlfl'C!:NTAL !lVAI.UATION
D. DBTERKUIATIClrf
Ito toe cCllfllllt~ by 'the Le.a A9eney)
On tbe b..iIl of thll inlti.l .v.lu.tion,
~f~~~ :e J~:~!:~~~t ~tl=:~~~ ~~~~...t
.ill 1><1 pr.pared.
o I find th.t .1t.ho1l9h the propel.d prejK't could h.ve .
ei9niU.:::ant .tf..:::t on the envir_nt, tbllr. .ill PDt
be .. .itjnH1e..nt. affect. !..n U\is c.... beC&~' the aiti'Jlo.tiQll.
_..u.re. d..erit>ed on ... .tt..cned .h..t h.v. be.n .doSed to
the projeet. A NEGATIVE DECL.UA~ION WILL BE PREPA1!ED.
o I find the propo..d projset KAY h.ve . eiqniUe.nt .fleet
on the llnv1r_tlt. and ... UVIROlIKERrIlL U(PACT uteRI' 110
required.
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(Signature)
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Adopted -
Amendment No. 1 -
Amendment No.2 -
ARCADIA REDEVELOPMENT AGENCY
CITY OF ARCADIA, CALIFORNIA
REDEVELOPMENT PLAN
FOR
CENTRAL REDEVELOPMENT PROJECT
December 26, 1973 (Ordinance No. 1490)
May 19,1981 (Ordinance No, 1722)
November 4, 19B6 (Ordinance No. )
1
October B, 19B6
Attachment No. 2
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REDEVELOPMENT PLAN FOR
ARCADIA REDEVELOPMENT AGENCY
CENTRAL REDEVELOPMENT PROJECT
Table of Contents
Redevelopment Plan
Section I.
[~ 100]
INTRODUCTION AND TERM OF
REDEVELOPMENT PLAN,.... ........Pg. 1
A. [ ~ 101] Introduction
B. [9102] Term of Redevelopment Plan
Section II.
[~ 200]
PROJECT AREA BOUNDARIES
Section III.
[ 9 300] PROPOSED REDEVELOPMENT ACTIONS.. Pg. 2
A. [ ~ 301] General
B. [ ~ 302 J Property Acquisition................. Pg. 3
1. [~303J Acquisition of Real Property
2. [~304] Acquisition of Personal Property.Pg. 4
C. [~305] Participation by Owners and Tenants
1.[ ~ 306] Tenant Participation
I
2. [~307] Owner Participation
3. [~30B] Rules for Participation
Opportunities................... .Pg. 5
4. [~309] Participation Agreements
D. [~310] Cooperation with Public Bodies
E. [~311] Property Management.................Pg. 6
F.
[~312] Relocation of Persons Displaced
by the Project
2
.
.
.
1. [~313) Assistance in Finding Other
Locations
2. [~314) Relocation Payments
G. [~315) Demolition, Clearance, Public
Improvements, Building and Site
Preparation.......... ...........e... .Pg. 7
1.
[~ 316]
[ ~ 317]
Public Improvements, Public
Facilities, and Public
Utilities
Demolition and Clearance
2 .
3.
[ ~ 31B]
Preparation of Building Sites
H. [~319] Rehabilitation and Moving of
Structures by the Agency
1. [~320) Rehabilitation
2. [~321] Moving of Structures
1. [9322) Real Property Disposition and
Development..,......................Pg, B
1. [9323] General
2. [9324] Purchase and Development by
Participants
3. [~325] Purchase and Development
Documents...................... .Pg. 9
4. [~ 326) Development
5. [9327) Personal Property Disposition... Pg. 10
Section IV. [ ~ 400] USES PERMITTED IN THE PROJECT
AREA
A. [9401] Map
B. [9402] Residential Uses
C. [ 9403] Commercial Uses
D. [9404) Industrial Uses ....................Pg. 11
E.
F.
[ 9405] Planned Development
[9406] Mixed Uses
3
.
.
.
[ 9407] Public Uses
1. [9408] Rights-Of-Way
G.
2. [9409] Public, Semi-Public, Open
Space, Institutional and Non-
profit Uses.....................Pg. 12
H. [9410] General Controls and Limitation
1.
[ 9411]
[ 9412]
[ 9413]
[ 9414]
[ 9415]
2 .
3 .
4.
5.
6.
[ 9416]
7 .
9417 ]
B.
[ 941B]
[ 9419]
[ 9420]
[ 9421]
9.
10.
11.
New Construction................Pg. 13
Existing Nonconforming Uses
Rehabilitation..................Pg. 14
Limitation on the Number of Buildings
Approximate Number of Dwelling
Units
Limitation on Type, Size, and
Height of Buildings
Open Spaces, Landscaping, Light,
Air and Privacy
Signs......................... ..Pg. 15
Utilities
Incompatible Uses
Nondiscrimination and Non-
segregation
12. 9422] Resubdivision of Parcels
13, 9423] Minor Variations................Pg. 16
I. [9 424] Design for Development
J. [9 425] Building Permits.....,...............Pg. 17
1. [9 426] Review of Applications for
Issuance of Permits
K. [9 427] Conformity with the Municipal Code...Pg. 1B
Section V.
[9 500] METHODS FOR FINANCING THE PROJECT
A. [9 501] General Description of the Proposed
Financing Methods
4
B. [~ 502] Tax Increments
. C. [~ 503] Other Loans and Grants.............. .Pg. 20
Section VI. [~ 600] ACTIONS BY THE CITY
Section VII. [~ 700] ADMINISTRATION AND ENFORCEMENT
OF THE PLAN
Section VIII. [~ 800] Procedure for Amendment.........Pg. 21
Section IX. [~ 900] Neighborhood Impact Element
Exhibit "A" - Map
.
.
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REDEVELOPMENT PLAN
FOR THE
CENTRAL REDEVELOPMENT PROJECT
I. 1 ~100]
INTRODUCTION AND TERM OF REDEVELOPMENT PLAN
A" r ~ 101] Introduction
The Redevelopment Plan ("Plan") for the Central
Redevelopment Project ("Project") consists of Part I
("Text") and Part II ("Map). 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.
B. [~102] Term of Redevelopment Plan
This Redevelopment Plan shall remain in effect until June 30,
2026.
II. [~200] PROJECT AREA BOUNDARIES
The boundaries of the Redevelopment Project Area ("Project
area") are illustrated on the Map, incorporated herein and
attached hereto as Exhibit "A". The legal description of the
boundaries of the Project area is as follows:
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 BO feet wide and the northeasterly prolongation of
the southerly line of Tract No. 15318 as shown on map
recorded in Book 427, Page 25, of Maps of the recorder of
Los Angeles County; thence easterly along last said
prolongation to the northeasterly line of Colorado Boulevard
BO feet wide; thence southeasterly along said Boulevard to
the east right of way line of the East branch of the
Arcadia-Sierra Madre Flood Control Channel; thence south
along said right of way line to the southerly line of that
parcel of land described in deed to Maude Lapham and Marie
Van Horn and recorded as Document No. 175 on June B, 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
1
.
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 corner 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 corner of Tract No. 15337 as shown on
ma~ 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 Boundary; 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 Alta 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 BO feet
wide; thence west along last said line to the intersection
of the 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 in 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.
.
III.
[~300]
PROPOSED REDEVELOPMENT ACTIONS
A.
[ ~Ol] GENERAL
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(1) Acquisition of certain real property,
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The Agency proposes to eliminate and prevent the spread of
blight in the Project area by:
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(2) Demolition or removal of certain buildings and
improvements.
(3) Relocation assistance to displaced residential and
nonresidential occupants.
(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 by law.
B.
[S302]
PROPERTY ACQUISITION
1. [S303] ACQUISITION OF REAL PROPERTY
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.
.
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.
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.
I
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.
.
3
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The Agency shall commence eminent domain proceedings
for the acquisition of property within the Project area no
later than June 30, 199B, or such later date as may be
permitted by law.
2. [~304] ACQUISITION OF PERSONAL PROPERTY
Generally personal property shall not be acquired.
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 eminent domain.
C. [~305] PARTICIPATION BY OWNER AND TENANTS
1. [~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 redeveloped area if they otherwise meet
the requirements prescribed by the Plan. The Agency shall
also extend preferences to other tenants in the Project area
if they otherwise meet the requirements prescribed by the
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 .
[~307]
OWNER PARTICIPATION
The Agency is also authorized to permit persons who are
owners of residential, 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 his 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.
.
4
"
"
.
,
In addition to opportunities for participation'by
:'individuai persons and firms, participation ,to the E!xtent it.
is feasible shall be 'available for t.wo or more person~,.
., '{irms 'or :institutions 'to join together in partnersh'ips, .
',corporation!,; or other., joint entitte's.' '. . '.
i, .
.... " Participation opportunities ~hal~ necessarily be
;"subj ect to a!1d lim'i ted by such factors as tne expansion, of
.> ..' public facilities; .elimination and changing of ~and' uses;
realignment of 'streets; the ability of, owners to finance
':a'cqui'sition and development' in ap"9ordance with the Plan; the
.",ability of the Agency to 'pay for, 'anyand.all . costs pertinent
" to participatio"n opp6rtuni ties; any reduction in the total
;. number of individual parcels in the Project Area; and
development of...,;r sites for ~commercial rog'ioRal" 'E;!:loFping
'centers, office and/or industrial parks. . .
,
"
3. [3.oBl
RULES FOR PARTICIPATION'OPPORTUNITIES
, "
"
, .'
. The Age'ncy shall provide an oppor~unity to owners and
te!1*nts in the,Prbj~ct are~ to participate' in the giowth and
development of the' Project are'a, and shall pr.omulgate rules.
for owner' and tenant participat'ion:
"
"
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"
4.
[, 309]
"PARTICI.PATION 'AGREEMENTS'
.
: Each'person desiring to become a 'participant shall
ent'er into, a binding agreement ~ith :'the Agency by which the
participan.t'agreesto rehabilitate, develop or.. use the
,property in conformance with the Plan and to be subject to
. the provisions hereof.' In such agr'eements,' participants. who
retain real 'property shall be required to join in the :
recordation of such' documents as are necessary to make the
provi'siolj.'s of this plan !lPplicable' to t\1eir. properties.
.;,
,.
.....
Whether or not a partiCipant enters. into a
participation agreement with the Agency the provisions of
this Plan are applicable to all public an4 private. property
in the Proj~ct area. "
D.
[ 310]
COOPERATION WITH PUBLIC BODIES
Certain public bodies are authorized by state' law to aid
and cooperate, with or without consideration, in the piaim'ing',
undertaking, construction or operation of this proj ect;. The
Agency shall seek the aid and cooperation of such public bodies
. :. ~\'~and, shall attempt to coordinate this Plan with the act;ivities'of
. '. ';.'.such publiC;. bodies in ord~~ to accomplish the purposes of
.,' redevelopment arid the highest pu.blic goo~..,
.
5
, ,
.':."".
: .
'.
~~.
. ,
"
,
,.' .,:tr..
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I., ".
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-,.
. [ ~
.'
. ..1
"
',. ":",
,
, "~"'If
"
....
.
.
.
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 leases
property in the Project area will be afforded all the privileges
of owner and tenant participation if such public body is willing
to enter into a participation agreement with the Agency.
E.
[~31l ]
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.
The Agency is authorized, but not required, to make payment
in lieu of property taxes to one or more taxing agencies.
The Agency shall also pay to any school district with
territory located within the Project area any amounts of money
which in the Agency's reasonable determination is appropriate to
alleviate any financial burden or detriment caused to any such
school district by the Project.
F.
[9312]
RELOCATION OF PERSONS DISPLACED BY THE
PROJECT
1.
[~3l3 ]
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 Agency is also authorized to provide housing inside or
outside the Project area for displaced persons.
2.
[~314 ]
RELOCATION PAYMENTS
The Agency is authorized to pay all 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.
6
G.
[~315]
DEMOLITION, CLEARANCE, PUBLIC IMPROVEMENTS,
BUILDING AND SITE PREPARATION
.
1.
[~316]
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.
[~317 ]
PUBLIC IMPROVEMENTS, PUBLIC FACILITIES,
AND PUBLIC UTILITIES
The Agency is authorized to install and construct or
to cause to be installed and constructed the public
improvements, public facilities and public utilities (within
or outside the Project area) necessary to carry out the
Plan. Such improvements, facilities, and utilities include,
but are not limited to, over or underpasses, bridges,
streets, curbs, gutters, sidewalks, street lights, sewers,
storm drains, traffic signals, electrical distribution
systems, natural gas distribution systems, water
distribution systems, parks, plazas, playgrounds, telephone
systems, motor vehicle parking facilities and landscaped
areas
.
3.
[~31B ]
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.
H.
[~319 ]
REHABILITATION AND MOVING OF STRUCTURES BY
THE AGENCY
1.
[~320]
REHABILITATION
The Agency is authorized to rehabilitate or to cause
to be rehabilitated any building or structure in the Project
area. The Agency is also authorized and directed to advise,
encourage, and assist in the rehabilitation of property in
the Project area not owned by the Agency.
2 .
[~321]
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.
7
I.
~ 322]
REAL PROPERTY DISPOSITION AND DEVELOPMENT
.
1.
[s 323]
GENERAL
For the purposes of this Plan, the Agency is
authorized to sell, lease, exchange, subdivide, transfer,
assign, pledge, encumber by mortgage or deed of trust, or
otherwise dispose of any interest in real property.
To the extent permitted by law, the Agency is
authorized to dispose of real property by negotiated 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 the 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 property for the purposes designated in
this Plan, to begin and complete development of the property
within a period of time which the Agency fixes as reasonable
and to comply with other conditions which the Agency deems
necessary to carry out the purposes of this Plan.
2 .
[S324 ]
PURCHASE AND DEVELOPMENT BY 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 of
time after the time that real property is made available for
sale to and development by persons who are not owners ~r
tenants in the Project area.
.
B
.
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3.
[~325)
PURCHASE AND DEVELOPMENT DOCUMENTS
To provide adequate safeguards to ensure that the
provisions of this Plan will be carried out and to prevent
the recurrence of blight, all real property sold, leased or
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, contracts,
agreements, declarations of restrictions, provisions of the
zoning ordinance, conditional use permits or other means.
Where appropriate, as determined by tfie Agency, such
documents 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 property in the Project area is hereby subject to
the restriction that there shall be no discrimination or
segregation based upon sex, race, color, age, religion,
national origin or ancestry, in the sale, lease, sublease,
transfer, use, occupancy, tenure or enjoyment of property in
the Project area. All property sold, leased, conveyed or
subject to a participation agreement shall be made expressly
subject by appropriate documents 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 non segregation clauses as are
required by law.
4.
[S)26 )
DEVELOPMENT
To the extent now or hereafter permitted 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 Project area.
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
pioceeding in accordance with development documents and time
schedules.
Development plans, both public and private, shall be
submitted to the Agency for approval and architectural
review. All development must conform to this Plan and all
applicable Federal, State and local laws and must receive
9
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the approval of the appropriate public agencies.
5.
[~327)
PERSONAL PROPERTY DISPOSITION
For the purposes of this Plan, the Agency is authorized
to sell, lease, exchange, transfer, assign, pledge, encumber
or otherwise dispose o~ pArsonal property.
IV.
[~400]
USES PERMITTED IN THE PROJECT AREA
A.
[~40l]
MAP
In addition to illustrating the location of the Project area
boundary, the Map also illustrates the proposed public rights-of-
way and the proposed land uses to be permitted in the Project
area.
The Map 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.
[~402 ]
RESIDENTIAL USES
Low, medium and high density residential developments and
related uses are permitted in the areas so designated on the Map.
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. The
population density in these residential areas shall not exceed
but may be less than the following limitations:
(1) 0 to 6 dwelling units per acre for low density
residential areas.
(2) 7 to 12 dwelling units per acre for medium density
residential areas.
(3) 13+ dwelling units per acre for high density
residential areas.
C.
[~403]
COMMERCIAL USES
1. Commercial Office Areas
Areas shown on the Map as Commercial Office shall be
developed for commercial office uses and related activities.
10
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2. Commercial General Areas
Areas shown on the Map as Commercial General shall be
developed for general commercial uses. These general
commercial uses shall 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.
D.
[~404]
INDUSTRIAL USES
Industrial uses shall be allowed in the areaS as shown on
the Map. These industrial uses shall include all those
industrial uses permitted by the applicable zone in the Arcadia
Municipal Code including but not limited to uses related to
research and development facilities.
E.
[~405]
PLANNED DEVELOPMENT
Areas shown on the Map as Planned Development shall be
developed in accordance with the City's Planned Development
pbjectives and policies. The Planned Development uses shall
include office; retail, hotel, recreational, limited research and
industrial uses, and limited residential uses which are developed
in such a manner as to encourage architectural and spatial
compatibility of structures and uses.
AMENDMENT NUMBER ONE-ADOPTED BY CITY COUNCIL MAY 19, 1981
F.
(~4061
MIXED USES
In the vicinity of Rolyn Place and Santa Anita Avenue, where
designated on the Map, general commercial uses and/or light
industrial uses may be permitted in conformance with the zoning
ordinance and the General Plan.
~t tkE Rerth~:eot eeracr sf QHarte Read Bad Saata Aaita
AveRHe, either effiee USe er public facilities BAa 0pCR s~ace Nee
may Be permittea, QS aeoi6natea in the Ceaeral FlaB BRd ia
sSRfsrmaRce witR all a~~licaBle 2sRiRg regYlatisRa.
G.
(~407]
PUBLIC USES
1.
[~ 408 ]
RIGHTS-OF-WAY
The principal streets and highways in the Project area
are shown on the map and are as follows:
Alta Street
Colorado Boulevard
La Porte Street
Morlan Place
Wheeler Avenue
Windsor Drive
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Colorado Place
Cornell Drive
Flower Street
Front Street
Huntington Drive
Indiana Street
Newman Avenue
Ro1yn Place
St. Joseph Street
San Rafael Road
Santa Anita Avenue
Santa Clara Street
First Avenue
Second Avenue
Third Avenue
Fourth Avenue
Fifth 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 as for public
improvements, public and private utilities and activities
typically found in public rights-or-way.
2 .
[~409 ]
PUBLIC, SEMI-PUBLIC, OPEN SPACE, INSTITU-
TIONAL 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
the Map 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,
hiking and riding trails and facilities; libraries; schools;
hospitals; educational, fraternal, employee, philanthropic;
and charitable institutions; and facilities of other similar
associations or organizations. All such uses shall conform
so far as possible to the provisions of this 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.
H.
[9410 ]
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.
No real property shall be developed, rehabilitated or
otherwise changed after the date of the adoption of the Plan
except in conformance with the provisions of this Plan.
12
1.
l~ 411 ]
NEW CONSTRUCTION
.
All congtruction in the Project area shall comply with
all applicable State and local laws in effect from time-to-
time.
All setback areas shall be landscaped and maintained by
the owner. Any portion necessary for vehicle access shall
be paved.
Parking structures and parking facilities for the joint
use of two or more parcels of a size sufficient to meet the
combined requirements of such parcels may be constructed
with prior written approval of the Agency. No parking space
shall be located in a setback area except with prior written
approval of the Agency, Parking spaces visible from streets
shall be landscaped in accordance with the City's zoning
ordinance to prevent unsightly or barren appearance.
Adjacent properties and adjoining streets shall be shielded
from light sources for or in parking spaces.
Off-street loading facilities shall be located in a
manner to avoid interference with public use of sidewalks
from the street.
.
All off-street loading facilities shall be located at
such a depth within a completely enclosed building as to
reasonably contain and restrict the emission of noise and
light typically attributed to such function. Off-street
loading facilities must also be screened by landscaping to
the extent and in the manner required by the Agency.
The Agency shall establish setback, off-street parking
and off-street loading requirements for all new development
within the Project area which may exceed but shall not be
less than the requirements of the City's zoning ordinance.
2 .
[~412 ]
EXISTING NONCONFORMING 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 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 of the Project where,
13
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in the determination of the Agency, such improvements would
be compatible as interim uses with surrounding uses and
development.
3.
[~413 ]
REHABILITATION
Any existing structure within the Project area which
the Agency shall ap~rove for retention and rehabilitation
shall be repaired, altered, reconstructed or rehabilitated
in such manner that it will be safe and sound in all
physical respects and be attractive in appearance and not
detrimental to the surrounding areas.
4.
[~414 ]
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 redevelopment pursuant to this
Plan.
5.
[~415 ]
APPROXIMATE NUMBER OF DWELLING UNITS
.
The approximate number of dwelling units presently in
the Project area is estimated to be 422. All new residential
construction shall not exceed 13+ dwelling units per acre in
areas designated and permitting high-density residential
use, 12 dwelling units per acre in medium-density
residential use areas, and 6 dwelling units per acre in low-
density residential use areas.
6..
[~416 ]
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 reg;u1ations.
7.
~ 417]
OPEN SPACES, LANDSCAPING, LIGHT, AIR
AND PRIVACY
The approximate amount of open space to be provided in
the Project area is the total of all areas which will be the
public rights-of-way, the public grounds, the space around
buildings and all other outdoor areas not permitted to be
covered by buildings pursuant to Section 426. Landscaping
plans shall be submitted to the Agency for review and
approval to ensure optimum use of living plant material.
.
14
.
With respect to the amount of open space to be provided
in the Project 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 Municipal Code.
B.
[~418 ]
SIGNS
All signs shall conform to City sign ordinances as they
now exist or are hereafter amended. Design of all
new, revised or altered signs shall be submitted to the
Agency for review and approval before erection.
9.
[~419 ]
UTILITIES
The Agency shall require that all utilities be placed
underground when physically and economically reasonable, or
when not feasible, above ground utilities maybe permitted by
the Agency.
10.
[~420 ]
INCOMPATIBLE USES
.
No use or structure which by reason of appearance,
traffic, smoke, glare, noise, odor or similar factors would
be incompatible with the surrounding areas or structures
shall be permitted in any part of the Project area. Within
the Project 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 any purpose
connected herewith within 500 feet of the surface.
11.
[~421 ]
NONDISCRIMINATION AND NON SEGREGATION
There shall be no discrimination or segregation based
upon sex, race, color, age, creed, religion, national origin
or ancestry permitted in the s~le, lease, sublease,
transfer, use, occupancy, tenure or enjoyment of property in
the Project area.
12.
[~422]
RESUBDIVISION OF PARCELS
After rehabilitation and development pursuant to the
Plan, no parcel in the Project area, including any parcel
retained by a conforming owner or participant, shall be
resubdivided without the approval of the Agency.
.
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13.
[ 423]
MINOR VARIATIONS
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Under exceptional .circumstances, the Agency is
authorized to permit a variation from the limits,
restrictions and' controls established by the Plan.
t;o'perpit such variation, the Agency must q~termine
. ...
In order
that:
,.
.'
(1) The application of certainprovisions'of the Plan
would ,result' in practical difficulties or'
unriece~sary hardships inconsistent. with ,the
general purpose and intent of the Plan.,
'.'
( 2 )
There are exceptional c'ircumstances or conditions
'applicable to the property or to .the intended
development of the property, whi.cn do not apply
generally to other properties having'the same
standaid~~ restrictions and'6ontrols.
(3) Permitting a variation will not be materially
detrimental to the public wel~are or injurious to
property or improvements in the area. .
(4) permitti.~g'a variation will not be contrary' to the
~bjectives of ~re Plan.
.:., In permitting any such variation, the Agency shall
.,' .", ;:. . 'impose such conditions as are. necessary' to .protect the
". ';.' . public heal th, ,safety or' welfare and. to assure compliance
withth'e purposes of. the Plan. .
1..1 ... '".
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'. <En.no event, however,' shall the Agency permit 'a
varia'nce. which 'violates any limit, restriction, or' control
'provi.ded '.in "the City's Municipal Cod'e. " . . ,
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[ .424]
".
DESIGN FOR DEVELOPMENT
,.
~~'.. 0ithin~thel~mits, ;estrictions and controls'e~tablished in
}''': 1/ 't, .th~.~' ~ikn; . the .Agen~y shall' wi thin 180 days' of. ~he'.1 a~op.t~on of . ' . ,
this.'Plan 'establish hei'ghts of buildings, land' coverage;-- setback
".f- . . . , . " ". ," " t.'
requirem'ents,- design criteria, traffic circulation, traffic' :,' .'
.' acce's's, . and other development and design controls'necessary. for .
. "'proper development of' both private and public; areas within" t.h'e ,;:.
;:.project 'area. These standards may impose more stringent.".j ,..' . ....
, .requirements but ma~.not impose less stringent. requirements,than
.. those. set forth in the City's' Zoning Ordinance. The Design ~..
"'-':Review Standards shall be 'adopted, or amended, only after,. notice
. of a 'public hearing concerning the adoption or .amendment. .thereof
is, published.for 'two (2) .successive weeks in ,a newspaper'iof. gener
al circu.lation- wi thin the "City and after a public hearTng'~'.. .
.'-'~, i . ~
No' new improvement shall be constructed and no existing. ..
. , ,.,...
.improvement shall be substantially. modified, alt'ered, -repaired or
renabilitated except, in acco;r:dance with architectural, :.l.a'ndscape
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and site plans. submitted to and a'pproved in writing by, the.
Agency'. , One 'of th'e objectives of this Plan is :to create "an
att'ract'ive and ,pleasant environment in the proj'ect are'a.
There~ore,~uch',plans'shall'give consideration to ~ood desig~,
open sp~ce and othe~amenitiesto~enhance the aesthetic quality
of the, I'roject area. .'The AgencY'shall not approve any plans that
',do not c'bmply with', this Plan-. '
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t 425]
BUILDING PERMITS
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.[ '426'], " REVIEW' OF' APPLICATIONS FOR ISSUANCE
'OF PERMITS'
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No building permit shall be ~ssued for the construction
of any new building or for any construction on an existing
bui'~ding, in the, Project area from the date of adopt'ion of
this Plan until ~h,? application for such building' permit ,has
been prOFessed in the manner herein provided.. Any such '
perni'it tnat"is issued must: be in conformance ,with the
p~ovisions of this Plan.:TheApplicant shall provide such
information as'is deemed 'necessary by the Agency to permit'
the Agency to review th~ application hereunder.
;.
U~on rec~ipt'by the City of an. application.for permit
the Executive Director of the Agency shall be requested by.'
the, City to. .rev-iew,;the application to'determine what effect,
if 'any, ,the issuance thereof would have upon the Plan;
;Wi ~hin' thirty ~ days thereafter, said Executive :Director, .
~fter-conferring with the Planning Director, shall file with
the' City a written report setting forth his finding of fact,
but' npt'liinj,ted to, the following: "
(1) Whether the ~roposed improvements would be
. 'compatible with, the standards and other ':
';re~ui~e~ents set 'forth in the Plan; and
,(2) What modifications, if any, in 'the proposed'
improvements would be necessary in order to meet
" the requirements of the Plan.
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, ,After receipt of said 'report or after:' said thirty -l;ea-
day ,period, '!i'hichever occurs first, the City may, allow the
issuance,' of the permit with conditions; or shall' wit:hhol'd
the issuance of the permit if the Executive Director finds
that 'the proposed improvement does not meet the'require~ents'
of'the Plan. Within five (5) days after allowing or I,
withholding issuance of the permit the City shall notify by
certifi'ed mail the 'applicant and the. Executive Director of,
its decision.
.
....
..
The applicant shall appeal the dec~sion to the City
COllnci1 .withi)"l fifteen (15) days after notification of the
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decision or the decision becomes final.
.
K.
[s 427]
CONFORMITY WITH THE MUNICIPAL CODE
Notwithstanding anything provided to the contrary in the
Plan, all uses" limits, restrictions, controls, requirements and
criteria established in the Plan or by the Agency pursuant to the
Plan, shall at least meet the minimum standards provided in the
City's Municipal Code; and no building permit or plan for the
development, construction or rehabilitation of improvements shall
be approved by the Agency which is not in conformity with the
City's Municipal Code.
v.
[~500]
METHODS FOR FINANCING THE PROJECT
A.
[~50l ]
GENERAL DESCRIPTION OF THE PROPOSED
FINANCIAL METHODS
The Agency is authorized to finance this Project with
financial assistance from the City, State of California,
property tax increments, interest income, Agency bonds or any
other available source, public or private.
.
Advances and loans for survey and planning and for the
operating capital for nominal administration of this Project have
been and are to be provided by the City until adequate tax
increments or other funds are available or sufficiently assured
to repay the loans and to permit borrowing adequate working
capital from sources other than the City. The City as it is able
may also supply 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 system.
Also all or a portion of the parking may be installed through a
parking authority or otherwise.
The Agency is authorized to issue bonds from time-to-time if
it deems appropriate to do so.
The Agency 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 may be paid
from tax increments or any other funds available to the Agency.
The Agency shall not establish or incur any loan, advance or
indebtedness to be repaid from the allocation of taxes to the
Agency pursuant to Health and Safety Code Section 33670 later
than June 30, 2026.
.
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B.
,
!
[~502]
TAX INCREMENTS
~ ,All taxes levied upon taxable property within the Project
' area each year by or for the benefit of the State of California,
County of Los Angeles, City of Arcadia, any district or other
public corporation (hereinafter sometimes called "taxing
agencies") after the effective date of the ordinance approving
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 year by or
for each of said taxing agencies upon the total sum of
the assessed value of the taxable property in the
Redevelopment Project as shown upon the assessment roll
used in connection with the taxation of such property
by such taxing agency, last equalized prior to the
effective date of such ordinance, shall be allocated to
and when collected shall be paid into the funds of the
respective taxing agencies as taxes by or for said
taxing agencies on all other property are paid (for the
purpose of allocating taxes levied by or for any taxing
agency or agencies which did not include the territory
of the Project on the effective date of such ordinance
but to which such territory is annexed or otherwise
included after such effective date, the 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 Project 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
Project. Unless and until the total assessed value of
the taxable property in the Project exceeds the total
assessed value of the taxable property in the Project
as shown by the last equalized assessment roll referred
to in,paragraph (1) hereof, all of the taxes levied and
collected upon the taxable property in the Project
~hall 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 Project 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 hereby irrevocably pledged for the payment of the
principal of and interest on the advance of monies, or
19
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making of loans, or the incurring of any indebtedness'
(whether funded, refunded, assumed or otherwise) by the
Ageflcy, to finance or refinance .the proj ect in' whole ~r'
in part.
'The Agency is' authorized to make such ple'dges as to'
'specific .advances" loans arid indebtedri~ss as
appropria,te,in ,carrying out. the proj ect.
The total amount. of dollars of,tax increment which may
be divided' and ,allocated to the Agency pursuant to this
Plan is two hundred milliori'~dollars ($200,000,000.) ,
c, [503] OTHER'LOANS AND, GRANTS
Any. other . loans , grants, guarantees. or financial assistance
from the United States or ,any 'o,ther 'public 'or pr'ivate sO,urce' may
be uti'lized if availi3:ble. .
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VI.
'[ 600]
ACTIONS BY THE,CITY
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'TJ:ie City shal'l ai,d ,and cooperate with the Agency in carrying
out ,this Plan and .shall take all actions"'necessary to ensure the
,continued fulfillment of the p~rposes of this Plari' and .to prevent
" the reCurrence or spread'; in the area of conditions causing" ,
blight; Action by the ~ity may include, but is not limited to
the following: ,. , .
, :'A': ..Institution and completion of proceedings for opening,
closing, vacating, widening or changing 'the grades of streets,
alleys and othei public rights-of~way, and for other necessary,
modifications of the streets, the street layout and other public
rights-of~way in the Project area. Such action by the City shall
include the requirement's, of abandonment. and'relocat,ion by the ,
puhlicutility compan:L-es"of their operatIons' in public rights-of-
,way as appropriate to carry out this Plan. " ,
'.' . '''- . . .... .
'. ,.'.'., B; Institut'ion' and ';~inpletiofl of proceeding~ necessary for
changes'and improvements in Puplicly owned public utilities
within or affecting;the 'Project area.
l . . " .~
C. ReVision of the zoning within the Project area to permit
'the 'land 'uses and deve~opment authorized by thi,s Plan. .
" D., Performance of the above and of all other functions and
services relating to public tiealth:~ safety and physical " . '
development normally rendered In accordance with, a schedule which'
will permit the redevelopment of the Project area to be commenced,
. and carried to completion without unnecessary delays.
.vIr.
[700J
ADMINISTRATION AND ENFORCEMENT OF THE PLAN
..
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The administration and enforcement of this Plan including
~e preparation and execution of any documents implementing this
~n shall be performed by the Agency and/or 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 nominee.
The provisions of this Plan or other documents entered into
pursuant to this Plan may also be enforced by court litigation
instituted by either the Agency or the City. Such remedies may
include but are not limited to specific performance, damages,
reentry, injunctions 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
Project area may be enforced by such owners,
VIII.
[ ~OO]
PROCEDURE FOR AMENDMENT
This Plan may be amended by means of the procedure
established in Sections 33450-33458 of the Community
Redevelopment Law or by any other procedure established by law.
IX.
[S900]
NEIGHBORHOOD IMPACT ELEMENT
-, The Project area does contain low and moderate income
ousing. The impact of the Project upon the residents of the
Project area and surrounding areas has been described with
specificity in the draft Environmental Impact Report which the
Agency has prepared as the lead agency in this Project and placed
on file with the City Clerk in conjunction with this Plan.
Relocation: By using rehabilitation of existing structures
through owner participation agreements, the Agency plans to
minimize relocation of residential owners and occupants. If,
however, parcels are needed for the construction of public
improvements or to successfully implement this Plan, relocation
will be unavoidable. No specific estimate can be made at this
time of the number of parcels and residedts that could be so
affected.
Traffic Circulation: Traffic circulation in residential
area, while generally adequate, requires some modification.
Construction and installation of pedestrian walkways and signal
devices will increase safety in these areas. The installation of
adequate arterial traffic controls and the provision for
increased parking and the improvements to be made to First Avenue
will encourage more commercially oriented circulation in the
commercial use areas along First Avenue, and Huntington Drive~
alia D\:larte Reag
. The provision of railroad over and underpasses will increase
21
vehicular and pedestrian safety while providing for better
~ffiC circulation.
Environmental Quality: The short run impact of the Project
may be negative because of the traffic, noise and debris
associated with rehabilitation and construction. However, after
the development is completed, the aesthetic improvements
throughout the Project, coupled with the decrease in traffic
circulation in the residential areas and the provisions for the
installation of pedestrian walkways and signal ~evices and
adequate arterial traffic controls, will be significant
improvements of environmental quality.
Availability of Community Facilities and Services: Improved
traffic circulation will permit greater access to the municipal
services within and without the Project area. Sidewalks to be
installed will definitely improve pedestrian movement and safety.
Improvements to the Arcadia County Park will expand and make more
available and accessible community facilities and services in the
Project area and in the community. The development of new
commercial uses and the development of the Fashion Park Regional
Shopping Center will create convenient and additional shopping
and services to both the Project area and the City of Arcadia.
Effect on School Population and Quality of Education: The
u~.of rehabilitation of existing residential dwellings in
~unction with the tlevelopment of multi-family dwellings, where
such uses are permitted, (which multi-family residential uses are
anticipated to produce a lesser impact on school population than
single-family residential uses) indicate that the Project will
have little effect on the school population.
Property Assessments and Taxes: The improvements to real
property will probably result in higher assessed values. The
increase will probably be greater for commercial use properties
and presenily undeveloped property than for properties with
existing residential uses. Because of recent property tax reform
legislation, no accurate projection of tax rates can be made,
The intent of such legislation, however, was to reduce real
property tax rates.
Other Matters Affecting the Physical and Social Quality of
the Neighborhood: To the extent that portions of the Project area
are underdeveloped and improvement projects are currently under
construction or committed, change and development are going to
come in the Project area notwithstanding the adoption of a
redevelopment plan for the area. The adoption of a redevelopment
plan and its implementation by the Agency, in cooperation with
other entities including the Project Area Committee, are means of
assuring community control of the manner in which the inevitable
changes will affect the physical and social quality of the
~hborhood.
22
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October, 1ge6
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'edevelopment Project
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