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HomeMy WebLinkAbout1997-04-08 - AGENDA REPORTS - NEWHALL RDA 97 4 (2)Item to be presented Ken Pulskamp NEW BUSINESS DATE: April 8,1997 SUBJECT: NEWHALL REDEVELOPMENT PROJECT - RESOLUTION NO. RDA 97-4 DEPARTMENT: Newhall Redevelopment Agency BACKGROUND On November 19, 1996, the Planning Commission adopted Resolution P96-26, which approved the Preliminary Plan for. the Newhall Redevelopment Project. This action included the designation of the boundaries for the Redevelopment Project Area (the "Project Area"). Prior to approval of the Preliminary Plan by the Planning Commission, staff presented a draft of the preliminary plan to the Castaic Lake Water Agency for their comments. Since adoption of the project area boundaries, staff has continued to meet with the Castaic Lake Water Agency in an effort to resolve concerns that they have identified with the proposed project. These concerns were specifically related to whether certain areas of the proposed project area strictly qualify under Community Redevelopment Law. In an effort to address the CLWA's concerns and possibly reach a compromise, it is recommended that certain sub -areas of the proposed project area be removed. The properties included within these sub -areas may qualify under redevelopment law.. However, the data gathered to date shows that while there may be properties within these sub -areas that exhibit both physical and economic blight, they arguably do not exhibit enough of both to satisfy a conservative reading of the Community Redevelopment Law, and may therefore open the Redevelopment Plan to challenge by another agency or party. The properties recommended for exclusion ("Exclusion Area") have been divided into sub -areas and are listed below. 1. Hart HiL7h School, Placenta Junior High School, Newhall Elementary School and Wiley Canyon Elementary School, and Newhall Park. Exclusion of these facilities from the Project Area will not preclude cooperative efforts between the Redevelopment Agency (RDA) and the School District or City. Again, though these facilities may need improvement or exhibit some characteristics or physical or economic blight, they are considered to only marginally meet the requirements of redevelopment law. 2. P=eaty located in and nearby Circle J Ranch. A pending development application for a substantial portion of this sub -area is moving forward, and thus blighting conditions on this site can arguabl ff ure development. f 3. Green Thumb Nursery Property on San Fernando Road near Valle Del Oro. This property shows relatively fewer signs of blight, and is not essential to the development of nearby sites. Since this use is unlikely to change in the near future, removing it will not affect the feasibility of the overall project. 4. Pine Street properties south of the Newhall County Water District Offices . While several of the parcels in this area appear to meet blight criteria, future development will be limited more by environmental factors (oak trees, drainage) than by factors that could be addressed by the RDA. 5. Commercial properties along the south side of Lyons Avenue from Peachland Avenue to Apple Street. Evidence and data compiled to date suggest that the commercially developed properties in this area only marginally meet the Community Redevelopment Law's physical and economic blight criteria. Overall, the commercial developments appear to be currently viable. 6. Residential neieyhborhoods south of Lyons Avenue between Whe .1 .r and I-5 and commercial developments along Lvons between Wheeler and Wiley Canyon Road . While there are dwellings in these neighborhoods that need significant rehabilitation, such conditions do not appear widespread enough to suggest the inclusion of these residential neighborhoods based on available data. The commercial developed properties along Lyons Avenue in this area only marginally meet the Community Redevelopment Law's physical and economic blight criteria. Overall, the developments appear to be currently viable. 7. North of Lyons Avenue from Wile,LCanyon Road to the I-5 freeway. This mix of commercial, residential and office again exhibit some characteristics of blight based on evidence collected to date, but are considered to only marginally meet the Community Redevelopment Law's blight criteria, and therefore should not be included. Removal of this "Exclusion Area" will reduce the size of the Proposed Project Area by an estimated 453 acres from 1,350 acres to 897. This represents a 34% decrease in the size of the Proposed Project Area. A reduction in project area size will reduce the total base value of the project. This reduction in land area and total assessed value results in less tax increment if this project is later approved. In this case, the reduction in tax increment is approximately 40%, which is slightly larger than the reduction in land area. Staff will provide more details related to the actual dollar amounts at the meeting. Section 33326 of the Health and Safety Code permits the Planning Commission to change the boundaries of the Proposed Project Area, with the approval of the Redevelopment Agency, prior to the publication of a notice of public hearing on the Redevelopment Plan. A public hearing notice has not yet been published on the Redevelopment Plan. This item is being brought to the Redevelopment Agency for approval of the recommended boundary changes. The Newhall Redevelopment Committee and the Planning Commission have conducted meetings on the recommended boundary changes. Both the Committee and Commission are recommending that the Redevelopment Agency approve the recommended changes. This action in reducing the Proposed Project Area at this stage will allow the forthcoming Preliminary Report and other processing steps to focus on a more refined candidate area. Final boundary adjustments, if any, may be recommended by the Newhall Redevelopment Committee, Planning Commission and staff when the Redevelopment Agency/City Council reviews the final redevelopment plan. The City's Redevelopment Consulting Firm, GRC, will be available at the meeting to answer any questions the Redevelopment Agency may have. RECOMMENDATION Adopt Resolution No. RDA 974, approving changes to the Project Area boundaries for the Newhall Redevelopment Project. Resolution No. RDA 97-4 Boundary Changes Exhibit GFMI na6trd,�&,040897.8 RESOLUTION NO. RDA 97-4 RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF SANTA CLARITA APPROVING CHANGES TO THE PROJECT AREA BOUNDARIES FOR THE NEWHALL MZtpj MDRA THE REDEVELOPMENT AGENCY OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, proceedings have been initiated by the City of Santa Clarita Redevelopment Agency (the "Agency") for the adoption of a Redevelopment Plan for the Newhall Redevelopment Project (the "Project Area"); and WHEREAS, at the request of the Agency, the Planning Commission of the City of Santa Clarity (the "Planning Commission") selected a Project Area and formulated a Preliminary Plan therefor by Resolution No. P96-26 on November 19; 1996; and WHEREAS, pursuant to Section 33326 of the Health and Safety Code, the Planning Commission may change the boundaries of the Project Area with approval from the Redevelopment Agency prior to the publication of any notice of the Agency public hearing on the Redevelopment Plan; and WHEREAS, public notification for the public hearing on the Redevelopment Plan has not yet been published; and WHEREAS, the Newhall Redevelopment Committee conducted a meeting on the recommended boundary. changes on March 26, 1997, and is recommending that the Redevelopment Agency approve the boundary changes; and, WHEREAS, the Planning Commission conducted a hearing on the boundary changes at the regularly scheduled meeting on April 1, 1997, and is recommending that the Redevelopment Agency approve the boundary changes; and, WHEREAS, exclusion of land from the Project Area (the "Exclusion Area" shown on Attachment "A" to this Resolution) is advisable to enhance the viability of the Redevelopment Project pursuant to the provisions of the Health and Safety Code; and WHEREAS, the Redevelopment Agency of the City of Santa Clarita wishes to change the boundaries of the Project Area by deleting the Exclusion Area as shown in Attachment "A" hereto, NOW, THEREFORE, the Redevelopment Agency of the City of Santa Clarity does resolve as follows: SECTION 1: The Redevelopment Agency hereby approves changes to the boundaries of the Project Area described in the Preliminary Plan, adopted by Planning Commission Resolution No. P96-26 on November 19, 1996, to delete the Exclusion Area. PASSED, APPROVED AND ADOPTED this day of , 19_. ATTEST: STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Sharon L. Dawson, CMC, Agency Secretary do hereby certify that the foregoing Resolution was duly adopted by the Redevelopment Agency of the City of Santa Clarita at a regular meeting thereof, held on the day of , 19_ by the following vote of the Agency: AYES: NOES: ABSENT: AGENCY newhaMms97-4.rda