HomeMy WebLinkAbout1997-07-08 - ORDINANCES - REDEVELOPMENT PLAN NEWHALL PRO (2)ORDINANCE NO. 97-12
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA
APPROVING AND ADOPTING THE REDEVELOPMENT PLAN
FOR THE NEWHALL REDEVELOPMENT PROJECT
WHEREAS, The City Council has received from the City of Santa Clarita Redevelopment
Agency (the "Agency') the proposed Redevelopment Plan for the Newhall Redevelopment Project
(the "Redevelopment Plan"), together with the report of the Agency prepared pursuant to
Section 33352 of the California Health and Safety Code (the "Report to City Council") including,
among other things, a discussion of the reasons for the Redevelopment Plan, a method for the
relocation of those who may be temporarily or permanently displaced under the Redevelopment
Plan, the report and recommendations of the Planning Commission of the City of Santa Clarita
(the "Planning Commission"), the minutes of consultations with affected taxing agencies, the
Environmental Impact Report on the Redevelopment Plan, and an implementation plan; and
WHEREAS, the Planning Commission has submitted to the City Council of the City of
Santa Clarita its report and recommendations for approval of the Redevelopment Plan, and its
certification that the Redevelopment Plan conforms to the Santa Clarita General Plan; and
WHEREAS, the City Council and the Agency held a joint public hearing on June 24,
1997, concerning the adoption of the Redevelopment Plan and the certification of the Final
Environmental Impact Report on the Redevelopment Plan; and
WHEREAS, notice of the hearing was duly and regularly published in a newspaper of
general circulation in the City of Santa Clarita in accordance with Sections 33349 et seq. of the
California Health and Safety Code (the "CRL"), and a copy of said notice and affidavit of
publication are on file with the City Clerk of the City of Santa Clarita and Secretary of the
Agency, and
WHEREAS, copies of the notice of joint public hearing, along with a statement that
properties will be subject to acquisition by condemnation under the provisions of the
Redevelopment Plan, except for the limitation on acquisition of residential property set forth
in the Redevelopment Plan, were mailed by first class mail to each resident, to each business,
and the last known address of each assessee, as shown on the last equalized assessment roll of
the Los Angeles County Assessor, of each parcel of land in the Project Area; and
WHEREAS, copies of the notice of joint public hearing were mailed by certified mail with
return receipt requested to the governing body of each taxing agency that receives taxes from
property in the Project Area; and
WHEREAS, the City Council has considered the report and recommendations of the
Newhall Redevelopment Committee, the Planning Commission, the report of the Agency, the
Redevelopment Plan and its economic feasibility, and has provided an opportunity for all
persons to be heard and has received and considered all evidence and testimony presented for
or against any and all aspects of the Redevelopment Plan; and
WHEREAS, the Agency and the City Council have reviewed and considered the Final
Environmental Impact Report for the Redevelopment Plan, prepared and submitted pursuant
to Public Resources Code Section 21151 and Health & Safety Code Section 33352, and have
adopted findings and a mitigation monitoring program and have certified the completion of said
Environmental Impact Report prior to adoption of this Ordinance.
NOW, THEREFORE, THE SANTA CLARITA CITY COUNCIL DOES HEREBY FIND,
DETERMINE AND ORDAIN AS FOLLOWS:
Section 1: The overriding objective of this Plan is to eliminate or alleviate blighting
conditions by providing needed public improvements, assistance for the development and
rehabilitation of existing properties, the provision of low- and moderate -income housing and
other activities authorized by the CRL. In doing such, the Agency intends to mitigate the effects
of deteriorated structures, inadequate or obsolete design, irregularly shaped and inadequately
sized lots, declining property values, inadequate public improvements, and economic
maladjustment in the Project Area. In eliminating these blighting conditions, the
Redevelopment Plan will facilitate development as contemplated in the City of Santa Clarita
General Plan. The redevelopment goals for the Project Area include the following strategies and
objectives, from the Downtown Newhall Improvement Program, April 1996 (the "Freedman
Plan"). These include, but are not limited to:
(a) Expand the convenience and comparison/specialty economic niches.
(b) Create an attractive Main Street environment on San Fernando Road to attract
new shoppers and businesses.
(c) Create an attractive, memorable image that expresses Newhalrs history and
character.
(d) Establish programs to promote private sector investment.
(e) Enhance the role of Newhall as a community center.
M Maintain and capitalize on the visibility and access associated with through
traffic.
(g) Improve the parking supply.
(h) Pursue opportunities for special facilities that attract a wide visitor base.
In addition to the foregoing, the Agency expects to pursue the following additional
objectives in the Project Area:
Eliminate blighting conditions and prevents the acceleration of blight in and about
the Project Area.
Develop programs and incentives for the rehabilitation of old, obsolescent, and
deteriorating structures in the Project Area.
Promote the comprehensive planning, redesign, replanning, reconstruction and/or
rehabilitation in such a manner as to achieve a higher and better utilization of
the land within the Project Area.
• Use redevelopment authority to promote development that is consistent with the
General Plan and the Zoning Ordinance.
• Promote the design and construction of a more efficient and effective circulation
system.
• Provide for adequate parcels and required public improvements to induce new
construction and/or rehabilitation by private enterprise.
• Promote the rehabilitation of existing housing units now affordable to persons
and families of low- and moderate -income, and promote the construction of
replacement housing units where existing units cannot be feasibly be
rehabilitated.
• Promote the development of new and diverse employment opportunities.
• Consolidate parcels as needed to induce new or expanded, centralized,
commercial development in the Project Area.
• Upgrade the physical appearance of the Project Area.
• Remove economic impediments to land assembly and in -fill development in areas
that are not properly subdivided for development or redevelopment.
• Encourage the phasing -out of incompatible, and/or non -conforming land uses from
the Project Area.
• Mitigate potential relocation impacts resulting from changes in Project Area land
use from non -conforming and dilapidated uses to development in conformance
with the General Plan, and the Zoning Ordinance.
• Provide replacement housing as required by law when dwellings housing low- or
moderate -income persons or families are lost to the low- or moderate -income
housing market.
• Encourage the cooperation and participation of Project Area property owners,
public agencies and community organizations in the elimination of blighting
conditions and the promotion of new or improved development in the Project
Area.
• Provide a procedural and financial mechanism by which the Agency can assist,
complement and coordinate public and private development, redevelopment,
revitalization and enhancement of the community.
The City Council hereby finds and determines that:
(a) The Project Area is a blighted area, the redevelopment of which is necessary to
effectuate the public purposes declared in the CRL. The combinations of
conditions set forth in Section 33031 of the CRL is so prevalent and so
substantial that it causes a lack of proper utilization of the area to such an extent
that it constitutes a serious physical and economic burden on the community
which cannot reasonably be expected to be reversed or alleviated by private
enterprise or governmental action, or both, without redevelopment. While not
every building, improvement and parcel in the Project Area is detrimental to
public health, safety and welfare, such detrimental conditions predominate and
injuriously affect the entire area. In addition, the inclusion of each portion of the
Project Area is necessary for effective redevelopment of the entire area.
(b) This finding is based upon the research and facts contained in the Report to City
Council, on the testimony presented at the joint public hearing of the
Redevelopment Agency and the City Council held June 24, 1997, and upon other
relevant portions of the record before the City Council. All credible evidence
presented to the City Council discloses that the Project Area is characterized by
pervasive physical deterioration, economic stagnation, and social impairment.
While other areas of the community are rapidly developing, the Project Area
remains highly underutilized and poorly maintained, reflecting a lack of upkeep
and new investment. Service businesses needed by residents of the area are
leaving or have already gone from the Project Area, taking with them needed jobs
and transforming what was once a proud community center into an eyesore.
Because of the barriers to investment having to do with market demographics
and physical and economic impairment, private investment is not being attracted
the Project Area to any degree necessary to reverse or alleviate the blighted
conditions. Nor can the City with its limited revenues or any other government
program provide the tens of millions of dollars needed to improve the area and
restore economic vitality. Only redevelopment and the tax increment it creates
can provide the supplemental funding necessary to reverse the decline.
(c) The Project Area is a predominately urbanized area pursuant to Section 33320.1
of the Community Redevelopment Law. This finding is based in part on the
research and facts contained in the Report to City Council.
(d) The Redevelopment Plan will redevelop the Project Area in conformity with the
Community Redevelopment Law and in the interests of the public peace, health,
safety and welfare. This finding is based in part upon the fact that
redevelopment of the Project Area will implement the objectives of the
Community Redevelopment Law by aiding in the elimination and correction of
the conditions of blight, providing for planning, development, redesign,
reconstruction or rehabilitation of properties which need improvement, and
providing for higher economic utilization of potentially useful land.
(e) The adoption and carrying out of the Redevelopment Plan is economically sound
and feasible. This fording is based in part on the fact that under the
Redevelopment Plan no public redevelopment activity will be undertaken unless
the Agency can demonstrate that it has adequate revenue to finance the activity;
the Agency's Report to City Council further discusses and demonstrates the
economic soundness and feasibility of the Redevelopment Plan and undertakings
pursuant thereto. Although resources may not be sufficient to pay for all
contemplated improvements and programs, the Agency has defined (and will
refine from time to time) an implementation plan prioritizing expenditures which
will help to insure that available resources are targeted to the projects and
activities deemed most essential to revitalization of the Project Area.
(f) The Redevelopment Plan conforms to the General Plan of the City of Santa
Clarita, including, but not limited to, the Housing Element thereof. This finding
is based in part on the fact that the Redevelopment Plan incorporates by
reference the General Plan land'uie designations, as amended from time to time.
The Planning Commission of the City of Santa Clarita found that the
Redevelopment Plan conforms to the General Plan General Plan of the City of
Santa Clarita.
(g) The carrying out of the Redevelopment Plan will promote the public peace,
health, safety and welfare of the City of Santa Clarita and will effectuate the
purposes and policies of the Community Redevelopment Law. This finding is
based on the fact that redevelopment will benefit the Project Area and the
community by correcting conditions of blight and by coordinating public and
private actions to, stimulate development, contribute toward needed public
improvements and improve the economic, and physical conditions of the Project
Area and the community.
(h) The limited condemnation of real property to the extent provided for in the
Redevelopment Plan is necessary to the execution of the Redevelopment Plan,
and adequate provisions have been made for payment for property to be acquired
as provided by law. This finding is based in part upon the need to assemble sites
for development which will result in new economic activity in the Project Area
and to prevent the recurrence of blight.
(i) The Agency has a feasible method for the relocation of any persons and families
displaced from the Project Area. The City Council and the Agency recognize that
the provisions of Sections 7260 to 7276 of the California Government Code would
be applicable to any relocation that would occur due to the implementation by the
Agency of the Redevelopment Plan. The City Council finds and determines that
the provision of relocation assistance according to law constitutes a feasible
method for relocation. Displacement of persons and families has been minimized
by the Redevelopment Plan restriction on acquisition of residential property by
eminent domain. No project public improvements are proposed that would
displace a substantial number of low- or moderate -income persons.
(j) There shall be provided, within the Project Area or within other areas not
generally less desirable with regard to public utilities and public and commercial
facilities and at rents or prices within the financial means of any families and
persons who might be displaced from the Project Area, decent, safe and sanitary
dwellings equal in number to the number of and available to the displaced
families and persons, and reasonably accessible to their places of employment.
Families and persons shall not be displaced prior to the adoption of a relocation
plan pursuant to Health and Safety Code Sections 33411 and 33411.1. Dwelling
units housing persons and families of low- or moderate -income shall not be
removed or destroyed prior to the adoption of a replacement housing plan
pursuant to Health and Safety Code Sections 33334.6, 33413, and 33413.6. This
finding is based upon the Draft Relocation Method for the Redevelopment
Agency, which was adopted pursuant to Redevelopment Agency Resolution RDA
97-7, and the Housing Element of the General Plan.
(k) All areas of the Project Area are either blighted or necessary for effective
redevelopment and are not included for the purpose of obtaining the allocation
of taxes from the Project Area pursuant to Section 33670 of the Community
Redevelopment Law without other substantial justification for their inclusion.
4 ,
This finding, is based in part upon the fact that, following careful study
documented in the Report to City Council, the Project Area was identified as an
area within the City of Santa Clarita suffering conditions of blight and physical,
social, and economic deterioration.
(1) Inclusion of any land, buildings or improvements which are not detrimental to
the public health, safety or welfare is necessary for the effective redevelopment
of the entire area of which they are a part, and any such area is not included for
the purpose of obtaining the allocation of tax increment revenues from such area
pursuant to Section 33670 of the Community Redevelopment Law without other
substantial justification for its inclusion. This finding is based in part upon the
fact that the boundaries of the Project Area were specifically drawn to include
only those lands that were underutilized because of blighting influences, or to
include land affected by the existence of blighting influences or land uses
significantly contributing to the`conditions of blight, or to include land that is
necessary for effective redevelopment, which inclusion is necessary to accomplish
the objectives and benefits of the Redevelopment Plan.
(m) The elimination of blight and the redevelopment of the Project Area would not
reasonably be expected to be accomplished by private enterprise acting alone
without the aid and assistance of the Agency. This finding is based in part upon
the continued existence of blighting influences including, without limitation, the
demonstrated lack of private sector interest in redeveloping properties in the
Project Area, structural deficiencies and other indications of blight more fully
enumerated in the Agency's Report to City Council, and the infeasibility due to
cost of requiring individuals (by means of assessments or otherwise) to eradicate
or significantly alleviate existing deficiencies in properties and facilities and the
inability and inadequacy of other governmental programs and financing
mechanisms to eliminate the blighting conditions.
(n) The Redevelopment Plan contains adequate safeguards so that the work of
redevelopment will be carried out pursuant to the Redevelopment Plan, and it
provides for the retention of controls and the establishment of restrictions and
covenants running with the land sold or leased for private use for periods of time
and under conditions specified in the Redevelopment Plan, which the City
Council deems necessary to effectuate the purposes of the Community
Redevelopment Law.
(o) The time limitations and financial limitations established for the Project Area are
reasonably related to the projects proposed in the Redevelopment Plan and to the
ability of the Agency to eliminate blight within the Project Area. The plan limits
are selected to maximize resources as permitted by law, in light of the large cost
of projects and programs needed to address blighted conditions in the Project
Area.
Section 3: The City Council is satisfied that permanent housing facilities will be
available within three (3) years from the time occupants of the Project Area, if any, are
displaced, and that pending the development of such permanent facilities, there will be available _
to any such displaced occupants temporary housing facilities at rents comparable to those in the
City of Santa Clarita at the time of their displacement. Not less than 20 percent of the
Redevelopment Agency's tax increment revenue will be set aside and earmarked exclusively for
improving, increasing and preserving the community's supply of housing affordable to persons
and families of low- and moderate -income. These funds would be available if necessary to pay
for temporary and permanent replacement housing.
Section 4: The City Council has considered written objections, if any, to the
Redevelopment Plan and all evidence and testimony for and against the adoption of the
Redevelopment Plan. All written objections, if any, have been considered and responded to the
full satisfaction of the City Council.
Section b: That certain document entitled "Redevelopment Plan for The Newhall
Redevelopment Project," the maps contained therein and such other reports as are incorporated
therein by reference, a copy of which is on file in the Office of the City Clerk of the City of Santa
Clarita, having been duly reviewed and considered, is hereby incorporated in this Ordinance by
reference and made a part hereof. The Redevelopment Plan is hereby designated, approved and
adopted as the official "Redevelopment Plan for The Newhall Redevelopment Project."
Section 6: In order to implement and facilitate the effectuation of the Redevelopment
Plan as hereby approved, and to express its purposes and intents with respect to the Project
Area, the City Council hereby:
(a) Pledges its cooperation in helping to carry out the Redevelopment Plan, and
including, but not limited to, the objectives, goals and implementation described
in Section 1 of this Ordinance,
(b) Requests the various officials, departments, boards and agencies of the City of
Santa Clarita having administrative responsibilities in the Project Area likewise
to cooperate to such end and to exercise their respective functions and powers in
a manner consistent with the redevelopment of the Project Area,
(c) Stands ready to consider and take appropriate action upon proposals and
measures designed to effectuate the Redevelopment Plan, including loaning funds
to the Agency to pay for startup and administrative costs pending receipt of tax
increment by the Agency, and
(d) Declares its intention to undertake and complete any proceeding necessary to be
carried out by the City of Santa Clarity under the provisions of the
Redevelopment Plan.
Section 7: The City Clerk is hereby directed to send a certified copy of this Ordinance
to the Agency, whereupon the Agency is vested with the responsibility for carrying out the
Redevelopment Plan.
Section 8: The City Clerk is hereby directed to record with the County Recorder of Los
Angeles County a description of the land within the Project Area and a statement that
proceedings for the redevelopment of the Project Area have been instituted under the
Community Redevelopment Law.
Section 9,: The City Clerk is hereby directed to transmit a copy of the description and
statement to be recorded by the County Clerk pursuant to Section 8 of this Ordinance, a copy
of this Ordinance and a map or plat indicating the boundaries of the Project Area, to the auditor
and tax assessor of Los Angeles County, to the governing body of each of the taxing agencies —
which receives taxes from property in the Project Area, and to the State Board of Equalization.
Section 10: The Building Division of the City of Santa Clarita is hereby directed for a
period of two (2) years after the effective date of this Ordinance to advise all applicants for
building permits within the Project Area that the site for which a building permit is sought for
the construction of buildings or for other improvements is within a redevelopment project area.
,SII 11: The City Council hereby elects to receive from the Agency the amount of tax
increment authorized to be paid to the City pursuant to Health and Safety Code Section
33607.5(b) in any year in which the Agency receives tax increment pursuant to Health and
Safety Code Section 33670.
Section 12: This Ordinance shall be in full force and effect thirty (30) days from and after
the date of final passage.
Section 13: If any part of this Ordinance or the Redevelopment Plan which it approves
is held to be invalid for any reason, such decision shall not affect the validity of the remaining
portion of this Ordinance or of the Redevelopment Plan, or the Redevelopment Plan as it existed
prior to adoption of this Ordinance, and the City Council hereby declares it would have passed
the remainder of this Ordinance or approved the remainder of the Redevelopment Plan if such
invalid portion thereof had been deleted.
Section 14: This Ordinance shall be introduced at least five (5) days prior to the City
Council meeting at which this Ordinance is to be adopted. Within fifteen (15) days after the
adoption hereof, the City Clerk shall certify to the adoption of this ordinance and cause it to be
posted in at least three (3) public places within the City.
PASSED AND APPROVED this 8th dayof July 19 _.97.
ATTEST:
CITY CLERK
STATE OF CALIFORNIAF111), )
COUNTY OF LOS ANGELES ) §
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing Ordinance No. 9 7- 12 was regularly introduced and placed upon its first reading
at a regular meeting of the City Council on the 2A day of ,Tune
19 97 . That thereafter, said Ordinance was duly adopted and passed at a regular meeting
of the City Council on the n day of .7111 �. , 19 97 by the
following vote, to wit:
AYES: COUNCHMEMBERS Kl.ajic, Boyer, Darcy, Smyth
NOES: COUNCILMEM3ERS clone
ABSENT: COUNCILMEMBERS None
DISQUALIFIED: COUNCILMEMBERS: Heidt
CITY CLERK
..td.1,\cc87.17a,d
JUN -25-97 THU
11:30
GRO REDEVELOPMENT
FAX NO. 909+396+0572
Attachment A
Recommended Changes to Newhall Redevelopment Plan Documents
P. 02
Changes to the Redevelopment Plan:
1. Delete the following 14 assessor's parcels from the Project Area. See the
attached map. The deletion of these parcels is part of the agreement with the
Castaic Lake Water Agency. If the City Council decides to remove these parcels,
then the Redevelopment Plan's legal description will be changed accordingly
prior to the final approval of the ordinance on July 8, 1997.
2825-11-015
2825-11-016
2825-11-017
2825-11-018
2825-12-007
2825-12-009
2825-12-010
2825-12-900
2856-11-207
2856-11-208
2856-11-209
2856-11-210
2856-11-211
2856-11-212
2. Change objective 20 on Redevelopment Plan page #6 to read as follows:
"Encourage the phasing out of incompatible, and/or non -conforming land
uses from the Project Area."
3. Insert the following language at the end of Redevelopment Plan Section 510.
"The Agency shall make from tax increment funds all payments authorized
to the Castaic Lake Water Agency pursuant to CRL Section 33607.8."
4. Change Section 330, page 18, to include a new item (iii). This new language is
to address concerns various downtown Newhall businesses had regarding
relocation of automotive businesses.
"The following provisions relative to the relocation of persons, families and
businesses are required by the CRL. The Plan does not:
(i) contain authority for the Agency to acquire by eminent domain any
property on which persons reside; or
(ii) contain any public projects that will displace a substantial number of
low- or moderate -income persons.
(iii include the recommendation that existing automotive businesses in the
downtown Newhall area be relocated, including, but not limited to, that
Page — 1
JUN -25-97 THU 11:31 GRO REDEVELOPMENT FAX NO. 909+396+0572 P.03
recommendation as it is described and found in the Downtown Newhall
Improvement Program, April 1996 (the Freedman Plan)."
Changes to the Relocation Method
1. Include a definition for non -conforming use, to specify that a non -conforming use
is one that is neither principally nor conditionally permitted in the applicable
zone.
2. Change the last paragraph of Section 2.2 of the Relocation Method to delete both
occurrences of the words "... the unincorporated portions of...." This was a
typographical error.
3. Change Section 6.4, to increase the time limit for filing reimbursement claims
for relocation or displacement payments from six months to eighteen months.
This was a change requested by several members of the Newhall business
community.
Changes to the Owner Participation Rules
1. Change the definition of a business to include not-for-profit corporations and sole
proprietorships.
2. Include a definition for non -conforming use, to specify that a non -conforming use
is one that is neither principally nor conditionally permitted in the applicable
zone.
3. Change the definition of a tenant to specifically include a business.
Changes to the Report to City Council
Change the first bullet on Page 199 to read as follows:
Encourage the phasing out of incompatible, and/or non -conforming land uses
from the Project Area. This change is to maintain consistency with the
changes to the objectives in the Redevelopment Plan.
Page - 2
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JUN -25-97 THU 9:52 GRC REDEVELOPMENT FAX NO. 909+396+0572 .P.07
City of Santa Clarita Redevelopment Agency
8) Pursue opportunities for special facilities that attract a wide
visitor base.
In addition to the foregoing, the Agency expects to pursue the
following additional objectives in the Project Area:
9) Eliminate blighting conditions and prevent the acceleration
of blight in and about the Project Area.
10) Develop programs and incentives for the rehabilitation of
old, obsolescent, and deteriorating structures in the Project
Area,
11) Promote the comprehensive planning, redesign, replanning,
reconstruction and/or rehabilitation in such a manner as to
achieve a higher and better utilization of the land within the
Project Area.
12) Use redevelopment authority to promote development that
is consistent with the General Plan and the Zoning
Ordinance.
13) Promote the design and construction of a more efficient and
effective circulation system.
14) Provide for adequate parcels and required public
improvements to induce new construction and/or
rehabilitation by private enterprise.
15) Promote the rehabilitation of existing housing units now
affordable to persons and families of low• and moderate -
income, and promote the construction of replacement
housing units where existing units cannot be feasibly be
rehabilitated.
16) Promote the development of new and diverse employment
opportunities.
17) Consolidate parcels as needed to induce new or expanded,
centralized, commercial development in the Project Area.
18) Upgrade the physical appearance of the Project Area.
19) Remove economic impediments to land assembly and infill
development in areas that are not properly ;subdivided for
development or redevelopment.
20) ERrnjaate Encourage the phasing out of incompatible, and/or
non -conforming land uses from the Project Area.
21) Mitigate potential relocation impacts resulting from changes
in Project Area land use from non -conforming and
dilapidated uses to development in conformance with the
General Plan, and the Zoning Ordinance.
cal
JUN -25-97 THU 9:53 GRC REDEVELOPMENT FAX NO. 909+396+0572 P. 09
Draft Redevelopment Wan kr the Newhall Redevelopment Project
bonded indebtedness approved by the voters of said taxing
agency or agencies on or after January 1, 1989.
4) That portion of tax revenues allocated to the Agency pursuant
to paragraph (2) above which is attributable to increases in the
rate of tax imposed for 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
allocated to such affected taxing agency to the extent the
affected taxing agency has elected in the manner required by
law to receive such allocation.
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
funded, 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,
the Project,
The Agency shall make payments to affected taxing agencies as
required by CRL Section 33607.6 and may make other payments
to affected taxing agencies as authorized by the CRL.
The Agency shall make from tax increment funds all payments
authorized to the Castaic Lake Water Agency pursuant to CRL
Section 33607,8,
C. 0520) ISSUANCE OF BONDS AND NOTES
The Agency may issue bonds or notes when a determination has
been made that such financing is required and feasible. Such
bonds or notes shall be issued only after the Agency has
determined that Rinds are, or will be, available to repay or
refinance principal and interest when due and payable.
C CI
JUN -25-97 THU 9:52GRC REDEVELOPMENT FAX NO. 909+396+0572 P.08
_... .. _._ . _..._.. - ........ ............... _..
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Cr1 y of Santa Uarita Redevelopment agency
beyond a reasonable period of time necessary to effect such
resale.
D. (§330) RELOCATION OF PERSONS, FAMILIES AND
BUSINESSES
The following provisions relative to the relocation of persons,
families and businesses are required by the CRL. The Plan does
not.
(i) contain authority for the Agency to acquire by eminent domain
any property on which persons reside; or
(ii) contain any public projects that will displace a substantial
number of low- or moderate -income persons.
(W)include the recommendation that existing automotive
businesses in the downtown Newhall area be relocated,
including, but not limited to, that recommendation as it is
described and found in the Downtown Newhall Improvement
Program, April 1996 (the Freedman Plan).'
(5331) RELOCATION ASSISTANCE
Relocation advisory assistance will be furnished by the
Agency to any person (either owners or renters) or business
concern that is displaced by the Agency in connection with
the implementation of the Plan. No person of low- or
moderate -income will be required by the Agency to move
from his or her dwelling unit 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. Replacement housing shall be available
in areas not generally less desirable with regard to public
utilities, public and commercial facilities, and reasonably
accessible to the place of employment.
2. 3332) RELOCATION METHOD
The Agency shall prepare a feasible method for relocation of
all of the following:
1) Families and persons to be temporarily or permanently
displaced from housing facilities in the Project Area.
2) Nonprofit local community institutions to be temporarily
or permanently displaced from facilities actually used for
institutional purposes in the Project Area.
GRC
18
Newhall Redevelopment Protect
Moving Expense - means the cost of dismantling,
disconnecting, crating, loading, insuring, temporary storage,
transporting, unloading and reinstalling of personal property,
including service charges in connection with effecting such
reinstallations, and necessary temporary lodging and
transportation of eligible persons.
Non -Conforming Use - means, for the purposes of this
document, a use not principally or conditionally permitted by
the applicable zoning designation.
Nonprofit Organization - means an organization that is
incorporated under the applicable laws of the State or non-
profit organization and is exempt from paying Federal income
taxes under Section 501 of the Internal Revenue Code (26 U.S.
501).
Owner - person "owns a dwelling" if he or she:
1. Holds fee title, a life estate, a land contract, a 99 -year lease
or a lease including any option for extension with at least
50 years to run from date of acquisition of the property for
the Project.
2. Holds an interest in a cooperative housing project, which
includes the rights of occupancy of a dwelling unit therein.
3. Is the contract purchaser of any of the foregoing estates or
interests.
4. Has a leasehold interest with an option to purchase.
5. Owns a mobile unit, which, under state law, is determined
to be real property, not personal property.
Person - means any individual, partnership, corporation or
association.
Persons and Families of Low- and Moderate -Income -
means persons and families falling within the definition of said
term as set forth in Section 50093 of the CRL.
Personal Property - tangible, personal property means
tangible property which is situated on the real property
vacated, or to be vacated, by a displaced person and which is
considered personal property and is noncompensable (other
than for moving expenses) under the state law of eminent
domain, and in the case of a tenant, fixtures and equipment
and other property which may be characterized as real
property under state or local law, but which the tenant may
lawfully, and at his or her election, determines to move and for
Gl C
Newhall Redevelopment Pmiect
encourage relocation of families and persons into other
neighborhoodsin he City of
Santa Clarita without interfering with the displacee's option to
select a replacement house of his or her choice, whether that
choice is within or outside he
City of Santa Clarita.
2.3 Functions of the Relocation Program
The functions of the Agency's relocation program shall include
the following:
1. Interpret the Agency's program to all site occupants and
the general public to enlist their understanding and
support, and to answer questions about the Project and its
effect upon Project site occupants.
2. Recognize at an early stage the problems associated with
the displacement of individuals, families, businesses, and
farm operations and provide for the resolution of these
problems in order to minimize adverse impacts on
displaced persons and to expedite project completion.
3. Determine and make timely recommendations on the
relocation needs and preferences of all site occupants, and
to keep each informed of their rights and responsibilities
under the redevelopment program, as well as to apprise
them of the relocation resources, special services and aids
to which they are entitled.
4. Enlist the cooperation of real estate agents, home builders,
property management funis, social service agencies, civic
groups and others in locating suitable relocation
accommodations for displacees, and to provide other
services deemed essential for the successful relocation of
site occupants.
5. Locate, inspect and evaluate or stimulate the development
of housing facilities to meet the needs of all site occupants
and refer and otherwise assist site occupants to secure
housing which they require.
6. Secure priority consideration for persons eligible for and
desiring public housing or any other housing to which
displacees are entitled as a result of Agency
redevelopment activities, and take other appropriate steps
as necessary to expedite their placement into such
housing.
7. Advise and assist affected owners and site occupants in
understanding and utilizing the "owner and tenant
participation" opportunities provided for in the
Newhall Redevelopment Project
settlement costs and related charges incurred in the sale of
property to the Agency.
Eligibility for payments will be based upon the provisions of
pertinent sections of the State of California Government Code
and applicable State regulations.
6.3 Restrictions on Payment of Relocation Claim
Site occupants who fail to pay rent or who remove, without
authorization, fixtures or other items purchased by the
Agency, may forfeit their right to all or a portion of the
relocation payment.
6.4 Time for filing Claims
All claims for relocation payments or business displacement
payments must be submitted to the Agency within six (6)
eighteen (18) months after the displacement of the claimant,
except that a claim for a replacement housing payment for a
homeowner must be submitted within eighteen (18) months
after the displacement of the owner. To the extent that funds
are available, persons and families of low and moderate income
are entitled to additional payments if their rent, within one
year after the rehabilitation of the dwelling unit is completed,
is increased to an amount exceeding 25% of the household
gross income or such greater percentage as may be permitted
by law.
6.5 PaymentAmounts
Eligible families and individuals will be given the option to
claim one of the following:
1. Reimbursement of their actual and reasonable moving
expenses and/or eligible storage costs.
2. A moving expense and dislocation allowance based on a
schedule established by the head of the Lead Agency.
In addition, homeowners may be entitled to receive a
replacement housing payment up to and not to exceed $22,500
when purchasing a replacement dwelling, and tenants,
including such tenants electing to purchase, and owners
electing to rent a replacement dwelling, may be entitled to
receive a payment up to and not to exceed $5,250 toward the
rental or purchase of a comparable replacement dwelling.
29
Newhall Redevelopment Project
2.0 DEFINITIONS
Agency - means the Redevelopment Agency of the City of Santa
Clarita.
Business - means any person, persons, for-profit or not-for-profit
corporation, association, partnership, sole proprietorship, or other
entity engaged in business within the Project Area on the date of, or
subsequent to, adoption of the Redevelopment Plan by the City
Council
CRL - Section 33000 et seq. of the California Health and Safety Code
(the "Community Redevelopment Law")
Executive Director - means the Executive Director of the City of
Santa Clarita Redevelopment Agency, or a designee.
Non -Conforming Use - means, for the purposes of this document, a
use not principally or conditionally permitted by the applicable zoning
designation.
Owner - means any person, persons, corporation, association,
partnership, or other entity holding title of record to real property in
the Project Area on the date of, or subsequent to adoption of the
original Redevelopment Plan by the City Council.
Owner Participation Rules - means this document.
Participation Agreement - means an agreement entered into
between the Agency and an owner, business or tenant living or
operating within the Project Area in accordance with the provisions
of the Redevelopment Plan and the rules as designated herein.
Project Area - means the Project Area, as described in the
Redevelopment Plan.
Draft CRC
S
Oty of Santa Cladta Redevelopment Aden
Redevelopment Plan - means the document entitled "Draft
Redevelopment Plan for Newhall Redevelopment Project", as will be
I transmitted to the Agency; provided that, in the event the Agency
t completes proceedings to adopt the Redevelopment Plan for the
Project Area, the Redevelopment Plan as so approved shall thereupon
replace the draft Redevelopment Plan as the Redevelopment Plan for
the Project Area for the purposes of these Owner Participation Rules,
unless otherwise expressly set forth herein, as the City Council shall
elect to approve.
4
Statement of Interest, and Statement of Interest to participate
- means Exhibit "A" hereto, which is incorporated herein by reference.
Tenant - means any person, persons, corporation, association,
business, partnership or other entity that rents or leases real property
on the date of, or subsequent to, adoption of the original
Redevelopment Plan by the Council.
City - means the City of Santa Clarita, California.
City Council - means the Council of the City of Santa Clarita,
California.
Draft
Report to City Council • Newhall Redevelopment Project
properly subdivided for development or
redevelopment.
• $lirainate Encourage the phasing out of
incompatible, non -conforming land uses from the
Project Area.
• Buffer residential neighborhoods from the intrusion
of incompatible land uses and noise.
• Mitigate potential relocation impacts resulting from
changes in Project Area land use from non-
conforming and dilapidated uses to development in
conformance with the General Plan, and the Zoning
Ordinance.
• Provide replacement housing as required by law
when dwellings housing low- or moderate -income
persons or families are lost to the low- or moderate -
income housing market.
• Provide relocation assistance to displacees in order
to mitigate possible hardships due to relocation
activities.
• Provide a broad range of public service
infrastructure improvements to induce private
investment in the Project Area. Such improvements
could include the construction or reconstruction of
roads, streets, curbs and gutters, sidewalks; the
upgrading of streetside landscaping; the
construction and reconstruction of water storage
and distribution facilities; the construction and
reconstruction of sewerage systems; and the
development of drainage and flood control facilities.
• Provide new or improved community facilities such
as fire stations, schools, park and recreational
facilities.
Encourage the cooperation and participation of
Project Area property owners, public agencies and
community organizations in the elimination of
blighting conditions and the promotion of new or
improved development in the Project Area.
Provide a procedural and financial mechanism by
which the Agency can assist, complement and
coordinate public and private development,
redevelopment, revitalization and enhancement of
the community.
EXHIBIT "A"
FLOODPLAIN MANAGEMENT
ORDINANCE
SECTION 1.0
STATUTORY AUTHORIZATION,
FINDINGS OF FACT,
PURPOSE AND METHODS
1.1 STATUTORY AUTHORIZATION. The Legislature of the State of California has in
Government Code Sections 65302, 65560, and 65800 conferred upon local government
units authority to adopt regulations designed to promote the public health, safety, and
general welfare of its citizenry. ,Therefore, the City Council of the City of Santa Clarita
does hereby adopt the following floodplain management regulations.
1.2 FINDINGS OF FACT.
A. The flood hazard areas of the City of Santa Clarita are subject to periodic inundation
which results in loss of life and property, health and safety hazards, disruption of
commerce and governmental services, extraordinary public expenditures for flood
protection and relief, and impairment of the tax base, all of which adversely affect the
public health, safety, and general welfare.
B. These flood losses are caused by uses that are inadequately elevated, flood proofed, or
protected from flood damage. The cumulative effect of obstructions in areas of special
flood hazards which increase flood heights and velocities also contribute to the flood
loss.
1.3 STATEMMW OF PURPOSE. It is the purpose of this ordinance to promote the public
health, safety, and general welfare, and to minimize public and private losses due to flood
conditions in specific areas by provisions designed to:
A. Protect human life and health;
B. Minimize expenditure of public money for costly flood control projects;
C. Minimize the need for rescue and relief efforts associated with flooding and generally
undertaken at the expense of the general public;
D. Minimize prolonged business interruptions;
E. Minimize damage to public facilities and utilities such as water and gas mains;
electric, telephone and sewer lines, and streets and bridges located in areas of special
flood hazard;
F. Help maintain a stable tax base by providing for the sound use and development of
areas of special flood hazard by minimizing future blighted areas caused by flood
damage;
G. Ensure that potential buyers are notified that property is in an area of special flood
hazard; and
H. Ensure that those who occupy the areas of special flood hazard assume responsibility
for their actions.
1.4 METHODS OF REDUCING FLOOD LOSSES. In order to accomplish its purposes,
this ordinance includes methods and provisions to:
A. Restrict or prohibit uses which are dangerous to health, safety, and property due to
water or erosion hazards, or which result in damaging increases in erosion or flood
heights or velocities;
B. Require that uses vulnerable to floods, including facilities which serve such uses, be
protected against flood damage at the time of initial construction;
C. Control the alteration of natural flood plains, stream channels, and natural protective
barriers, which help accommodate or channel flood waters;
D. Control filling, grading, dredging, and other development which may increase flood
damage; and
E. Prevent or regulate the construction of flood barriers which will unnaturally divert
flood waters or which may increase flood hazards in other areas.
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