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HomeMy WebLinkAbout38251 ORDINANCE NO. 3825 2 AN ORDII~TANCE OF THE BOARD OF SUPF,RVISORS OF THE COUNTY 3 OF BUTTE AUTHORIZING THE REDEVELOPMENT OF CERTAIN 4 TERRITORY OF THE COUNTY OF BUTTE BY THE CITY OF GRIDLEY 5 AND THE REDEVELOPMENT AGENCY OF THE CITY OF GRIDLEY 6 AND APPROVING THE REDEVELOPMENT PLAN FOR THE 7 GRIDLEY REDEVELOPMENT PROJECT 8 9 WHEREAS, Section 33213 of the Community Redevelopment Laty of the State of 10 California (Health and Safety Code Section 33000 et seq.) provides that by ordinance the 11 legislative body of a community may authorize the redevelopment of an area within the 12 ~ territorial limits by another community if such is contiguous to such other community; and 13 WHEREAS, Section 33213 also provides that neither the legislative body, agency 14 ~ nor planning commission of the community so authorizing shall be required to comply 1 ~ ~ with any requirements of the Community Redevelopment Law except that any 1 E~ redevelopment plan for such area shall be approved by ordinance enacted by the legislative 17 body of the community so authorizing; and 18 WHEREAS, the City of Gridley (the "City") has established the Redevelopment lq Agency of the City of Gridley (the "Agency") and has designated the City Council as the 20 Agency pursuant to Health and Safety Code Section 33200; and 21 V~'HEREAS, the City and Agency are proposing the redevelopment of certain area 22 within the City's territorial limits (the "city Area") which is contiguous to certain area 23 within the territorial limits of the County of Butte (the "County Area"); and 24 WHEREAS, it is desirable, appropriate and in the best interest of the County that 25 the City and Agency be authorized to redevelop the County Area in conjunction with the 26 redevelopment of the City Area, subject to the limitations of the California Community 27 ~ Redevelopment Law and this ordinance; and i P~~~ t 1 WHEREAS, the Agency has prepared, completed and submitted to the Board of 2 Supervisors of the County of Butte (the "County") for approval of a proposed 3 Redevelopment Plan (the "Redevelopment Plan") for the Gridley Redevelopment Project 4 (the "Project") which includes the County Area, together with a Preliminary Report and 5 the Agency's Report to the City Council on the Redevelopment Plan; and 6 WHEREAS, the agency prepared a Final Program Environmental Impact Report 7 (the "Final EIR") for the project, and the County has reviewed and considered the 8 information set forth in the Final EIR prior to acting on this ordinance; 9 NOW, THEREFORE, THE BOARD OF SUPERVISORS OF THE COUNTY OF 10 BUTTE DOES HEREBY ORDAIN AS FOLLOWS: 11 Section 1. The City and Agency are hereby authorized pursuant to Health and 12 Safety Code Section 33213 to plan for and redevelop the County Area in conjunction with 13 the redevelopment of the City Area. The County Area is described in Exhibit A, attached 14 hereto and incorporated herein by reference, and is shown on the map attached hereto as 15 Exhibit B. 1G Section 2. The County hereby adopts the Findings and Statement of Facts set forth 17 in Exhibit C, attached hereto and incorporated herein by reference. Based on such 18 Findings and Statement of Facts, the County finds that mitigation measures that eliminate 19 or reduce all adverse environmental impacts to a less than significant level have been 20 required and incorporated into the Redevelopment Plan except for impacts to agricultural 21 and air quality resources. Based on the foregoing, the County finds and. determines that as 22 to agricultural and air quality resources, the Redevelopment Plan will have a significant 23 effect. 24 Section 3. As to significant environmental impacts on agricultural and air quality 25 resources identified in Section 2 of this ordinance which are not eliminated or substantially 26 lessened, the County hereby adopts the Statement of Overriding Considerations set forth in 27 Exhibit D, attached hereto and incorporated herein by reference, and finds that based upon 28 substantial evidence in the record, including the Redevelopment Plan, the Preliminary Page 2 1 Report, the Agency's Report to the City Council and the Final EIR, specific economic, 2 legal, social, technological and other benefits of the Redevelopment Plan outweigh the 3 significant effects on the environment. 4 Section 4. The County further finds that the alternatives identified in the Final EIR 5 either would not achieve redevelopment objectives as outlined in the Redevelopment Plan 6 or would do so only with unacceptable adverse impacts. Accordingly, and for the reasons 7 set forth herein, including those set forth in Exhibit C and in the Final EIR, those 8 alternatives are infeasible, and none of the alternatives are environmentally superior. Each 9 alternative analyzed, including the "no-project" alternative, reduces redevelopment 10 activities and limits the Agency's ability to correct existing environmental problems. 11 Section 5. The County hereby finds and determines that the mitigation measures 12 set faith in Exhibit C and in the Final EIR will mitigate or avoid all significant 13 environmental effects that can feasibly be mitigated or avoided, and that as a condition of 14 the County's approval of the Redevelopment Plan hereunder, the City and Agency shall 15 adopt the Mitigation Monitoring Program set forth in the Final EIR. 16 Section 6. The "Redevelopment Plan for the Grid]ey Redevelopment Project," 17 attached hereto as Exhibit E, including the maps contained therein and such other reports 18 as are incorporated therein by reference, having been duly reviewed and considered is 19 hereby approved. 20 Section 7. Upon approval and adoption of the Redevelopment Plan by the City, the 21 Clerk of the Board is hereby authorized and directed to file a Notice of Determination 22 pursuant to Title 14, California Code of Regulations, Section 15096. 23 Section 8. This ordinance shall take effect thirty (30) days after its adoption and, 24 before the expiration of fifteen (15) days after its passage, shall be published once with the 25 names of the Board of Supervisors voting for and against the same in the 26 Gridley xeraZd , a newspaper of general circulation in the County 27 of Butte. 28 // Paee 3 1 2 3 4 5 6 7 S 9 10 11 12 13 14 15 lb 17 18 19 20 21 22 23 24 25 26 27 28 PASSED AND ADOPTED this 23rd day of July , 2002, by the following vote: AYES: Supervisors Beeler, Dolan, }{oux, Yamaguchi and Chair .Iosiassen NOES: None ABSENT: None f _. Curt ~osiassen, Chair Butte County Board of Supervisors ATTEST: Paui E. McIntosh, Chief Administrative Officer and Clerk of the Board of Supervisors ,. , ^~ _... ~~, Deputy Clerk of the Board of Supervisors 11 1/ // I/ 11 // /1 11 /1 11 1/ // Publication date: August. 9, 2002 tiffective date: September 8, 2002 Page 4 Exhibit a June 13, 2002 LEGAL DESCRIPTION GRIDLEY REDEVELOPMENT AGENCY BUTTE COUNTY PORTIONS OF GRIDLEY REDEVELOPMENT PROJECT Excluding Assessor Parcel Number 021-110-020 This Legal Description is to be used in conjunction with the Boundary Map of Gridley Redevelopment Project. The course numbers on the description correspond with the course number shown on the Boundary Map. All of that certain real property in the, County of Butte, State of California described as follows: Portions of this redevelopment project which extend into unincorporated area of the County of Butte are described as follows: St_7BARI;A A POB Beginning at the intersection of the north Right-of=Way line of East Gridley Road, 60 feet wide, with the northerly prolongation of the west Right-of--Way line of Bonnell Avenue; thence 1. South a distance of 320.60 feet mare or less along said west Right-of--Way line to its intersection with a line 290.60 feet southerly and parallel with the south Right-of -Way line of East Gridley Road; thence 2. West a distance of 150 feet more or less along said parallel line to its intersection with a line 150 feet westerly and parallel with the west Right-of -Way line of Bonnell Avenue; thence 3. North a distance of 320.60 feet more or less along said parallel line to its intersection with the north Right-of--Way line of East Gridley Street; thence 4. East a distance of 150 feet more or less along said north Right-of--Way line to point of beginning. SUBAREA B PQB Beginning at the intersection. of the west Right-of--Way line U. S. Highway 99 with a line 330 feet northerly and parallel with the centerline line of Archer Avenue; thence 1. South a distance of 700 feet more or less along said west centerline to its intersection with the centerline of the Reclamation District No2056; thence 2. South 75° West a distance of 950 feet more or less along said centerline; 3. South 55° West a distance of 60 feet more or less along said centerline to its intersection with the north line of the south one half of Section 1, `T'ownship 17 North, Range 2 Fast, MDB&M;; thence 4. West a distance of 630 feet more or less along said north line to its intersection with a line 515 feet southwesterly and parallel with the southwest Right-of--Way line of the Southern Pacific Railroad, 100 feet wide; thence 5. North 15° West a distance of 130 feet more or less along said parallel line to its intersection with the northwest Right-of--Way line of the Sutter Butte Canal; thence 6. North 67° Fast a distance of 470 feet more or less along said northwest Right-of--Way line to its intersection with the southwest Right-of--Way line of Sutter Butte Canal; thence 7. Northwest a distance of 700 feet more or less along said southwest Right-of=Way and the southwest Right-of--Way line of Southern Pacific Railroad to its intersection with a line 330 feet northerly and parallel with the centerline of Archer Avenue; thence 8. East a distance of 1450 feet more or less along said parallel line to the point of beginning. SUBAREA C 1'OB Beginning at the intersection of the east Right-of--Way line of U.S.Highway 99, with the south Right-of--Way line of Sheldon Avenue; thence 1. East a distance of 408 feet more or less along said south Right-of--Way line to its intersection with a line 408 feet easterly and parallel with the east Right-of Way line of said U.S. Highway 99; thence 2 2. South a distance of 230 feet more or less along said parallel line to its intersection with a line 230 feet southerly and parallel with the south Right-of--Way line of Sheldon Avneue; thence 3. Fast a distance of 112 feet more or less along said parallel line to its intersection with a line 48 feet westerly and parallel with the west line of said Lot No. 52; thence 4. South 77° West a distance of 85 feet mare or less ;thence 5. South 57° West a distance of 76.96 feet more ar less to its intersection with aline 220 feet westerly and parallel with the west line of said Lot No. 52; thence 6. South a distance of 369.46 feet more or less along said parallel line to its intersection with the north line of Sunset Village Subdivision as shown on Map of Record in Book 31, Page 16 of Maps, Records of said County; thence 7. East a distance of 850 feet more or less along said north line to its intersection with the east line of said Sunset Village Subdivision; thence 8. South a distance of 660 feet more or less along said east line to its intersection with a line 330 feet southerly and parallel with the south line of said Sunset Village Subdivision; thence 9. West a distance of 1,240 feet more or less along said parallel line to its intersection with the centerline of U.S. Highway 99 East; thence 10. North a distance of 720 feet more or less along said centerline to its intersection with the centerline of Liberty Road; thence 11. West a distance of 1,470 feet more or less along said centerline to its intersection with a line 1,100 feet easterly and parallel with the east line of Lot No. 32 of Gridley Colony No. 4 as shown on Map of Record in Book 6 Page 8 of Maps, Records of said County; thence 12. North a distance of 310 feet more or less along said parallel line to its intersection with a line 278 feet northerly and parallel with the north Right-of-Way line of west Liberty Road; thence 13. West a distance of 738 feet more or less along said parallel line to its intersection with the northeast Right-of--Way line of the Morrison Slough Drainage District No. 2056; thence 14. North 52° West a distance of 440 feet more or less along said northeast Right-of--Way line to its intersection with the east line of said Lot No. 32; thence 3 15. North a distance of 1,180 feet more or less along said east line and its northerly prolongation. to its intersection with the southeast Right-of--Way line of said Drainage District No. 2056; thence 16. North 50° East a distance of 1,300 feet more or less along said southeast Right-of--Way line; thence 17. North 65° East a distance of 200 feet more or less continuing along said southeast Right- of-Way line to its intersection with a line 165 feet southerly and parallel with the south line of the north one half of Section 1, Township 17 North, Range 2 East, MDB&M; thence 18. East a distance of 430 feet more or less along said parallel line to its intersection with the northeast Right-of--Way line of the Southern Pacific Railroad Right-of--Way line, 100 feet wide; thence 19. South 16° East a distance of 2070 feet more or less along said northeast Right-of--Way line to its intersection with a line 520 feet northerly and parallel with the south line of said Section 1;thence 20. East a distance of 543 feet more or less along said parallel line to its intersection with the east Right-of--Way line of U.S. Highway 99E; thence 21. North a distance of 140 feet more or less along said east Right-of--Way line to it the point of beginning. SUBAREA D POB Beginning at the intersection of aline 743 feet easterly and parallel with the east Right-of- Way line of I.T. S. highway 99, with. the south Right-of--Way line of Sheldon Avenue; thence 1. West a distance of 150 feet more or less along said south Right-of--Way line to its intersection with a line 593 feet easterly and parallel with the east Kight-of--Way line of said U.S. l-lighway 99; thence 2. North a distance of 258 feet more or less along said parallel line to its intersection with a line 198 feet northerly nod parallel with the north Right-of Way line of Sheldon Avenue; thence 3. East a distance of 150 feet more or less along said parallel line to its intersection with a line 743 easterly and parallel. with the east Right-of--Way line of S.U. Highway 99; thence 4. South a distance of 258 feet more or less along said parallel line to the point of beginning. 4 3. East a distance of 150 feet more or less along said parallel line to its intersection with a line 743 easterly and parallel with. the east Right-of--Way line of S.U. Highway 99, thence 4. South a distance of 258 feet more or less along said parallel line to the point of beginning. E- ~^ ~ v ~ 1 "~-1~ 1~ ,~ V ~ ~ ~~ ~ ~~ l-' ~ ~~~ .. MAGNOLIA "; _ ~ _ ~ ~ ~ ~ ~ t ~ ~ ~~ _ ~ , ~~. _ ? ~ ~ ~ ~ .~ ,~; t ~~-~~E~ , _, ,~ s , ~ ~ ~ ~ ~_ _ --, ~LL.~ - ~~ ~ ~~~ ~ ~~ ,- ~~.~ E ~ { _. ~. ~EEE~ ~ I ~E~'. ~'C,'~ ~~~ ,i 8 OF 1,~--P.o.B. EVELYN DRNE ~ ~ ~ \ 4 ~~ ~ ~~ . ~ ~ A~~E ~~~ UNINCO ORA'~EIS _1~_ /i_ I - ~~ ,,-~~ P.O.B,. BU I ELC N I i ~ 1 i _ __ ` ~ ~`-t- SUBAREA I A ~ m I ~, .~ Tl z1~~~' ` ~ ~ ~i II _~ - - m I __ ---~------' ! ~_ ~ I i ~ I~ -I ~ - ~__ ~ ~_E_i _~ __~ I _ ; -~ ~ ~ ~ - ~ i ~ ~ ~~ll 1 __E~ _1 J~ ~ ~ f ___ _AV Nt~Ei_ _ - ~ - _ --- JBAR UNI TEF ~Ul 3 11~ (10 PD SS/0 __ ,E~t A N, ~F. _- _ _ __.~ - ~ n No.118713 ~ _ _ lye- ~_-. ~ ` \ \ \1 ;~ ~ ~ _ _ BU PORTIONS OF LEGEND GRIDLEY REDEVELOPMENT REDEVELOPMENT ( I PROJECT. AGENCY BOUNDARY i.--~ ~ (EXCLUDING ASSESSOR PARCEL 021-110-020) COURSE NO. IN ~ ' LEGAL DESCRIPTION ~~----.-~ PREPARED FOR GRIDLEY 1 REDEVELOPMENT AGENCY CITY BOUNDARY 600 0 600 7200 __ ___~° -_. -- Scate I' 600' JUNE 13, 2002 F.xhib i t B ~ r ~ Redevelopment Plan For The Gridley Redevelopment Project Prepared For The Gridley Redevelopment Agency Submitted By urban Futures, inc. 311'1 North Tustin Avenue, Suite 230 Orange, CA 92855-1753 {714} 283-9334 - planning ~ urbanfuturesinc.com June 2002 ~ l ZIGEFPin AcWe~Q~sdlayhOD7+Ptan_DIt.42.wpd pmsri~oz TABLE OF CONTENTS ae 1. (Sec. 100} GENERAL DEFINITIONS ................................... . 1 II. (Sec. 200) INTRODUCTION ...................... . ................... 1 A. (Sec. 201) Purposes and Objectives .............................. 2 III. {Sec. 800) PROJECT AREA BOUNDARIES .............................. 3 IV. {Sec. 400) PROPOSED REDEVELOPMENT ACTIONS ..................... 3 A. {Sec. 401) General ............................................3 B. (Sec. 402) Property Acquisition .................................. 4 1. (Sec. 403) Acquisition of Rea[ Property ........... .. ,... 4 2. (Sec. 404) Acquisition of Personal Property ..........:........ 5 G. (Sec. 405) Participation by Owners, Businesses and Tenants ........... 5 1. (Sec. 406) Owners, Businesses and Tenants Participation ........ 5 2. (Sec. 407) Participation Agreements ........................ 5 3. (Sec. 408) Certificate of Conformance ......:................ 6 ~~ D. (Sec. 409) Cooperation with Public Bodies .......................... 6 E. {Sec. 410) Property Management; Property Tax Allocation; In Lieu Payments ......................................fi F. (Sec. 411 } Reiocation of Persons Displaced by the Project ............. 8 1. {Sec. 412} Reiocation Housing Requirements ................. 8 2. {Sec. 413) Replacement Housing Pian ....................... 8 3. (Sec. 414) Assistance in Finding Other Locations .............. 9 4.. (Sec. 415) Relocation Benefits and Assistance ................ 9 G. (Sec. 416) Demolition, Ciearance, Public Improvements, Building and Site Preparation and Removal of Hazardous Waste ......... 10 1. (Sec. 417) Demolition and Clearance ....................... 10 2. (Sec. 418} Public Improvements ................ ......... 10 3. (Sec. 419) Preparation of Building Sites ..................... 11 4. (Sec. 420} Removal of Hazardous Waste; Removal of Graffiti .... 11 H. (Sec. 421 } Rehabilitation and Moving of Structures by the Agency and Seismic Repairs ................ . ................ . .. 12 1. {Sec. 422) Rehabilitation and Conservation .................. i 2 2. (Sec. 423) Moving of Structures ........................... 13 3. (Sec. 424} Seismic Repairs .............................. 13 I, (Sec. 425) Property Disposition and Development ................... 13 Z:100PIn PcflvalOrldlay14of1PIan~Ft.02.wpd i ~"'~~ 1. (Sec. 426) Real Property Disposition and Development ......... 13 a. {Sec. 427} General ...............................13 b. {Sec. 428} Purchase and Development ................ 14 c. (Sec. 429} Purchase and Development Documents ...... 14 d. (Sec. 430) Development of Publicly Owned Improvements ........................... 15 2. {Sec. 431) Personal Property Disposition .................... 15 ~. (Sec. 432} Provision for Low and Moderate Income Housing ........... 15 1. {Sec. 433) Definition of Terms ............................ 15 2. {Sec. 434) Authority Generally ............................ 16 3. {Sec. 435} Replacement Housing .......................... i fi 4. (Sec. 436) New or Rehabilitated Dwelling Units Developed Within the Project Area ......................... i 6 5. {Sec. 437} Duration of Dwelling Unit Availability ............... 17 fi. {Sec. 438) Relocation Wousirig ........................... ~ 18 7. (Sec. 439) .......................... Tax Increment Funds i 8 V. (Sec. 500} USES PERMITTED IN THE PROJECT AREA ................... 18 A. {Sec. 501) Redevelopment Project Area Map ...................... 18 6. (Sec. 502) Public Uses ............... . ........................ 18 1. {Sec. 503) Public Rights-of-Way ........................... 18 2. (Sec. 594) Other Public Uses ............................. 19 C. (Sec. 505} Other Public, Semi-Public, institutional and Nonprofit Uses ... 19 D. (Sec. 506} General Controls and Limitations ............... . ....... 19 1. (Sec. 507) New Construction ............................. 19 2. (Sec. 598) Existing Nonconforming Uses .......... . ......... 19 3. (Sec. 509) Rehabilitation ............... . ................ 20 4. (Sec. 510} Limitations on the Size, Height, and Number of Buildings ........................ . ......... 20 5. ~ (Sec. 511) Number of Dwelling Units ....................... 20 6. (Sec. 512) Open Space and Landscaping ................... 20 7. {Sec. 513) Land Gaverage ......................... . .... . 21 8. (Sec. 514) Light, Air and Privacy .. . ....................... 21 9. (Sec. 515) Signs ....................................... 21 10. (Sec. 51 fi) Utilities ' ..................................... 21 11. (Sec. 517) Incompatible Uses ............................. 21 12. (Sec. 518) Nondiscrimination and Nonsegregation ............. 21 13. (Sec. 519) Minor Variations .................. , ............ 21 14. (Sec. 520) Consistency with General Plan and Zoning Code ..... 22 E. (Sec. 521) Design for Development .............................. 22 F. (Sec. 522) Building Permits ....... . ........................... 22 .} Z;IDOPIn AcUvelQr[dleylODtlPlen.,ENt.02.wpd it Amenro2 VI. {Sec. 600) METHODS FOR FINANCING THE PROJECT ................... 22 i A. {Sec. 601 } ~ General Description of the Proposed Financing Methods ..... 23 B. (Sec. 602} Tax increments ..................................... 23 C. (Sec. 603) Other Laans and Grants .............................. 25 VII. (Sec. 700) ACTIONS BY THE CITY ................................... 26 VIII. (Sec. 800} ADMINISTRATION, ENFORCEMENT AND AMENDMENT OF THE PLAN ..................................................26 1X. {Sec. 900) EFFECTIVENESS OF THIS PLAN ............................ 27 ATTACHMENTS Attachment A - Rede~eiopment Project Area Map Attachment B -Land Use Map Attachment C -Legal Descriptian Attachment D -Proposed List of Public Improvements, Projects and Programs z:+no~n,a~u„s`o~~e,noai~~~ o~.oz.waa iii pmsnm2 unincorporated Butte County; in each instance, the County Territory is contiguous to the limits of the City. Consistent with CCRL requirements codifed in Section 33213, the County Board of Supervisors approved and adapted County Ordinance Na. _, authorizing the inclusion of the County Territory within the Project Area. Pursuant to CCRL Section 33213, the County action grants the City and its Redevelopment Agency the authority to undertake the redevelopment of such area in all respects as if the County Territory was within its territorial limits, and the City Council, Agency, and Planning Commission steal[ have all the rights, powers, and privileges with respect to the County Territory as if it was within the territorial limits of the City. Some sections of this Plan specifically refer to and reiterate existing California Community Redevelopment Law statutes. In the event that these existing statutes are amended from time to time by the state legislature, causing the Plan to be in conflict with state law, the state law will be controlling. This Redevelopment Plan has been approved and adopted by the Gridley Redevelopment Agency and the City of Gridley, pursuant to the California Community Redevelopment Law of the State of California, and all applicable Taws and ordinances. Because the Project Area includes property under the jurisdiction of the County of Butte, this Redevelopment Plan has also been approved by the County of Butte. A. (Sec. 201 } Purposes and Qbjectives The purposes. and objectives of this Redevelopment Plan are to elimina#e the conditions of blight .existing in the Project Area and to prevent the recurrence of blighting condi#ians in the Project Area. The Agency proposes to eliminate such conditions acid prevent their recurrence by providing, pursuant to this Plan, for the planning, development, replanning, redesign, clearance, redevelopment, recon- struction and rehabilitation of the Project Area and by providing for such structures and spaces as may be appropriate or necessary in the interest of the general welfare, including, without limitation, recreational and other facilities incidents! or appurtenant to them. The Agency further proposes to eliminate the conditions of blight existing in the Project Area and prevent their recurrence by providing for the alteration, improvemen#, modemixation, reconstruction or rehabilitation of existing structures in the Project Area and by providing #or open space types of uses, public and private buildings, structures, facilities, and improvements. The Agency further proposes to eliminate such conditions and prevent their recurrence by providing for the replanning or redesign or development of undeveloped areas. The Agency proposes to: 1. Encourage employment opportunities through environmental and economic improvements resulting from the redevelopment activities. 2. Provide for the rehabilitation of commercial structures and residential dwelling units. 3. Provide for participation in the redevelopment of property in the Project Area by owners who agree to so ,participate in conformity with this Redevelopment Plan. Z•~DOPIn Activ8lQddlay\0671PIan_Dft.Q2.wpd 2 ~ImBl7l02 4. Provide for the management of property awned or acquired by the Agency. 5. Provide relocation assistance where .Agency activities result in displacement. fi. Provide public infrastructure improvements and community facilities, such as the installation, construction andlar reconstruction of streets, utilities, public buildings, including fairgrounds facilities, structures, street lighting, landscaping and other improvements, which are necessary for the effective redevelopment of the Project Area. 7. Increase, improve and preserve the community's supply of affordable housing. 8. Acquire real property. 9. Dispose of real property acquired by the Agency. 10. Encourage the redevelopment of the Project Area through the cooperation of private enterprise and public agencies. Ili. (Sec. 300} PRO,lEGT AREA BOUNDARIES . The boundaries ofi the Project Area are illustrated on the map contained in Attachment A. The legal description of the boundaries of the Project Area is set forth in Attachment C. IV. (Sec. 400} PROPOSED REDEVELOPMENT ACTIONS A. (Sec. 401 } General The Agency proposes to eliminate and prevent the spread of blight in the Project Area by: . 1. Acquisition, installation, development, construction, reconstruction, redesign, - replanning, or reuse of streets, utilities; curbs, gutters, sidewalks, street lighting, landscaping, and other public improvements, facilities, utilities or other structures; 2. Acquisition and disposition of property acquired for uses in accordance with this Plan; 3. Redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; 4. Construction and improvement of recreational facilities, community facilities, parking facilities and other public facilities; 5. Acquisition, construction ar rehabilitation of housing for low and moderate-income families, seniors and handicapped individuals; zwn~~n ~e~ar~a~aytiootiwi~nn.a¢.~a S pmsnma 6. Financing of the construction of residential, commercial and industrial buildings and the mortgage financing of residential, commercial and industrial buildings, as permitted by applicable State and local laws, to increase the residential, commercial and industrial base of the City and the number of temporary and permanent jobs within the City; 7. In appropriate cases, rehabilitation of structures and improvements or development of vacant land by present owners, their successors and the Agency for uses in accordance with this Plan; and 8. Such other action as may be permitted by law. B. (Sec. 402} Property Acquisition 'i. (Sec. 403} Acquisition-of-Real Property Within the Project Area the Plan shall not authorize the Agency to acquire, by eminent domain, property on which any persons reside. The Agency shall have the authority to exercise its power of eminent domain as may be necessary, appropriate, and as permitted in Section 33342, et seq., of the CCRL in all instances except the taking of properties on which any.persons reside within the Project Area. The Agency may purchase, lease, obtain option upon or o#herwise acquire any interest in real property located in the Project Area by gift, devise, exchange, purchase, or any other means authorized by law including the use of eminent domain, except as otherwise excluded above, fvr the purpose of redevelopment. Any eminent domain proceedings musf commence within twelve (12J years of the dale of adoption of this Plan. Such time- Limitation may be extended only by amendment of this Plan. Acquisition of property will generally be achieved by cooperative negotiations between the owner of such property and the Agency. Without the consent of the owner, 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 unless provision for such acquisition is made in the agreement. The Agency is authorized to acquire structures without acquiring the land upon which those struc#ures are located. The Agency is also authorized to acquire any other interest in real property less than a fee interest. The Agency shall not acquire real property on which an existing building is to be continued on its present site and in its present fom~ and use without the consent of the owner, unless {1) such building requires structural alterations, 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. z:rooPln AtilvalC3ddfey1041U~~~ Dt1.02.wpd Q' ~ pmer7li7~ 2. (Sec. 404) Acquisition of Personal Property Generally, personal property shall not be acquired, unless such acquisition is necessary in connection with the acquisition of real property. However, where necessary in the execution of this Plan, the Agency is authorized to acquire personal properly in the Project Area by any lawful means, including eminent domain. C. {Sec. 405) Participation by Owners, Businesses and Tenants (Sec. 40B) Owners, Businesses and Tenants Participation As provided for in sections 33339 and 33339,5 of the CCRL, the Agency shall extend a reasonable opportunity to the present owners of real property in the Project Area, to participate in the redevelopment of the Project Area if they otherwise meet the requirements prescribed by this Plan and the rules governing participation promulgated by the Agency, which rules may be amended from time to time. The Agency shat) also extend reasonable preference to persons who are engaged in businesses in the Project Area to re-enter in business within the redeveloped area if they otherwise meet the requirements prescribed by this Plan and the rules governing re-entry promulgated by the Agency, which rules may be amended from time to time. The Agency desires participation in redevelopment by as many owners, ~~~ businesses and tenants as reasonably feasible. However, 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 the participants to finance acquisition and redevelopment in accordance with this Plan; development experience; assembly and redevelopment of areas for public andlor private development in accordance with this Plan; and any reduction in the total number of individual parcels in the Project Area. 2. (Sec. 407} Participation Agreements The Agency may require that, as a condition to participation in redevelopment, each participant enter into a binding agreement with the Agency by which the participant agrees to rehabilitate, develop or use the property in conformance with #his Plan and be subject to the provisions hereof and such other provisions and conditions to which the parties may agree. In the agreement, whenever it is appropriate to do so, participants may be required to join in. the recordation of such documents as are necessary to ensure the properly will be developed and used in accordance with the provisions of this Plan applicable to their properties and the participation agreement, in the event a participant breaches the terms of an owner participation agreement, the Agency may declare the agreement terminated and may acquire the real property ar any interest therein. The detem~ination of whether or not a participation agreement is required shall be made by the Executive Director of the Agency ar his designated Z1i0aP[n AcUvelQdtfl0y~A071Pfar~dit.02wpd ~ A~'~ representative, whose decision, subject to an appeal to the Agency Board, shall be final. Whether or not a potential 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. 3. (Sec. 408} Certificate of Conformance The Agency may, at its sole and absolute discretion, determine that certain real property within the Project Area presently meets the requirements of this Plan, and the owner of such property will be permitted to remain as a conforming owner without a participation agreement with the Agency provided such owner continues to operate, use and maintain the real property within the requirements of #his Plan. However, a conforming owner ,may be required by the Agency to enter into a participation agreement with the Agency in the event that such owner desires to construct any additional improvements or substantially alter or modify existing structures. on any of the real property described above as conforming. D. (Sec. 409) Ccoperation with Public Bodies Certain public bodies are authorized by the 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, under the current CCRI, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. However, the Agency shall seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. Any public body which owns or leases property in tha Projec#. 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. The Agency may impose on all public bodies the planning and design controls contained in and authorized by this Redevelopment Plan to ensure that present uses and any future development by public bodies will canfiorm to the requirements of this Pian. E. (Sec. 4'IU} Property Management; Property Tax Allocation; In lieu Payments 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. The Agency may rent ar lease, maintain, manage, opera#e, repair and clear real property of the Agency. The Agency may insure or provide for the insurance of any real zrao~~ ac~,reraaa~ey~oo~wer~en.ox.wad 6 Amanrox property or personal property of the Agency pending its disposition for j redevelopment. All such actions shall be pursuant to such policies as the Agency may adopt. As provided far in Section 33401 of the CCRL, the Agency may in any year during which it owns property in a redevelopment~project that is tax exempt pay directly to any city, county, city and county, district, including, but not limited to, a school district, or other public corporation for whose benefit a tax would have been levied upon the property had it not been exempt, an amount of money in lieu of taxes that may not exceed the.amount of money the public entity would have received if the property had not been tax exempt. This Redevelopment Pian contains Property Tax Allocation provisions pursuant to Section 33670 of the CCRL. As provided for in Section 33607.5 of the CCRL, the Agency must make the following-required payments to affected taxing entities, with the exception of basic aid school districts: 1. Commencing with the first fiscal year in which the .Agency receives tax increments and continuing through the last fiscal year in which the Agency receives tax increments, the Agency shall pay to the affected taxing entities, including the City if the City elects to receive a payment, an amount equal to 25 percent of the tax increments received by the Agency after the amount required to be deposited. in the Low and Moderate income Housing Fund has been deducted. In any fiscal year in which the Agency receives tax increments, the City may elect to receive the amount authorized by this subsection. 2. Commencing with the 11th fiscal year in which the Agency receives tax increments and continuing through the last fiscal year in which the Agency receives tax increments, the Agency shall pay to the affected taxing entities, other than the City, in addition to the amounts paid pursuant to subdivision 1 above and after deducting the amount allocated to the Law and Moderate Income Housing Fund, an amount equal to 21 percent of the portion of tax increments received by the Agency, which shall be ca~ulated by applying the tax rate against the amount of assessed value by which the current year assessed value exceeds the first adjusted~base year assessed value. The #irst adjusted base year assessed value is the assessed value of the Project Area in the 10th fiscal year in which the Agency receives tax increments. 3. Commencing with the 31st #iscal year in which the Agency receives tax increments and cxantinuing through the last fiscal year in which the Agency receives tax increments, the Agency shall pay to the affected taxing entities, other than the City, in addition to the amounts paid pursuant to subdivisions 2 and 3 above and after deducting the amount allocated to the Low and Moderate Income Housing Fund, an amount equal to 14 percent of the portion of tax increments received by the Agency, which shall be calculated by applying the tax rate against the amount of assessed value by which the current year assessed value exceeds the second adjusted base year assessed value. The second adjusted base year assessed value is the Z~OOPIt~ Actlval0ddley1401tiPEa~LDe1.o2.wpd 7 ~m8/7102 assessed value of the Project Area in the 3Qth fiscal year in which the Agency receives tax increments. 4. The payments made pursuant to this section shall be in addition to any amounts the affected taxing entities receive pursuant to subdivision (a) of Section 3367p of the CCRL. Ali the amounts calculated pursuant to this section shall be calculated after the amount required to be deposited in the Low and Moderate income Housing Fund pursuant to Section 33334.2 of the CCRL has been deducted from the total amount of tax increment funds received by the Agency in the applicable fiscal year. Payments to Basic. Aid School Districts shall be made pursuant to CCRL Section 33676(b}{1 ), (2), (3) and (4}. Prior to incurring any loans, bonds, or other indebtedness, except loans ar advances from the City, the Agency may subordinate to the loans, bands or other indebtedness the arnaunt required to be paid to an affected taxing entity by this section, provided that the affected taxing entity has approved these subordinations in the manner set forth in Section 336Q7.5(e)(1 }, {2) and (3} of the CCRL or successor statutes. The Agency shall not be required to make any other payments to affected taxing entities. F. (Sec. 411 } Relocation of Persons Displaced by the Project 1. (Sec. 412} Relocation Housing Requirements 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 #amilies and must be decent, safe, sanitary and otherwise standard dwellings. Permanent housing #acilities shall be made available within three years from the time occupants are displaced. 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. 2. (Sec. 413} Replacement Housing Plan Bxcept as otherwise permitted by law, not less than thirty days prior to the execution of an agreement for acquisition of real property, or the execution of an agreement for the disposition and development of property, or the execution of an owner participation agreement, which agreement would lead z:roopr~, a~+rveusrraieywo~wr~~n.~x.wpa 8 pmBl7ro2 to the destruction or removal of dwelling units from the low and moderate income housing market, the Agency shall adopt by resolution a replacement housing plan, pursuant to Section 33413.5 of the CCRL. The replacement housing plan shall include: (1) the general location of housing to be rehabilitated, developed or constructed pursuant to Section 33413 of the CCRL; (2) an adequate means of financing such rehabilitation, development or construction; (3} a finding that the replacement housing does not require the approval of the voters pursuant to Article XXXIV of the California Constitution, or that such approval has been obtained; {4) the number of dwelling units housing persons and families of low or moderate income planned for construction or rehabilitation; and (5) the timetable for meeting the plan's felocation, rehabilitation and replacement housing objectives. A dwelling unit whose replacement is required by Section 33413 but for which no replacement.housing plan has been prepared, shall not be destroyed or removed from the low and moderate income housing market until the Agency has by resolution adopted a replacement housing plan. Nothing in this section shat! prevent the agency from destroying or removing from the low and moderate income housing market a dwelling unit which the Agency owns and which is an immediate danger to heaith.and safety. The Agency shall, as soon as practicable, adopt by resolution a replacement housing plan with respect to such dwelling unit. 3. ~-(Sec. 414) Assistance in Finding Other Locations The Agency shall assist in the relocation of all persons (including families, businesses and others) displaced lay Agency acquisition of property in the Project Area. The Agency has adopted an Eminent Domain policy which prevents the Agency from acquiring, by eminent domain, property on which any persons reside; the Agency intends to accomplish all redevelopment pursuant to this Pian with as little displacement of persons from businesses or residences as is feasible. In order to carry out the Project with a minimum of hardship to persons displaced from their homes, the Agency shat! 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 outside the Project Area for displaced persons. 4. (Sec. 415) Relocation Benefits and Assistance In accordance with the provisions of the California Relocation Assistance Act (Government Code Section 7260 et seq.), the CCRL, the guidelines adapted and promulgated by the California Department of Housing and Community Development, and the Relocation Assistance and Real Property Acquisition Guidelines adopted by the Agency (the "relocation guidelines"), the Agency shall provide all relocation benefits and assistance required by law to all persons (including families, business concerns and others} displaced by Agency activities in the Project Area. Such relocation Z100P1n Rctlvel(3ddleyW011PIar~..~1L02.wpd ~ ~m617f02 assistance shall be provided in the manner required by the relocation guidelines as maybe amended from time to time. The Agency may provide additiona# benefits or payments as it may deem appropriate from available funds to implement the objectives of this Pian and to alleviate hardship. All relocation shall be conducted in accordance with Article 9, Ghapter 4 of the CCRL. G. (Sec. 4i 6) Demolition, Clearance, Public Improvements, Building and Site Preparation and Removal of Hazardous Waste 1. {Seca 417) Demolition and Clearance The Agency may clear or move buildings, structures, or other improvements from real property as necessary to carry out the purposes of this Plan. 2. (Sec. 418) Public Improvements To the extent permitted and in the manner required by law, the Agency is authorized to instal! and construct or to cause to be installed and constructed the public improvements and public utilities {within ar outside the Project Area) necessary to carry out this Plan. Such public improvements include, but are not limited to the following: parking lots or structures, over or underpasses, bridges, streets, curbs, gutters, sidewalks, street lights, sewers, storm drains, traffic signals, electrical distribution systems, flood control facilities, natural gas distribution systems, water distribution systems, landscaping, parks, plazas, playgrounds, and any buildings, structures or improvements necessary and convenient to the fu#I development of any of the above. A list of possible projects is set forth in Attachment D. Public improvements may be constructed or installed, or caused to be constructed or installed, in whole ar in part by the Agency with twenty percent {2fl°/p) of the tax increment moneys that would otherwise be set aside pursuant to CCRL Section 33334.2 provided that such public improvements, pursuant to said Section 33334.2 of the CCRL, (1) are part of the new construction or rehabilitation of affordable housing units far low- and moderate-income persons that are directly benefitted by the improvements and the improvements are a reasonable and fundamental component of the housing units and {2) the Agency requires that the units remain available at affordable housing cost to persons and families of very law, law, or moderate income, and that the units are occupied by those persons and families #or the same time period and in the same manner as provided in subdivision (f) of Section 33334.3 of the CCRL, As provided for in Section 33445 of the CCRL, the Agency, with the prior consent of the City Council, may pay all or part of the value of the land for and the cost of the installation and construction of any building, #ac#lity, structure or other improvement which is publicly owned either within or outside the Project Area upon a determination of the City~Council: (1) that zmoa~n,acuveae~ey~ooa~i~ on.o2.,~ 10 ~memox ~~~ ~~ such buildings, facilities, structures and other improvements are of benefit to the Project Area or the immediate neighborhood in which the Project Area is located, (2} that no other reasonable means of financing such buildings, facilities, structures or other improvements are available to the City; and (3) that the payment of funds for the acquisition of land or the cost of buildings, facilities, structures, or other improvements wiU assist in the elimination of one or more blighting conditions inside the Project Area and is consistent with the implementation plan far the Project. When the value of such land ar the cost of the installation and construction of such building, #aci{ity, structure or other improvement, or both, has been, or will be, paid or provided for initially by the City or other public corporation, the Agency may enter into a contract with the City or other public corporation under which it agrees to reimburse the City or other public corporation for all or part of. the value of such land or all or part of the cost of such building, facility, structure or other.improvement, or bath, by periodic payments over a period of years. Any obligation of the Agency under such contract shall constitute an indebtedness of the Agency for the purpose of carrying out this Plan. The Agency sha#I not pay for, either directly or indirectly, with tax increment funds the construction or rehabilitation of a building that is, or that wil! be used as a city hall unless meeting those exceptions prescribed in Section 33445(8}(2} of the CCRL. 3. (Sec. 419} ~ Preparation of Building Sites The Agency may develop as a building site any real properly owned or acquired by it. In connection with such development it may cause, provide or undertake or make provision with other agencies for the installation, or construction of parking facilities, streets, utili#ies, parks, playgrounds and other public •improvements, necessary for carrying out this Plan in the Project Area. The Agency may construct foundations, platforms, and other like structural forms necessary far the provision or.utilizatian of air rights sites for buildings. 4. (Sec. 420} Removal of Hazardous Waste; Removal of Graffiti As provided for Article '12.5 of Chapter 4 of the CCRL, the Agency may, by following all applicable procedures provided bylaw, within the Project Area, take. any actions which the Agency determines are. necessary and which are consistent with other state and federal laws to remedy or remove a release of hazardous substances on, under or from property within the Project Area. As provided far in Section 33420.2 of the CCRL, the Agency is authorized to take any actions that it determines are necessary to remove graffiti from public or private property upon making a finding that, because of the magnitude and severity of the graffiti within the Project Area, the action is necessary to effectuate the purposes of the Redevelopment Plan, and that zwaPEn aai~av~~t~na~oni~,..on.az.wpd 11 prnen102 the action will assist with the elimination of blight or alleviation of blight, as defined in Section 33E731 of the CCRL. H. (sec. 421 } Rehabilitation and Moving of Structures by the Agency and Seismic Repairs (Sec. 422} ,Rehabilitation and Conservation The Agency is authorized to advise, encourage, and with the consent of the owner, assist in the rehabilitation and conservation of property in the Project Area not awned by the Agency. The Agency is also authorized to rehabilitate .and conserve, or to cause to be rehabilitated and conserved, buildings or structures in the Project Area. The Agency is also authorized to acquire, restore, rehabilitate, move and conserve buildings of historic.or architectural significance. It shall be the purpose of this Plan to allow for the retention of as many existing businesses as practical and to add to the economic life of these businesses by a program of voluntary participation in their conservation and rehabilitation. The Agency is authorized to conduct a program of assis#ance and enforcement to encourage owners of property within the Project Area to upgrade and maintain their property consistent with this Plan and such standards as may be developed for-the Project Area. The extent of rehabilitation and new development in the Project Area shall be subject to the following limitations: a. The rehabilitation must be compatible with land uses as provided far in this Plan. b. Rehabilitation and conservation activities must be carried out in an expeditious manner and in conformance with the requirements of this Plan and such properly rehab€litation standards as may be adopted by the Agency. a The expansion a# public improvements, facilities and utilities. d. The assembly and development of properties in accordance with this Plan. The Agency may adopt design standards for the rehabilitation of properties in the Project Area. The Agency shall not assist in the rehabilitation or conservation of properties or improvements which, in its opinion, are not economically andlor structurally feasible. z.-tioo~~ a~B~a~a~aywoswi~pn.ax.wpd 12 ~msn~ 2. (Sec. 423) Moving of Structures As necessary in carrying out this Plan, the Agency is authorized to move or to cause to be moved any standard structure or building, or any substandard structure or building which can be rehabilitated, to a location within or outside the Project Area., 3. (Sec. 424) Seismic Repairs For any project undertaken by the Agency within the Project Area far building rehabilitation or alteration in construction, the Agency may, by following all applicable procedures then provided by law, take those actions which the Agency determines are necessary and which are consistent with local, state, and federal law, to provide for seismic retrofit. I. (Sec. 425) Property Disposition and Development 1. (Sec. 426) Real Property Disposition and Development a. (Sec. 427) General For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber or otherwise dispose of any interest in real or personal property. In the manner required and to the extent permitted by law, the Agency is authorized to dispose of real property by negotiated leases or sales without public bidding. Except as otherwise permitted by law, all real property acquired by the Agency in the Project Area, except property conveyed by it to the City or any other public body, shall be sold or leased to persons or entities for redevelopment end for uses permitted in this Plan. Real property may be conveyed by the Agency to the City or any other public body in accordance with the CCRL. 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 ensure that development is carried out pursuant to this Plan. During the period of development in the Project Area, the Agency shad ensure 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. Z~ooPEn Acwe~~d~eywa~wi~ on.u2.wpd 13 #menro2 A!I purchasers or lessees of property shall be obligated to use the property for the purposes designated by 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. in the manner required and to the extent permitted by law, before any property of the Agency acquired in whole or in part, directly or indirectly, with tax increment monies is sold or leased for development pursuant to this Plan, such sale, lease or other disposition shall first be approved by the City Council after a public hearing held in accordance with the provisions of CCRL Section 33433. -All development, whether public or private, must conform to this Redevelopment Plan and all applicable federal, slate, and local laws, including without limitation the City's planning and zoning ordinances, building, environmental and other land use deveiopment .standards; and must receive the approval of all other appropriate pubic agencies. b. (Sec. 428) Purchase and Development Pursuant to the provisions of this Plan and the rules adopted by the Agency, the Agency shall to the greatest extent feasible offer real property acquired by the Agency for disposition and development by owner participants on a preference basis over other persons. c. (Sec. 428) Purchase and Development Documents To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and #o prevent the recurrence of blight, all real property Bald, leased, or conveyed.by, the Agency, as well as all property subject to participation agreements, is subject to the provisions of this Plan. 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 properly in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, color, creed, religion, sex, marital status, 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, ar subject to a participation agreement shall be made expressly subject by appropriate documents to the restriction that all zuw~n nc~euodd~ey~oot~ien_on.oz.wpd 14 pn£IIro2 deeds, leases, or contracts for the safe, lease, sublease, ar other ~ transfer of land in the Project Area sha11 contain such nondiscrimination and nonsegregation clauses as are required by . law, including Section 3343E of the CCRL. d. (Sec. 430) Development of Publicly Qwned Improvements To the greatest extent now or hereafter permitted bylaw, the Agency is authorized to pay for, develop, or construct any building, facility, structure, or other improvement as provided for in Attachment D hereto either within or outside the Project Area for itself or for any public body or entity to the extent that such improvement would be of benefit to the Project Area or the immediate neighborhood in which the Project Area is located. The Agency is authorized to financially (and otherwise) assist any public entity in the cost of public land, buildings, facilities, structures or other improvements (within or outside the Project Area) to the extent permitted bylaw. During the period of redevelopment in the Project Area, the Agency shall ensure that all provisions of this Plan and other documents formulated pursuant to this Pfan are being observed, and that development of the Project Area is proceeding in accordance with development documents and time schedules. Ail development must conform to this Plan and all applicable federal, state, and loco! Paws, including without limitation, the City's development code, building, environmental and other land use development standards, and must receive the approval of all other appropriate public agencies. 2. {Sec. 431) Personal Property Disposition Far the purposes of this Plan, the Agency is authorized to sell,, ,lease, exchange, subdivide, transfer, assign, pledge, encumber, or otherwise dispose of personal property which is acquired by the Agency. J. {Sec. 432) Provision for Low and Moderate Income Housing 1. (Sec. 433) Definition of Terms The terms "affordable housing cast", "affordable rent", "replacement . dwelling unit", "persons and famines of low or moderate income" and "very law-income households" as used herein shall have the meanings as defined by the Redevelopment Law, and other State and Local laws and regulations pertaining thereto as amended from time to time. zwo~n Acuvs~aa~eyaoiwie~_nn.o2.,~a 15 ~msr» 2. (Sec. 434) Authority Generally The Agency may, inside or outside the Project Area, acquire land, donate land, improve sites, construct or rehabilitate structures, or take any other such actions as may be permitted by the Redevelopment Law in order to provide housing for persons and famines of low or moderate income. The Agency may also provide subsidies to, or far the benefit af, such persons and families or households to assist them in obtaining housing within the City. 3. (Sec. 435) Replacement Housing Except as otherwise permitted by law, whenever dwelling units housing persons and families of low or moderate income are destroyed or removed from the law- and moderate~income housing market as part of a redevelop- ment project which is subject to a written agreement with the Agency or where financial assistance has been provided by the Agency, the Agency shall, within four years of such destruction or removal, rehabilitate, develop or construct, or cause to be rehabilitated, developed or constructed for rental or sale to persons and families of low or moderate income an equal number of replacement dwelling units which have an equal or greater number of bedrooms as those destroyed or removed units at affordable housing costs within the territorial jurisdiction of the~Agency. Except as otherwise permitted by law, when dwelling units are destroyed or removed after January 1, 2002, 100 percent of the replacement dwelling units shall be available at affordable Dousing cost to, and occupied by, persons in the same or a lower income category (very low, low or moderate) as the persons displaced from those destroyed or removed units. Tle Agency may replace destroyed or removed dwelling units housing persons or families of low or moderate income with a fewer number of replacement dwelling units if the replacement dwelling units Have a greater or equal number of bedrooms and are affordable to the same income level of households as the destroyed or removed units. 4. (Sec. 436) New or Rehabilitated Dwening Units Developed Within the Project Area Prior to the termination of the effectiveness of this Redevelopment Plan, pursuant to the time limit set forth in Section 900 hereof, and except as otherwise permitted by law, at least thirty percent (30%) of all new or rehabilitated dwelling units developed by the Agency shall be available at affordable housing cost to persons and families of low and moderate income and shall be occupied by those persons and famines; and of such thirty percent (30°/a), not less than fifty (50%) thereof shall be available at affordable housing cost to, and occupied by, very bw-income households. Prior to the termination of the effectiveness of this Redevelopment Plan, pursuant to the time limit set forth in Section 900 hereof, and except as otherwise permitted by law, at least fifteen percent {15%} of all new or rehabilitated units developed within the Project Area by public or private zwo~~, n~s~ond~aywa~wian~n.oz.waa 18 ~msrrroz ~` entities or persons other than the Agency shall be available ~at affordable ~ .housing cost to persons and families of low and moderate income and shall be occupied by those persons and families; and of such fifteen percent {15%), not less than forty percent (40%) thereof shall be available at affordable housing cost to, and occupied by, very low- income households. Except as otherwise permitted by law, the percentage requirements set forth in this Section shall apply in the aggregate to housing developed by the Agency or developed within the Project Area and not to each individual case of rehabilitation, development or construction of dwelling units. F~ccept as otherwise permitted by law, the Agency shall require, by contract or other appropriate means, that whenever any law and moderate income housing units are developed within the Project Area, such units shall be made available on a priority basis for rent or purchase, whichever the case maybe, to persons and families of low and moderate income displaced by the Project; provided, however,. that failure,.to give such priority shall not affect the validity of title to the real property upon which such housing units have been developed. Except as otherwise permitted by law, the Agency may cause, by regulation or agreement, to be available, at affordable housing costs, to persons and families of low or moderate income or to very low income households, as applicable, two units outside the Project Area for each unit that otherwise would have had to be available inside the Project Area. To satisfy percentage requirements established in this section, the Agency may purchase, or otherwise acquire or cause by regulation or agreement the purchase' or other acquisition of, long-term affordability covenants ~ on multifamily units that restrict the cast of renting or purchasing those units that either: {1) are not presently available at affordable housing cost to persons and families of law- or very low-income households, as applicable; or (ii) are units that are presently available at affordable housing cost to this same group of persons or #amilies, but are units that the Agency finds, based upon substantial evidence, after a public hearing, cannot, reasonably be expected to remain affordable to this same'group of persons or families. 5. (Sec. 437) Duration of Dwelling Unit Availability To the extent required by law, the Agency shall require that the aggregate number of dwelling units rehabilitated, developed, constructed or price restricted pursuant to Sections 435 and 436 shall remain available at affordable housing cost to, and occupied by, persons and families of low- and moderate-income and very low income households, respectively, to the extent and for the period(s) required by CCRL Sections 33334.3(f) and 33413. x:wa~n aas~veu~r~~eyroa~wia~nn-o2.wpd 17 pmsn~a2 6. {Sec: 438) Relocation Housing -~ if insufficient suitable housing units are available in the City for use by persons and families of low and moderate income voluntarily displaced by the Project, the Agency may, to the extent of that deficiency, direct or cause the development, rehabilitation or construction of housing units within the City, bath inside and outside of the Project Area. 7. {Sec. 439) Tax Increment Funds Except as otherwise permitted by law, not less than twenty percent (20%) of all taxes which are allocated to the Agency from the Project Area pursuant to CCRI_ Section 3367'0 shall be used by the Agency for the purpose of increasing, improving and preserving the City's supply of housing for persons and families -of Jaw- ar moderate-income and very low-income . households that are. occupied by those persons.ar~d families in accordance with the provisions of CCRL Code Sections 33334.2 and 33334.3. V. (Sec. 500) USES PERMITTED IN THE PROJECT AREA A. (Sec. 501) Redevelopment Project Area Map Attachment A illustrates the Project Area boundaries, the immediately adjacent streets, and existing public rights-of-way and public easements. Attachment B illustrates existing land uses and street layouts currently permitted in the Project Area. The land uses permitted by this Redevelopment Plan shall be those uses permitted by the City's General Pian and Zoning Ordinance as they now exist or may hereafter be amended. B. (Sec. 502) Public Uses 1. (Sec. 503) Public Rights-ofi-Way The public street system in the Project Area shall be developed in accord- - once with the General Plan of the City, as amended #rom time to time. Streets may be widened, altered, abandoned, repaired, or closed as necessary for proper development within the Project Area. It is contempla#ed that the Agency will construct, or aid in the construction of, certain streets designated in the Plan which are not now constructed or which may require further widening or improvement. The public rights- of-way may be used for vehicular andlor pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-af-way. In addition, all necessary easements for public uses, public facili#ies, and public utilities may be retained or erected. X:WDPIn lpct[ve1[iddley~AU11P1a+LDn.Q2.+ti'pd 18 ~msnroz 2. .(Sec. 504} Other Public Uses Parking, open space, public and semi_public uses may be interspersed with other uses in any area. C. (Sec. 505} .Other Public, Semi-Public, institutional and Nonprofit Uses The Agency is authorized to permit'the maintenance, establishment or enlargement of public, semi=public, institutional or nonprofit uses, including park and recreational facilities, parking facilities, libraries, educational, fraternal, employee, philanthropic, and charitable institutions, utilities, multi-mode! transit facilities, and facilities of other similar purposes, associations ar organizations. AEI such uses shall conform to the City's General Plan. The Agency may impose such other reasonable restrictions as are necessary to protect the development and uses in the Project Area consistent with the City's General Plan and a!I other applicable City standards. D. {Sec. 508} ,General Controls and Limitations All real property in the Project Area is hereby made subject to the controls and limitations of this Plan. No real property shall be developed, rehabilitated, or otherwise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan and all applicable laws, nodes and ordinances, The Agency reserves the right to condition any development which requires a building permit with such conditions as to make the proposed. ~ development consistent with the overall purposes of this Plan. The type, size, height, number, and use of buildings within the Project Area shall be contro[!ed by applicable City planning and development codes consistent with the General Pian, as amended from time to time. 1. (Sec. 507) New Construction Except as otherwise permitted or required by the Agency, all new construction shall comply with all applicable Stata and local laws and regulations pertaining thereto as amended from time to time, including without limitation the Building, Electrical, Energy, Heating and Ventilating, ,Housing and Plumbing Codes of the City and the City Zoning Code, as amended from time to time. Off-street parking spaces and loading facilities shall be designated to comply with the. City's Zoning Code, as amended from time to time, The number of off-stree# parking spaces required shalt be regulated by the City's Zoning Code, as amended from time to time. Alf off-street parking spaces and loading areas shall be paved, lighted and landscaped in acx:ordance with the City's Zoning Cade, or other applicable City regulation, as amended #rom time to time. 2. (Sec. 508) Existing Nonconforming Uses The Agency is authorized, but not required to permit existing nonconforming uses to remain in an existing building, provided that such use is generally Z~Ii00Pln ActlvelCiddleaM011P1~ DIL02.wpd 1 ~ r~~ compatible with the developments and uses in the Project Area and is in conformance with applicable City regulations. The Agency may, but shall not be required to 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, in the determination of the Agency, such improvements would be compatible with surrounding uses and development. Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in the Project Area far interim uses not in con#ormity with the uses permitted in this Redevelopment Plan. Such interim uses, however, shall conform to all applicable City codes. . . 3. {Sec. 509} Rehabilitation The Agency is authorized to rehabilitate and conserve or cause to be rehabilitated and conserved, buildings and structures in the Project Area. Any existing structure within the Project Area which .the Agency shat! approve -far retention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in such manner that it will meet the following requirements: (i} be safe and sound in all physical respects, and {ii} be attractive in appearance and not detrimental to the surrounding areas. The preservation and rehabilitation of structures of historical significance will also be considered a priority by the Agency. Property rehabiGtatian standards for the rehabilitation of existing buildings and site improvements may be established by the Agency. 4. (Sec. 510) Limitations on the Size, Height, and Number of Buildings F~ccept as set Earth in other sections of this Plan to the extent that limitations are hereby imposed, the type, size, height, and number of buildings in the Project Area that maybe expected upon completion of the Project may be regulated by the Agency, and shall not exceed the limitations set forth in the General Plan and Zoning Code of the City or applicable federal, state and local statutes, ordinances and regulations, as amended from time to time. 5. (Sec. 511 } Number of Dwelling Units The approximate number of dwelling units currently located within the Project Area is 1,249. The number of dwelling units in the Project Area shall not exceed the maximum number allowed under the densities permitted under the City's General Plan, as implemented by local codes and ordinances. ZIOOPIn ActlvelGddley~00i1Pfan.,Qf1.02.wpd 2~ ~mBl7R2 6. (Sec. 512} Open Space and Landscaping F The approximate amount of open space to be provided in the Project Area will be the total of all areas that will be in the public rights-of-way, the public grounds, the space around buildings, and all other outdoor areas not permitted to be covered by buildings. 7. {Sec. 513} Land Coverage Land coverage and 1=1oor Area Ratios (FARs) permitted in the Project Area shall nat exceed coverages permitted by the City's Zoning Code, as amended from time to time. 8. (Sec. 514) Light, Air and Privacy In all areas sufficient space shall be maintained between buildings to provide adequate light, air and privacy. 9. (Sec. 515) Signs All signs shall be subject to the provisions of the City's Zoning Code, and applicable municipal codes, as amended from time to time. 1 Q. {Sec. 516) Utilities The Agency shall require that al! utilities be placed underground when physically, legally and economically feasible. i 1. (Sec. 517) Incompatible Uses No use or structure which by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors would be incompatible wi#h the surrounding areas or structures shall be permitted in any part of the Project Area. 12. - (Sec. 518) Nondiscrimination and. Nonsegregation There shat) be no discrimination or segregation based upon race, color, creed, sex, marital status, religion, national origin, or ancestry permitted in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. 13. (Sec. 519) Minor Variations The Agency Board is authorized to permit minor variations from the limits, restrictions and controls established by this Plan. In order to permit such variation, the Agency Board must determine that: Z:IDDPIn A~IvaVQddlay1001tiPIerLGN.02.wpd 21 ~msrrroz 1. The application of certain provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and.intent of this Plan. 2. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties having the same standards, restrictions and controls. 3. Permitting a variation will not be materially detrimental to the public welfare or injurious to properly or improvements in the area. 4. Permitting a variation will not be contrary to the objectives of this Plan. In permitting any such variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, and welfare, and to assure compliance with the purpose of this Plan. Any variation permitted.by the Agency hereunder shall not supersede any other approval required under City codes and ordinances. 14. (Sec. 520) Consistency with General Plan and Zoning Code Ail development within the Project Area shall be consistent with the General Plan and Zoning Code of the City, as amended from time to time. E. F. (Sec. 521 } Design for Development Within the limits, restrictions, and controls established in the Plan, the Agency is authorized to establish traffic circulation, traffic access, and other development controls necessary for proper development of bath private and public areas within the Project Area. New improvements in the Project Area shall be reviewed in accordance with the City's General Plan, Zoning Code, building, planning and environmental ordinances, rules, regulations and requirements. The Agency's review and approval of development within the Project Area shall be undertaken in accordance with guidelines and procedures adopted from time to time by the Agency. (Sec. 522} Building Permits No permit shall be issued #ar the construction of any new building or for any construction an an existing building in the Project Area from the date of adoption at this Plan antic the application for such permit has been processed and, in the case of property which is the subject of a disposition and development or participation agreement with the Agency and any-other property in the discretion of the Agency, unless and~until the application for such permit has been approved by the Executive Director. Any such permit that is issued must be in conformance with the provisions z:~n,~,rea~mav~~~~a~-os.,~a 22 ~menmz of this Plan and any applicable disposition and development or participation agreement. Vl. (Sec. B00) METHODS FOR FINANCING THE PROJEGT A. (Sec. 601) Genera[ Description of the Proposed Financing Methods Upon adoption of this Pfan by the City Council, the Agency is authorized to finance the Project with property tax increments, interest income, Agency bonds, loans from private instituticns, proceeds from the sale or lease of property, financial assistance from the City, County, State of California, Federa! Government, or any other public agency, or any other legally available source. The City may, in accordance with the law, make advances and expend money as necessary to assist the Agency in.carrying out this Project. Such assistance shall - be on terms established by an agreement between tl~e City and the Agency. As available, gas tax funds from the State of California and, the County will be.used #or the street system. As available, federal loans and grants will be used to finance portions of Project costs. The Agency is authorized to issue bonds 'rf appropriate and feasible in an amount sufficient to finance all or any part of the Project. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds or o#her obligations by reason of their issuance. The bonds and other obligations of the Agency are not a debt of the City, nor the State, nor are any of its political subdivisions liable for them, nor in any event shall the bonds or obligations be payable out of any funds or properties other than those of the Agency; and such bonds and other obligations shall so state on their face. The bonds and other obligations do not constitute an indebtedness within the meaning of any constitutional or statutory debt limitation or restriction. 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. Any advanced moneys are hereby irrevocably pledged for the payment of the principal of and interest on the advance of moneys, or making of loans, or the incurring of any indebtedness (whether #unded, refunded, assumed, or otherwise) by the Agency to finance or refinance the Project 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 Project. Taxes shall be allocated - and paid to the Agency consistent with the provisions of this Plan only to pay the principal of and interest on loans, moneys advanced to, or indebtedness {whether funded, refunded, assumed or otherwise. incurred by the Agency to finance or refinance, in whole or in part, implementation of this Redevelopment Plan. z.~aa~n ~+ivau~r~c~eyvoo~v~e~.ptt.ux.wpd 23 pmsrrro2 B. {Sec. 602) Tax Increments As provided for in Section 33670 of the CCRL, all taxes levied upon taxable property within the Project Area each year by or for the benefit of the State ofi California, County of Butte, City of Gridley, any district, or other public corporation (hereinafter sometimes called "taxing agencies"} after the effective date of the ordinance approving this 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 #or each of the taxing agencies upon the total sum of the assessed value of the taxable property in the Project as shown upon the assessmen# roll used in connection with the taxation of that property by the taxing agency, last equalized prior to the effective date of the ordinance adopting the plan (2001-02 base year}, shall be allocated to and when collected shall be.paid to the respective taxing agencies as taxes by ar for the taxing agencies on all other property are paid {far the purpose of allocating taxes levied by or far any taxing agency or agencies which did not include the territory of the Project on the effective date of the ordinance adopting the Plan, but to which that territory.has been annexed or otherwise included after that effective date, the assessment roll of the County last equalized on the effective date of the ordinance adopting the Plan shall be used in determining the assessed valuation of the taxable property in the Project on the effective date); and 2. Except as provided in subsections (3} and (4) below, that portion of the levied taxes each year in excess of that amount shall be albcated to and when collected shall be paid into a special fund of the Agency to pay the principal of and interest on bands, loans, moneys advanced to, ar indebted- ness {whether funded, re#unded, assumed or otherwise) incurred by the Agency to finance or refinance, in whole or in part, this Project and the redevelopment activities described in this Plan. Unless and until the total assessed value of the taxable property in the Project exceeds the total assessed value of the taxable properly in the Project as shown by the last equalized assessment roll referred to in subsection {i }above (2Qt]1-02 base year), all of the taxes levied and collected upon the taxable property in the Project shad be paid to the respective taxing agencies. When the bonds, loans, advances and indebtedness, if any, and interest thereon, have been paid, all moneys thereafter received from taxes upon the taxable properly in the Project shall be paid to the respective taxing agencies as taxes on all other property are paid; and 3. That portion ofi the taxes in excess of the amount identified in subsection {i ) above, which are attributable to a tax rate levied by a taxing agency for the purpose of producing revenues in an amount sufficient to make annual repayments of the principal of, and the interest on, any bonded indebtedness for the acquisition or improvement of real properly shall be zrooain +acN~re~a~a~~ynno~~ai~rm.oz.wad 24 ~msnmz allocated to, and when collected shall be paid into, the fund of that taxing agency. This subsection shall only apply to taxes levied to repay bonded indebtedness approved by the voters of the taxing agency on or after January 1, 1989. 4. That portion of tax revenues allocated to the Agency pursuant to subsection {2} above which is attributable to increases in the rate of tax imposed #or the benefit of any affected taxing agency whose levy occurs after the tax year in which the ordinance adopting this Plan becomes effective, shall be a[located to such affected taxing agency to the extent the affected taxing agency has elected in the manner required by law to receive such allocation. 5. As provided for in CCRL Section 33333.2{a)(1)(A), no loan, advance or indebtedness to finance in whole or in part the Project and payable in whole or in part from tax increment revenues pursuant to {2.} above shall be ~~ established or incurred by the Agency after a date twenty (20) years from the date of the, adop#ipn of this Plan. This limit shall not prevent the Agency from incurring debt to be paid from the Low and Moderate Income Housing Fund or establishing more debt in order~to fulfill the Agency's housing obli- gations under subdivision (a) of Section 33333.8 of the CCRL. The loans, advances, or indebtedness maybe repaid over a period af. time longer than this time limit as provided in this section. Except as provided above, no loans, advances, or indebtedness to be repaid from the allocation of taxes shall be established ar incurred by the Agency beyond this time limitation. This time limit-shall not prevent the Agency from refinancing, refunding or restructuring indebtedness after the time limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid is not extended beyond the time limit to repay indebtedness required by this section. 6. The time limitation established by subsection (5) above, may be extended only by amendment of the Redevelopment Plan after the Agency finds, based on substantial evidence, that (i) significant blight remains within the Projec# Area, and {ii} this blight cannot be eliminated without the establishment of additional debt. However; this amended time limitation may no# exceed 30 years from the effective date of the ordinance adopting the Redevelopment Plan, 7. As provided far in CCRL Sect'son 33333.2(a}(3}, the Agency shall not repay indebtedness with the proceeds of property taxes received pursuant to Section 33670 after forty-flue (45} years from the date of adoption of the Redevelopment Plan. After the time limit established pursuant to #his subsection, the Agency may not receive property taxes pursuant to Section 3367Q of the CCRL pursuant to subsection (2) above. 8. As provided #or in CCRL Section 33334.1, the amount of tax allocation bonded indebtedness issued pursuant to Section 33640, et seq., of the CCRL, exclusive of other Agency contractual obligations and other forms of indebtedness of the Agency which can be outstanding at any one time shall L•1GOPIn AcN+relOrt~syaDlSPlen_at.02.wpd ~5 pm6lfl02 not exceed $50,000,000 in principal amount, except by amendment of #his Plan. C. (Sec. 503) Other Loans and Grants Any other loans, grants, guarantees or financial assistance from the United States or any other public or private source will be utilized if available and appropriate in carrying out the Project. VII. (Sec. 700} ACTIONS BY THE CITY 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 prevent the recurrence or spread in the area of conditions causing blight. Action by the City may include, but not be limited to, the following: A. institution and completion of proceedings for opening, closing, vacating, widening, or changing the grades of streets 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 Project Area. Such action by the City shall include the requirements of abandonment and relocation by the pubic utility companies of their operations in public rights-of-way>as appropriate to carry out this Plan. B. Ins#itution and comple#ion of proceedings necessary far changes and improvements in publicly-owned public utilities within or affecting the Project Area. C. Revision of zoning within the Project Area to permit the land uses and development authorized by this Plan. D. Perfom~ance 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 permit the redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. E. The-undertaking and completing of any other proceedings necessary to carry out the Project. VIII. {Sec. 800} ADMINISTRATION, ENFORCEMENT AND AMENDMENT OF THE PLAN A. The administration and enforcement of this Plan or other documents implementing this Pian shall be performed by the Agency or the City, as appropriate. The provisiar~s of this Plan or other documents entered into pursuant to this Pian 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, re-entry, injunctions, or any other remedies appropriate to the purposes of this Plan. In addition, any recorded provisions which are expressly far the benefit of owners of property in the Project Area may be enforced by such owners. Z:~A6~In adn~au~~~aayuootwrar~onoz.xpa 26 pmerrroz ' ~ B. This Plan may be amended by means established in the CCRL or by any other ~ procedure hereinafter established by law. Any amendment to the City General Plan affecting any portion of the Plan text and/or map shalt automatically amend this Plan accordingly to conform thereto. lX. (Sec. 900} EFFECTIVENESS OF THIS PLAN Except for the nondiscrimination and nonsegregation provisions (which shall run in perpetuity}, ar the obligation to repay any indebtedness as provided in 5ectians 601 and 602, and as provided for in Section 33333.2(a){2) of the CCRL, the provisions of this Plan and other documents formulated pursuant to this Plan may be made effective for thirty (30) consecutive years from the date of adoption of this Plan by the City Council. Provisions in documents providing for the payment or repayment of indebtedness maybe made effective for the longest time legally allowable, as provided for in Section 33333.2(a}(i){A) and (B) of the CCRL, for the purpose of repaying in full all bonds, obligations, and indebtedness of the Agency. After the time limit on the effectiveness of the Redevelopment Plan, the Agency shelf have no authority to act pursuant to the Redevelopment Pian except to pay previously incurred indebtedness and to enforce existing covenants or contracts, unless the Agency has not completed its housing obligations-pursuant to subdivision {a} of Section 33333.8 of the CCRL, in which case the Agency she[! retain its authority to implement requirements under subdivision (a} of Section 33333.8 of the CCRL, including its ability to incur and pay indebtedness for this purpose, and shall use #his authority to complete these housing obligations as soon as is reasonably possible. 2100?In AativeVf3ddley+oovlPlan_Dft.o2.wpd 27 ~tmB/t102 ATTACHMENTS EXHIBIT "C" FINDINGS OF FACT RELATING TO THE ENVIRONMENTAL IMPACT OF THE REDEVELOPMENT PLAN FOR THE CITY OF GRIDLEY REDEVELOPMENT PROJECT I. FINDINGS CONCERNING THE SIGNIFICANCE OF SPECIFIC ENVIRONMENTAL IMPACTS IDENTIFIED IN THE FINAL EIR 1. LAND USE IMPACTS The Plan wil! not, in and of itself, cause land use impacts because the Agency has no authority to affect land use policy or regulations, which issues are under the purview of the City Council and Planning Commission. Rather, it is expected that adoption of the Plan will indirectly facilitate and hasten recycling of some existing land uses within the Project Area through Agency administrative and financial assistance, in accordance with established City planning policies, regulations and procedures. Generally, ail impacts to land use are expected to be positive in nature. The Plan will provide the Agency and City with a financing mechanism to supplement funding of needed public facilities, infrastructure, community development and affordable housing projects and programs within the Project Area and in some instances, outside the Projec# Area, which cannot be expected to be provided by private enterprise or government action, or bath, without redevelopment. Utilization of the Plan as an economic development tool will effectua#e positive residential, industrial and commercial use of land. MITIGATION MEASURES No mitigation measures are recommended as the Plan is consistent with and follows the General Plan. LEVEL OF SIGNIFICANCE AFTER MITIGATION Insignificant. 2. POPULATION AND HOUSING IMPACTS Impacts resulting from implementation of the Plan are expected to be generally positive. The Plan will increase the City's affordable housing stock (within and outside of the Project Area), be the catalyst for new commercial and industrial development and rehabilitation, and provide funding for the improvement of public facilities. Implementation of the Plan may encourage increased employment opportunities over the 30 year effective life of the Plan. JES1415l021C:1WINI]DWSITEMPIFOF BOS.V6I.000 A main focus behind redevelopment activities is to eliminate the structures and parcels exhibiting blighting characteristics within the project area. The Plan will therefore assist the City in achieving Housing Element goals. In addition, substandard housing and seriously overcrowded living conditions may be reduced through the redevelopment process. Therefore, among other things, the Plan is intended to be a catalyst for increased employment and housing opportunities for residents of the Project Area and the City as a whole, in accordance with the objectives and principles set forth in the General Plan. MITIGATION MEASURES No mitigation measures are recommended as conditions of Project approval. Potential impacts to Project Area demographics will be consistent with General Plan growth policies and objectives. LEVEL OF SIGNIFICANCE AFTER MITIGATION Insignificant. 3. AGRICULTURAL RESOURCES IMPACTS Lang term implementation of the Project could convert 114.8 acres of prime farmland to other land uses. However, the agricultural land in the Project Area is already being encroached upon by urbanized uses as a result of residential, industrial and commercial development. As a result, the agricultural area, par#icufarly the farmland abut#ing Highway 99, has become an integral part of the "urbanized grid" of the City. Furthermore, the agricultural area is within the City's incorporated boundaries, and has been designated for a specific urbanized land use within the City`s General Plan Land Use Element. Thus, eventual conversion of the agricultural area to more urbanized land uses is expected to occur aver time as a direct result of General Plan implements#ion. It should be stressed that the possible conversion of the agricultural area could occur over the 30-year life of the Plan, or may never occur. Finally, no land included in the Project Area is under a Williamson Act contract or is subject to any Farmland Security Zone requirements. MITIGATION MEASURES AI! of the mitigation measures included in the EIR (certified an May 1999) for the General Plan included in Section 3.1 on pages 20-22 of said document are incorporated by reference as part of the Plan approval. The following are a select sample of these mitigation measures: Preserve agricultural land to the extent feasible and consistent with the overall goals of the Land Use Element. 2. Provide for the conversion of agricultural land to urban uses and inclusion within the City's Sphere of Influence as appropriate. L~14125l021C:1WliVDOWSITEMPIFOF_BOS.V0I.000 2 3. Maintain agricultural lands within the City and Sphere of Influence in productivity until such time as urban development occurs consistent with the Genera! Plan. The following mitigation measures are also adopted as part of the Plan approval: 1. The Agency must make CCRL Section 33321.5 findings prior to approving inclusion of agricultural land within the Project Area. 2. All projects within or adjacent to the agricultural area in the Project Area shall comply with goals, policies and implementing actions related to agricultural resources as outlined in the General Plan. LEVEL OF SIGNIFICANCE AFTER MITIGATION Significant. Mitigation measures may reduce the impacts of the conversion of 114 acres of prime agricultural land to nonagricultural uses during the 30-year life of the project, however, the impact remains unavoidable. 4. AIR QUALITY IMPACTS SHORT-TERM Temporary impacts wiA result from Project-related construction activities. Air pollutants will be emifted by construction equipment and dust will be generated during grading and site preparation. Because the specifics of future Redevelopment Projects are not known at this time, dust generated by grading or other construction activities cannot be adequately determined at this time; thus, implementation of the proposed Redevelopment Plan could create significant short-term air quality impacts to the Project Area and the City as a whole. LONG-TERM The main source of emissions generated by the Plan's implementation will be from on-off road motor vehicles and stationary source fuel combustion, industrial and other miscellaneous processes. Vehicular emissions along with industrial and commercial developments located within the Project Area are, far the most part, not expected to produce significant impacts on air quality. However, cumulatively individual industrial and commercial developmentthat could occur over the effective life of the Plan could be in excess of Significance Emissions Thresholds regulated by the Butte County Air Quality Management Dis#rict {BUTAQMD). E.D141251D2LC:1WINOOWSITEMPIFOF BDS.VOI.DOC 3 MlT1GATION MEASURES The following mitigation measures are adopted as part of the Plan approval: SHORT-TERM a. All Plan-related structures and properties involved in rehabilitation) development activities shall be evaluated on aproject-by-project basis to determine specific air quality impacts and appropriate mitigation. b. All Plan-related structures and properties involved in rehabilitation) development activities shall comply with the affected goals and policies as outlined in the City of Gridley General Plan. c. During the construction phase all Plan-related developments shall comply with the BUTAQMD standards. 2. LONG-TERM a. All Plan-related structures and properties involved in rehabilitation/ develop- ment activities shall comply with the affected goals and policies as outlined in the City of Gridley General Plan. b. Ta ensure a!I future Plan-related development andlor construction projects meet emissions standards set by the BUTAQMD, each project shall be subject to air quality analysis on aproject-by-project basis to determine if that project meets or exceeds the potentially significant Air Quafity impacts shown on Table 11. Such analysis shall determine specific project impacts and establish adequate, fang-term measures to mitigate adverse air quality impacts if any are determined to exist. c. In the review of Plan-related development projects, the City and the Agency shall utilize at least the following list of available mitigation measures to identify appropriate mitigation for each such project: SHORT-TERM (1) Minimize Construction Activity Emissions: ^^ Water site and clean all equipment in the morning and evening. ^^ Spread soil binders on site, unpaved roads, and parking areas; re-establish ground cover through seeding and watering. ^^ Employ activity management techniques: increase the distance between the emission sources; reduce or change the hours of construction; schedule activity during off peak- LD14125l02hC:1VNN001N517EMP1FOF BOS.V0I.DOC 4 hours; and require aphased-schedule for construction activities to even out emission peaks. ^^ Remove silt by paving construction roads and sweeping streets, and wash trucks leaving construction site. ^^ Suspend grading operations during first and second stage smog alerts. ^^ Maintain construction equipment engines by keeping them tuned. ^^ Use low-sulfur #uel for equipment. ^^ Avoid using temporary power; use power from the grid instead. (2) Reduce Construction-Related Traffic Congestion ^^ Provide ride share incentives and transit -incentives for construction personnel. ^^ Configure construction parking to minimize traffic interferences. ^^ Minimize obstruction of through traffc lanes. ^^ Provide a flagpersan to guide the traffic properly. ^^ Schedule operations affecting traffic during off-peals-hours. (3) Limit Emissions From Architectural Coatings and Asphalt Usage. ^^ Use low-sooting systems where possible. ^^ Substitute reactive solvents with non-reactive solvents. ^^ Improve #ransfer efficiency when solvent-based paints are used. ^^ Use high-solid or water-based coatings. ^^ Finish exterior walls of buildings with light-colored materials. LONG-TERM Support and compliance with the Air Quality Attainment Plan for the region is the most important measure to achieve this goal. The Air Quality Attainment Plan includes improvement of mass transit facilities and implementation of vehicular usage reduction programs. Additionally, energy conservation measures are included. Specific measures which may be appropriate for the proposed Project include: (9) Limit Emissions From Vehicle Trips ^^ Encourage use of alternate transportation modes by promoting public transit usage and providing secure bicycle facilities. ^^ Provide mass transit accommodations such as bus turnout lanes, park and ride areas, and bus shelters. ^^ Provide energy conserving street lighting. L6W1251025C:14VIN~DWSITEMPIFOF 80S.VU1.1}oC ^^ Provide traffic signal synchronization where.feasible. ^^ Provide sufficient service establishments within the office area. ^^ Encourage formation of van-pools with company vehicles or subsidy and encourage public transit passes. ^^ Establish telecommuting programs, alternative work schedules, and satellite work centers. ^^ Schedule goods movements for off-peak traffic hours. ^^ Provide local shuttle and regional transit systems, transit shelters, bicycle lanes, storage areas, and amenities, and ensure efficient parking management. ^^ Provide dedicated turn lanes as appropriate. ^^ Encourage a telecommuting center outside the Central Business District to reduce vehicle miles traveled. ^^ include energy costs in capital expenditure analyses. ^^ Minimize powerdistribution losses by using dry transformers, high voltages, three phases, and step-dawns, where necessary. ^^ Use devices that minimize the combustion of fossil fuels. (2} Minimize Energy Requirements of Buildings: ^^ Improve thermal integrity of buildings, and reduce thermal load wi#h automated time clocks or occupant sensors. ^^ Introduce glazed windows, wall insulation, and efficient ventilation methods; install window-systems to reduce thermal gain and loss. ^^ Introduce efficient heating and other appliances, such as water heaters, cooking equipment, refrigerators, furnaces and boiler units. ^^ Incorporate appropriate passive solar design and heaters. ^^ Replace incandescent indoor lighting with fluorescent lamps, and outdoor lighting with halogen lights. ^^ Capture waste heat and re-employ this heat in nonresidential buildings, where feasible. ^^ Limit installed lighting Toads to an average of about 2.3 watts per square feet of conditioned floor area. ^^ Recycle lighting system's heat for space during cool weather and the exhaust system through plenums during warm weather. ^^ Install low- and medium-static-pressure terminals in air distribution systems. ^^ Ensure proper sealing of all buildings, where applicable. ^^ Design facility entrances with vestibules, where possible. ^^ Install individually-controlled light switches and thermostats to permit individual adjustment. Lp14125l021C:11MNpOW51T~iNP1FOF BOS.VOI.OOC 6 ^^ Control mechanical systems and equipment with time clocks or computer systems. {3) Minimize Potential Exposure of the Public to Air Toxic Emissions: ^^ integrate additional mitigation measures.into site design such as the creation of buffering areas between a potential sensitive receptor's boundary and potential pollution sources. ^^ Minimize population-exposure to asbestos emissions and take precautions. LEVEL OF SIGNIFICANCE AFTER MITIGATION Significant. Cumulative air quality impacts could exceed the significance threshold, even with the above stated mitigation measures due to the region's existing air quality. Therefore, the impact can be reduced, but remains unavoidable. 5. PUBLIC SERVICES FERN SERVICES IMPACTS There is the potential that the addition of the anticipated 228 new people over the course of the project may require one additional fire fighter. However, the impacts of the Project an fire safety is mostly positive. Redevelopment activities could indirectly improve the City of Gridley's ability #o provide fire protection. The various circulation and infrastructure improvement projects proposed by the Agency as part of the Plan's long-term implementation could help to improve fire truck response times and reduce fire hazards. Roadway improvements may improve response times, while increasing department effectiveness. Redevelopment activities also involves the rehabilitation of existing structures, including repairing dilapidated buildings and roofs as well as updating electrical wiring. This rehabilitation of existing structures could actually serve to reduce the risk and severity of fires within the Project Area. Additionally, the proposed projectslprograms fist includes improvements to fire protection facilities. MITIGATION MEASURES The following mitigation measure is adopted as a part of the Plan approval to ensure adequate fire services are available for the Project Area and the City as a whale. 4 . AI! projects shall be reviewed an aproject-by-project Basis by the Lead Agency in conjunction with Fire Department officials to determine the need for a specific project fire protec#ion services impact analysis. Nagrowtlyinducing, Agency-sponsored projects shall be approved unless adequate fire protection services can be provided. In the event an analysis is conducted and said analysis shows evidence of quantifiable negative impact to existing fire serviceslfacilities, such that existing levels of service and emergency response times deteriorate beyond acceptable levels, appropriate mi#iga#ion measures shall be incorporated Ento the project(s) prior to the project(s) approval. LEVEL OF SIGNIFICANCE AFTER MITIGATION LU44l25l021C:1WIN~oW51TEMPIFOF BOS.V6I.~OC 7 Insignificant. POLICE SERVICES IMPACTS Future growth in the Project Area's population is not anticipated to mandate enlisting additional police officers. AdditianaEly, redevelopment may decrease the amount of crime through rehabilitating or demolishing abandoned buildings, adding lights to streets, and facilitating jab creation. MITIGATION MEASURES The following mitigation measure is adopted as part of Plan approval: All projects shall be reviewed on aproject-by-project basis by the Lead Agency in conjunction with Police Department officials to determine the need for specific project police services impact analysis. No growth-inducing, Agency-sponsored project shall be approved unless adequate police protection services can be provided. In the event an analysis is deemed necessary, and said analysis shows evidence of a quantifiable negative impact #o existing police serviceslfacilities, appropriate mitigation measures shall be incorporated into the project(s) by the project proponent prior to project(s) approval. LEVEL OF SIGNIFICANCE AFTER MITIGATION Insignificant. SCHOOLS IMPACTS Based upon General Plan build-out as maximum density scenario for residential land uses, Plan implementation could contribute #o long-term impacts which wil! affect the School District's facilities and services. As stated in the EIR, Project related growth is an impact related to the long-term implementation of the General Plan. As such, this growth should be viewed in conjunction with Citywide growth and the necessity of the School District to service a "build-out" condition permissible within the General Plan. MITIGATION MEASURES To ensure adequate school facilities for the Project Area and the City as a whole, the following mitigation measure is adopted as part of Plan approval: 1. Development projects shall be evaluated by Agency s#affworl<ing with City staff and School District officials on aproject-by-project basis to determine the impacts upon educational facilities and services and the need for appropriate mitigation measures identified. No development project shall be approved without appropriate mitigation measures, if the project would overburden existing impacted school facilities and services operated by the School District. - LEVEL OF SIGNIFICANCE AFTER MITIGATION LDWl25l021C:IWIND04V51TEMPIFOF BOS.V0I.000 8 Insignificant. 6. RECREATION '~IuI~~L~~-'? As is the case with other public services, new housing, commercial, and industrial development within the Project Area will increase existing demand for-public parks and recreation facilities. Assuming General Plan build-out, the Plan's implementation could result in the increase of approximately 228 residents in the Project Area. Therefore, in order to meet the City of Gridley's recommended standard of five acres of parkland per 1,000 residents, the population increase will generate a need for approximately 2 additional acres of parkland. It should be emphasized that build-out may never occur over the 30-year effective life of the Plan. The proposed Projects and Programs List for the Project Area includes park and recreation facilities. The implementation of the Plan could not only assist with the present parkland deficiencies but also provide for additional parkland required at Project build-out. MITIGATION MEASURES The fallowing mitigation measure is adopted as part of Plan approval: 1. All projects shall be reviewed on a project-by-project basis by the Lead Agency in conjunction with Park and Recreation Department officials #o determine the need far specific project park and recreation impact analysis. Nogrowth-inducing, Agency- sponsored project shall be approved unless adequate park and recreation services can be provided. In the event an analysis is deemed necessary, and said analysis shows evidence of a quantifable negative impact to existing park and recreation serviceslfacilities, appropriate mitigation shall be incorporated into the project{s) by the project proponent prior to project(s) approval. LEVEL OF SIGNIFICANCE AFTER MITIGATION Insignificant. LD14125l021C:4WINDOW517EMP1FOF BOS.V04.000 7. TRANSPORTATION AND CIRCULATION IMPACTS Adoption of the Plan wilE not in and of itself result in new construction that generates significant amounts of traffic as no new development projects are proposed with the Pian. Rather, the Plan proposes improvements to the local circulation system, water system, drainage system, and sewer system within the Project Area. Future increases in traffic volumes will result primarily from cumulative developmentthroughoutthe community, and are, therefore a function ofthe General Plan land use and circulation policies, rather than any policies contained in the Pian. As is shown in the Butte County RTP, existing traffic volumes are law to moderate throughout the City's major circulation network and can accommodate projected growth except far SR 99. Overall, at General Plan buildout, major roadway segments are expected to operate at acceptable levels of service, if roadway improvements identified in the General Plan and RTP are implemented. Additionally, Fong-term impacts to the existing circulation system can be expected to be further reduced by implementation of various Agency sponsored roadway and circulation system improve- ment projects as some of the current roadway deficiencies that constrain the flow of traffic will be corrected. The Plan will allow the Agency ko assist in the financing of roadway improvement as identified in the list of proposed public improvement projects and programs. Projects thattheAgency will help fund may include improvements specified in the General Plan and for other improved roadway surtaces, street widening, improved street lighting, installation and repair of curbs, gutters and sidewalks, and upgrading of traffic control devices. Additionally, the Project's implementation will work to positively affect General Plan goals, policies and implementing actions with regard to City's circulation system. MITIGATION MEASURES The Circulation Element of the General Plan established two mitigation measures in the Transportation Element. The following mitigation measures are adop#ed as part of Plan approval: The City shall require discretionary permits for new development of undeveloped land for projects with 50+ residential units or 25,0t70f sq. ft. commercial development (or equivalent non-residential use) to provide traffic impact studies to address circulation impacts and implement mitigation measures to avoid or reduce impacts an intersection and roadway segments to Circulation Element level of service standards. 2. Traffic impact analysis required by the City shall include analysis of impacts on County roadways as relevant. Recommended improvements #o be implemented consistent with policies of the Circulation and Public Facilities Elements. The following mitigation measures are also adopted as part of Plan approval: VEHICLE TRANSPORTATION L©k1I251024C:IWINb0WS1TEMP5FOF BOS.VOI.DDC , Q Short-Term 3. Short term impacts to motaris#s, pedestrians and bicyclists shall be mitigated to levels of insignificance, with the use of safety precaution measures as required by the City during project construction. These should include: rerouting of traffic, use of flagperson, public notice of route closures and detours and other precautions and safeguards as may be deemed applicable by the appropriate City regulating body. 4. If any Agency-sponsored proposals obstruct #raffic flow, such as public walk, drainage, andlor infrastructure improvements, then Caftrans District 3 would require that project proponents submit a contingency traffic plan indicating how#raffic will be temporarily routed. Long-Term 5. Project-related site specifics such as, type, size, and location of potential redevelop- ment/developmentare not known at this time, therefore all local and state highway roadway segments potentially impacted by Agency-sponsored projects shall be evaluated on aproject-by-project basis to determine specific project impacts, including an evaluation of the cumulative impacts of development. Analysis shall include intersection capacity and ADT impact analysis, as necessary and appropriate. These analysis should include potential impacts upon the State Route 99 segments running through the City and potential impacts to other modes of transportation, including public transit. State Route 99 impact analysis methodology should be consistent with methods contained in the current Highway Capacity Manual. Projects found to potentia![y cause signifcant impacts to existing roadway I-OS shall include project specific mitigation measures designed to lessen project related impacts to acceptable levels. All recommended mitiga#ion measures shall be in accordance with the goals, policies and implementing actions within the Circulation Element and the Public Facilities Elemen# of the Gridley General Plan and the Butte Coun#y Association of Governments Regional Transportation Plan. 6. Any Agency-sponsored projects proposed within the State right-of-waywill require a Caftrans encroachment permit that may be obtained from Caftrans District 3 offices. All Agency-sponsored projects shall be evaluated by Agency staffworking with City staff and Caftrans officials on aproject-by-project basis to determine the impacts upon State Route 99 and the need far a specific project related traffic impact study. Traffic studies should follow the Caftrans Department, "Guide for the Preparation of Traffc impact Studies," dated January 20x1, as amended from time to time. OTHER TRANSPORTATION MODES No mitigation measures are recommended as conditions of Plan approval for other modes of transportation. Anticipated incremental increases in demand for bus transit is expected to be met by exis#ing and projected growth of the service. Improvements to pedestrian walkways are included in the Agency Program and Project List. LEVEL OF SIGNIFICANCE AFTER MITIGATION 1D4i125102hC:~WIND0WS17EMN1~OF_BDS.VDI.DDC +~ .~ Although increases will occur in average daily trips, the #rips are assumed and planned far in the build-out of the General Plan. Additionally the Agency included in its projects and programs, roadway projects which would improve the existing and future transportation system. With these projects, the General Plan mitigation measures and the above stated mitigation measures, the transportation impacts are anticipated to be less than significant. S. UTILITIES SOLID WASTE IMPACTS The Plan's long-term implementation could ultimately result in the generation of additional solid waste that would need to be disposed of at the landfill. Short-term impacts of redevelopment could result in increased waste generation through the construction of new buildings, roads and other improvements. Long-term impacts of the Plan, .assuming General Plan build-out, could result in the additional generation of approximately 9,575 tons per year. As sta#ed in Table ,1 of the FEIR, the Project Area currently generates approximately 3,339 tons per year of solid waste. This represents about 73 percent of the solid waste annually landfilled by the City as a whole. With the anticipated approval of the Neal Road Landfill expansion the capacity should be sufficient to accommodate Projec#- related growth over the entire 30 year period. MITIGATION MEASURES The following mitigation measure is adopted as part of Plan approval: To ensure that landfill capacities are in fact adequate to meet the Ci#y's needs, all projects shall be evaluated by Agency staff working with City staff on aproject-by- project basis to determine their impact upon current solid waste facilities. No Agency-sponsored project shall be approved unless adequate capacity is available to meet projected {oval and regional demand. LEVEL OF SIGNIFICANCE AFTER MITIGATION Insignificant. WASTEWATER IMPACTS Long term implementation of the Plan could result in an increased demand upon the existing wastewater treatment facility. Assuming the General Plan build-out, the Plan's long-term implementation could result in approximately 573,545 gallons per day (gpd) of additional wastewater being directed #o the treatment plant's existing flow. This increase LD14125l021C:1VNNDOWSITEMPIFOF,~BQS.V61.bQC .~ represents approximately 76 percent increase over the existing conditions within the Project Area. This data indicates that, although the increase will be incremental over the life of the 30 year Plan, additional capacity would be necessary for complete build-out of the Project area. As stated above, any additional wastewater to the treatment plant can be considered significant if there is limited or no capacity available to treat the projected wastewater increase. Since the plan implementation will occur aver an extended 3Q-year period or beyond, it is not reasonable to project if there will actually be available capacity at the wastewater #reatment facility far ail future Plan related projects. The ProjectslPrngrams list of the Project includes improvements to the wastewater facility and system. Therefore, the project could have a positive impact an the existing wastewater facilities. MITIGATION MEASURES The following mitigation measure is adopted as part of Plan approval. 1. All projects shall be evaluated by Agency staff, as appropriate and City staff working with wastewater treatment facility officials on aproject-by-project basis to determine their impact upon wastewater treatment and infrastructure facilities. No Agency- sponsored project shall be approved unless wastewater treatment facilities and infrastructure are adequate to meet projected demand. 1"EVEI_ OF SIGNIFICANCE AFTER MITIGATION Insignificant. WATER IMPACTS Assuming General Plan build-out within the Project Area, the Plan's long-term implementation could increase the demand forwater by approximately 623,397 gallons per day. This would represent an approximate increase of 27 percent in the Project Area. The implementation of the Plan would generally consist of rehabilitation and redevelopment of existing land uses in conformance with the General Plan. Most of these developments are currently using water supplies. Any increase in the intensity of the uses would occur aver the 30 year life of the Plan and the increase in water consumption would be incremental. Plan-related impacts upon water resources could change over the 30-year effective life of the Plan due to several factors including available storage capacities, rainfall averages, and regional demand which could affect the amount of water available for consumption for the Project Area and the City as a whole. In addition, water conservation devices such as low flow #ixtures will serve to further reduce water consumption. Therefore, future impacts upon water resources must be assessed on aproject-by-project basis. Future apprnvais for ail Agency-sponsored projects that will directly contribute to a long-term increase in water consumption must consider the availability of adequate water resources. LQ441251021C:1WINUOWS1TEMp1FOF_BOS.VOi,DOC .~ 3 The District initiated Proposition 218, which was approved on March 14, 2002, increased assessments thus allowing the district to upgrade, improve and maintain storm water facilities. Through this additional funding and potential use of redevelopment funding to enhance the existing infrastructure which could also benefit vector control issues within the region. MITIGATION MEASURES The following mitigation measure is adopted as part of Plan approval: 1. Ali growth inducing projects shall be evaluated by Agency and other applicable agencies on aproject-by-project basis to determine their impact upon local and regional water resources and water quality. Na project shall be approved unless available water resources are adequate to meet projected demand and there are no significant impacts to water quality. LEVEL OF SIGNIFICANCE AFTER MITIGATION Insignificant. li. FINDINGS CONCERNING THE PROJECT ALTERNATIVES INFEASIBILITY OF THE NO PROJECT ALTERNATIVE The No Project! General Plan Buildout would maintain the status quo in regards to the Project Area. This Altemative would consist of the gradual build out of land uses as approved in the General Plan withoutAgency assistance. This aitemative would require that the redevelopment actions proposed to be initiated by the Agency be terminated. The No Project alternative would, for an indeterminable period of time, avert many of the potential environmental side effects that could be generated from select redevelopment projects, such as incremental traffic increases, increased air contaminants, and increased water consumption. However, without redevelopment authority and financial mechanisms, the adverse conditions in the Project Area could in fact increase, thereby further contributing to a continued decline of the Project Area specifically, as well as negatively affecting physical and economic conditions in surrounding areas. The Agency, as part of its broader purpose, proposes to alleviate existing conditions of deficiency, through implementation of the objectives identified in the Plan. Longterm Agency actions are expected to promote and facilitate the rehabilitation and development of permitted land uses and ancillary activities within the Project Area and its environs. Limited resources and the lack of public improvements could exacerbate the blighting conditions and may inhibit pa#ential development in the Project Area as approved under the General Plan, Without the Redevelopment Plan the Project Area will continue to be impacted by those conditions of deficiency detailed in Agency reports, including the Final EIR. Directly related to these impacts, implementation of the Na Project alternative would eliminate the Agency's LD14l251021C:1WINUOWS4'fEMA1FOF BOS.VOI.~OC ~~ ability to attain the objectives identified in the Plan; the Agency would be disabled in its attempt to correct and mitigate conditions of blight within the Project Area. The City would ultimately be constrained in its ability to implement many of the gaals and implementing policies of its General Plan as those goals and implementing policies pertain to the Project Area. While the long-term implementation of the Plan should be viewed as a positive action, as evidenced by information and analysis contained in the EIR and other parts of the public record assembled far the Plan to date, its implementation may temporarily ar permanently affect some environmental changes. However, all development that occurs will be in accordance with the General Plan and, therefore, should be accepted as unavoidable outcomes of normal City growth. The No Project alternative would cause less physical impact on the environment, because the No Project alternative would not be responsible for promoting and facilitating new and intensified land uses and ancillary activities. The No Project alternative would instead promote a slower rate of growth which is the result of those deficiencies, described in other sections of this EIR, that generally include: limits to infrastructure capacity in the Project Area, a less viable local economy, and less activity in the rehabilitation of existing andlor construction of existing underdeveloped andlor underutilized industrial and commercial parcels. in the final analysis, the No Project alternative would facilitate generation of less intense development within the Project Area, and therefore fewer environmental impacts. However, abandonment of the Redevelopment Plan will not stop all development in the Project Area and the environmental consequences resulting from implementation of those, as of yet undetermined development actions, will necessarily follow. In addition without Agency assistance, a mix of uses, which includes commercial and industrial development, is not likely to occur. Moreover, abandonment of the Project as proposed will deprive the Agency of the means to ameliorate the existing conditions of blight in the Project Area, and to build the facilities necessary to avoid the more severe environmental consequences. Thus, the No Project alternative is inferior to the Project because it does not provide solutions to the existing problems of blight and what development did occur under this alternative would still have environmental consequences. INFEASIBILITY OF LIMITED REDEVELOPMENT ACTIVITIES This alternative would be effectuated by reducing Agency activities andlor authority within the Project Area. The effect of such a reduction in Agency activities would vary with the specific reduction. For example, limiting Agency assistance in providing needed public improvements and facilities would reduce the likelihood that such improvements and facilities would be provided. In as much as these improvements and facilities would mitigate existing deficiencies and growth related impacts, the environmental impacts resulting from implementation of the Limited Redevelopment Activities alternative would be greater than those .occurring as a result of the proposed Project's implementation. Such restrictions or limitations would result in commensurate reductions in the Agency's ability to undertake the redevelopment program as contemplated by the Agency including: 1) reductions in public improvements and facilities provided, 2) a restricted ability to eliminate LD14!?51D21C:1W1NDOW5tiT@MPtiFOF BOS.VDIAOC .~~ conditions of deficiency, 3} a reduced ability to implement the goals, policies and implementing actions of the General Plan, and to eliminate existing environmental deficiencies and problems occurring within the Project Area. A specific limited redevelopment activities alternative to the Project as proposed would be to limit activity and prevent monies from being spent on public infrastructure improvements. In particular, these projects are designed to improve existing water, sewage and street systems. Limiting Agency assistance in providing needed public improvements would reduce the likelihood that such improvements would be provided. The impacts of this alternative would be that deficiencies now existing within these infrastructure systems would probably not be mitigated. Thence, the capacity of the systems to absorb growth would be very limited. Other redevelopment activities such as the financing of housing rehabilitation programs, would also be limited by the current capacity of existing infrastructure. The environmental benefits of no infrastructure improvements would be that short-term impacts from trafl•ic disruption would be eliminated. Growth in population and traffic volumes would also be limited. These limitations would decrease certain environmental impacts such as air pollution, energy and natural resource consumption in the short-term. However, assuming some growth will occur regardless of a redevelopment project, limiting infrastructure activity could be harmful to the environment. For instance, deficient roadways and parking facilities may cause more congestion, safety hazards and pollution from idling traffic. In the final analysis, the limited redevelopment activities alternative is not an environmentally superior alternative to the Project because the environmental benefits of the limited redevelopment activity, such as: 1 } a decrease in short-term impacts from traffic disruption and construction noise, and 2} a decrease in long-term impacts on population and traffic volumes, are outweighed by the concomitant negative impacts that would result from limited redevelopment activity such as: 1 }increased growth impacts on existing public facilities without upgrading those facilities and 2) the restrictions on the Agency's ability to mitigate current infrastructure deficiencies and undertake aesthetic improvements in the Project Area INFEASIBILITY OF FINANCING ALTERNATIVE The proposed redevelopment program is made possible, in large part, by the ability of the Agency to collect tax increment revenues from the Project Area and then use these revenues to fund improvements within the Project Area and within adjacent areas where funded improvements could be of benefit to the Project Area. An alternative to the Project would be to undertake a generapy similar program relying upon alternative sources of revenue {i.e. other than tax increment revenues). Selection of this alternative would supplant tax increment revenues with funds from a variety of programs and sources, no single one of which would be sufficient in amount or breadth of purpose to accomplish the activities contemplated by the Agency. These alternative sources might include industrial and commercial development and mortgage revenue bonds, Community Development Block Grant (CDBG) funds, Economic LD49125I021C:~WINDOWSITEMPIFOF_BOS.V0I.OOC 16 Development Administration (EDA} funds, and in some cases assessment districts, and other county, state and federal assistance and finding programs. However, Federal and State grants are not definite and require ongoing applications. The Plan authorizes the Agency to utilize all of the above financing sources and programs in order to effect redevelopment of the Project.Area Moreover, the CCRL requires that the Agency give consideration to alternative financing sources when it proposes to provide public facilities and improvements with tax increment revenues, in effect causing the examination of alternative financing sources throughout the term of the Plan. A specific financing alternative would be to restrict financial resources #o commercial and industrial development and mortgage revenue bonds. This alternative would severely limit rehabilitation and land write-down grants for construction of lowlmoderate housing units and other development projects. This is due to the overall reduction of availability in general revenue sharing programs resulting from federal legislation. The legislation has effectively limited the availability and general attractiveness of these instruments to developers by imposing restrictions and requirements on proposed developments. Therefore, the impacts of this alternative would make financing housing and other development projects more. difficult. This would lessen the ability of the Agency to increase and improve the number of affordable housing units in the City. With less available housing, housing values would increase, exacerbating the problem of insufficient affordable housing. The reduction in available funds under this alternative could result in the elimination or curtailment in scope of the projects and programs identified in the Plan. Under this proposal the Agency could choose to eliminate projects related to public infrastructure improvements. Such elimination would reduce the likelihood that such improvements would occur. The positive impacts of no infrastructure improvements would be the elimination of some traffic congestion previously identified as a short-term impact as well as short-term air quality impacts related to construction ac#ivities. The negative impacts of this alternative would be that infrastructure deficiencies now existing would not be corrected. Because one of the primary objectives of the Plan's long-term implementation is to finance street, water, flood control and sewer infrastructure improvements, an infrastructure financing district should be considered as an alternative to the Project. Enacted by Senate Bill 308 in 1990, the enabling legislation (Government Code Section 53395, et seq.) authorizes cities to establish infrastructure financing districts to purchase, construct, expand and improve infrastructure of "community-wide significance." Like the Project, an infrastructure financing district would be funded by property tax increment {although only from certain taxing agencies which consent to give up their increment) and would be able to issue bonds to fnance infrastructure activities. However, a number of drawbacks make infrastructure financing districts of limited usefulness. First, the constitutionality of the districts is uncertain. The Legislative Counsel (attorney for the California Legislature} opined that the enabling legislation is unconstitutional because it authorizes tax increment financing without requiring blight, and because an infrastructure financing district is not a "district" entitled to allocation of property taxes. Second, the requirement that taxing agencies must consent by resolution to donate their tax increment to the district severely LDW125f021C:1WINDOW5ITEMPIFOF 8O5.V01.©pC 17 limits the funds which can be obtained, particularly in comparison to the tax incrementfunds which would be generated by the Project as proposed. In addition, school districts and county boards of education are not even authorized to consent to give up their tax increment. Third, the creation of an infrastructure financing district and its issuance of bonds must be approved by atwo-thirds vote of all owners of property within the district. The financing alternative would be environmentally inferior to the Project. There Curren#ly exists no other sufficient financing vehicles available to the City which would sufficiently provide forthe elimination of existing deficiencies in the Project Area, as well as reduce the risk of increased negative impacts caused by incremental and sporadic development and growth which could occur in the area without redevelopment. Moreover, there is no assurance that the alternative financing vehicles which are presently available will remain available over the projected 30-year effective life of the Plan. Finally, tax increment revenues may be used for some mitigation activities for which there are simply no altemative financial resources available or expected to become available in the foreseeable future. Mitigation measures which could be financed with tax increment revenues include those special professional studies and activities in addition to City staff participation which are recommended to be activated should development activities sponsored by the Agency require such activation. Consequently, there is a higher probability that under this scenario, existing deficiencies would continue. In the f nal analysis, the financing alternative is not environmentally superior to the Project because the environmental benefits that could be realized from the Project outweigh possible long and short-term negative impacts. Furthermore, without redevelopment funds some of the projects and programs proposed for the Project could not occur; therefore, existing deficiencies will continue to negatively impact the Project Area, the larger Existing Project Area and other parts of the City. LD{4125l0210:1WINDDWSITEMPIFOF~BOS.V0I.DOC ~ g EXHIBIT "D"" STATEMENT OF OVERRIDING CONSIDERATIONS The County Board has carefully and independently considered the significant, unavoidable and adverse air quality and agricultural resources impacts in deciding whether to approve the Project. Although the County Board believes that the unavoidable air quality and agricultural resources impacts identified in the Final EIR will be substantially lessened by the mitigation measures incorporated into the project, it recognizes that approval of the Plan will nonetheless result in certain unavoidable and potentially irreversible effects. The County Board has weighed the benefits to the County of the Redevelopment Plan against its environmental risks. The County Board specifically finds that, to the extent that any adverse or potentially adverse impact has not been mitigated to a level of insignificance, that specific economic, social, legal, environmental, technological or other benefits of the project outweigh the significant effects on the environment. Furthermore, the County Board finds that any and each of the following considerations is sufficient to approve the Plan despite any one or mare of the unavoidable impacts identified; that each of the overriding considerations is adopted with respect to each of the impacts individually; and that each consideration is severable from any other consideration should one or more consideration be shown to be legally insufficient for any reason. The fallowing considerations support approval of the Plan: Implementation of the Plan will remedy, remove and prevent physical and economic blighting influences which are present in the Project Area. 2. Implementation of the Plan will encourage employment opportunities through environmental and economic improvements resulting from the redevelopment aCtlVltleS. 3. Implementation of-the Plan will provide for the rehabilitation of commercial and industrial structures and residential dwelling units. 4. Implementation of the Plan will provide for participation in the redevelopment of property in the Project Area by owners who agree to so participate in conformity with the Plan. 5. Implementation of the Plan will provide public infrastructure improvements and community facilities, such as the installation, construction andlor reconstruction of streets, utilities, public buildings, facilities, structures, street lighting, landscaping and other improvements which are necessary for the effective redevelopment of the Project Area. B. Implementation of the Pian will increase, improve and preserve the community's supply of affordable housing. 7. implementation of the Plan will encourage the redevelopment of the Project Area through the cooperation of private enterprise and public agencies. 1.D141251U21C:4WINDOWSITEMPIFOF 605.VOL000 8. Implementation of the Plan will ensure the development and redevelopment of the Project Area in a manner consistent with the goals and policies of the City's General Plan. Implementation of the Plan will protect the safety of people living and working within the Project Area by improving the seismic safety features of existing buildings and infrastructure. The documents and reports in the administrative record of these proceedings, which support the foregoing Considerations and, which the County Board has considered in support thereof, include the following: Redevelopment Plan. 2. The Final Environmental Impact Report. 3. Agency's Report to the City Council. LD441251021C:L4f4fiNDOWS4TEMP5E:pF_BpS.V01.DOC 2 ~ ~ a Exha.bit ~ June 2002 REDEVELOPMENT PLAN For The GRIDLEY REDEVELOPMENT PROJECT ,~ For The GRIDLEY REDEVELOPMENT AGENCY Submitted By URBAN FUTURES, Il~1C. REDEVELOPMENT PLAN For The GRIDLEY REDEVELOPMENT PROJECT {Sec. 100) GENERAL DEFINITIONS The following references will be used generally in this Plan unless the context otherwise requires: A. "Agency" means the Gridley Redevelopment Agency. B. "Agency Board" means the Board of Directors of the Agency. C. "Bonds" means bonds, notes, interim certificates, debentures, or other obligations. D. "CCRL" means the California Community Redevelopment Law. E. "City" means the City of Gridley, California. F. "City Council" means the City Council of the City of Gridley, California. G. "County" means the County of Butte. H. "County Territory" means those areas of unincorporated Butte County located within the Project Area. 1. "Family" has the same meaning as specified in the State Relocation Guidelines, Section 6008, Definitions. J. "General Plan" means the General Plan of the City of Gridley, as it may from time to time be amended. The County Territory abuts the limits of the City of Gridley and is within the City's sphere of influence. For purposes of the Plan and redevelopment under authority of the CCRL, the City of Gridley General Plan will be the controlling General Plan for both City and County Territory. K. "Map" means the map for-the Redevelopment Project, as set forth in Attachment A of this Plan. L. "Person" means any individual, or any public or private entity. M. "Plan" or "Redevelopment Plan" means this Redevelopment Plan for the City of Gridley Redevelopment Project. N. "Planning Commission" means the Planning Commission of the City of Gridley. O. "Project" means the Gridley Redevelopment Project. P. "Project Area" means the area included within the boundaries of the Project shown on the map (Attachment A} and more particularly described in the legal description of the Project Area contained in Attachment C. Q. "Redevelopment Law" means the Community Redevelopment Law of the State of California (California Health and Safety Code, Section 33000 et seq.). R. "State" means the State of California. (Sec. 200) INTRODUCTION The Redevelopment Plan for the Gridley Redevelopment Project consists of the text {Sections 100 through 1100), the Redevelopment Project Area map (Attachment A), the Land Use map (Attachment B), the Project Area Legal Description (Attachment C), and the list of Proposed Public Improvements, Projects and Programs (Attachment D}. The Project Area consists of approximately 636 acres of Land located within the incorporated limits of the City, and approximately 153 acres of land located within unincorporated Butte County; in each instance, the County Territory is contiguous to the Z100Pi~AdivelGridley{pOtWlen 6ft.Q3.wpd ~ jlm6f1102 limits of the City. Consistent with CCRL requirements codified in Section 33213, the County Board of Supervisors approved and adopted County Ordinance No. ~,, authorizing the inclusion of the County Territory within the Project Area. Pursuant to CCRL Section 33213, the County action grants the City and its Redevelopment Agency the authority to undertake the redevelopment of such area in all respects as if the County Territory was within its #erritorial limits, and the City Council, Agency, and Planning Commission shall have all the rights, powers, and privileges with respect to the County Territory as if it was within the territorial limits of the City. Some sections of this Plan specifically refer to and reiterate existing California Community Redevelopment Law statutes. In the event that these existing statutes are amended from time to time by the state legislature, causing the Plan to be in conflict with state law, the state law will be controlling. This Redevelopment Plan has been approved and adapted by the Gridley Redevelopment Agency and the City of Gridley, pursuant to the California Community Redevelopment Law of the State of California, and all applicable laws and ordinances. Because the Project Area includes property under the jurisdiction of the County of Butte, this Redevelopment Plan has also been approved by the County of Butte. A. (Sec. 2a1) Purposes and Objectives The purposes and objectives ofi this Redevelopment Plan are to eliminate the conditions of blight existing in the Project Area and to prevent the recurrence of bligh#ing conditions in the Project Area. The Agency proposes to eliminate such conditions and prevent their recurrence by providing, pursuant to this Plan, for the planning, development, replanning, redesign, clearance, redevelopment, reconstruc- #ion and rehabilitation of the Project Area and by providing for such structures and spaces as may be appropriate or necessary in the interest of the general welfare, including, without limitation, recreational and other facilities incidental or appurtenant to them. The Agency further proposes to eliminate the conditions of blight existing in the Project Area and prevent their recurrence by providing for the alteration, improvement, modernization, reconstruc#ion or rehabilitation of existing structures in the Project Area and by providing for open space types of uses, public and private buildings, structures, facilities, and improvements. The Agency further proposes to eliminate such conditions and prevent their recurrence by providing for the replanning or redesign or development of undeveloped areas. The Agency proposes to: Encourage employment opportunities through environmental and economic improvements resulting from the redevelopment activities. 2. Provide for the rehabilitation of commercial structures and residential dwelling units. 3. Provide #or participation in the redevelopment of property in the Project Area by owners who agree to so participate in conformity with this Redevelopment Plan. Z:WOPIn AdiveLGridleylaD3tiPfa~ dft.03.wpd 2 ~~~~ O O U N c ~ d Q Q ~ m ~ Q ~ ~ ~ ~ N d 0 Q ~ e U U O ~ d Q V n to N N ~ N Q U M -gyp ~ Z 7 ~ ~ '°~ J C N (O .... ~ y z LL ~ d' T E ~ w O rd ~ w C7 V° a~ o ~ ~ cC °- ' ~ > v v H QZ w ~ (7 Q ° a E r °_ ~ ' ° ~ ~ a m a U w ~ ~ ~ I o v ~ w ~ U U U ~ ® ' w d a O °o - r Q: e _LL ~~ 03 ti E ~ o c~'l aNm~o~LL ~!,~~'i~ Hid ~j~ o i~.l Wl.i 0 o d N m W "~' N m d ~ c ~ N U N ~' .~T. O',. w G ~ ~ m ~ ~ N ~ C ~ .E ~ Q v ~i ~ c m J~ ~ m ~ c ~~ ~~ Z ~- .o ~ ~ ~ mo ~~ zd LL ~ ~~ a N o ~ ?~~~ W ~ L ~ p a d ~ m m m m c ~ a E ~ ~ ~~ c c c c C7 UJ ~ d C C E N U "~O ~~ O I ~ ~ vv ~ v=aa'~~~~ ~ I I ~ i_~l~ ^ ^ ^^ ^ o o c~ T -O ,n ~ o ~ ~ ~ ~ Q U O W a ~ m~ ~ F' 0 2 Z Ea W ~ =z ~ ar3 ~ F a Q N c~ w ~ ~ HIa ¢3 d ~~ ~m-~aNO(~ ra N",°d m ° P ~~ ~ ~°OOt~J r m> ay~muoaLL ~~~° ~,,a~'~ C4 ~ g Ewa --~ r- ! ~ ~ - _.- ~-L1 ~~ ~-~G~ ~ ~ - ~ -~~ ~,- I- ~~ i _ __ - .. ~ i r ~C- _-~ . I ~ - ~ - I I r ~ / J I ~ ~- ~ ~ I -- ~ ~ / ~.1 _I I _JI ~~ G _ - ___ - ~ I - I~ __ '~~ ` L- _ I_ ~i r ~ - ~ I l I~,I~ -_. __ _ I "~~,~, _~ I - ~I_ ~I ~ ~ - I _ -- I - ~ ~\.~ Ili I ~ _ _,- l 1-JI ~- L `~. ~ti ~ I ~! ---- \ , ~-- -j _,...__ 1 ~l ~I L ~ - s ` _'' ~ ,. ~ _<_. ~: ~ -- ~. ~~ ^ ~ ~ f jam, i , ~ _,~ ~® ~,, -~ ~ ~ ~I ~ ~ i ., }' ~ @ ~ ~ I ~ .,1 -~' ~~ - ~ _.,~ ~I ~' --}}~~~T~_ ~,~ F .1.'.-ate " ~1ll it ~~. t-L' 1 ~ ~ ~/ \ ` ,,,~ -~" Y1Yrlp" 1 .~ ~~n' \ .,~ _ CCU CIC rrr~ ~"'_ ~ ~' ~ ' ~ ~~ ~J ~ -~ T _ ~~ ccC~PT'~"tL C E ~ ~ Cln Cn~C'n C~ 1 _ I I Y~ G7~ ~ i~~ ~ ~~ ~ ~ ~ ~ Ll1L1LJ ! ~ ®® ~- - Cirri -. w ~ ~ Nom,, _ nrC n rTi ~trrrr~CC'CC~ ~ I _ C C_i ~ ~~ ~~ ~ ~ r~ul ~~cl ( ~ . ~ci r- CTIl~ ~~' n~ rIC~TT ~m~I~'g'Ln/~~ r ~~~~ ~E- i iii: _ _ _ _ L_ _ ,~r g m n _ _ I - T I ~m ~ ~~o y~! ~3~~'~ ~1 ~~ ~~ I ~~ c ~ rCm ~. ~, ~ _ __~ ~ _-,__- L_ r 11_i ~ ~ ~ ,i _ !01 L LII ? _ _._ ___ -~I _ _ I - ~, ~- ~ ~~ L - I ~ ~1- j I rid1~ -- fJ _~ 7nj-- L~~ lJ r I - ~ ~ ~ - Lr ' i ~"_ ~ ' ~ ~_ j, - _ TT~ - J~ , --- '~' ~ -- ~--- 1 ~ _ -- ~ ~ j - ~~~ ~_.~E ,C ~ 1 _-__ ___~ ~ ~ _ I --- ~ _-J _~- ~ ~ '~ ~_~ ~ = ~ ~~ ~~ r~ ~I _~ ~ -- C~~ -- ~ ~ , , r- ATTACHMENT C June 27, 2002 LEGAL DESCRIPTION GRIDLEY REDEVELOPMENT AGENCY GRIDLEY REDEVELOPMENT PROJECT This Legal Description into be used in conjunction with the Boundary Map of Gridley Redevelopment Project. The course numbers on the description correspond with the course number shown on the Boundary Map. All of that certain real property in the, County of Butte, State of California described as follows: Portions of this redevelopment project extend into unincorporated area of the County of Butte POB - Beginning at the intersection of the south Right-of--Way line of Locust Street, 66 feet wide with the west Right-of--Way line of Idaho Street, 66 feet wide; thence 1. North a distance of 1,250 feet more or less along said west Right-of Way line to its intersection with the north Right-of--Way line of Magnolia Street, 66 feet wide; thence 2. East a distance of 700 feet more or less along said north Right-of--Way Iine to its intersection with the east Right-of Way line of Magnolia Street 66 feet wide; thence 3. South a distance of 400 feet more or less along said east Right-off Way line to its intersection with the north Right-of Way line of Laurel Street, 66 wide; thence 4. East a distance of 250 feet more or less along said north Right-of--Way line to its intersection with the west Right~of--Way line of California Street, 66 feet wide; thence 5. North a distance of 780 feet more or less along said west Right-of Way line to its intersection with the north Right-of Way line of Sycamore Street, 62.4 feet wide; thence 6. East a distance of 980 feet more or less along said north Right-of--Way line to its intersection with the northeast line of Lot No. 4, Block 45 of City of Gridley as shown on Map of Record in Book 1, Page 4l of maps, Records of said County; thence 7. Northwest a distance of 680 feet more or less along said northeast line and its northwesterly prolongation to its intersection with the southeast Right-of Way line of Spruce Street, 80 feet wide; thence 1 S. Southwest a distance of 150 feet more or less along said southeast Right-of Way to its intersection with the southwest Right-of Way line of Indiana Street, 82.97 feet wide; ---- thence 9. Northwest a distance of 400 feet more or less along said southwest Right-of--Way line to its intersection with the south Right-of--Way line of Oak 1`,venue, $0 feet wide; thence 10. West a distance of 500 feet more or less along said south Right-of--Way line to its intersection with the west Right-of Way line of California Street, 80 feet wide; thence 11. North a distance of 360 feet more or less along said west Right-of Way line to its intersection with the north Right-ofr--Way Tine of Peach Street, 60 feet wide; thence 12. East a distance of 230 feet more or less along said north Right-of Way line to its intersection with a line 153 feet easterly and parallel with the east line of California Street also being the west line of a 36 foot alley; thence 13. North a distance of 440 feet more or less along said parallel line to its in'ters'ection with the north Right-of Way~line of Pecan Street, 80 feet wide; thence 14. East a distance of 3 80 feet more or Less along said north Right-of--Way line to its intersection with a line, 128 feet wide, westerly and parallel with the west Right-of--Way line of Vermont Street, 60 feet wide, also being the east Tine of a 16 foot alley; thence 15. North a distance of 490 feet more or less along said parallel line to its intersection with the north line of Lot No. 8, Black 6 of Veatch and McCallum Addition as shown on Map of Record in Book 4, Page 60 of Maps, Records of said County, thence 16. East a distance of 128 feet mare or less along said north line to its intersection with the west Right-off Way of Vermont Street, 60 feet wide; thence 17. South a distance of 50 feet more or less along said west Right-off Way line to its intersection with the north Right-of--Way line of Bridgeford Street, 60 feet wide; thence 1 S. East a distance of 190 feet more ar less along said north Right-of Way line to its intersection with the west line of Lot No. 8, Block 7 of said Veatch and McCallum Addition also being the east line of 16 foot alley; thence 19. North a distance of 400 feet mare ar less along said east Iine to its intersection with the north line of said Veatch and McCallum Addition; thence 20. East a distance of 740 feet more ar less along said north line to its intersection with the northeast Right-of~Way line of the Southern Pacific Railroad, 100 feet wide; thence 2 21. Southeast a distance of 50 feet more or less along said northeast Right-of Way line to its intersection with the westerly prolongation of the north line of Pheasant Run Subdivision _... as shown on Map of Record in Book 80, Page 99 of Maps, Records of said County; thence 22. East a distance of 1200 feet more ar less along said prolangation and said north line to its intersection with the west line of Record of Survey as shown on Map of Record in Book 110, Page 87 of Records of Survey, Records of said County; thence 23. South a distance of 399.44 feet more or Iess along said west Iine to its intersection with the south line of said Record of Survey; thence 24. East a distance of 285 feet more or less along said south line to its intersection with the east line of said Record of Survey; thence 25. North a distance of 49.04 feet along said east line and northerly and northeasterly 200' more or less along a curve concave to the southeast to its intersection with the north Right-off Way line of Ford Avenue; thence '. 26. East a distance of 933 feet more or less along said north Right-off Way line and its easterly prolongation to its intersection with the southerly prolongation of the City of Crridley boundary line within the Right-of--Way line of U.S. Highway 99 East; thence 27. North a distance of 660 feet more or less along said prolongation and said City boundary line to its intersection with a line 412 feet northerly and parallel with the north line of Rancho De Las Plumas as shown on Map of Record in Book 21, Page 20 and 21 of Maps, Records of said County; thence 28. East a distance of 147 feet more or less along said parallel line to its intersection with a line 100 feet easterly and parallel with the east Right-of Way line of U.S. Highway 99; thence 29. South a distance of 115 feet more or less along said parallel line to its intersection with a line 297 feet northerly and parallel with the north line of said Rancho De Las Plumas; thence 30. West a distance of 100 feet more ar less along said parallel line to its intersection with the east Right-of--Way line of U.S. Highway 99; thence 31. South a distance of 45 feet mare or Iess along said east Right-of Way line to its intersection with a Line 252 feet northerly and parallel with the north line of said Rancho De Las Plumas; thence 32. East a distance of 120 feet more or less along said parallel line to its intersection with a line 120 feet easterly and parallel with the east Right-of Way line of U.S. Highway 99; thence 33. South a distance of 102 feet more or less along said parallel line to its intersection with a - line 150 feet northerly and parallel with the north line of said Rancho De Las Plumas; ~' thence 34. East a distance of 30 feet more or less along said parallel line to its intersection with a line 165 feet easterly and parallel with the east Right-off Way line of U.S. Highway 395; thertGe 35. South a distance of 150 feet mare or less along said parallel line to its intersection with the north Line of said Rancho De Las Plumas; thence 36. East a distance of 641 feet more or less along said north line to its intersection with the east line of said Rancho De Las Plumas; thence 37. South a distance of 689.28 feet more or less along said east line to its intersection with the south line of said Rancho De Las Plumas; thence 38. East a distance of 1;520 feet moire or less along the easterly prolongation of said south line to its intersection with the northwest Right-of Way line of Sutter Butte Canal Lateral No. 4; thence 39. Southwesterly a distance of 1,800 feet mare or less along said northwest Right-o1=Way line to its intersection with a line 265 feet northerly and parallel with the north Right-of Way line of east Gridley Road; thence 40. West a distance of 456.8 feet more or less along said parallel line to its intersection with aline 1,350 feet easterly and parallel with the centerline of U.S. Highway 99; thence 41. South a distance of 265 feet more or less along said parallel line to its intersection with the north Right-of Way line of east Gridley Road; thence 42. West a distance of 50 feet more or less along said north Right-of Way line to its intersection with the west Right-of Way line of Bonnell Avenue; thence 43. South a distance of 1350 feet more or less along said west Right-of Way line to its intersection with the easterly prolongation of the south line of Parcel Map as shown on rnap recorded in Book 71, page 37 of Parcel Maps, records of said County; thence 44. West a distance of 350 feet more or less along easterly prolongation to its intersection with the northwest Right-off Way line of said Sutter Butte Canal Lateral No. 4; thence NOTE: COURSES 45 THROUGH SO HAVE BEEN DELEATED 51. South 17° West a distance of 300 feet more or less along west Right-of--Way line to its intersection with the northwest Right-of--Way line of said Lateral #4; thence ---~ 52. South 5S° 54' West a distance of 600 feet more or less along said northwest Right-of Way line to its intersection with the north Right-of--Way line of said Lateral #4; thence 53. West a distance of 276 feet more or less alozig said north Right-off Way line to its intersection with the east Right-of--Way line of U.S. Highway 99; thence 54. South a distance of 40 feet more or less along said east Right-of--Way line to its intersection with the north Right-of Way Iine of Archer Avenue; thence 55. East a distance of 231 feet more or less along sand north Right-of--Way line to its intersection with a line 231 feet easterly and parallel with the east Right-of--Way line of U.S. Highway 99; thence 56. South a distance of 311 feet more or less along sand parallel line to its intersection with the southeast line of and unrecorded Parcel Map No. 42; thence ` 57. North 73° East a distance of 142 feet more or Less along said southeast Iine to its intersection with the east line of said unrecorded Parcel Map No. 42; thence 58. North a distance of 70 feet more or less along said east Iine to its intersection with the south Iine of Parcel Map recorded in Book 46, Page 95 of Parcel Maps, Records of said County; thence 59. East a distance of 264 feet more or less along said south line to its intersection with the west line of Parcel Map as shown on Map of Record in Book $7, Page 10 of Parcel Maps, Records of said County; thence 60. South a distance of 150 feet more or less along said west line to its :intersection with the south line of last mentioned Parcel Map; thence 61. East a distance of 354.57 feet more or less along said south line to its intersection with the east line of Parcel 2 of said last mentioned Parcel Map; thence 62. South a distance of 330 feet mare or less along the southerly prolongation of said east line to its intersection with the north line of Lot 41 of Gridley Colony No. 6 as shown on Map of Record in Book 5, Page 20 of Maps, Records of said County; thence 63. West a distance of 462 feet more or less along said north line to its intersection with the west line of said Lot No. 41; thence 64. South a distance of 660 feet mare or less along said west line to its intersection with the north Right-of-Way line of Obermeyer Avenue, 40 feet wide; thence 5 65. East a distance of 135 feet more or less along said north Right-of Way line to its intersection with the east line of Ayers Housing Project as shown on Map of Record in __ Book l8, Page 30 of Maps, Records of said County; thence 66. South a distance of 700 feet more or less along said east Iine and its southerly prolongation to its intersection with the north line of Lot=No. 49 of said Gridley Colony No. 16; thence 67. East a distance of 100 feet more or less along said north line to its intersection with a line 1.32 feet easterly and paxallel with the west line of said Lot No. 49; thence 68. South a distance of 697 feet more or less along said parallel line to its intersection with the south Right-of--Way line of Sheldon Avenue; thence 69. West a distance of 335 feet more or Less along said south Right-of--Way line to its intersection with a line 160 feet westerly and parallel with the west line of Lot No. 52 of said Gridley Colony No. 6; thence 70. South a distance of 2~0 feet`more or less along said parallel line to its intersection with a line 230 feet southerly and parallel with the south Right-of--Way line of Sheldon Aveeue; thence 71. East a distance of 112 feet more or less along said parallel line to its intersection with a line 48 feet westerly and parallel with the west line of said Lot No. 52; thence 72. South 77° West a distance of 85 feet more or Less ;thence 73. South 57° West a distance of 76.96 feet more or Iess to its intersection with a Iine 220 feet westerly and parallel with the west line of said Lot No. 52; thence 74. South a distance of 369.46 feet more or less along said parallel line to its intersection with the north line of Sunset Village Subdivision as shown on Map of Record in Book 31, Page 16 of Maps, Records of said County; thence 75. East a distance of 850 feet more or Iess along said north Iine to its intersection with the east line of said Sunset Village Subdivision; thence 76. South a distance of 660 feet more or less along said east line to its intersection with a line 330 feet southerly and parallel with the south line of said Sunset Village Subdivision; thence 77. West a distance of 1,240 feet more or less along said parallel line to its intersection with the centerline of U.S. Highway 99 East; thence 78. North a distance of 720 feet more or less along said centerline to its intersection with the centerline of Liberty Road; thence 79. West a distance of 1,470 feet more or less along said centerline to its intersection with a _ line 1,100 feet easterly and parallel with the east line of Lot No. 32 of Gridley Colony No. 4 as shown an Map of Record in Book 6 Page 8 of Maps, Records of said Coi.~nty; thence 80. North a distance of 310 feet more or less along said parallel line to its intersection with a line 278 feet northerly and parallel with the north Right-of-Way line of west Liberty Road; thence 81. West a distance of 738 feet more or less along said parallel line to its intersection with the northeast Right-of Way line of the Morrison Slough Drainage District No. 2056; thence 82. North 52° West a distance of 440 feet more or less along said northeast Right-of--Way line to its intersection with the east line of said Lot No. 32; thence 83. North a distance of 1,180 feet more or less along said east line and its northerly prolongation to its intersection with the southeast Right-of--Way lime of said' Drainage District No. 2056; thence 84. North 50° East a distance of 1,300 feet more or less along said southeast Right-of--Way line to its intersection with a lane 515 feet southwesterly and parallel with the southwest Right-of Way line of the Southern Pacific Railroad Right-of--Way line, 100 feet wide; thence 85. North 15° West a distance of 693 feet more or less along said parallel line to its intersection with the south line of Wheeler Addition; thence 86. West a distance of 3S feet more or less along said south line to its intersection with the northeast line of said Wheeler Addition; thence 87. North 15° West a distance of 400 feet more or less along said northeast line; thence 88. North 39° West a distance of 300 feet more or less along said northeast line to its intersection with the north line of said Wheeler Addition; thence 89. West a distance of 420 feet more ar less along said north line to its intersection with the east Right-of--Way line of Vermont Street; thence 90. South a distance of 270 feet mare or less along said East Right-of Way to its intersection with the centerline of Locust Street; thence 91. West a distance of 170 feet more ar less along said centerline to its intersection with a line 105.90 feet westerly and parallel with the west Right-of Way line of Vermont Street; thence 7 92. South a distance of 396 feet more or less along said parallel line to its intersection with a line 396 feet southerly and parallel with the south Right-of Way line of Locust Street; - thence 93. West a distance of 330 feet more or less along said parallel line to its intersection with the east Right-vf--Way line of Bowwood Street; thence , 94. South a distance of 33 feet more or less along said east Right-of/Way line to its intersection with the south Right-of--Way line of Yew Street, 66 feet wide; thence 95. West a distance of 835 feet more or less along said south Right-of Way to its intersection with Tine 454 feet easterly and parallel with the east Right-off Way Line of Oregon a Street; thence 96. South a distance of 65 feet more or less along said parallel line to its intersection with a line 65 feet southerly and parallel with the south Right-of-Way line of Yew Street; thence 97. West a distance of 520 feet mare or less along said parallel line to its iriters~etion with the west Right-of-Way-fine of Oregon Street; thence 98. North a distance of 460 feet mare or less along said west Right-af Way to it intersection with the south Right-of`Way line of Locust Street; thence 99. West a distance of 640 feet more or less along said south Right-of--Way line to the True Point of Beginning. EXCEPTION POB Beginning at the intersection of the east Right-of way line of State Highway 99, 100 feet wide with the south line of Parcel Map as shown on Map of Recoxd in Book 71, Page 37 of Parcel Maps, Records of said County also being a line 1320 feet southerly and parallel with the south Right-of Way line of East Gridley Road; thence 1. East a distance of 741.98 feet more or less along said south lane to its intersection with the east line of said Parcel Map also being a line 741.98 feet easterly and parallel with the east Right-af~Way line of State Highway 99; thence 2. North a distance of 395.95 feet more or less along said east line to its intersection with the north line of said Parcel Map also being a line 924 feet southerly and parallel with the south Right-of Way line of East Gridley Road; thence 3 West a distance of 510 feet more or less along said parallel line to its intersection with the east line of Parcel No. 4 of said Parcel Map also being a line 234 feet easterly and parallel with the east Right-o1=Way line of State Highway 99; thence; thence 4. South a distance of 336.95 feet mare or Iess along sand east Iine to its intersection with the - south Iine of said Parcel No. 4; thence 5. West a distance of 234.12 feet more or less along said south line to its intersection with the east Right-of Way line of State Highway 99; thence 6. South a distance of 60 feet more or Iess along said east Right-of Way line to the point of beginning Excepting therefrom Assessor Parcel Number 021-110-020 ,,, 9