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HomeMy WebLinkAboutNS-1258ORDINANCE NO. NS-1258 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AND ADOPTING AN AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE CITY OF SANTA ANA COMMUNITY REDEVELOPMENT PROJECT; INCORPORATING SAID PLAN BY REFERENCE; SETTING FORTH THE PUR- POSES AND INTENT OF SAID PROJECT; AND DESIGNAT- ING THE APPROVED AMENDMENT AS PART OF THE OFFICIAL REDEVELOPMENT PLAN OF THE PROJECT AREA; MAKING FINDINGS AND DETERMINATIONS AS REQUIRED BY AP- PLICABLE LAW; PROVIDING FOR THE EXPENDITURE OF FUNDS BY SAID CITY AS REQUIRED BY SAID PLAN; DE- CLARING ITS INTENTION TO UNDERTAKE AND COMPLETE ANY AND ALL PROCEEDINGS NECESSARY TO BE CARRIED OUT BY SAID CITY AS PROVIDED FOR IN SAID PLAN; AND APPROVING AND DECLARING THE FEASIBILITY OF RELOCA- TION. WHEREAS, it is desirable and in the public interest that the Community Redevelopment Agency of the City of Santa Aha (herein called the "Redevelopment Agency") undertake and carry out the redevelopment of the City of Santa Ana Community Re- development Project Area (herein referred to as "Project Area") encompassing the area bounded generally on the south by First Street; on the west by an irregular line between Shelton and Baker Street; on the east by Mortimer extending down to First Street; on the north by an irregular line approximately one block north of Civic Center Drive; Flower Street to 17th Street; Tenth Street to Broadway Street leading to a corridor north on Broadway to the city boundaries and returning south on Bush St. to an intersection with Eighth Street in the City of Santa Ana, State of California (herein called the "Locality"); and WHEREAS, the Redevelopment Agency has made detailed studies of the location, physical condition of structures, land use, en- vironmental influences, and social, cultural and economic condi- tions of the Project Area and has determined that the area is a blighted area and that it is detrimental and a menace to the safety, health and welfare of the inhabitants and uses thereof and of locality at large, and the members of this City Council have been fully apprised by the Redevelopment Agency and are aware of these facts and conditions; and WHEREAS, there has been prepared and referred to the City Council of the City of Santa Ana (hereinafter called the "City Council") for review and approval an amendment to the Redevelop- ment Plan for the City of Santa Ana Redevelopment Project, dated April 2, 1975, and consisting of forty-five (45) pages and five (5) exhibits; and changes thereto dated May 9, 1975; and WHEREAS, a general plan has been prepared and is recognized and used as a guide for the general development of the City of Santa Ana as a whole; and WHEREAS, the Planning Commission of the City of Santa ~na which is the duly designated and acting official planning body for the City of Santa Ana, has submitted to the City Council its report and recommendations respecting the Amendment to the Redevelopment Plan for the Project Area and has certified that the Amendment to the Redevelopment Plan conforms to the general plan for the City of Santa Ana as a whole, and the City Council has duly considered the report, recommendations, and certifica- tion on the planning body; and ORDINANCE NO. NS-1258 PAGE 2 WHEREAS, the Community Redevelopment Commission of the City of Santa Ana which is the duly designated and acting of- ficial body of the Community Redevelopment Agency, and the Project Area Committee, have submitted to the City Council their report and recommendations respecting the Amendment to the Redevelopment Plan for the Project Area; and WHEREAS, the City Council desires to amend the Redevelop- ment Plan adding land to the Project Area in order to recognize the strong interdependence between the downtown commercial core which constitutes the existing Project Area and the northern retail center surrounding Fashion Square; and WHEREAS, these two areas constitute the primary center of business and commercial activity in the City of Santa Ana; and WHEREAS, the amendment proposes to develop these two areas as complimentary rather than competing centers of commerce and business; and WHEREAS, to strengthen the interdependence of these two areas, the Amendment to the RedeVelopment Plan proposes to im- prove the traffic corridors between these two areas. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA CALIFORNIA, DOES ORDAIN AS FOLLOWS: SECTION 1: That the proposed changes to the Amendment of the Redevelopment Plan of the City of Santa Aha Redevelopment Project dated April 2, 1975, which changes are dated May 9, 1975, (hereinafter referred to as ("The Changes") are hereby adopted and are incorporated into the aforesaid Amendment to the Rede- velopment Plan dated April 2, 1975. SECTION 2: That the purposes and intent of the City Coun- cil with respect to the Project Area are to eliminate and to prevent the development or spread of conditions of slum and blight existing in the Project Area, to protect and promote the sound development and redevelopment of said blighted area and the general welfare of the inhabitants of the communities in which they exist by remedying such injurious conditions through the employment of all appropriate means and thereby alleviate the problems of crime prevention and correction, preserve the public health and safety, and make possible the maintenance of adequate police, fire, and accident protection and other neces- sary public services and facilities in the Project Area. SECTION 3: That the Amendment to the Redevelopment Plan City of Santa Ana Project, dated April 2, 1975, and the changes to the Amendment dated May 9, 1975, (hereinafter collectively referred to as the Amendment to the Redevelopment Plan) copies of which are on file in the office of the City Clerk of the City of Santa Ana, California, are by this reference incorporated herein and made a part of this Ordinance with the same force and effect as though set forth fully herein. SECTION 4: That the herein approved Amendment to the Re- development Plan dated April 2, 1975, including the changes to the Amendment dated May 9, 1975, together with the unamended portions of the original Redevelopment Plan dated June 26, 1973, is hereby designated as the official Redevelopment Plan of the City of Santa Ana Redevelopment Project, and herein referred to as "Redevelopment Plan". ORDINANCE NO. NS-1258 PAGE 3 SECTION 5: That it is hereby found and determined that the portion of the Project Area added by the Amendment to the Redevelopment Plan of the City of Santa Ana Redevelopment Pro- ject dated April 2, 1975, is a blighted area as defined in the California Redevelopment Law, the redevelopment of which is ne- cessary to effectuate the public purposes declared in the Cali- fornia Community Redevelopment Law, California Health and Safety Code, Sections 33000 et. seq., and, together with the original portion of the Project Area qualifies as an eligible Project Area under said law. SECTION 6: That it is hereby found and determined that the Amendment to the Redevelopment Plan will develop the Pro- ject Area in conformity with the California Community Redevelop- ment Law and in the interests of the public peace, health, safety and welfare. SECTION 7: That it is hereby found and determined that the adoption and carrying out of the Amendment to the Redevelopment Plan is economically sound and feasible. SECTION 8: That it is hereby found and determined that the Amendment to the Redevelopment Plan conforms to the General Plan of the City of Santa Ana. SECTION 9: That it is hereby found and determined that the carrying out of the Amendment to the Redevelopment Plan will pro- mote the public peace, health, safety, and welfare of the City of Santa Aha and will effectuate the purposes and policy of the California Community Redevelopment Law. SECTION 10: That it is hereby found and determined that the condemnation of real property, as provided for in the Amendment to 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. SECTION 11: That it is hereby found and determined that the Redevelopment Agency has a feasible method or plan for the relocation of families and persons displaced from the Project Area. SECTION 12: That it is hereby found and determined that there are, or are being provided, in the Project Area or in . other areas not generally less desirable than in the Project Area in regard to the public utilities and public and commercial facilities and at rents or prices within the financial means of the families and persons displaced from the Project Area, decent, safe, and sanitary dwellings equal in number to the number of dwellings now existing in said Project Area and available to such displaced families and persons and reasonably accessible to their places of employment. SECTION 13: That it is hereby found and determined that this City Council is satisfied permanent housing facilities will be available within three years from the time occupants of the Pro- ject Area are displaced and that pending the development of such facilities there will be available to such displaced occupants adequate temporary housing facilities at rents comparable to those in the community at the time of their displacement. ORDINANCE NO. NS-1258 PAGE 4 SECTION 14: That it is hereby found and determined that the Amendment to the Redevelopment Plan contains adequate safeguards that the work of redevelopment will be carried out pursuant to the Plan. SECTION 15: That is hereby found and determined that the Amendment to the Redevelopment Plan provides for the retention of controls and the establishment of restrictions or covenants running with the land sold or leased for private use for such periods of time and under such condition as the City Council and the Community Redevelopment Agency deems necessary to effectuate the purposes of the Redevelopment Law. SECTION 16: That this City Council hereby declares its intention to undertake and complete all proceedings necessary to be carried out by the City of Santa Ana under the provisions of the Amendment to the Redevelopment Plan, and hereby authorizes and directs all City Officers to act to this end. SECTION 17: That the Amendment to the Redevelopment Plan for the Project Area having been duly reviewed and considered, is hereby approved, and that the City Clerk is hereby directed to file a copy of the Amendment to the Redevelopment Plan sub- mitted to said City Council with the minutes of the meeting of the City Council held on May 15, 1975, and to transmit a copy of this Ordinance to the Community Redevelopment Agency of the City of Santa Ana and the Agency is thereafter vested with the respon- sibility for carrying out the official Amendment to the Redevelop- ment Plan approved herein. SECTION 18: The City Clerk shall immediately cause to be recorded with the County Recorder of Orange County a description of the land within the City of Santa Ana Co~unity Redevelopment Project Area together with a statement that proceedings for the redevelopment of the Project Area have been instituted under the California Community Redevelopment Law. SECTION 19: The City Clerk is hereby directed to transmit a copy of this Ordinance, the description and statement recorded pursuant to Section 18 above, and a Map or Plat indicating the boundaries of the Project Area to the Auditor and Tax Assessor of Orange County; to the officer or officers performing the func- tions of Auditor or Assessor of any taxing agencies which, in levying or collecting its taxes, do not use the County Assess- ment Roll or do not collect its taxes through the County; to the governing body of each of the taxing agencies which levies taxes upon any property in the Project Area; and to the State Board of Equalization. SECTION 20: Validity. The City Council hereby declares that should any section, paragraph, sentence, or word of this Ordinance be declared for any reason to be invalid, it is the intent of the City Council that it would have passed all other portions of this Ordinance independent of the elimination here- from of any such portion as may be declared invalid. OP. DINANCE NO. NS-1258 PAGE 5 SECTION 21: That loans for survey and planning and for the operating capital for administrative expenditures of this project may be made by the City of Santa k na until adequate tax increments or other funds are available or sufficiently assured to repay the loan and to permit borrowing adequate working capital from sources other than the City of Santa k na; and that the City of Santa ~nna, as it is able, will also supply additional assistance through City loans and grants for various public facilities. SECTION 22: The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall cause the same to be published once in the Register, a newspaper published and cir- culated in said City of Santa Ana, and thereupon and thereafter this Ordinance shall take effect and be in force according to law. SECTION 23: This Ordinance shall take effect thirty days from and after.he date of its adoption. PASSED AND ADOPTED by the City Council of the City of Santa Ana at its regular meeting held on the 2nd day of June , 1975. ATTEST: ~. CLERK OF THE COUNCIL STATE OF CALIFORNIA ) COUNTY OF OP~GE ) ss.: CITY OF SANTA ~NA ) I, FLORENCE I. ~%LONE, do hereby certify that I am the Clerk of the Council of the City of Santa ~na; that the fore- going Ordinance was introduced to said Council at its adjourned regular meeting held on thelSth day of May , 1975, and was again considered by said Council at its regular meeting held on the 2nd day of June , 1975, and was at said meeting passed and adopted by the following vote, to wit: AYES: COUNCILMEN: Ward, Bricken, 0rtiz, Brandt NOES: COUNCIL~iEN: None A~SENT: COL~NCII~N: None Garthe, ABSTAINED: COUNCILMEN: Evj~--) Yamamo to ~sj. CLERK OF THE COUNCIL ~PPRO~FED ~ TO FOP~M: CJL/dc $-15-75 Exhibit NS-1258 AMENDMENT TO REDEVELOPMENT PLAN CITY OF SANTA ANA REDEVELOPMENT PROJECT SANTA ANA, CALIFORNIA April 2, 1975 COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA, CALIFORNIA APR 1 1975 TABLE OF CONTENTS Preface 1. Amendment No. 1 Amending Section I Paragraph A (Boundaries of Project Area) 2. Amendment No. 2 Amending Section I Paragraph B (Redevelopment Plan Objectives) 3. Amendment No. 3 Striking out Section I Paragraph C in its entirety 4. Amendment No. 4 Amending Section II Paragraph B (Tax Increments) 5. Amendment No. 5 Adding Section II Paragraph C (Other Loans or Grants) 6. Amendment No. 6 A~ending Section III (Proposed Redevelopment Actions) 7. Amendment No. 'l A~ending Section IV (Uses Permitted in the Project Area) 8. Amendment No. 8 Amending Section V (Neighborhood Impact Element) PAGE 1 2 7 11 12 23 APR 1 1975 PAGE e EX~TmTTS A. B. C. D. E. Amendment No. 9 Adding Sectioa VIII (Duration of the Plan) Amendment No. 10 Substitution of Land Use Map (Attached is Exhibit A (Revised) Open S~ace (Park and Public Uses) He/ght D/strict I and II (SLm~ary and Map) Ord/nan~ ap~rov/ng the ~z~_lo~,=nt Plan 45 45 E~u~hit Emh/bit "D" Exhibit Preface The City Council originally declared the need for improvement to the downtown area in December, 1972, and in January, 1973 a Community Redevelopment Agency was formed. The Redevelopment Plan was adopted by the City Council on July 2, 1973 by Ordinance No. 1173 for the Santa Aha Redevelopment Project Area. The need of a con- tinued improvement was reaffirmed when the Planning Commission, on January 27, 1975, acting at the request of the City Council adopted Resolution No. 6064 selecting an extended boundary for the City of Santa Ana Redevelopment Project Area, and formulating, approving, and adopting an amended preliminary plan for the redevelopment of the Project Area as expanded. APR 1. Amendment No. 1 The RedeveloPment Plan is hereby amended by striking out the language of Section I Paragraph A in its entirety and substituting in lieu thereof the following: A. Boundaries of Project Area Beginning at the intersection of the center line of Bristol Street and a line parallel with and distant 52.0 feet northerly from the center line of Santa Ana Boulevard; thence easterly along said parallel line to a line parallel with and distant 295.7 feet westerly from the west line of Shelton Street; thence northerly along last said parallel line to a line parallel with and distant 155.0 feet southerly from the centerline of Sixth Street; thence easterly alo~l~ last said parallel line to a line parallel with and distant 282,2 feet westerly from said west line of Shelton Street: thence northerly along last said parallel line to a line parallel with and distant 165.0 feet northerly from the center line of Sixth Street; thence easterly along last said parallel line to a line parallel with and distant 134.8 feet westerly from the center line of Shelton Street, as it exists south of Civic Center Drive; thence northerly along last said parallel line to the center line of Civic Center Drive; thence easterly along last said center line to a line parallel with and distant 180.5 feet westerly from the -2- APR 1975 center li~e of Westwood Street, as it exists north of Civic Center Drive; thence northerly along last said parallel line to a line parallel with and distant 208.5 feet northerly from the center line of Civic Center Drive; thence easterly along last said para- llel line to a line parallel with and distant 175.0 feet westerly from the center line of Towner Street; thence northerly along last said parallel line to a line parallel with and distant 230.0 feet northerly from center line of Civic Center Drive; thence easterly along last said parallel line to the west line of Towner Street; thence southerly along last said west line to a line parallel with and distant 177.6 feet northerly from the center line of Civic Center Drive; thence easterly along last said parallel line to the west line of Freeman Street; thence northerly along last said west line to a line parallel wi~h and distant 182.0 feet northerly from the center line of Civic Center Drive; thence easterly along last said parallel line to a line parallel with and distant 58.0 feet westerly from the center line of Flower Street, as it exists north of Civic Center Drive; thence northerly along last said parallel line to a line parallel with and distant 160.0 feet southerly from the center line of Tenth Street; thence easterly along last said parallel li~e to a line parallel with and distant 40.0 feet westerly from the oenter line of Flower Street; thence northerly' along last said parallel line to the oenter line of Seventeenth Street; thence easterly along last said center line to a line para- llel with and distant 40.0 feet easterly from the center line of -3- Flower Street; thence southerly along last said parallel line to the north line of Tenth Street; thence easterly along last said north line to the east line of Ross Street; thence southerly along last said east line to the north line of Tenth Street as it exists east of Ross Street; thence easterly along last said north line to the west line of Broadway; thence northerly along said west line to its intersection with the northeasterly ~ine of Santa Ana Freeway; thence northwesterly along said northeasterly line 1650 feet more or less to an angle point; thence leaving said north- easterly line of Santa Ana Freeway, in a straight line 1450 feet more or less to its intersection with the east line of Flower and the southwesterly line of the Southern Pacific Railroad right of way; thence northwesterly along said southwesterly line of the Southern Pacific Railroad right'of way to its intersection with the ~outh line of Garden Grove Freewak; thence westerly along last said sou~.h line to its intersection with the northwesterly City of Santa Ana city limits, said intersection being also a point along the southeasterly boundary line of the Orange County Flood Control District right of way; thence northeasterly, northerly, northeast- erly along last said northwesterly City of Santa Aha city limits and its northeasterly prolongation thereof, to its intersection with the northeasterly City of Santa Ana city limits, as it exists north- easterly of the Santa Aha Freeway; thence along last said City of Santa Ana city limits, southeasterly, easterly, northerly, easterly, southerly, easterly, northeasterly to its intersection with the -4- northwesterly line of Santiago Street; thence southwesterly along said northwesterly line to its intersection with the northwesterly line of Santiago Creek; thence along said northwesterly line, south- westerly, westerly, southwesterly, westerly to the east line of Main Street; thence southerly along said east line to its intersection with the southwesterly line of Southern Pacific Railroad right of way; thence southeasterly along said southwesterly line to its intersection with the north line of Seventeenth Street; thence westerly along said north line to the east line of Bush Street; thence southerly along last said east line to a line parallel with and distant 50.0 feet northerly from the center line of Seventh Street; thence easterly along last said parallel line to its inter- section with the southwesterly prolongation of the northwest line of Stafford Street; thence nort]{easterly along last said prolongation of the northwest line to the northeast line of Minter Street; thence southeasterly along last said northeast line to the southeast line of Stafford Street; thence southwesterly along last said southeast line and its southwesterly prolongation to its intersection with the east line of Spurgeon Street; thence southerly along last said east line to the north line of Santa Ana Boulevard; thence easterly along last said north line to the east line to the east line of Prench Street; t~ce sout_Berly aimg last said east line to the north line of F/Eh Street; thence easterly along last said no, th line to t_he east line of Mort~et Street; thence southerly along last said east line to the north line o£ Fourth Street; thenoe easterly a/ong last said north line to a line para/lei w/th and ctistaat 36.8 feet easterly free the said east line of V~timer Stxeet; thence so~..therly a/eag last said parallel line -5- APR* 1 1975 to a line parallel with and 65.00 feet northerly from the center line of First Street; thence easterly along last said parallel line to the east line of Standard Street; thence southerly along last said east line to a line parallel with and distant 50.9 feet northerly from the center line of First Street; thence easterly 148.6 feet along last said parallel line to an angle point; thence north- easterly in a straight line to a point on the west wall of the S.P. and A.T. & S.F. Railroad Overpass, last said point being 115.0 fee~ northerly from the center line of First Street; thence southeasterly along said west wall to a line parallel with and distant 35.0 feet southerly from the center line of First Street; thence westerly along last said parallel line to the center line of Main Street; thence northerly along last said center line to a line parallel with and distant 30.0 feet southerly from the center line of First Street; thence westerly along last said parallel line to the southerly prolongation of the west line of Olive Street; thence northerly along last said west line to the south line of Third Street; thence wester- ly along last said south line to the west line of Shelton Street; thence northerly along last said west line to a line parallel with and distant 155.0 feet northerly from the center line of Third Street; thence westerly along last said parallel line to a line parallel with and distant 317.5 feet westerly from the center line of Shelton Street; thence northerly along last said parallel line to a line parallel with and distant 52.0 feet southerly from the center line of Santa Ana Boulevard; thence westerly along last said parallel line to the center line of Bristol street; thence northerly along last said Center line to the point of beginning. -6- 2. Amendment No. 2 The Redevelopment Plan is hereby amended by striking out the language of Section I Paragraph B in its entirety and substituting in lieu thereof the following: B. Redevelopment Plan Objectives The purpose for amending the Redevelopment Plan is to recognize the strong interdependence between the downtown commercial core area, which constitutes the existing Project Area, and the northern retail center surrounding Fashion Square. These two areas constitute the primary centers of business and commercial activity in Santa Aha. The Redevelopment Plan proposes to develop these areas as complementary, rather than competing, centers of business and shopping. To strengthen the interdependence of the two areas, the Plan also proposes to improve the traffic corridor between the two areas. The objectives of the Redevelopment Plan (hereinafter called "the Plan") are to: 1. To work in development and revitalization of the downtown core and northern core so that the two areas are comple- mentary in terms of land use and development of that use rather than contradictory and competitive. 2. To strengthen vehicular access between the northern retail center and the downtown area and to implement a program of improved traffic circulation and freeway access between north and central Santa Aha in order that service of both areas are more available to all persons in and surrounding the Project Area. -7- 3. TO strengthen the revitalization of the central city and the North Main shopping area by implementing a program of beautification and improvement. 4. Restore the economic, social and physical health of the Santa Ana Redevelopment Area. 5. Make the area a source of pride to persons residing and working in Santa Ana or visiting the City. 6. Guide development towards an urban environment preserving the aesthetic and cultural qualities of the City. 7. Assist in the reestablishment of businesses within the Project Area. 8. Stimulate and attract private investment thereby improving the City's economic hea~th, employment opportunities and the tax base. 9. To preserve the retail vitality of the community by providing the Redevelopment Agency the tool by which the Agency may participate in a plan to increase the existing shopping area known as Fashion Square. The foregoing objectives shall be accomplished through removal of structurally substandard buildings, elimination of blighting influences, provision of land for needed public facilities, pro- vision of substantial offstreet parking through the use of multi- story parking structures, removal of impediments to land disposition and development, achievement of changes, in land use, improvements to major arterials and secondary streets. -8- To the maximum possible extent, the objectives of the Plan are to be accomplished through Agency encouragement of, and assistance to, private enterprise in carrying out development activities with a minimum of Redevelopment Agency and Redevelopment Commission control and review. 3. Amendment No. 3 The Redevelopment Plan is hereby amended by striking out the language of Section I Paragraph C in its entirety. 4. Amendment No. 4 The Redevelopment Plan is hereby amended by striking out the language of Section II Paragraph B in its entirety and substituting in lieu thereof the following: B. Tax Increments All taxes levied upon taxable property within the portion of the City of Santa Aha Redevelopment Project Area which was described in the Redevelopment Plan for the City of Santa Aha Rede- velopment Project Area, dated June 26, 1973, each year by or for the benefit of the State of California, County of Orange, City of Santa Aha, any district, or other public corporation (herein- after sometimes called "Taxing Agencies") after the effective date of Santa Aha City Ordinance No. 1173 approving the Redevelopment Plan and all taxes levied by such Taxing Agencies upon taxable property within the portion of the City of Santa Aha Redevelopment Project Area added by this amendment, each year by or for the benefit of the State of California, City of Santa Ana, any district or other public corporation after the effective date of the ordinance -9- approving this Amendment through the Redevelopment Plan shall be divided as follows: 1. That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of said Taxing Agencies upon the total sum of the assessed value of the taxable property in the Redevelopment Project as shown upon the assessment roll used in connection with the taxation of such property by such Taxing Agency, last equalized prior to the effective date of such ordinance shall be allocated to and when collected shall be paid into ~,e funds of the respective Taxing Agencies as taxes by or for said Taxing Agencies on all other property are paid (for the purpose of allocating taxes levied by or for any Taxing Agency or Agencies which did not include the territory of the Project on the effective date of such ordinance but to which such territory is annexed or otherwise included after such effective date, the assessment roll of the County last equalized on the effective date of said ordinance shall be used in determining the assessed valuation of the taxable property in the Project on said effective date;) and 2. That portion of 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 bonds, loans, moneys advanced to, or in- debtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or -10- APR 1 1975 in part, this Redevelopment Project. Unless and until the total assessed value of the taxable property in the Project exceeds the total assessed value of the taxable property in the Project as shown by the last equalized assessment roil referred to in paragraph 1 hereof, all of the taxes levied and collected upon the taxable property in the Project 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, all moneys thereafter received from taxes upon the taxable property in the Project shall be paid into the funds of the respective Taxing Agencies as taxes on all other property are paid. The portion of taxes mentioned in paragraph 2 above are hereby irrevocably pledged for the payment of the principal of and interest on the advance of 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. 5. Amendment No. 5 The Redevelopment Plan is hereby amended by adding the following paragraph to Section II: C. Other Loans or Grants Any other loans, grants, guarantees or financial assistance from the United States, or any other public or private sources may. be utilized by the Agency if available. -11- APR t 1975 language of Section III in thereof the following: III. Amendment No. 6 The Redevelopment Plan is hereby amended by striking out the its entirety and substituting in lieu Proposed Redevelopment Actions A. General The Agency proposes to eliminate and prevent the spread of blight in the Project Area by: (1) (2) Acquisition of certain real property; Demolition or removal of certain buildings and improvements; (3) Relocation assistance to displaced residential and nonresidentia% occupants; (4) Installation, construction, reconstruction or vacation of streets, utilities, and other public improvements; (5) Disposition of property acquired for uses in accordance with this Plan; (6) Redevelopment of land by private enterprise and public agencies for uses in accordance with this (7) Plan. Establishment of standards alteration, modernization, for the rehabilitation, general improvement or any combination thereof (hereinafter called "rehabili- tation'') by the owners of certain existing structures. -12- B. .Property Acquisition 1. Acquisition of Real Property Except as specifically exempted herein, the Agency may acquire but is not required to acquire, all real property located in the Project area, by gift, devise, exchange, purchase, eminent domain, or any other lawful method. It is in the public interest and is necessary in order to eliminate the conditions requiring redevelopment and in order to execute the Plan, for the power of eminent domain to be employed by the Agency to acquire real property in the Project Area. The Agency shall not acquire interests in oil, gas or other mineral substances within the Project Area, except to preclude surface drilling within the Project Area. The Agency is not authorized by law to acquire real property owned by public bodies which do not consent to such acquisition. The Agency is authorized, however, to acquire public property if it becomes private property by being transferred by deed, lease, or otherwise to private ownership or control before the Agency completes land disposition within the entire Project Area if the Agency and the private owner do not enter into a participation agreement. The Agency shall not acquire real property to be retained by an owner pursuant to a participation agreement if the owner fully performs under the agreement. The Agency is authorized to acquire structures without acquiring the land upon which those structures -13- are located. The Agency is also authorized to acquire any other interest in real property less than a fee. The Agency shall not acquire real property on which an existing building is to be continued on its present site and in its present form and use without the consent of the owner, unless (1) such building requires structural alteration, improvement, modernization, or rehabilitation, or (2) the site or lot on which the building is situated requires modification in size, shape, or use, or (3) it is necessary to impose upon such property any of the standards, restric- tions and controls of the Plan and the owner fails or refuses to participate in the Plan by executing a participation agreement. 2. Acquisition of Personal Property Generally personal property shall not be acquired. However, where necessary in the executioh of this Plan, the Agency is auth- orized to acquire personal property in the Projec~ Area by any lawful means except eminent domain. C. Participation by Owners and Tenants 1. Opportunities for Owners and Tenants The Agency shall extend preferences to persons who are owners and tenants in the Project Area, to continue in or re-enter the redeveloped area if they otherwise meet the requirements prescribed in the Plan. Owners of real property in the Project Area shall, as feasible, be given the opportunity to participate in redevelopment by retaining all or a portion of their properties, by acquiring adjacent or other -14- properties in the Project Area, or by selling their properties to the Agency and purchasing other properties in the Project Area. In the event a participant fails or refuses to rehabilitate or develop his real property pursuant to the Plan, the real property or any interest therein may be acquired by the Agency and sold or leased for rehabilitation or development in accordance with this Plan. Participation opportunities shall necessarily be subject to and limited by such factors as the expansion of public facilities; elimination and changing of land uses; realignment of streets; the ability of owners to finance acquisition and development in accordance with the Plan; any reduction in the total number of individual parcels in the Project Area; and assembly and development of a site for a regional shopping center. ' 2. Rules for Participation Opportunities, Priorities and Preferences The Agency shall provide an opportunity to owners and tenants in the Project Area to participate in the growth and development of the Project Area, and shall promulgate rules for owner and tenant participation. If conflicts develop between the desires of partici- pants for particular sites or land uses, the Agency is authorized to establish reasonable priorities and preferences among the owners and tenants. Participation opportunities shall necessarily be subject to and limited by the expansion of public utilities and facilities, realignment and widening of streets; and the opening of new streets, if any. -15- APR' 11975 3. Participation Agreements Each person desiring to become a participant shall enter into a binding agreement with the Agency by which the participant agrees to rehabilitate, develop, or use the property in conformance with the Plan and to be subject to the provisions hereof. In such agreements, participants who retain real property shall be required to join in the recordation of such documents as are necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into a partici- pation agreement with the Agency the provisions of this Plan are applicable to all public and private property in the Project Area. D. Cooperation with Pubiic Bodies Certain public bodies are authorized by state law to aid and cooperate, with or without consideration, in the planning, undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency, however, will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. The Agency shall impose on all public -16- bodies the planning and design controls contained in the Plan to insure that present uses and any future developemunt by public bodies will conform to the requirements of this Plan. Any public body which owns or leases property in the Project Area will be afforded all the privileges of owner and tenant participation if.such public body is willing to enter into a participation agreement with the Agency. E. Property Management During such time as property, if any, in the Project area is owned by the Agency, such property shall be under the management and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for redevelopment. The Agency is authorized, but not required, ~.~ make payments in lieu of property taxes to one or more Taxing Agencies. F. Relocation of Persons Displaced by the Project 1. Assistance in Finding Other Locations The Agency shall assist all persons (including families, business concerns, and others) displaced by the Project in finding other locations and facilities. In order to carry out the Project with a minimum of hardship to persons displaced from their homes, the Agency shall assist individuals and families in finding ~ousing that is decent, safe, sani- tary, within their financial means, in reasonably convenient locations, and otherwise suitable to their needs. The Agency -17- APR 1 1975 is also authorized to provide housing inside or outside the Project Area for displaced persons. 2. Relocation Payments The Agency is authorized to pay all relocation payments as authorized by law. G. Demolition, Clearance, Public Improvements, Building and Site Preparation 1. Demolition and Clearance The Agency is authorized to demolish and clear buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. 2. Public Improvements, Public Facilities, and Public Utilities The Agency is authorized to install and construct or to cause to be installed and constructed the public improvements, public facilities, and public utilities (within or outside the Project Area) necessary to carry out the Plan. Such improvements, facilities, and utilities include, but are not limited to, over or underpasses, bridges, streets, curbs, gutters, sidewalks, street lights, sewers, storm drains, traffic signals, electrical distribution systems, water distribution systems, parks, plazas, playgrounds, telephone systems, motor vehicle parking facilities, and landscaped areas. 3. Preparation of Building Sites The Agency is authorized to prepare or cause to be -18- prepared as building sites any real property in the Project Area. Rehabilitation and Moving of Structures by the Agency 1. Rehabilitation The Agency is authorized to rehabilitate or to cause to be rehabilitated any building or structure in the Project Area. The Agency is also authorized and directed to advise, encourage, and assist in the rehabilitation of property in the Project Area not owned by the Agency. 2. Moving of Structures As necessary in carrying out this Plan, the Agency is authorized to move or to cause to be moved any Standard structure or building to a lo~ation within or outside the Project Area. I. Property Disposition and Development 1. Real Property Disposition and Development a. General For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property. TO the extent permitted by law, the Agency is authorized to dispose of real property by leases or sales by negotiation without public bidding. Ail real property acquired by the Agency in the Project ~rea shall be sold or leased to public or private persons or -19- entities for development for the uses permitted in the Plan. Real property may be conveyed by the Agency to the City or any other public body without charge. The Agency shall reserve such powers and controls in the disposition and development documents as may be necessary to prevent transfer, retention, or use of property for spec- ulative purposes and to insure that development is carried out pursuant to this Plan. All purchasers or lessees of property shall be.made obligated to use the property for the purposes designated in this Plan, to begin and complete development of the property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Plan. b. Purchase and Development Documents To provide adequate safeguards to ensure that the provi- sions of this Plan will be carried out and to prevent the recurrence of blight, all real property sold, leased, or conveyed by the Agency, as well as all property subject to participation agreements, shall be made s~bject to the provisions of this Plan by leases, deeds, contracts, agree- ments, declarations of restrictions, provisions.of the City o~].iTtance$, conditional use permits, or other means. Where appropriate, as determined by the Agency, such documents or portions thereof shall be recorded in the Office of the Recorder of the County. -20- The leases, deeds, contracts, agreements, and declarations of restrictions may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subse- quent, equitable servitudes, or any other provision necessary to carry out this Plan. All property i~ the Project Area is hereby subject to the restriction that there ~hall be no discrimination or segregation based upon race, color, religion, national origin, or ancestry, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. All property sold, leased, conveyed, or subject to a partici- pation agreement shall be made expressly subject by appropri- ate documents to the restriction that all deeds, leases, or contracts for the sale, lease,~ ~ublease, or other transfer of land in the Project Area shall contain such nondiscrimi- nation and nonsegregation clauses as are required by law, including spec:fically those nondiscrimination clauses prescribed in ~.~.~am/t~P~d~wel~tLaw of theHea/thandSafe~y~e c. Development To the extent now or hereafter permitted by law, the Agency is authorized to pay for, develop, or construct any building, facility, structure, or other improvement either within or without the Project Area for itself,or for any public body or public entity to the extent that such improvement would be of benefit to the Project During the period of development in the Project Area, -21- the Agency shall insure that the provisions of this Plan and of other documents formulated pursuant to this Plan are being observed, and that development in the Project Area is proceeding in accordance with development do~um~nt~ and time schedules. Development plans, both public and private, shall be submitted to the Agency for approval and architectural review. All development must conform to this Plan and all applicable Federal, State and local laws. 2. Personal Property Disposition For the purposes of this Plan the Agency is authorized to sell, lease, exchange, transfer, assign, pledge, encumber, or otherwise dispose of personal property. -22- 7. Amendment No. 7 The'Redevelopment Plan is hereby amended by striking out the language of Section IV in its entirety and substituting in lieu thereof the following: IV. Uses Permitted in A. Map In addition the Project Area to illustrating the location of the Project Area Santiago Creek is boundary, "the Map," attached as Exhibit A (Revised) , and by this reference incorporated herein, also illustrates the proposed public rights- of-way and the proposed land uses to be permitted in the Project Area. Except as inconsistent with this Plan all requirements of the City's ordinances now existing or as hereafter amended shall apply to such development. B. Residential Uses Areas shown on the Map as'Residential (Zones R-i, R-2, R-3H, and R-4) are to be developed or will remain for residential and related uses. New development in such areas shall be developed in accordance with City standards. Except as inconsistent with this Plan all requirements of the City's ordinances now existing or as hereafter amended shall apply to such development. The population density in residential areas shall not exceed 35 dwelling units per acre unless highrise construction is anticipated under R-3H and HDII. C. Regional Shopping Center The Area shown on the Map as Commercial 2, HDII, north of to be developed as a Regional Shopping Center. -23- 1975 New development in that area shall be developed in accordance with City standards. Except as inconsistent with this Plan all require- ments of the City's ordinances now existing or as hereafter amended shall apply to development of the Regional Shopping Center in this C-2 zone. D. Commercial Uses Commercial uses shown on the Map (Zones'C-l, C-2, C-3, C-5, CR, LP, P) but are not limited to service establishments, retail shops, business offices, professional offices, private recre- ational enterprises, hotel and motel uses, and other related and compatible uses. All commercial uses shall be developed as required by the City ordinances now existing or as hereafters mended. E. Open Space Within the areas designated'as Open Space (Zone O) on the Map, open space uses shall be permitted. Such Open Space uses shall include but not be limited to recreational uses, flood control structures, bridle trails, civic center buildings, auditoriums, and similar public buildings, public school buildings, public utility facilities, and parking of motor vehicles in connection with any permitted use. It is expected that there shall be a total of 83 acres of open space within the Project Area~ of which 64 acres are Civic Center development and open space ~d~lazas w0penhlch Space existing and to be provid~_ is sh~m diagnostically iff '~ bit is by this reference incOrporated berlin. F. Public Uses 1. Rights-of-Way The principal streets and highways in the Project Area are -24- 'APR f 1975 shown on %he Map and are as follows: (1) Broadway, (2) Main, (3) First, (4) Santa Ana Boulevard, (5) Civic Center Drive East, (6) Flower ~ny other streets and alleys in the Project Area may be widened, altered, abandoned, or closed as necessary for proper development of the Project. Additional public streets, alleys and easements may be created in the Project Area as needed for proper development. The public rights-of-way may be used for vehicular and/or pedestrian traffic as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. G. Public, Semi-Public, Institutional and Non-Profit Uses With the approval of the Agency, parking, open space, public and semi-public uses may be interspersed with other uses in any area, In any area the Agency is ment or enlargement of public, authorized to permit the establish- semi-public, institutional, or nonprofit uses, including park and recreational facilities, libraries, hospitals, educational, fraternal, employee, philan- thropic and charitable institutions, and facilities or other similar associations or organizations. All such uses shall conform so far as possible to the provisions of this Plan applicable to the uses in the specific area involved. The Agency shall impose such other reasonable restrictions as are necessary to protect the development and use in the Project Area. -25- H. General Controls and Limitations Ail real property in the Project Area is hereby made subject to the controls and requirements of this Plan. No real property shall be developed, rehabilitated, or otherwise changed after the date of adoption of the Plan except in conformance with the provisions of this Plan. 1. New Construction All new constructionshallc~lywithallapplicable Federal, State, ami local statutes, ordinances, and re~mla~ions in ef£ect fr~ntimeto'timeincluain~, without limitations, the City Building, Electrical, Heating and Ventilating, Housing and Plumbing Codes and the City Zoning Ordinances. The Agency shall require that, as feasible, adequate landscaping and screening be pr~ided to create a buffer between those areas designated for residential use and those areas designated for commercial uses. All outdoor storage of materials or equipment shall be enclosed or screened by walls, landscaping or other enclosure to the extent and in the manner required by the Agency. 2. Existing Nonconforming Uses The Agency is authorized to permit an existing use to remain in an existing building in good condition, which use does not conform to the provisions of this Plan, pro- vided that such use is generally compatible with the developments and uses in the Project Area. The owner of -26- APR 1,1975 such a ~roperty must be willing to entel into a partici- pation agreement and agree to the imposition of such rea- sonable restrictions as are necessary to protect the devel- opment and use of the Project Area. The Agency may authorize additions, alterations, repairs or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project where, in the determination of the Agency, such improvements would be compatible as interim uses with surrounding uses and development. 3. Rehabilitation Any existing structure within the Project Area which the Agency shall approve for r~tention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in such manner that it will be safe and sound in all physical respects and be attractive in appearance and not detri- mental to the surrounding areas. 4. Limitation on the Number of Buildings The number of buildings in the Project Area shall be regu- lated by the Agency within the limitations of the applicable Federal, State, and local statutes, ordinances and regulations. 5. Approximate Number of Dwelling Units The approximate number of dwelling units in the Project Area is estimated to be 1324. Dwelling units are shown diagrammati- cally in the Map attached as Exhibit B and by this reference incorporated herein. -27- APR 1 197'5 6. Limitation on Type, Size, and Height of Buildings The type, size, and height of buildings shall be as limited by the applicable Federal, State, and local statutes, ordinances and regulati~ now existing or as hereafter amended. The height requiremants in the Project Area are shown on the map diagr~ati~lly marked Exhibit D by the symbols HD-I and HD-II, and are st~narized in Exhibit D which is by this refer~ce hereby incorporated herein. 7. Open Spaces, Landscaping, Light, Air, and Privacy The approximate amount of open space to be provided in the Project Area is the total of all areas which will be in the public rights-of-way, the public grounds, the space around buildings, and all other Outdoor areas not permitted to be covered by buildings. Landscaping plans shall be 'submitted to the Agency for review and approval to ensure optimum use of living plant material. In all areas sufficient space shall be maintained between buildings to provide adequate light, air, and privacy. 8. Signs Ail signs shall conform to City ordinances as they now exist or are hereafter amended. Design of all new signs shall be submitted to the Agency for review and approval before erection. -28- .9. Utilities The Agency shall require ground unless topographical, soil or any other condition makes such underground installation unreasonable or impracticable. 10. Incompatible Uses No use or structure which by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors would be incompatible with the surrounding areas or structures shall be permitted in any part of the Project Area. Within the Project Area, except with the approval of the Agency, there shall be no extraction of oil, gas, or other mineral substances, nor any opening or penetration for any purpose connected therewith within 500 feet of the surface. 11. Nondiscrimination and Nonsegregation There shall be no discrimination or segregation based upon race, color, creed, religion, national origin, or ancestry permitted in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. 12. Remubdivision of Parcels After rehabilitation an4 development pursuant to the Plan, no parcel in ~he Project Area, including any parcel retained by a conforming owner or participant, shall be resubdivided without the approval of the Agency. 13. Minor Variations Under exceptional circumstances, the Agency is authorized that all utilities be placed under- -29- to permit a variation £ror~ the limits, restrictions and controls established by the Plan. In order to permit such variation, t~e A~ency ~st determine that: 1. ~netb~r the proposed variance wou~d be c~atible ~rith the standards and other requirers set forth in tl~ Plan, and 2.~hat ~odifications, if an),, in the proposed variance ~ould be necessary in order to meet the requirements o£ the Plan; and 3. ~hether the applicator bas entered into an agre~nt ~rith the /~oncy £or the development of i~prove~mts in accordance with tha variance and submitted plans to the Agency. In per~Littiag any such variation, the AgenC~ shall i~pose such conditions as are necessary to protect the public health, safety, or ~elfare, and to assure compliance with the purposes of the Plan. An), variation permitted by the A~enc¥ hereunder shall not supersede an), other approval required tm~ler City o~din~nces. ~. Design for Develop~e::~. Within the limits, restrictions, and controls established in the Plan, the Agonc¥ is authorized to establish b~ights of buildings, lin-Icl coverage, setback requirements, design criteria, tr~£ic circulation, traffic access, ~d other develoI~nt a~l design controls necessary £or proper develoI~nt of both private and public areas within the Project Area. No new i~proven~nt sb~ll be constr~cted ~d no existin~ ~ .~ove~ent shall be substantially ~odi£ied~ altered~ repaired, or rebabilit~ted except in accordance with architectural, lanclscape, and site plans s~tted to ~d ~roved in ~rritin~ by the Agency. ~e of the objectives of this Plan is to create an attractive ~i pleasant enviror~ne~t in the Projec't ~ea. There£ore~ suc~, plans shall give considera- tion to good design, open space, mtd otbc,.' amenities to er~ance the aesthetic qualit~ of the ~Project Area. The A6enc¥ shall not. approve any p~ans that. r[:~ not c~pl¥ with this Plan. J. Building Permits 1. Review o£ Applications £or Isst~nce o£ Permits No permit shall be issued for the construction of any ne~ Project Area £rom the date of adoption o£ this, Plan tmtil the application for st~h permit has been processed in the ma~er herein provided. Any such permit that is issued must be in con~omance with the provisions of this Plan. Upon receipt of such an application £or permit the Executive Director o£ the Agency shall be reqllested by the Building Deparl~ent Director to review the application to determlqe what e££ect, if any, the issuance thereof ~ould have upon the Plan. The Agency's Executive Director shall file with the City Building Director a ~rritten report setting forth findings of £act, but not limited to, the following: 1. Whether the proposed improvements would be c~patible with the standards and other zo~ire~ents set forth in the Plan; and 2. What modifications, if any, in the proposed improvements ~ould be necessary in order to meet the requirements of the Plan; and 3. Whether the applicaxlt has entered into an agreement with the Agency £or the development of said improve~onts and submitted develOlmnent plans to the Agoncy. A~ter receipt of said report, the City Building Director may allo~ the issuance of the permit with cenditiop, s; or may withhold tb~ issuance of the permit i£ the Agency's Executive Director £inds that the proposed improvement does not ~eet the require~ants of the Plan. Within five (5) days after allowing or withholding issuance of the permit the City Building Director shall notify by oerti£ied ~a~il the applicant o£ its decision. be K. Variances From Lar~t Use Control 1. Review of Applications for Issuance of Variances No variance from the established City ordinances shall be issued for any property in the Project Area from the date of adoption of this Plan, until the application for such variance has been processed in the manner herein provided. Any such variance that is issued rmst be in conformance with the provisions of this Plan. Upon receipt of such an application for variance the Executive Director of A~ency shall requested by the City Planning Department to review the application to determine what effect, if any, the issuance thereof would have upon the Plan. Thereafter B~ecutive Director after conferring with the Planning Department Shall file with the Planning Co~muission a ~Tittan report setting forth findings of fact, but not limited to, the following: 1. Whether the proposed variance would be compatible with the standards and other requirements set forth ~.~ the Plan; and 2. What modifications, if any, in the proposed variance would be necessary in order to meet the requirements of the Plan; and 3. Whether the applicant has entered into an agreement with the Agency for the development of improvements in accordance with the variance and subnLitted plans to the Agency. After receipt of said report, the Planning CA~ission may allow the issuance of the variance with conditions; or may withhold the issuance of the variance if the Executive Director finds that the proposed im?rovement does not meet the requirements of the Plan. Within five (5) days after allowing or withholding issuance of the variance the Planning Department shall notify by certified mail the applicant of its decision. -32- 8. Amendment No. 8 The Redevelopment Plan is hereby amended by striking out the language of Section V in its entirety and s~bstituting in lieu thereof the following: V. Neighborhood Impact Element A. Perspective As stated, this Redevelopment Plan addresses itself primarily to the strengthening and revitalization of the two principal centers of business, commercial and governmental activity in Santa Ana. Since the Project Area already to commercial and business uses,' and since propose to significantly alter those uses, is devoted primarily the Plan does not the impact of the Plan upon the residents of the Project Area and the surrounding areas should not be substantial.' B. Regional Orientation and Local Setting The City of Santa Ana occupies approximately 27 square miles in Central Orange County, approximately 30 miles southeast of Los Angeles and 10 miles from Newport Beach. Being one of the older urbanized communities in Orange County, Santa Ana's central area is laid out in a typical grid pattern and is comprised of a large number of structures built over 30 years ago. Recent growth has been concentrated in the southern sections of the Cit~ The Project Area extends from the center of the City to its northern boundary. For purposes of assessing neighborhood impact, the Project Area can best be thought of as composed of three subareas: the downtown core, the northern retail center, and the proposed traffic corridor connecting the downtown core with the northern retail center. The area outside the Project Area north of the downtown core and west of the traffic corridor and southwest of the northern center is composed predominantly of older single family structures, with some multifamily and professional office use in the area abutting the downtown core. The area east of the downtown core is predominantly multifamily residential and commercial. The area east of the corridor and south of the northern area and physically separated from those areas by the Santa Ana Freeway and the Santiago Creek is predominantly single family and limited multi- family. within the Project Area, the predominant uses are commercial, business and government. All three areas, the downtown core, the corridor, and the northern retail center are substantially commer- cial-business areas; however, each includes a small segment of residential use. C. General Anticipated Impacts Upon Residential Areas There are four areas of concentrated residential development in the Project Area which will receive some impact. The areas are: (1) 1st to 3rd and Ross to Olive; (2) Civic Center Drive to Tenth and Ross to Flower; (3) A triangular piece north of 17th between Main Street and the Santa Ana Freeway; and -34- (4) An area south of the shopping center to the Santiago Creek, including a smaller area to the east of the center and south of the city limits to the creek. The structural survey conducted by the Building Department shows the most serious blight in the first area. Structures in the other three areas identified may be targets for rehabilita- tion. The first area is almost completely zoned for non-resi- dential uses. Residential zoning in the area is for medium density, multiple family. Residents now living in the first area will be most affected by redevelopment. There may be a moderately high level of dis- placement in this area although it is difficult at present to indicate an exact number. Those remaining in the area, and those newly arriving will occupy medi~un density, multiple f~mily housing, and will face both advantages and disadvantages from redevelopment. There will be more people, traffic, noise and other incidents of higher intensity land use. However, these disadvantages will be offset by the development of a better living environment, with aesthetically pleasing design and easier access to community facil- ities and services. Residents remaining in the second area after redevelopment should derive the same benefits and disadvantages as residents in the first area. Again, the extent of displacement in this second area following redevelopment cannot be indicated at the present. However, the land in this area is zoned for professional and civic -35- .APR 1 197,$ development only. residential uses In accordance with such non-residential zoning, now existing in the area will be phased out over time. The redevelopment project, thus, would serve to imple- ment the long-range, planned uses for the area. Residents in the third area should be least affected by the redevelopment project. Although they are in the portion referred to as the corridor, they probably will not feel the effects of the increased traffic movement in the corridor after redevelopment. This is true primarily because the residential properties are zoned for high density, multiple family and are only adjacent to and do not front the corridor. Instead, they abut the Santa Aha Freeway, a substantial generator of environmental disadvantages irrespective of the planned redevelopment. A fourth residential area Within the Project Area which will receive some impact is in the northern portion of the Project, just south of and abutting the shopping center. It is presently zoned primarily for single family residential. However, commer- cial uses in this area abut the corridor, with residential uses lying only adjacent. Thus, residents in this area probably will not sense the increased traffic on the corridor. But as a general matter, they may feel the effects of increased activity in the shopping center, immediately to the north. Again, this should be offset by a higher attractiveness for the area, resulting from better access to community facilities and services. The suburban apartment zone immediately to the east of the center would relate to the expanded center in the same way. -56- Outside of the Project Area, specifically to the east and west, are single family residential uses. Adverse environmental impact to these residents should be even more marginal. Residents to the east would be shielded from the side effects of the corridor by the freeway, and from the Santiago Creek. Residents to the west, shielded from the center by shopping center by the above iTth Street, would be the freeway, and from the corridor by commercial and professional uses. Residents outside the Project Area most directly affected will be those in areas immediately to the northwest of the southern portion of the Project Area. The effects on these resi- dents will be comparable to the effects on residents of the second area. Most affected will be th~se residents living south of 17th, above 10th, and between Flower and Broadway. However, there are mixed uses in this area already and all of the resi- dential uses are high density, multiple family. The residents in the area remaining presently have adequate land use buffers between their homes and the areas planned for redevelopment. A positive effect of the corridor scheme will be to divert north- south traffic away from all residential areas by encouraging it to utilize the corridor. D. Specific Anticipated Impacts Other specific impacts of the redevelopment project on both the residents of the Project Area and of the surrounding areas will be as follows. APR 11975 1. Relocation The necessary relocation of the residential and commercial facilities within the Project Area will have a short-term adverse effect on the community. In addition to approximately 200 households, religious, medical, educational facilities, and commercial uses will also have to be relocated. The Agency has developed a plan to assist displaced families, businesses and institutions to find suitable substitute accommo- dations. The Agency has made a survey of the number and character- istics of site occupants to determine relocation needs. A survey of housing resources in the Santa Ana area and elsewhere has shown that there exists an adequate number of permanent housing units available to persons to be displaced and such housing is rea- sonably convenient to and adequate for the needs of such persons and that suck~ ~vailable housing units are in decent, safe and sanitary condition. The survey has shown that such housing is at least equal in number of units to the number of families and individuals to be displaced, is not generally less desirable in regard to public utilities and public and commercial facilities than the-dwellings of such persons in the Project Area, and is available at rents or prices which are within the financial means of such displaced persons and comparable to those in the City at the time of their displacement, and is reasonably accessible to their places of employment. APR The A~ency will assist residents of the Project Area in locating individual suitable units and will make relocation payments for the cost of moving and/or any direct losses of property as permitted by Law. The Agency will assist in the relocation of businesses and institutions to the extent possible by Law. Though there will be some short-term adverse effects asso- ciated with the relocation aspects of the project, in the long- term, the redevelopment should significantly benefit the quality of life in the City, both externally and internally. Externally, the quality should be enhanced by way of increased public revenues from the project which will be available to support the provision of additional public services. Internally the. developed project itself will benefit Santa Aha by providing a focal point for community activities. 2. Traffic Congestion In accordance with traffic analysis suggestions, the Agency will plan toward "super blocking" achieved via block consolidation and street closures of minor arterials, would increase the size of disposition parcels, reduce the percentage of land in public rights-of-way and decrease the number of intersections. How- ever, the following north-south and east-west arterials should remain open to facilitate traffic circulation: First Street, Santa Ana Boulevard; Civic Center Drive including its east-west appendage and either Fourth, Fifth, Flower, Main,. and French Streets; Broadway or Spurgeon. Project Area residents remaining, and new arrivals to the Project Area, would find that block consolidation alleviates congestion and confusion in turning movements of the intersections and thereby increased access and egress to the redeveloped area would be provided. This would also be true for residents of surrounding areas when using the facilities of the completed redevelopment project. 3. Environmental Quality There will be a general upgrading of the social and cultural attributes of the community with redevelopment. The follo',,ing specific environmental impacts will accrue to the City of Santa Ana through expansion of the Project Area: A. The preservation and revitalization of the retail vitality of Santa Ana, principally by strengthening the shopping center on the north end of the Project Area; B. Strengthening of vehicular travel between the northern access to Santa Ana and the central City area; C. Enabling the interrelationship of the central City and the northern shopping area to gain strength, by further developing the functions of each separate area and by providing a corridor for travel between each of the areas; D. Ensuring higher quality design on all new developments in and adjacent to the central City area and the northern shopping area. Site improvements will include street and utility improvements, installation of needed water, sewer and storm drain facilities, -40- implementation of an improved vehicular and pedestrian circula- tion plan and acquisition and development of adequate open space and park facilities. A bikeway system will be integrated into the comprehensive plan for the Project Area and will allow bicycle travel by residents of the Project Area from the redevel-' open area to any section of the City. Residents of surrounding areas will also be able to journey to the area using bycycle paths. 4. Availability of Community Facilities and Services The Project Area includes 64 acres of the Civic Center Complex which is the center of all governmental activities and the services they offer in Orange County. The Civic Center includes · County, Federal, State and local offices including Welfare, Courts, City services. The Civic Center should be strengthened by redevelopment as the Agency assists the Civic Center expanding and overall directions of the Center's development. To preserve existing retail in the City and substantially strengthen the retail located around Fashion Square, the Agency will participate with development of expansion of Fashion Square into a regional enclosed shopping center. Residents of the Project Area have faced deteriorating commercial services as a result of the decline of the downtown. The lack of goods and services comparable to areas surrounding the Project Area have forcedresidents to seek other more competi- tive shopping than that found in their own neighborhood. During the redevelopment process, it is the intent of the Agency to preserve those commercial services which are competitive and to provide new commercial opportunities for the residents as the -41- market allows. One example will be the development of Fashion Square into a regional enclosed shopping center. The new center will preserve and substantially strengthen the retail located around Fashion Square. As a result expanded commercial services and goods will be available to the Project Area residents. 5. Effect on School Population and Quality of Education, Property Assessments and Taxes With regard to school population and quality of education, there are no schools within the project boundaries. There will be, however, beneficial long-range financial effects to the school district in that due to increases in assessed valuation of properties within the Project Area and adjacent to the Project Area stimulated by project activities the school district will have a higher taxing base. Accordingly, increased revenues eventually available to the district should be reflected in a higher quality of education for children of surrounding areas. The project will have little or no effect on school populations as the higher density apartment type units in the Project Area should have fewer children than do the single family units presently existing in the area. The project will have no effect on the tax rate as the Redevelopment Agency has no authority to raise or lower taxes. It is expected that the total overall assessed valuation of properties in the Project Area will increase tremendously due to new construction and rehabilitation. -42- other Mattcr,,~ Affecting the Physical and Social Quality of the Neighborhood Land Use Pattern If redevelopment is to be successful, it will be necessary for the Agency to obtain maximum efficiency from existing land as well as decent land utility. To acco~nodate this utility efficiently the downtown should increase the density of future development to provide a well-contained and consistent urban environment. Sprawling tendencies should cease and a viable urban center should be created to offer an attractive alternative to surrounding suburban activity. In order to accommodate a uniform, consistent urban environment, land uses will be changed after acquisition of parcels involved so that the land uses will be compatible with the highest and best use as defined in regional planning and market studies. There will be land-use changes in super blocking of land in the Project Area. The super blocking will accelerate reuse of the land by making large parcels of land prepared for development easily accessible to the developer. The land-use changes made should increase the concentration of the Project Area but at the same time compacting the uses and improving the overall identity of the Project Area by developing an urban look which is visually pleasing, consistent, and uniform with proper use and efficiency of the land in the Project Area. Project Area residents remaining or newly arriving will be most directly affected by this scheme. However, residents of surrounding areas will also benefit from the use of the redevelopment facilities in a harmonious setting and from the aesthetically pleasing effect this arrangement will provide. Revenues and Employment Other matters resulting from the redevelopment caused by the project which will improve the physical and social quality of the neighborhood are: Increased revenues to all of the taxing bodies due to an increase in assessed valuation; increased employment generated by commercial development; and the prevention of future severe blight. Both groups of residents will benefit from the increased revenues obtained and from the prevention of blight, as well as from participation in newly created employment opportunities. -44- 9. Amend~mt NO. 9 The Redevelopment Plan is hereby amended by adding the following Section VIII: VIII. Duration of the Plan Except /~or the vx~cliscr/mination and nonsegregation provisions ~hich $hall nm in perpetuity, the provisions of this Plan $hall be effective and the provisions of other documents £or~lated pursuant to the Plan my be ~ade effective for thirty-five (SS) years fr~a the date of adoption of the Plan by the City Council. 10. Anendmant No. 10 The Laml Use Map for the City of Santa Aha Redevelu~i~nt Project Area mrked Exhibit A is attacb~l hereto and by the reference is incorporated herein and incorporated as though' fully set forth is hereby replaced by a Land Use Map for the= ~ity of Santa Aha Redeveloi~ent Project Area (as amended) marked Exh/bit A which is attached hereto and by this reference is incorpo- rated herein as though fully set forth. -45- PROPOSED CHANGES TO AMENDMENT TO REDEVELOPMENT PLAN CITY OF SANTA ANA REDEVELOPMENT PROJECT SANTA ANA, CALIFORNIA May 9, 1975 COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA, CALIFORNIA ~IT D - ~ ~ ~ DISTRICTS The height requirements in the Project Area ~D-I and ~II are (3) In -~tti~n to (1) and (Z) ak~ve, ~ part of any structure, exclusive of the f/x~t thirty-five (35) feet of height f~. street grade, sh.!l be set in f~m one or the other or frc~ ~oth side p~$~=~y lines not leas ~an a ,..~,£,~tr,~d total dista.,x~ e:lUal to ~r~-h. lf (1/2) of the overall hmight of the stzu~cu~, signs tn=lu~et. Purther, each part of any st. ru~u=~, exclusive of f/rst t~lirty-five (35) feet of height fyi,, street gr~: shall b~ set in fr~ ~he front or back or fr~ both the f~t and beck p~perty lines not leas than a oc~bined t~tel equal ~o ~e-helf (1/2) of the o~erall height of the ALt ~ wtthin.~t~ht District zI s~mm 1:~ sub::i~-.t t:o ~ fo11~i~ h~t~t a. Any structure may exceed ~%tr~-five (35) feet in height if both of t~ followi~ ~c~isic~s ar~ c~%~/.d wl~h: . (1) ~ach part of ~ny .;-~cur~, ~x:lusiv~ of th. first (35) feet of l~i~ht from street cjra~,, ~ lx~ ~c in or~~~si~~t ~s~a ~ of s~, si~ ~. 2. .Change #2 Amendment No. 6, Page 15, is hereby revised to read as follows: properties in th~ Project Area, or by selling their properties to the Agency and purchasing other properties in the Project Area. In the event a participant fails or refuses to rehabilitate or develop his real property pursuant to the Plan, the real property or any interest theruin may be acquired by the Agency and sold or leased for rehabilitation or development in accordance with this Plan. Participation opportunities shall necessarily be subject to and limited by such factors as the expansion of public facilities; elimination and changing of land uses; realignment of streets; the ability of owners to finance acquisition and development in accordance with the Plan; any reduction in the total number of individual parcels in the Project Area; and assembly and development of a site for e an expanded regional shopping center. 2. Rules for Participation Opportunities, Priorities and Preferences The Agency shall.provide an opportunity to owners and tenants in the Project Area to participate in the growth and development of the Project Area, and shall promulgate rules for owner and tenant participation. If conflicts develop between the desires of partici- pants for particular sites or land uses, the Agency is authorized to . establish reasonable priorities and preferences among the owners and tenants. Participation opportunities shall necessarily be subject to and limited by the expansion of public utilities and facilities, realignment and widening of streets; and the opening of new streets, if any. -15- MAY g 1. Change %1. Amendment No. 4 is revised to read as follows: 4. Amendment No. 4 The Redevelopment Plan is hereby amended by inserting after the language "Santa Ana City Ordinance No. 1173 approving the Redevelopment Plan" and before "shall be divided as follows" the following language: ...and all taxes levied by such Taxing Agencies upon taxable property within the portion of the City of Santa Ana Redevelopment Project Area added by this Amendment, each year by or for the benefit of the State of California, City of Santa Ana, any district or other public corporation after the effective date of the ordinance approving this Amendment to the Redevelopmegt Plan...: The language of pages 10 and 11 to the beginning language of Amend- ment #5 are hereby stricken from Amendment #4. -9- 3. Change #3 Amendment No. 7, Page 23, is hereby revised to read as follows: The Redevelopment Plan is hereby amended by striking out the language of Section IV in its entirety and substituting in lieu thereof the following: IV. Uses Permitted in the Project Area A. Map In addition to illustrating the location of the Project Area boundary, "the Map," attached as Exhibit A (Revised), and by this reference incorporated herein, also illustrates the proposed public rights-of-way and the proposed land uses to be permitted in the Project Area. Except as inconsistent with this Plan, all require- ments of the City's ordinances now existing or as hereafter amended shall apuly to such development.. B. Residential Uses Areas shown on the Map as Residential (Zones R-I, R-2, R-3H, and R-4) are to be developed or will remain for residential and related uses. New development in such areas shall be developed in accordance with City standards. Except as inconsistent with this Plan, all requirements of the City's ordinances now existing or as hereafter amended shall apply to such development. The population density in residential areas shall not exceed 35 dwelling units per acre unless highrise construction is anticipated under R-3H and HDII. C. Expanded Regional shopping Center The area shown on the Map as Commercial 2, HDII, north of Santiago Creek is to be developed as a an expanded Regional Shopping Center. -23- 4. Change #4 Amendment #8, P.age 41, is hereby revised to read as follows: implementation of an improved vehicular and pedestrian circula- tion plan and acquisition and development of adequate open space and park facilities. A bikeway system will be integrated into the comprehensive plan for the Project Area and will allow bicycle travel by residents of the Project Area from the redevel- oped area to any section of the City. Residents of surrounding areas will also be able to journey to the area using bicycle paths. 4. Availability of Community Facilities and Services The Project Ares includes 64 acres of the Civic Center Complex which is the center of all governmental activities.and the services they offer in Orange County. The Civic Center includes County, Federal, State and local Offices including Welfare, Courts, City services. The Civic Center should be strengthened by redevelopment as the Agency assists the Civic Center expanding and overall directions of the Center's development. To preserve existing retail in the City and substantially strengthen the retail located around Fashion Square, the Agency will participate with development of e.pees~en-e~ Fashion Square into e a~ expanded eme&esed shopping center. Residents of the Project Area have faced deteriorating commercial services as a result of the decline of the downtown. The lack of 'goods and services comparable to areas surrounding the Project Area have forced residents to seek other more' competi- tive shopping than that found in their own neighborhood. During the redevelopment process, it is the intent of the Agency to preserve those commercial services which are provide new commercial opportunities for the -41- competitive and 'to residents as the 5. Change %5 Amendment No. 8, Page 42, is hereby revised to read as follows: market allows. One example will be the development of Fashion Square into e an expanded regional ene~esed shopping center. The new center will preserve and substantially strengthen the retail located around Fashion Square. As a result expanded commercial services and.goods will be available to the Project Area residents. 5. Effect on school Population'and Quality of Education, Property Assessments and Taxes With regard to school population and quality of education, there are no schools within the project boundaries. There will be, however, beneficial long-range financial effects to the school district in that due to increases in assessed valuation of properties within the Project Area and adjacent to the Project Area stimulated by project activities the school district will have a higher taxing base. Accordingly, increased revenues eventually available to the district should be reflected in a higher quality of education for children of surrounding areas. The project will have little or no effect on school populations as the higher density apartment type Units in the Project Area shoul~ have fewer children than do the single family units presently existing in the area. The project will have no effect on the tax rate as the Redevelopment Agency has no authority to raise or lower taxes. It is expected that the total overall assessed valuation of properties in the Project Area will increase .to new construction and rehabilitation. tremendously due MAY 9 1975 '42- 6. change #6. A new section is hereby added to the Amendment to read as follows: 11. Amendment No. 11 Validit~ of this Amendment; Effect of Modifications The determination that an amendment or provision contained 'herein is invalid shall not affect the validity of the remaining amendments or provisions. If an amendment which proports to modify or delete a provision of the original Redevelopment Plan is determined to be invalid in a court of law, then the provision of the original Redevelopment Plan proportedly modified or deleted' shall remain in effect and unchanged. Any conflicts between the language in the original Redevelopment Plan and the language contained in this Amendment shall be resolved in favor of the ' language in'this Amendment so long as such language shall not be held to be invalid by a court of law. -46- ZONING DISTRICT OPEN SPACE CR CO~ERCIAL RESIDENTIAL REDEVELOPMENT PROJECT AREA PREPARED BY THE REDEVELOPMENT AGENCY DWELLING UNIT MAP for the CITY of SANTA ANA REDEVELOPMENT PROJECT AREA PREPARED BY THE REDEVELOPMENT AGENCY E)~H,B,'~ e ...... MAJOR ARTERIALS REDEVELOPMENT PROJECT AREA PREPARED BY THE REOEVELOPMENT AGENCY N REDEVELOPMENT PROJECT AREA PREPARED BY THE REDEVELOPMENT AGENCY N