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1987/07/07 Community Development Agency Resolution (5)RON00002-28/0061R/kf 06/16/87 RESOLUTION NO. 87-12 RESOLUTION OF THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK, CALIFORNIA -APPROVING THE REDEVELOPMENT PLAN FOR THE ROHNERT PARK COMMUNITY DEVELOPMENT PROJECT AND THE REDEVELOPMENT PLAN REPORT; CERTIFYING THE ENVIRONMENTAL IMPACT REPORT FOR THE ROHNERT PARK COMMUNITY DEVELOPMENT PROJECT AND MAKING CERTAIN RECOMMENDATIONS WITH RESPECT TO LOW AND MODERATE INCOME HOUSING WHEREAS, the Community Development Agency of the City of Rohnert Park, California (the "Agency") has prepared the Redevelopment Plan (the "Redevelopment Plan") for the Rohnert Park Community Development Project (the "Project") which will be subject to adoption by appropriate Ordinance of the City of Rohnert Park, California (the "City"); and WHEREAS, certain findings may be made by the Agency and the City Council of the City (the "City Council") pursuant to Health and Safety Code Section 33334.2 with regard to low and moderate income housing needs within the City; and WHEREAS, the Agency has prepared a Redevelopment Plan Report and an Assessment of Conditions Report in connection with its consideration of the Redevelopment Plan which documents have been assembled and included in the Rohnert Park Community Development Project Public Hearing Document Binder (the "Public Hearing Document Binder") which has been submitted to the Agency and is on file with the Agency Secretary; and WHEREAS, the Agency has previously caused to be prepared certain environmental documentation pertinent to the proposed Redevelopment Plan in accordance with the California Environmental Quality Act of 1970, as amended ("CEQA"), in connection with the adoption of the Redevelopment Plan, including the Final Comments and Responses to the Environmental Impact Report for the Rohnert Park Community Development Project (the "EIR"); and WHEREAS, pursuant to public notice duly given, the Agency and the City Council have held a full and fair joint public hearing on July 7, 1987, concerning the Redevelopment Plan and the EIR and have considered all written and oral comments and testimony relating thereto and are fully advised thereon. - 1 - NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND ORDERED BY THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK AS FOLLOWS: Section 1. A full and fair public hearing having been held on the Redevelopment Plan, as stated in the recitals herein, the Agency, having considered all oral and written comments and testimony relating thereto and being fully advised thereon, hereby approves Redevelopment Plan, as included in the Public Hearing Document Binder, as on file with the Agency Secretary and by this reference incorporated herein. Section 2. The public improvements to be constructed or financed pursuant to the Redevelopment Plan are as follows: acquisition, construction and improvement, including all appurtenances and appurtenant work pertaining to or related thereto, and all necessary or required work and attendant facilities and structures to be installed and constructed as public improvements and public utilities either within or outside the project area of the Rohnert Park Community Development Project (the "Project Area"), and such public improvements include, but are not limited to, overpasses 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 supply and distribution systems, buildings, parks, off-street parking, plazas, playgrounds, landscaped areas, and any other public building, facility, structure or improvement, in the Project Area as more fully described in the Redevelopment Plan. Section 3. The Agency has considered the following methods of financing the necessary public improvements as further detailed by the Agency Staff in the Preliminary Report as included in the Public Hearing Document Binder as on file with the Agency Secretary and incorporated herein by this reference: 1. Federal and State assistance programs; 2. General revenue financing; 3. General obligation bond issues; 4. Joint powers agreements with the Agency, the City and/or a nonprofit corporation; 5. General fund appropriations from the City of Rohnert Park; 6. User fees; 7. Developer participation through public-private negotiations; 8. A nonprofit corporation acting on behalf of the City of Rohnert Park and sale and lease -back financing; 9. Assessment district financings; 10. Development fees; 11. Tax allocation bonds or other legal means of financing the improvements available to the Agency; and 12. Sales tax revenues. The Agency hereby requests the City Council to concur in the findings and determinations as set forth in said Preliminary Report and adopt an appropriate resolution pursuant to Health and Safety Code Section 33445. Section 4. The Agency hereby finds that it may seek to pay all costs of the value of land and the cost of the installation and construction of any facility, structure or other improvement as specified in the Redevelopment Plan which is publicly owned either inside or outside the Project for the following reasons: (a) that such facilities, structures or other improvements as specified in the Redevelopment Plan are of benefit to the Project Area; and (b) that no other reasonable means of financing such public facilities, structures or other improvements as specified in the Redevelopment Plan are available to the City other than to permit the Agency to construct or finance said public improvements in whole or in part with the proceeds of bonds which may be issued from time to time by the Agency or with the pledge or other use of tax increment revenues or others revenues that are available to the Agency for such purposes. Section 5. The Agency finds and determines that notwithstanding the efforts of the City to meet low and moderate income housing needs within the City, a need exists to provide additional housing through the use of available tax increment moneys attributable to the Project Area. The use of tax increment moneys pursuant to this Section 5 is intended for the purposes of increasing and improving the community's supply of low and moderate income housing available at affordable housing costs either within or outside the Project Area pursuant to Health and Safety Code Section 33334.2. The Agency hereby recommends to the City Council that pursuant to Health and Safety Code Section 33334.2(g) the provision of low and moderate income housing either inside or outside the Project Area will be of benefit to the Project Area, and the City Council is hereby requested to make such findings as deemed appropriate pursuant to said Section. - 3 -- Section 6. The Agency hereby accepts for filing the Public Hearing Document Binder and approves the Redevelopment Plan Report (the "Report") for the Redevelopment Plan prepared pursuant to Health and Safety Code Section 33352, as included in said document binder which is incorporated herein by this reference, and the Agency requests the Council to review the Report and take such further action as is deemed appropriate. Section 7. A full and fair public hearing having been held on the EIR as stated in the recitals herein, the Agency hereby approves and certifies the EIR, as presented at the joint public hearing and as on file with the Agency Secretary and incorporated herein by this reference, and the Agency certifies that the EIR has been completed in compliance with CEQA and that the EIR has been reviewed and considered by the Agency prior to and for the purpose of determining whether to approve the Redevelopment Plan. The Agency hereby finds that the adoption and implementation of the Redevelopment Plan will or may cause certain significant environmental effects in the areas of hydrology and drainage; air resources; noise; sewage; vehicle traffic circulation; and relocation of persons and/or businesses. The Agency further finds that changes or alterations have been required in or incorporated into, the Redevelopment Plan, or mitigation measures have been adopted, which avoid or substantially lessen the significant environmental effects as identified in the EIR. The Redevelopment Plan is itself a measure for providing for the mitigation of adverse environmental effects which may otherwise be associated with existing conditions within the Project Area or such development which may occur within the Project Area without redevelopment assistance. As a result of the foregoing, including the mitigation measures set forth in the EIR, the Commission hereby determines that the implementation of the Redevelopment Plan will not have a significant effect on the environment in view of the elimination or substantial reduction of possible environmental effects, as otherwise set forth in the EIR. To the extent that there are any remaining significant effects upon the environment, the Commission hereby determines such effects are unavoidable and acceptable because the benefits of the adoption and implementation of the Redevelopment Plan outweigh any such adverse environmental effects, in that the redevelopment of the Project Area and the elimination of blight therein pursuant to Health and Safety Code Section 33000, et sect., will generally create a better living and working environment for the Project Area and the community. - 4 - Section 8. This Resolution shall take effect upon adoption. ADOPTED AND APPROVED this 7th day of QUI , 1987. Chairman of the Community Development Agency of the City of Rohnert Park, California (SEAL) ATTEST: Secretary of the Community Development Agency of the xty of Rohnert Park, California STATE OF CALIFORNIA ) COUNTY OF SONOMA ) ss. CITY OF ROHNERT PARK I, Lorraine Roberts, Deputy, Secretary of the Community Development Agency of the City of Rohnert Park do hereby certify that the foregoing resolution was regularly introduced and adopted by the Community Development Agency of the City of Rohnert Park at a regular meeting thereof, held on the 7th day of July , 1987, by the following vote of the Community Development Agency of the City of Rohnert Park: AYES: (5) Members NOES: (0) None Members ABSENT: (0) None Members ABSTAIN: (0) NoneMembers IN the official Rohnert Park (SEAL) /0061R Cochran, Hollingsworth, Hopkins, Lepinski, Eck WITNESS WHEREOF, I have hereunto set my hand and affixed seal of the Community Development Agency of the City of this 7th day of iuly_ , 1987. By: Secretary of the Communit Development Agency of the City of Rohnert Park P, r- i REPORT TO THE CITY COUNCIL OF THE CITY OF ROHNERT PARK Accompanying THE REDEVELOPMENT PLAN for the ROHNERT PARK COMMUNITY DEVELOPMENT PROJECT JUNE, 1987 THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK Prepared by: COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK - Planning Director -- City Manager TABLE OF CONTENTS Page I. INTRODUCTION 1 II. REASONS FOR SELECTION OF THE PROJECT AREA 4 III. DESCRIPTION OF THE PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS IN THE PROJECT AREA 4 IV. METHODS FOR FINANCING THE PROJECT 5 V. METHOD AND PLAN FOR RELOCATION OF FAMILIES AND PERSONS TO BE DISPLACED 11 VI. ANALYSIS OF PRELIMINARY PLAN 13 VII. REPORT AND RECOMMENDATIONS OF THE PLANNING COMMISSION 13 VIII. PROJECT AREA COMMITTEE 14 IX. REPORT REQUIRED BY SECTION 65402 OF THE GOVERNMENT CODE 14 X. ENVIRONMENTAL CONSIDERATIONS 14 XI. COUNTY FISCAL OFFICER REPORT 15 XII. NEIGHBORHOOD IMPACT REPORT 16 XIII. FISCAL REVIEW COMMITTEE REPORT 17 XIV. ANALYSIS OF THE COUNTY FISCAL OFFICER REPORT AND CONSULTATIONS WITH EACH AFFECTED TAXING AGENCY 18 I. INTRODUCTI DN This report to the City Council of the City of Rohnert Park (the "City Council") on the proposed Redevelopment Plan for the Rohnert Park Community Development Project (the "Redevelopment Plan") is prepared pursuant to Health and Safety Code Section 33352. This section of the California Community Redevelopment Law provides: "Every redevelopment plan submitted by the agency to the legislative body shall be accompanied by a report containing all of the following: (a) The reasons for the selection of the project area, a description of the specific projects then proposed by the agency, a description of how these projects will improve or alleviate the Conditions described in subdivision (b), and, if public improvements are to be made by the agency, an explanation of why the public improvements cannot be reasonably expected to be accomplished by private enterprise acting alone. (b) A description of the physical, social and economic conditions existing in the area. (c) The proposed method of financing the redevelopment of the project area in sufficient detail so that the legislative body may determine the economic feasibility of the plan. (d) A method or plan for the relocation of families and persons to be temporarily or permanently displaced from housing facilities in the project area, which method or plan shall include the provision required by Section 33411.1 that no persons or families of low and moderate income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by the displaced person or family at rents comparable to those at the time of their displacement. (e) An analysis of the preliminary plan. (f) The report and recommendations of the planning commission. (g) The summary referred to in Section 33387. (h) The report required by Section 65402 of the Government Code. (i) The report required by Section 21151 of the Public Resources Code. - 1 - (j) The report of the county fiscal officer as required by Section 33328. (k) The report of the fiscal review committee, if any. (1) If the project area contains low and moderate income housing, a neighborhood impact report which describes in detail the impact of the project upon the residents of the project area and the surrounding areas, in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, effect on school population and quality of education, property assessments and taxes, and other matters affecting the physical and social quality of the neighborhood. The neighborhood impact report shall also include all of the following: (1) The number of dwelling units housing persons and families of low or moderate income expected to be destroyed or removed from low and moderate income housing market as part of a redevelopment project. (2) The number of persons and families of low or moderate income expected to be displaced by the project. (3) The general location of housing to be rehabilitated, developed, or constructed pursuant to Section 33413. (4) The number of dwelling units housing persons and families of low or moderate income planned for construction or rehabilitation, other than replacement housing. (5) The projected means of financing the proposed dwelling units for housing persons and families of low and moderate income planned for construction and rehabilitation. (6) A projected timetable for meeting the plan's relocation, rehabilitation, and replacement housing objectives. (m) An analysis by the agency of the report submitted by the county as required by Section 33328, which shall include a summary of the consultations of the agency, or attempts to consult by the agency, with each of the taxing agencies as required by Section 33328 and an analysis by the agency of the report of the fiscal review committee, if any, which shall include the agency's response to the report of the fiscal review committee, additional information, if any, and, at the discretion of the agency, proposed mitigation measures." �M This Report to the City Council is prepared and submitted by the Community Development Agency of the City of Rohnert Park (the "Agency") in accordance with applicable sections of the California Community Redevelopment Law, which requires the Agency to: - prepare a redevelopment plan for each project area or an amendment to an adopted redevelopment plan for new territory added to a project area. conduct public hearings thereon, approve a redevelopment plan or amendment thereto for each project area, and - submit each redevelopment plan or amendment thereto to the City Council together with a report containing the information enumerated above. The objectives of the Redevelopment Plan for the Rohnert Park Community Development Project are: 1. To eliminate and prevent the spread of physical blight and deterioration by remedying certain public infrastructure deficiencies including the construction or reconstruction of streets, curbs, gutters, street lights, sidewalks, storm drains, sewers, water lines, public utility facilities including electric, gas and telephone and other improvements. 2. To provide certain public infrastructure improvements necessary for the elimination of blight and to provide for the orderly development of the industrial and commercial areas included in the Project Area. 3. To provide certain public infrastructure improvements to mitigate the effects which additional development elsewhere in the City will have upon the Project Area and thereby forestall the spread of conditions which contribute to blight. 4. To provide for construction activity which will afford both short-term and long-term employment opportunities for local residents. These objectives and goals demonstrate the City's and the Agency's responsiveness to concerned citizens and existing landowners who have expressed their commitment to join with the City and the Agency in the pursuit of its redevelopment objectives. The culmination of these efforts will contribute to the overall vitality of the City as well as its environs. - 3 - II. REASONS FOR SELECTION OF THE PROJECT AREA The Agency was created by the City Council upon the adoption of an appropriate Ordinance of the City. By creating the Agency, the City Council declared its desire to improve, upgrade, revitalize and provide for the redevelopment of areas within the City which constitute either physical, social or economic liabilities and which require redevelopment in the interests of the health, safety and general welfare of the citizens of the City. Conditions within the Project Area have resulted in an improper and inefficient utilization of land. These conditions include the presence of blight as said term is defined under the Community Redevelopment Law. Such conditions present the City with a serious physical, social and economic liability. It cannot reasonably be expected that private enterprise acting alone and without the assistance of the redevelopment powers of the Agency can reverse the problem of improper utilization of land and the existence of blight within the Project Area. The City's General Plan provides for an intensification of commercial and industrial land uses within the Project Area. One of the primary objectives of the General Plan and the Redevelopment Plan is to provide expanded employment opportunities within the Project Area. While there may be potential for new development in the Project Area, there is substantial evidence that the presence of blight precludes such development unless redevelopment powers are utilized by the Agency. On a regional scale, development activity within the Sonoma County has been noticable. Over the last 2 years the City has experienced some industrial, commercial and residential development. However, with respect to the Project Area itself, a survey of development projects within the Project Area reveals a rather limited pattern of new development. A substantial portion of the Project Area is burdened with severe inadequacies of public improvements and in particular, street improvements of a regional nature, which makes commercial development economically infeasible without redevelopment assistance. III. DESCRIPTION QFTHE PliYSICAL, SOCIAL AND ECONOMIC NDITIONS IN THE PROJECT AREA One of the principal characteristics of the Project Area is the mixed character of existing land use patterns. Parcels of land which have been developed for commercial, industrial or residential related uses are now indistinguishable and disbursed among the adjacent industrial and commercial uses. There are a number of residential dwellings located within the Project Area several of which are in need of rehabilitation and repair. In excess of 80% of the land included in the Project Area has been developed for urban uses, as defined by Health and Safety Code Section 33320.1. There are approximately 1711 acres of land - 4 - included within the Project Area. Of this total, approximately 1,248 acres of land included within the Project Area is privately owned. The Agency has prepared a land use inventory of the Project Area indicating the extent of land development. The results of such survey are summarized in the Assessment of Conditions Report for the Rohnert Park Community Development Project as on file with the Agency. The Project Area is generally located within the boundaries of the Northwest Pacific Railroad and Snyder Avenue on the east; East Railroad Avenue and Copeland Creek on the south; Highway 101 and the City Limits on the west; and Millbrae Avenue and Golf Course Drive on the north. Two subareas are in the vicinity of Haggeman lane and Camino Coronado. Historically the developed land uses within the Project Area, many of which have been agricultural related, have been area extensive and not dependent upon the existence of adequate public improvements. One of the principal reasons for the historic pattern of development in the Project Area is that the necessary public improvements, public facilities and utilities were not available. While commercial and industrial development is occurring elsewhere in the City and the County, it is clear that the Project Area will experience difficulty in attracting such development in view of the large initial costs of constructing the necessary public infrastructure without the prospect of redevelopment assistance. The historic trend for assessed values in the Project Area has shown increases in the assessed values in the Project Area, and it is apparent that such increases cannot sustain the infrastructure improvement program necessary to eliminate blight from the Project Area. This inadequacy of an infrastructure improvement funding source is another symptom of blight which burdens the Project Area. Health and Safety Code Section 33032(c) provides that "...the existence of inadequate public improvements, public facilities, open spaces and utilities which cannot be remedied by private or governmental action without redevelopment." IV. NETHODH FOR FINANCING THE PROJECT A. General Description of the Proposed Financing Method The Agency, with the approval of the City Council, is authorized to finance the Rohnert Park Community Development Project with financial assistance from the City of Rohnert Park, State of California, Federal Government, interest income, Agency bonds, or any other available source of funds. In preparing and implementing the Redevelopment Plan the Agency, with the approval of the City Council, is also authorized to obtain advances, borrow funds and create other forms of indebtedness as permitted by law. The principal and interest on such advances, funds, and - 5 - indebtedness may be paid from such funds as may become available to the Agency. Advances and loans for survey and planning and for operating capital to defray costs attendant to administration and implementation of the Redevelopment Plan may be provided by the City until other funds sufficient to satisfy the Agency's purposes are available, or are sufficiently assured to repay such loans and to permit borrowing to obtain adequate working capital from sources other than the City. The City as it is able, may also supply additional assistance through City loans and grants for various public facilities. As available, gas tax funds from the State of California and the County of Sonoma may be used to improve the street system to and from, as well as within the Project Area. As available, other sources of funding including federal loans and grants may be used to finance portions of project costs. B. Agency Bonds The Agency is authorized to issue bonds, if needed and feasible, in an amount sufficient to finance the implementation of the Redevelopment Plan. The principal and interest may be payable when they become due: 1. Exclusively from the income and revenue of the redevelopment projects financed with the proceeds of the bonds, or with such proceeds, combined with financial 'assistance from the State or Federal governments; 2. Exclusively from the income and revenue of certain designated redevelopment projects whether or not they were financed in whole or in part with land proceeds; 3. In whole or in part from taxes allocated to and paid into a special fund of the Agency pursuant to receipt of tax increment revenues as described herein; 4. From Agency revenues generally; 5. From contributions or other financial assistance from the State or Federal government; 6. From certain sales tax revenues which may be received by the Agency pursuant to appropriate ordinances adopted by the City and the Agency; or 7. By any combination of the above. The Redevelopment Plan provides for tax increment revenues as defined in Health and Safety Code Section 33670 to - 6 - accrue to the Agency. Therefore, the method of financing commonly referred to as "tax allocation financing" will be available to the Agency for purposes of implementing the Redevelopment Plan. C. Tax Incremgnts All taxes levied upon taxable property within the Project Area each year by or for the benefit of the State of California, County of Sonoma, City of Rohnert Park, any district, or other public corporation (hereinafter sometimes called "taxing agencies") after the effective date of the ordinance approving the Redevelopment Plan and in the case of an amendment adding new territory thereto, after the effective date of the ordinance approving such amendment, shall be divided as follows: (1) That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for the benefit of each of the taxing agencies upon the total sum of the assessed value of the taxable property in the Project Area as shown upon the assessment roll used in connection with the taxation of such property by such taxing agency, last equalized prior to the effective date of such ordinance, shall be allocated to and when collected shall be paid into the funds of the respective taxing agencies as taxes by or for said taxing agencies on all other property are paid (for the purpose of allocating taxes levied by or for the benefit of any taxing agency or agencies which did not include the territory in the redevelopment project on the effective date of such ordinance but to which such territory has been annexed or otherwise included after such effective date, the assessment roll of the County of Sonoma last equalized on the effective date of said ordinance shall be used in determining the assessed valuation of the taxable property in the Project Area on the effective date); and (2) That portion of the levied taxes each year in excess of such amount shall be allocated to and when collected shall be paid into a special fund of the Agency to pay the principal of and interest on 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 implementation of the Redevelopment Plan. Unless and until the total assessed valuation of the taxable property in the Project Area exceeds the total assessed value of the taxable property in said Project Area as shown by the last equalized assessment roll referred to in paragraph (1) hereof, all of the taxes levied and collected upon the taxable property in said Project Area shall be paid into the funds of the respective taxing agencies. When said bonds, loans, advances, and indebtedness, if any, and interest thereon, have been paid, MM F0 all moneys thereafter received from taxes upon the taxable property in the Project Area shall be paid into the funds of the respective taxing agencies as taxes on all other property are paid. The portion of taxes mentioned in paragraph (2) above may be hereafter irrevocably pledged by the Agency for the payment of the principal of and interest on the advances of moneys or making of loans or the incurring of any indebtedness (whether funded, refunded, assumed or otherwise) of the Agency to finance or refinance, in whole or in part, the Rohnert Park Community Development Project. The Agency is authorized to make such pledges as to specific advances, loans and indebtedness as appropriate in carrying out the redevelopment of the Project Area. Limitations on Tax IncrgMent Revgnges The Agency is authorized to issue bonds from time to time, if it deems appropriate to do so, in order to finance all or any part of the implementation of the Redevelopment Plan. Neither the members of the Agency nor any persons executing the bonds shall be liable personally on the bonds by reason of their issuance. The bonds and other obligations of the Agency are not a debt of the City, 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 specifically pledged for such purpose, and such bonds and other obligations shall so state on their face. The bonds do not constitute an indebtedness within the meaning of any constitutional or statutory debt limitation or restriction. The amount of tax allocation bonded indebtedness issued pursuant to Health and Safety Code Section 33640, gt sea., and exclusive of reimbursement agreements and other borrowings, loans, notes or advances, to be repaid in whole from the allocation of taxes which can be outstanding at any one time shall not exceed $ provided, however, that to the extent bonds are issued payable in whole or in part from revenue sources other than the tax increment revenues, such financing limitation shall not apply, nor shall such limitation apply with respect to the issuance of mortgage revenue bonds pursuant to Health and Safety Code Section 33750, at sea., or any other provision of law for which a revenue source other than tax increment moneys shall be pledged for the repayment thereof, including without limitation Revenue and Taxation Code Section 7202.5 gt sea. M:M The Agency shall not establish or incur loans, advances or indebtedness to finance in whole or in part the implementation of the Redevelopment Plan beyond fifteen (15) years from the date of adoption of the Redevelopment Plan. Loans, advances or indebtedness incurred for any portion of the Rohnert Park Community Development Project may be repaid over a period of time beyond said time limit but not to exceed the expiration date of the Redevelopment Plan which shall be forty-five (45) years from the date of adoption of the Redevelopment Plan. The following taxing agencies may be affected by an allocation of their tax increment revenues to the Agency pursuant to Subsection C of this Section IV: 1. Sonoma County 2. Sonoma County Library 3. Sonoma County Water Agency 4. Marin/Sonoma Mosquito Abatement District 5. Bay Area Air Quality Management District 6. Sotoyome-Santa Rosa Resource Conservation District 7. Cotati/Rohnert Park Unified School District 8. Bellevue Union School District 9. Santa Rosa City High School District 10. Petaluma City Elementary School District 11. Petaluma City High School District 12. Sonoma County Junior College 13. Sonoma County Board of Education 14. City of Rohnert Park The Agency Staff has contacted each of the affected taxing agencies. Each such affected taxing agency is supportive of the goals and objectives of the Redevelopment Plan. E. Qther Loans and Grants Any other loans, grants, or financial assistance from the United States, or any other public or private source, may be utilized by the Agency, as deemed appropriate. - 9 - F. Spezia_ Allyction of Tax Increment In accordance with Health and Safety Code Section 33334.2, not less than twenty percent (20%) of all taxes which are allocated to the Agency pursuant to Health and Safety Code Section 33670 shall be used by the Agency for purposes of increasing and improving the community's supply of housing for persons and families of low and moderate income. This requirement is applicable unless the City makes one of the following findings that: 1. No need for such housing exists in the community; or 2. Less than twenty percent (20%) is sufficient to meet such housing needs of the City; or 3. A substantial effort is presently being carried out with other funds (either local, state or federal) and that such efforts are equivalent in impact to twenty percent (20%) of the tax increment. Funds available from the twenty percent (20%) for use for low and moderate income housing may be used either inside or outside the Project Area, upon a finding by the Agency and the City that such use will be of benefit to the Project Area. The Agency presently intends to so utilize said twenty percent (20%) for such purpose both inside and outside of the Rohnert Park Community Development Project. A report which more fully describes the basis for using said twenty percent (20%) outside of the Project Area on file with the Agency Secretary. G. Projected Tax Increment Revenues An analysis which provides an estimate of the tax increment revenues which will accrue to the Agency under various growth rate assumptions as a result of the adoption of the Redevelopment Plan is on file with the Agency Secretary and is included as part of the Environmental Impact Report for the Rohnert Park Community Development Project. The analysis is based upon information provided by the County of Sonoma, the City of Rohnert Park and the financial feasibility studies conducted in connection with the preparation of the fiscal impact analysis included in the Draft Environmental Impact Report for the Rohnert Park Community Development Project. In addition, the County of Sonoma, and each affected taxing agency, has been provided with a copy of the report as required by Health and Safety Code Section 33328. A copy of said report is on file with the Agency. - 10 = V. METHOO AND PLAN FOR RELOCATION OF FAMILIES_ AND_ PERSONS TQ BE DISPLACED Pursuant to Health and Safety Code Section 33352, the Agency is required to prepare a method or plan for the relocation of families and persons who are anticipated to be temporarily or permanently displaced from housing facilities in the Project Area. This method or plan shall include the provision required by Health and Safety Code Section 33411.1 that no persons or families of low and moderate income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family at rents comparable to those at the time of their displacement. There are two thousand eight hundred eighty-four (2,884) residential units within the Project Area. Most of the community's low and moderate income housing supply is included within the Project Area. Rehabilitation needs are becoming increasingly evident as the housing stock ages. The Agency will comply with the provisions set forth in Government Code Section 7260, ems, sea., providing relocation assistance to residence. In compliance with Health and Safety Code Section 33352, the following method or plan for relocation of families and persons is provided: A. AssistancQ in Finding Other Locations The Agency shall assist all persons (including families, business concerns, and others) displaced by the redevelopment project in finding other locations and facilities. There are or will be provided in areas outside the Rohnert Park Community Development Project dwelling units not generally less desirable in regard to public and commercial facilities and at rents or prices within the financial means of the families and persons displaced from the Project Area. Such dwelling units shall be decent, safe and sanitary dwellings and shall be equal in number to the number of families and persons displaced. Such dwelling units shall also be reasonably accessible to the places of employment of persons displaced by redevelopment activities. In order to carry out the proposed redevelopment activities with a minimum of hardship to persons displaced from their homes, the Agency shall assist individuals and families in finding housing that is decent, safe, sanitary, within their financial means, in reasonably convenient locations and otherwise suitable to their needs. 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. Permanent housing facilities shall be made available within three (3) years from the time occupants are displaced, and pending development of such facilities there will be available to such displaced occupants adequate temporary housing facilities at rents comparable to those in the community at the time of their displacement. B. Relocation payments The Agency shall pay reasonable moving expenses to residents (including individuals and families) displaced by the redevelopment activities in the Project Area in accordance with the provisions below. The Agency may also make relocation payments to displaced business concerns for moving expenses where the Agency determines it is in the best interest of the redevelopment project, and the Agency may make such other payments as may be in the best interest of the redevelopment project and for which funds are available. The Agency shall provide relocation assistance and shall make all payments required by the California Relocation Assistance Law, Government Code Sections 7260, gt 5_qq., and the Relocation Guidelines, 2 California Administrative Code Sections 1870, et seq., adopted by the Department of Housing and Community Development pursuant to Government Code Section 7286, as the same now exists or may hereafter be amended. C. Other Relocation Assistance Upon request from and at the expense of any public body, the Agency with the approval of the City Council may provide the following types of assistance outside the Project Area: (1) relocation assistance to persons displaced by governmental action, and (2) aid and assistance to property owners in connection with rehabilitation loans and grants. Whenever dwelling units housing persons and families of low or moderate income are destroyed or removed from the low and moderate income housing market as part of the redevelopment activities, the Agency shall, within four (4) 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 at affordable rents outside: the Rohnert Park Community Development Project, in accordance with the provisions of Health and Safety Code Section 33413 and 33413.5 or shall provide other forms of housing assistance. The Agency may, in order to facilitate the rehousing of families and single persons who are displaced from their homes in the Project Agency utilize the assistance made - 12 - available through federal urban renewal, redevelopment and housing legislation and may use funds derived from any public or private source to carry out such rehousing. VI. ANALIS OF PRELIMINARY PLAN The Preliminary Plan for the Rohnert Park Community Development Project sets forth a description of the location and physical conditions of the Project Area. The Preliminary Plan contemplates the phased development of primarily commercial and industrial uses in the Project Area and further contemplates the provision of public improvements to accomplish redevelopment. The Preliminary Plan provides that future development will either meet or exceed the minimum standards provided by applicable zoning and subdivision ordinances of the City. In particular, building intensities and standards for development will be governed by applicable zoning code standards and shall conform to or exceed applicable federal, state and local requirements. The Preliminary Plan contemplates that new and expanded commercial and industrial uses will provide increased employment opportunities for current residents of the Project Area and residents within areas adjacent to or nearby the Project Area. The Preliminary Plan further anticipates that increased employment opportunities will provide an improved financial base for persons and families within and, nearby the Project Area, and that this will, in turn, make housing more affordable for such persons and families. The Preliminary Plan further contains findings that redevelopment of the Project Area will meet the -objectives of the California Community Redevelopment Law, as set forth in Health and Safety Code Section 33000, !at secs., by eliminating blight and creating employment opportunities. In particular, the purposes of the Community Redevelopment Law are expected to be attained by the installation of needed public improvements, utilities, streets and related facilities, and the elimination of lighting influences within the Project Area which have prevented proper utilization of the land therein. VII. REPORT AND RECOMMENDATIONS OF THE PLANNING COMMISSIQN On June 30, 1987, the Agency transmitted the Redevelopment Plan and various other documents to the Planning Commission for its report and recommendations. The Planning Commission studied the Redevelopment Plan and adopted a Planning Commission Resolution on June 30, 1987, which recommended approval of the Redevelopment Plan and also found that the Redevelopment Plan was consistent with the City's General Plan. MWM VIII. PROJECT AREA COMMITTEE Health and Safety Code Section 33385 requires the legislative body of a city or county to call upon the residents and existing community organizations in a redevelopment project area to form a Project Area Committee whenever a proposed redevelopment project is expected to result in the displacement of a substantial number of low and moderate income families. However, the implementation of the Redevelopment Plan will not result in the displacement of a substantial number of such persons. Therefore, the Agency has determined that the formation of a Project Area Committee was unnecessary. The City Council has concurred with the findings of the Agency. Over the past months, the Assistant City Manager has been in contact with various representatives of the community to discuss possible impacts of the adoption of the Redevelopment Plan. A public meeting was conducted on June 24 in order to receive comments from the community. All relevant comments have been considered in the Redevelopment Plan adoption proceedings. IX. REPORT REQUIRED BY SECTION 65402 OF THE GQVERNMENT CODE The Agency has previously adopted its Resolution requesting the Planning Commission to render a report pursuant to Government Code Section 65402. On June 30, 1987, the Planning Commission rendered its report as requested and found that the specific public improvements contemplated by the Redevelopment Plan conform to the General Plan of the City pursuant to Government Code Section 65402. X. ENVIRONMENTAL CONSIDERATIONS A Draft Environmental Impact Report for the Rohnert Park Community Development Project dated May 1, 1987 has been prepared by the Agency. In addition, a proposed Final Environmental Impact Report for the Rohnert Park Community Development Project was subsequently prepared by the Agency. As set forth in the Final Environmental Impact Report (the "EIR"), the adoption and implementation of the Redevelopment Plan will or may cause certain significant environmental effects in the areas of hydrology and drainage; air resources; noise; sewage; vehicular traffic circulation; and relocation of persons and/or businesses. However, changes or alterations have been required in or incorporated into the proposed Redevelopment Plan, or mitigation measures have been adopted, which avoid or substantially lessen the significant environmental effects as identified in the EIR. The Redevelopment Plan is itself a measure providing for the mitigation of adverse and environmental effects which may otherwise be associated with existing conditions within the - 14 - Project Area or such development which may occur within the Project without redevelopment assistance. In particular, flood control and storm drainage improvements will be required, techniques will be employed to mitigate dust circulation; a conservation program will be implemented for construction and use of building materials and industrial operations; the enhancement of public and mass transportation systems and facilities will be encouraged; the location of pollution sources will be restricted and compliance with air quality requirements will be required; noise studies will be undertaken prior to future development of noise sources and corresponding mitigation measures will be required; enlargement of sewage system improvements will be required as redevelopment occurs; street and related improvements will be constructed and installed; a housing relocation procedure will be implemented in the event that any persons or 'business may be displaced as a result of redevelopment activities, and such relocation procedures will be followed and replacement housing will be provided. As a result of the foregoing, including the mitigation measures set forth in the EIR, it is expected that the implementation of the Redevelopment Plan will not have a significant effect on the environment in view of the elimination or substantial reduction of possible environmental effect as otherwise set forth in the EIR. To the extent that there are any remaining significant effects upon the environment, such effects are unavoidable and acceptable because the benefits of the Project outweigh any such adverse environmental effects, in that the redevelopment of the Project Area and the elimination of blight therein pursuant to Health and Safety Code Section 33000, at sea., will generally create a better living and working environment for the Project Area and the community. XI. COUNTY FISCAL OFFICER REPORT Pursuant to Health and Safety Code Section 33328, County officials charged with allocating taxes are required to prepare and deliver, within ninety (90) days of receipt of the documents transmitted pursuant to Health and Safety Code Section 33327, to the Agency and each of the affected taxing agencies, a report containing the following: A. The total assessed valuation of all taxable property within the redevelopment project area as shown on the base year assessment roll. B. The identification of each taxing agency levying taxes in the redevelopment project area. C. The amount of tax revenue to be derived by each taxing agency from the base year assessment roll from the redevelopment project area, including state subventions for homeowners, business inventory, and similar such subventions. - 15 - D. For each taxing agency, its total ad valorem tax revenues from all property within its boundaries, whether inside or outside the redevelopment project area. E. The estimated first year taxes available to the Agency, if any, based upon information submitted by the Agency, broken down by taxing agencies. F. The assessed valuation of the redevelopment project area, by block, for the preceding five (5) years, except for state assessed property on the board roll. G. The total assessed valuation of all taxable property outside of the redevelopment project area which is within 300 feet from the boundaries of the redevelopment project area as shown on the base year assessment roll. Such a report has not been received as of the date of final preparation of this Report. Should the County officials transmit a partial report or any final report or additional information prior to the close of the public hearing on the Redevelopment Plan such report will be appended to and become a part of this Report to the City Council. XII. NEIGHBORHOOD IMPACT REPORT Health and Safety Code Section 33352(1) requires that if a redevelopment project area contains low or moderate income housing, a neighborhood impact report must be prepared. This report is to describe, in detail, the impact of the redevelopment project upon the residents of the Project Area in terms of relocation, traffic circulation, environmental quality, availability of community facilities, etc., and other matters affecting the physical and social quality of the neighborhood. There are two thousand eight hundred eighty-four (2,884) residential units within the Project Area. The Project Area includes most of the community's low and moderate income housing. Rehabilitation needs are becoming increasingly evident as the housing stock ages. The Agency shall cause the rehabilitation or development for rental or sale to persons and families of low or moderate income of property outside and of benefit to the Project Area. Replacement dwelling units shall be provided at affordable housing cost nearby the Project Area equal in number to the number of units housing persons and families of low or moderate income which are removed from the housing market as part of the redevelopment of the Project Area, pursuant to Health and Safety Code Section 33413. The Redevelopment Plan provides for - 16 - some residential uses within the Project Area. It is expected that funds for the construction of dwelling units will be derived from those sources set forth in this Report including, but not limited to, the 20% of tax increment revenues set aside for such purposes and the issuance of single-family mortgage revenue bonds and multifamily mortgage revenue bonds. A timetable for meeting relocation, rehabilitational replacement objectives will be prepared promptly upon a determination by the Agency that a development proposal will in fact result in residential displacement. However, to the extent that there will be such displacement or relocation, the Agency shall cause the construction or rehabilitation of replacement housing within four years after the removal of housing within the Project Area, in accordance with Health and Safety Code Section 33413. Since the Project Area contains few low or moderate income housing units, the proposed redevelopment of the Project Area will not affect a significant number of persons. It should be noted that the land uses proposed in the Redevelopment Plan are consistent with existing zoning and land uses. In particular, most of the Project Area will be devoted to commercial and industrial uses. As redevelopment occurs, it is expected that there will be certain environmental effects which have been identified in the EIR as prepared for the Redevelopment Plan and as summarized in this Report. The proposed redevelopment of the Project Area should substantially enhance the community facilities and services for residents within the Project Area and provide employment opportunities. Finally, as redevelopment occurs within the Project Area and makes land more attractive and valuable; it is probable that the value of property which has previously been developed for residential use will increase and that such property will be devoted to more economic uses. In summary, the redevelopment of the Project Area will not cause changes in land uses from the commercial and industrial uses currently existing in the Project Area. The redevelopment of the Project Area will have positive effects upon the environment within the Project Area and will include the upgrading of public improvements which serve those residents and employees in the Project Area. The Redevelopment Plan and related rules and regulations provide for relocation of families and persons living within the Project Area as phased redevelopment may in fact require it. XIII.FISCAL REVIEW COMMITTEE REPORT In connection with preparation of the report under Section 33328 for a redevelopment plan, or amendments thereto, utilizing tax increment financing, the County or any affected taxing entity may call for the creation of a Fiscal Review Committee within fifteen (15) days after receipt of documents from the Agency under Section 33327. - 17 - The County of Sonoma and each affected taxing agency has indicated strong support for the community development activities of the Agency. As of the time of this report, no fiscal review committee report has been received, but when received such report shall be appended hereto. XIV. ANALYSIS OF THE COUNTY FISCAL—OFFICER REPORT AND CONSULTATIONS WITH EACH AFFECTED TAXING AGENCY No report from the County Fiscal Officer has been received as of the time this Report was prepared and, therefore, an analysis cannot be performed. /0058R =I -M