HomeMy WebLinkAbout031504 RESO Prelim Rprt Rec-File Plan Amend Merger SA Redvlp ProjREQUEST FOR
COUNCIUAGENCY
ACTION tiducadon s
MEETING DATE,
MARCH 15, 2004
TITLL.
RESOLUTIONS APPROVING THE
PRELIMINARY REPORT AND RECEIVE
AND FILE THE PROPOSED PLAN
AMENDMENTS FOR THE MERGER OF THE
SANTA ANA REDEVELOPMENT PROJECT
AREAS
CITY MA AGER CUTIVE DIRECTOR
RECOMMENDED ACTION
CITY COUNCIL ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑
As Recommended
❑
As Amended
❑
Ordinance on 1 at Reading
❑
Ordinance on 2nd Reading
❑
Implementing Resolution
❑
Set Public Hearing For
CONTINUED TO
FILE NUMBER
Adopt a resolution finding that a project area committee need not be
formed in relation to the proposed redevelopment plan amendments to
merge the existing Santa Ana Redevelopment Project Areas.
COMMUNITY REDEVELOPMENT AGENCY ACTION
1. Adopt a resolution approving the preliminary report for the
proposed redevelopment plan amendments for the merger and authorize
the transmittal of said report.
2. Receive and file the proposed redevelopment plan amendments and
refer the proposed amendments to the Planning Commission for its
recommendation.
3. Direct the Agency General Counsel to prepare and authorize the
Executive Director to execute an agreement with Jart Direct Mailing
Services in amount not to exceed $35,000.
37
Resolutions Approving the Preliminary
Report and Receive and File the Proposed
Plan Amendments for the Merger of the
Santa Ana Redevelopment Projects
March 15, 2004
Page 2
COMMUNITY REDEVELOPMENT AND HOUSING COMMISSION RECOMMENDATION
Recommended that the Community Redevelopment Agency:
1. Adopt a resolution approving the preliminary report for the
proposed redevelopment plan amendments for the merger and authorize
the transmittal of said report.
2. Receive and file the proposed redevelopment plan amendments and
refer the proposed amendments to the Planning Commission for its
recommendation.
By a vote of 6:0 (Rodriguez absent) at its Regular Meeting of March 2,
2004.
DISCUSSION
The Community Redevelopment Agency of the City of Santa Ana currently
has six redevelopment project areas: Central City, Inter City Commuter
Station, North Harbor, South Harbor, South Main and Bristol Corridor.
Each of the project areas has existing plans addressing the
revitalization of the blighted areas through increased economic vitality
and increased and improved housing opportunities. Existing Community
Redevelopment Law provides for a redevelopment agency to merge the
project areas in order to combine the tax increment revenues from all
the project areas and allocate the revenue among the entire project area
that will best facilitate the implementation of the redevelopment plans
for each project area.
The proposed plan amendments (Exhibit 1) are considered technical
amendments which will not add territory to the project areas, increase
the tax increment limit, or affect the plan termination date. Community
Redevelopment Law allows an agency to amend existing redevelopment plans
without requiring the documenting of significant blight or remaining
blight findings within the project areas.
As part of the process to amend the redevelopment plans, the Community
Redevelopment Law requires that specific information regarding the
proposed amendment be provided to the affected taxing entities and to
the Planning Commission prior to the adoption of the proposed
amendments. In order to meet this requirement, the Preliminary Report
Resolutions Approving the Preliminary
Report and Receive and File the Proposed
Plan Amendments for the Merger of the
Santa Ana Redevelopment Projects
March 15, 2004
Page 3
(Exhibit 2) and proposed amendments will be provided. The next step in
the CEQA process is the issuance of a Notice of Intent to adopt a
Negative Declaration, which will be provided to the public and the
appropriate public agencies.
Under specific circumstances, the Community Redevelopment Law also
requires that a project area committee be formed. The proposed
amendments are a plan merger for economic reasons only and will not
grant additional eminent domain authority or add territory to the
project areas. Therefore, a project area committee need not be formed
in connection with the proposed amendments.
Final review and adoption of the proposed plan amendments and
environmental documents will be considered for approval by the City
Council and Agency after a public hearing is held on the proposed plan
amendments in the summer of 2004.
It is also recommended that the Agency enter into a contract with Jart
Direct Mailing Services to handle the direct noticing of all affected
property owners, tenants and business owners.
ENVIRONMENTAL IMPACT
There is no environment impact associated with this action. This action
involves only the preliminary steps for plan amendment and does not
commit the City or Agency.
FISCAL IMPACT
There is no fiscal impact associated with this action.
A�-
JoV P. Reekstin
Ex tive Director
Community Development Agency
JPR /NE /mlr 39
H:ACtions \2004CC \JT CC -CRA ResosApprovPrelimRpt& Rec& FilePropPlanAmendmtsforMergerRedevProjects 3 -15 -04 45
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA FINDING AND DETERMINING THAT
A PROJECT AREA COMMITTEE NEED NOT BE FORMED
IN RELATION TO THE PROPOSED REDEVELOPMENT
PLAN AMENDMENTS TO MERGE THE EXISTING
SANTA ANA REDEVELOPMENT PROJECT AREAS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA, AS
FOLLOWS:
Section 1: The City Council of the City of Santa Ana hereby finds,
determines and declares as follows:
A. On July 2, 1973, by Ordinance No. 1173, the City Council of the
City of Santa Ana ( "City Council ") approved and adopted a redevelopment plan
for the Central City Redevelopment Project ( "Central City Project'); and
B. On July 6, 1982, by Ordinance No. NS -1636, the City Council
adopted a redevelopment plan for the Inter -City Commuter Station
Redevelopment Project ('Inter -City Project'); and
C. On July 6, 1982, by Ordinance No. NS -1637, the City Council
adopted a redevelopment plan for the North Harbor Redevelopment Project
( "North Harbor Project'); and
D. On July 6, 1982, by Ordinance No. NS -1638, the City Council adopted
a redevelopment plan for the South Harbor Redevelopment Project ( "South
Harbor Project'); and
E. On July 6, 1982, by Ordinance No. NS -1639, the City Council
adopted a redevelopment plan for the South Main Redevelopment Project
( "South Main Project'); and
F. On December 4, 1989, by Ordinance No. NS -2039, the City Council
adopted a redevelopment plan for the Bristol Corridor Redevelopment Project
( "Bristol Corridor Project'); and
G. The "Existing Plans" consist of the Redevelopment Plans, as
amended, prepared for the Central City Project, Inter -City Project, North Harbor
Project, South Harbor Project, South Main Project, and the Bristol Corridor
Project and the territory included within the Existing Plans is referred to as the
"Project Areas "; and
AM,,
02/5/04 les
H. The Santa Ana Community Redevelopment Agency ( "Agency ") is
vested with the responsibility to carry out the Existing Plans.
I. The Agency desires to amend each of the Existing Plans
( "Amendments ") to merge the Project Areas in order to combine the tax
increment revenues from the Project Areas and reallocate the revenues to and
among the entire merged Project Area that will best facilitate the revitalization of
blighted areas through increased economic vitality and increase and improve
housing opportunities; and
J. California Health and Safety Code section 33385 (Community
Redevelopment Law - "CRL ") requires that a Project Area Committee (PAC) be
formed if:
(1) A substantial number of low income persons or moderate income
persons, or both, reside within the project area, and the redevelopment
plan as adopted will contain authority for the agency to acquire, by
eminent domain, property on which any persons reside;
(2) The redevelopment plan as adopted contains one or more public
projects that will displace a substantial number of low income persons
or moderate income persons, or both; and
K. California Health and Safety Code Section 33385.3 requires, in part:
(a) If a project area committee does not exist, and the agency
proposes to amend a redevelopment plan, the agency shall
establish a project area committee pursuant to Section 33385 if the
proposed amendment to a redevelopment plan would do either of
the following:
(1) Grant the authority to the agency to acquire by eminent
domain property on which persons reside in a project area in
which a substantial number of low and moderate - income
persons reside.
(2) Add territory in which a substantial number of low and
moderate - income persons reside and grant the authority to
the agency to acquire by eminent domain property on which
persons reside in the added territory.
L. The Bristol Corridor Project does not currently contain the authority to
use eminent domain as that authority has expired; and
M. The Agency currently has eminent domain authority within the Central
City Project, Inter -City Project, North Harbor Project, South Harbor and South
Main Project which will not be impacted by the proposed Amendments; and
N. The proposed Amendments do not grant additional eminent domain
authority within the Project Areas or add territory to the Project Areas.
42
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02/5/04 les
Section 2. In recognition of the Agency's existing authority to use eminent
domain in portions of the Project Areas as described in the Existing Plans, the
City Council hereby finds and determines that, because the proposed
Amendments are a merger for economic reasons only and will not grant
additional eminent domain authority or add territory to the Project Areas, a
Project Area Committee need not be formed in connection with the proposed
Amendments.
Section 3. As a means of complying with other requirements of CRL
Sections 33385 and 33385.3, the City Council directs that Agency staff meet with
residents, property owners, business owners, and existing civic and business
organizations within the Project Areas, as appropriate, to discuss the
Amendments and to receive input from residents, property owners, businesses
and members of those organizations.
Section 4. This Resolution shall take effect immediately upon its
adoption by the City Council, and the Clerk of the Council shall attest to and
certify the vote adopting this Resolution.
k. 3
3
AYES:
ADOPTED this day of
Councilmembers:
NOES: Councilmembers:
ABSTAIN:
NOT PRESENT:
Councilmembers:
Councilmembers:
02/5/04 (es
2004.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
Lisa E. Storck
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2004- to be the original resolution adopted by the
City Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
1w
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3/4/04 les
RESOLUTION NO. CRA 2004 -03
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY
OF THE CITY OF SANTA ANA APPROVING THE PRELIMINARY
REPORT FOR THE PROPOSED REDEVELOPMENT PLAN
AMENDMENTS TO MERGE THE CENTRAL CITY, INTER -CITY
COMMUTER STATION, NORTH HARBOR, SOUTH HARBOR,
SOUTH MAIN AND BRISTOL CORRIDOR REDEVELOPMENT
PROJECT AREAS AND AUTHORIZING TRANSMITTAL OF
SAID REPORT
BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT AGENCY OF THE
CITY OF SANTA ANA, AS FOLLOWS:
Section 1: The Community Redevelopment Agency of the City of Santa
Ana hereby finds, determines and declares as follows:
A. On July 2, 1973, by Ordinance No. 1173, the City Council of the City of
Santa Ana ( "City Council ") approved and adopted a redevelopment plan for the
Central City Redevelopment Project ( "Central City Project'); and
B. On July 6, 1982, by Ordinance No. NS -1636, the City Council adopted
a redevelopment plan for the Inter -City Commuter Station Redevelopment
Project ( "Inter -City Project'); and
C. On July 6, 1982, by Ordinance No. NS -1637, the City Council adopted
a redevelopment plan for the North Harbor Redevelopment Project ( "North
Harbor Project'); and
D. On July 6, 1982, by Ordinance No. NS -1638, the City Council adopted
a redevelopment plan for the South Harbor Redevelopment Project ( "South
Harbor Project'); and
E. On July 6, 1982, by Ordinance No. NS -1639, the City Council adopted
a redevelopment plan for the South Main Redevelopment Project ( "South Main
Project'); and
F. On December 4, 1989, by Ordinance No. NS -2039, the City Council
adopted a redevelopment plan for the Bristol Corridor Redevelopment Project
('Bristol Corridor Project'); and
G. The "Existing Plans" consist of the Redevelopment Plans, as
amended, prepared for the Central City Project, Inter -City Project, North Harbor
Project, South Harbor Project, South Main Project, and the Bristol Corridor
Project and the territory included within the Existing Plans is referred to as the
"Project Areas "; and
3/4/04 Ies
H. The Santa Ana Community Redevelopment Agency ( "Agency ") is
vested with the responsibility to carry out the Existing Plans; and
I. The Agency desires to amend each of the Existing Plans
( "Amendments ") to merge the Project Areas in order to combine the tax
increment revenues from the Project Areas and reallocate the revenues to and
among the entire merged Project Area that will best facilitate the revitalization of
blighted areas through economic vitality and increase and improve housing
opportunities; and
J. Pursuant to sections 33344.5 and 33344.6 of the California
Community Redevelopment Law, the Agency has prepared a preliminary report
for transmittal to the affected taxing agencies (the "Preliminary Report ") on the
proposed Amendments; and
K. State law requires the Agency to consult with affected taxing entities
about the proposed Amendments.
Section 2. The Preliminary Report for the proposed Amendments, in the
form currently on file with the Agency Secretary, is hereby approved.
Section 3. The Executive Director is hereby authorized and directed to
transmit a copy of the Preliminary Report for the proposed Amendments to all
affected taxing entities.
ADOPTED this day of
AYES:
NOES:
ABSTAIN:
NOT PRESENT:
Boardmembers:
Boardmembers:
Boardmembers:
Boardmembers:
3/4/04 les
2004.
Miguel A. Pulido
Chair
APPROVED AS TO FORM:
Joseph W. Fletcher, Agency Counsel
By:
Lisa E. Storck
Assistant Counsel
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Recording Secretary for the Community Redevelopment
Agency, do hereby attest to and certify the attached Resolution No. CRA 2004-
03 to be the original resolution adopted by the Community Redevelopment
Agency of the City of Santa Ana on
Date:
Recording Secretary
City of Santa Ana
47
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3/4/04 LES
RESOLUTION NO. CRA 2004 -04
RESOLUTION OF THE SANTA ANA COMMUNITY
REDEVELOPMENT AGENCY RECEIVING AND
FILING THE PROPOSED REDEVELOPMENT
PLAN AMENDMENTS TO MERGE THE CENTRAL CITY,
INTER -CITY COMMUTER STATION, NORTH HARBOR,
SOUTH HARBOR, SOUTH MAIN, AND BRISTOL
CORRIDOR REDEVELOPMENT PROJECT AREAS
AND REFERRING THE PROPOSED AMENDMENTS
TO THE PLANNING COMMISSION OF THE CITY
OF SANTA ANA FOR ITS REPORT AND
RECOMMENDATION
BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT AGENCY OF THE
CITY OF SANTA ANA, AS FOLLOWS:
Section 1: The Community Redevelopment Agency of the City of Santa
Ana hereby finds, determines and declares as follows:
A. On July 2, 1973, by Ordinance No. 1173, the City Council of the City of
Santa Ana ( "City Council ") approved and adopted a redevelopment plan for the
Central City Redevelopment Project ( "Central City Project'); and
B. On July 6, 1982, by Ordinance No. NS -1636, the City Council adopted
a redevelopment plan for the Inter -City Commuter Station Redevelopment
Project ( "Inter -City Project'); and
C. On July 6, 1982, by Ordinance No. NS -1637, the City Council adopted
a redevelopment plan for the North Harbor Redevelopment Project ( "North
Harbor Project'); and
D. On July 6, 1982, by Ordinance No. NS -1638, the City Council adopted
a redevelopment plan for the South Harbor Redevelopment Project ( "South
Harbor Project'); and
E. On July 6, 1982, by Ordinance No. NS -1639, the City Council adopted
a redevelopment plan for the South Main Redevelopment Project ( "South Main
Project'); and
F. On December 4, 1989, by Ordinance No. NS -2039, the City Council
adopted a redevelopment plan for the Bristol Corridor Redevelopment Project
(`Bristol Corridor Project'); and
49
3/4/04 LES
G. The "Existing Plans" consist of the Redevelopment Plans, as
amended, prepared for the Central City Project, Inter -City Project, North Harbor
Project, South Harbor Project, South Main Project, and the Bristol Corridor
Project and the territory included within the Existing Plans is referred to as the
"Project Areas "; and
H. The Santa Ana Community Redevelopment Agency ( "Agency ") is
vested with the responsibility to carry out the Existing Plans; and
I. The Agency desires to amend each of the Existing Plans
( "Amendments ") to merge the Project Areas in order to combine the tax
increment revenues from the Project Areas and reallocate the revenues to and
among the entire merged Project Area that will best facilitate the revitalization of
blighted areas through economic vitality and increase and improve housing
opportunities; and
J. Sections 33346, 33356 and 33453 of the Community Redevelopment
Law (Health and Safety Code Section 33000 et seq.) provide that, prior to a joint
public hearing on a proposed amendment to a redevelopment plan, the
redevelopment agency shall submit the proposed changes to the planning
commission; and
K. The Agency has prepared and completed in draft form the
Amendments to the Existing Plans which are attached hereto as Exhibits A — F
and incorporated herein by this reference.
Section 2. The proposed Amendments to the Existing Plans in draft form
attached hereto as Exhibits A — F, are hereby received and filed by the Agency,
and the Agency is authorized to transmit a copy of the Amendments to affected
taxing entities as part of the Agency's ongoing effort to consult with those entities
about the proposed Amendments.
Section 3. The Executive Director of the Agency is hereby authorized and
directed to transmit a copy of the Amendments to the Planning Commission of
the City of Santa Ana for its report and recommendation.
ADOPTED this day of
AYES:
NOES:
Boardmembers:
Boardmembers:
ABSTAIN: Boardmembers:
NOT PRESENT: Boardmembers:
3/4/04 LES
2004.
Miguel A. Pulido
Chair
APPROVED AS TO FORM:
Joseph W. Fletcher, Agency Counsel
By:
Lisa E. Storck
Assistant Counsel
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Recording Secretary for the Community Redevelopment
Agency, do hereby attest to and certify the attached Resolution No. CRA 2004-
04 to be the original resolution adopted by the Community Redevelopment
Agency of the City of Santa Ana on
Date:
Recording Secretary
City of Santa Ana
51 45
3/4/04 LES
EXHIBIT A
PROPOSED SIXTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
CENTRAL CITY REDEVELOPMENT PROJECT
EXHIBIT B
PROPOSED FOURTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
INTER -CITY COMMUTER STATION REDEVELOPMENT PROJECT
EXHIBIT C
PROPOSED FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
NORTH HARBOR REDEVELOPMENT PROJECT
EXHIBIT D
PROPOSED FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
SOUTH HARBOR REDEVELOPMENT PROJECT
EXHIBIT E
PROPOSED FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
SOUTH MAIN REDEVELOPMENT PROJECT
EXHIBIT F
PROPOSED FOURTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
BRISTOL CORRIDOR REDEVELOPMENT PROJECT
EXHIBIT A
PROPOSED SIXTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
CENTRAL CITY REDEVELOPMENT PROJECT
y1 ;:;;
EXHIBIT 1
1
SIXTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
CENTRAL CITY REDEVELOPMENT PROJECT
BACKGROUND
The Redevelopment Plan ('Redevelopment Plan ") for the Central City Redevelopment Project
('Project' or "Project Area ") was adopted by the City Council of the City of Santa Ana ( "City
Council') on July 2, 1973 by Ordinance No. 1173, The Project Area is comprised of
approximately 694 acres located in the central and northern portions of the City. The
Redevelopment Plan has been amended on June 2, 1975 by Ordinance No. 1258, on
December 1, 1986 by Ordinance No. NS -1877, on October 3, 1994 by Ordinance No. 2234, on
May 6, 1996 by Ordinance No. NS -2290, and on August 2, 1999 by Ordinance No. 2396.
The Santa Ana Community Redevelopment Agency ( "Agency ") is proposing a sixth amendment
( "Sixth Amendment') to the Redevelopment Plan, the sole purpose of which is to merge the
Project Area with the Inter -City Commuter Station Redevelopment Project, North Harbor
Redevelopment Project, South Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project ( "Merged Projects "), No amendment is
proposed to the financial or time limits or the boundaries of the Project Area. The financial and
time limits in effect and stated in the Redevelopment Plan, as amended, for the Project Area
shall remain in force and effect.
The Redevelopment Plan is hereby further amended to include a new Part IX to the
Redevelopment Plan to read as follows:
X. MERGER
Upon the effective date of the ordinance adopting the Sixth Amendment to the
Redevelopment Plan, and provided the ordinances become effective amending the
Redevelopment Plans for the Merged Projects, the Central City Redevelopment Project will
hereby be merged with the Inter -City Commuter Station Redevelopment Project, North Harbor
Redevelopment Project, South Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project, collectively referred to as the "Merged
Redevelopment Projects ".
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19090.003.002/02 /23/04 ?�,
EXHIBIT 1
2
EXHIBIT B
PROPOSED FOURTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
INTER -CITY COMMUTER STATION REDEVELOPMENT PROJECT
055
EXHIBIT 1
3
FOURTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
INTER -CITY COMMUTER STATION REDEVELOPMENT PROJECT
BACKGROUND
The Redevelopment Plan ('Redevelopment Plan ") for the Inter -City Commuter Station
Redevelopment Project ( "Project' or "Project Area ") was approved and adopted by the City
Council of the City of Santa Ana ( "City Council ") on July 6, 1982 by Ordinance No. NS -1636.
The Project Area contains approximately 536 acres. The Redevelopment Plan has been
amended on October 3, 1994 by Ordinance No. 2234, on May 6, 1996 by Ordinance No. NS-
2289, and on August 2, 1999 by Ordinance No. 2396.
The Santa Ana Community Redevelopment Agency ( "Agency ") is proposing a fourth
amendment ( "Fourth Amendment') to the Redevelopment Plan, the sole purpose of which is to
merge the Project Area with the Central City Redevelopment Project, North Harbor
Redevelopment Project, South Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project ( "Merged Projects "). No amendment is
proposed to the financial or time limits or the boundaries of the Project Area. The financial and
time limits stated in the Redevelopment Plan, as amended, for the Project Area shall remain in
force and effect.
The Redevelopment Plan is hereby further amended to include a new Part X to the
Redevelopment Plan to read as follows:
X. ( §1000) MERGER
Upon the effective date of the ordinance adopting the Fourth Amendment to the
Redevelopment Plan, and provided the ordinances become effective amending the
Redevelopment Plans for the Merged Projects, the Inter -City Commuter Station Redevelopment
Project will hereby be merged with the Central City Redevelopment Project, North Harbor
Redevelopment Project, South Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project, collectively referred to as the "Merged
Redevelopment Projects ".
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EXHIBIT 1
4
EXHIBIT C
PROPOSED FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
NORTH HARBOR REDEVELOPMENT PROJECT
y
EXHIBIT I
m
FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
NORTH HARBOR REDEVELOPMENT PROJECT
BACKGROUND
The Redevelopment Plan ('Redevelopment Plan ") for the North Harbor Redevelopment Project
( "Project' or `Project Ares') was approved and adopted by the City Council of the City of Santa
Ana ( "City Council ") on July 6, 1982 by Ordinance No. NS -1637. The Project Area contains
approximately 428 acres. The Redevelopment Plan has been amended on October 3, 1994 by
Ordinance No. 2234, on May 6, 1996 by Ordinance No. NS -2291, on August 2, 1999 by
Ordinance No. 2396, and on January 20, 2004 by Ordinance No. NS -2641.
The Santa Ana Community Redevelopment Agency ( "Agency') is proposing a fifth amendment
( "Fifth Amendment') to the Redevelopment Plan, the sole purpose of which is to merge the
Project Area with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, South Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project ( "Merged Projects'). No amendment is
proposed to the financial or time limits or the boundaries of the Project Area. The financial and
time limits stated in the Redevelopment Plan, as amended, for the Project Area shall remain in
force and effect.
The Redevelopment Plan is hereby further amended to include a new Part X to the
Redevelopment Plan to read as follows:
X. ( §1000) MERGER
Upon the effective date of the ordinance adopting the Fifth Amendment to the
Redevelopment Plan, and provided the ordinances become effective amending the
Redevelopment Plans for the Merged Projects, the North Harbor Redevelopment Project will
hereby be merged with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, South Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project, collectively referred to as the "Merged
Redevelopment Projects ".
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EXHIBIT 1
6
EXHIBIT D
PROPOSED FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
SOUTH HARBOR REDEVELOPMENT PROJECT
EXHIBIT 1
7
FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
SOUTH HARBOR REDEVELOPMENT PROJECT
BACKGROUND
The Redevelopment Plan ('Redevelopment Plan ") for the South Harbor Redevelopment Project
(`Project' or "Project Area ") was approved and adopted by the City Council of the City of Santa
Ana ( "City Council ") on July 6, 1982 by Ordinance No. NS -1638. The Project Area contains
approximately 1,050 acres. The Redevelopment Plan has been amended on August 3, 1992 by
Ordinance No. NS -2167, on October 3, 1994 by Ordinance No. 2234, on August 2, 1999 by
Ordinance No. 2396, and on January 20, 2004 by Ordinance No, NS -2641.
The Santa Ana Community Redevelopment Agency ( "Agency ") is proposing a fifth amendment
( "Fifth Amendment') to the Redevelopment Plan, the sole purpose of which is to merge the
Project Area with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, North Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project ( "Merged Projects "). No amendment is
proposed to the financial or time limits or the boundaries of the Project Area. The financial and
time limits stated in the Redevelopment Plan, as amended, for the Project Area shall remain in
force and effect.
The Redevelopment Plan is hereby further amended to include a new Part X to the
Redevelopment Plan to read as follows:
X. ( §1000) MERGER
Upon the effective date of the ordinance adopting the Fifth Amendment to the
Redevelopment Plan, and provided the ordinances become effective amending the
Redevelopment Plans for the Merged Projects, the South Harbor Redevelopment Project will
hereby be merged with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, North Harbor Redevelopment Project, South Main Redevelopment
Project, and the Bristol Corridor Redevelopment Project, collectively referred to as the "Merged
Redevelopment Projects ".
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EXHIBIT 1
5 8
EXHIBIT E
PROPOSED FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
SOUTH MAIN REDEVELOPMENT PROJECT
awl
EXHIBIT 1
9
FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
SOUTH MAIN REDEVELOPMENT PROJECT
BACKGROUND
The Redevelopment Plan ('Redevelopment Plan ") for the South Main Redevelopment Project
('Project' or "Project Area ") was approved and adopted by the City Council of the City of Santa
Ana ( "City Council ") on July 6, 1982 by Ordinance No. NS -1639. The Project Area contains
approximately 1,500 acres. The Redevelopment Plan has been amended on October 3, 1994
by Ordinance No. 2234, on July 17, 1995 by Ordinance No. NS -2256, on August 2, 1999 by
Ordinance No. 2396, and on January 20, 2004 by Ordinance No. NS -2641.
The Santa Ana Community Redevelopment Agency ( "Agency ") is proposing a fifth amendment
( "Fifth Amendment') to the Redevelopment Plan, the sole purpose of which is to merge the
Project Area with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, North Harbor Redevelopment Project, South Harbor Redevelopment
Project, and the Bristol Corridor Redevelopment Project ( "Merged Projects "). No amendment is
proposed to the financial or time limits or the boundaries of the Project Area. The financial and
time limits stated in the Redevelopment Plan, as amended, for the Project Area shall remain in
force and effect.
The Redevelopment Plan is hereby further amended to include a new Part X to the
Redevelopment Plan to read as follows:
X. ( §1000) MERGER
Upon the effective date of the ordinance adopting the Fifth Amendment to the
Redevelopment Plan, and provided the ordinances become effective amending the
Redevelopment Plans for the Merged Projects, the South Main Redevelopment Project will
hereby be merged with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, North Harbor Redevelopment Project, South Harbor Redevelopment
Project, and the Bristol Corridor Redevelopment Project, collectively referred to as the "Merged
Redevelopment Projects ".
PA0401011. S NA. C K: g bd
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yu
6 2
EXHIBIT 1
10
EXHIBIT F
PROPOSED FOURTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
BRISTOL CORRIDOR REDEVELOPMENT PROJECT
EXHIBIT 1
11
FOURTH AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
BRISTOL CORRIDOR REDEVELOPMENT PROJECT
BACKGROUND
The Redevelopment Plan (`Redevelopment Plan ") for the Bristol Corridor Redevelopment
Project ( "Project' or "Project Area ") was approved and adopted by the City Council of the City of
Santa Ana ( "City Council ") on December 4, 1989 by Ordinance No. NS -2039. The Project Area
contains approximately 781 acres. The Redevelopment Plan has been previously amended on
October 3, 1994 by Ordinance No. 2231 and Ordinance No. NS -2234, and on August 2, 1999
by Ordinance No. NS -2396.
The Santa Ana Community Redevelopment Agency ( "Agency ") is proposing a fourth
amendment ( "Fourth Amendment') to the Redevelopment Plan, the sole purpose of which is to
merge the Project Area with the Central City Redevelopment Project, Inter -City Commuter
Station Redevelopment Project, North Harbor Redevelopment Project, South Harbor
Redevelopment Project, and the South Main Redevelopment Project ( "Merged Projects "). No
amendment is proposed to the financial or time limits or the boundaries of the Project Area. The
financial and time limits stated in the Redevelopment Plan, as amended, for the Project Area
shall remain in force and effect.
The Redevelopment Plan is hereby further amended to include a new Part X to the
Redevelopment Plan to read as follows:
X. ( §1000) MERGER
Upon the effective date of the ordinance adopting the Fourth Amendment to the
Redevelopment Plan, and provided the ordinances become effective amending the
Redevelopment Plans for the Merged Projects, the Bristol Corridor Redevelopment Project will
hereby be merged with the Central City Redevelopment Project, Inter -City Commuter Station
Redevelopment Project, North Harbor Redevelopment Project, South Harbor Redevelopment
Project, and the South Main Redevelopment Project, collectively referred to as the "Merged
Redevelopment Projects ".
PA0401011.SNA.CK:gbd
19090.003.002102 /23/04
����
6
4
EXHIIBIT 1
5
12
PRELIMINARY REPORT
forthe
MERGER
of the
SANTA ANA REDEVELOPMENT PROJECTS
Prepared for:
THE COMMUNITY REDEVELOPMENT AGENCY
of the
CITY OF SANTA ANA
Prepared by:
Keyser Marston Associates, Inc.
FEBRUARY 2004
EXHIBIT 2
F )
N
PRELIMINARY REPORT
forthe
MERGER
of the
SANTA ANA REDEVELOPMENT PROJECTS
Prepared for:
THE COMMUNITY REDEVELOPMENT AGENCY
of the
CITY OF SANTA ANA
FEBRUARY 2004
Prepared by:
Keyser Marston Associates, Inc.
500 South Grand Avenue, Suite 1480
Los Angeles, California 90017
1660 Hotel Circle North, Suite 716
San Diego, California 92108
Golden Gateway Commons
55 Pacific Avenue Mall
San Francisco, California 94111
EXHIBIT 2
TABLE OF CONTENTS
I. INTRODUCTION .................................................................................... ..............................1
A. PRELIMINARY REPORT PURPOSE AND CONTENTS .................... ..............................1
B. BACKGROUND .................................................................................. ..............................2
C. GOALS AND OBJECTIVES ................................................................ ..............................8
D. AGENCY ACCOMPLISHMENTS ........................................................ ..............................8
II. REASONS FOR AMENDING THE REDEVELOPMENT PLANS ........ .............................12
III. PROPOSED PROJECTS AND PROGRAMS ...................................... .............................13
A. REDEVELOPMENT PROGRAMS... ................... ........................................... .............. 14
1. Economic /Community Development ............................................... .............................14
2. Public Facility Development ............................................................ .............................14
3. Infrastructure Improvements ............................................................ .............................14
4. Housing Program ............................................................................. .............................14
IV. PRELIMINARY ASSESSMENT OF PROPOSED METHOD OF FINANCING,
ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING DIVISION OF
TAXES PURSUANT TO SECTION 33670 ........................................... .............................16
A. ESTIMATED TOTAL PROJECT COSTS ........................................... .............................16
B. FINANCING METHODS AVAILABLE TO THE AGENCY .................. .............................19
C. PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND REASONS
FOR INCLUDING TAX INCREMENT FINANCING ............................ .............................21
FIGURES
1. Santa Ana Redevelopment Project Area Boundaries .............................. ..............................3
TABLES
Table 1 - Organization of the Preliminary Report ............................................ ..............................2
Table 2 — Time and Financial Limits ............................................................... ..............................4
Table 3 — Summary of Objectives ................................................................... ..............................9
Table 4 — Financial Feasibility Cash Flow — Merged Project Area ................. .............................22
Table 5 — Revenue and Expenditure Detail — Merged Project Area .............. .............................23
Table 6 - Existing Debt Service and Other Senior Obligations ...................... .............................24
Table 7 - Tax Increment Revenue Projection — Merged Project Area ........... .............................25
Table 7 a - Tax Increment Revenue Projection — Central City Project .......... .............................26
Table 7 b - Tax Increment Revenue Projection — Inter -City Project ............... .............................27
Table 7 c - Tax Increment Revenue Projection — North Harbor Project Area .............................28
Table 7 d - Tax Increment Revenue Projection — South Harbor Project ........ .............................29
Table 7 e - Tax Increment Revenue Projection — South Main Project ........... .............................30
Table 7 f - Tax Increment Revenue Projection — Bristol Corridor Project ...... .............................31
Preliminary Report for the Merger of the Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects
Page i
PA0402006.S NTA', CK:gbd
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k
INTRODUCTION
A. PRELIMINARY REPORT PURPOSE AND CONTENTS
This Preliminary Report ( "Report ") for the proposed adoption of the merger amendments
( "Amendments" or "Merger ") to the existing Redevelopment Plans ( "Redevelopment
Plans" or "Plans ") for the Central City Redevelopment Project, Inter -City Commuter
Station Redevelopment Project, North Harbor Redevelopment Project, South Harbor
Redevelopment Project, South Main Redevelopment Project, and the Bristol Corridor
Redevelopment Project ( "Project Areas' or "Projects ") has been prepared by the Santa
Ana Community Redevelopment Agency ( "Agency ") to fulfill the requirements of
Sections 33486, 33457.1, 33354.6 and 33344.5 of the Community Redevelopment Law
(Health and Safety Code Section 33000 et seq., the "CRL "). As discussed in the
following section, the purpose of the proposed Amendments is to merge the Project
Areas ( "Merged Project Area ") for more efficient administration of the Agency's
redevelopment program and to contribute to revitalization of the Project Areas through
increased economic vitality of such areas and through increased and improved housing
opportunities in or near such areas.
Section 33354.6(a) of the CRL requires that when an agency proposes to amend a
redevelopment project that utilizes tax increment to add territory to a project area; to
increase either the limitation on the number of dollars (tax increment limit) to be
allocated to the redevelopment agency or the time limit on establishing loans, advances,
and indebtedness (debt establishment); to lengthen the period during which the Plan is
effective (plan effectiveness); to merge projects, or to add significant additional capital
improvement projects; an agency shall follow the same procedures it would for the
adoption of a plan. Section 33486 of the CRL provides a merger may proceed by
amendment of each redevelopment plan as provided in Article 12 (commencing with
CRL Section 33450). Section 33457.1 of the CRL provides that "[t]o the extent
warranted by a proposed amendment to a redevelopment plan, (1) the ordinance
adopting an amendment to the redevelopment plan shall contain the findings required by
Section 33367... "Therefore, because the Agency is proposing to merge projects, which
is a technical amendment, the Agency will follow applicable provisions, to the extent
warranted, of CRL Sections 33320.1, et seq. and 33450, et seq. Pursuant to Section
33457.1 of the CRL, the Merger of the Projects does not and will not require re-
establishing blight or demonstrating that significant blight remains within the Project
Areas.
As part of the process of amending the Plans, the CRL requires that specific information
be provided to taxing agencies and officials ( "affected taxing entities ") prior to adoption
of the proposed Amendments. Such information includes, the Preliminary Report
required by Section 33344.5, with discussion and sections included to the extent
warranted by Section 33457.1. As outlined in Table 1 below, this Preliminary Report
includes the reasons for amending the Redevelopment Plans, an overview of existing
Preliminary Report for the Merger of the Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 1
PA04020065 NTA:CK:gbd
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69
conditions within the Project Areas, and a preliminary assessment of the financial
feasibility of merging the Project Areas.
Table 1 - Organization of the Preliminary Report
CRL
SUBDIVISION
REPORT'
SECTION
SECTION
NO.
33344.5(a)
The reasons for the Amendments to mere the Project Areas.
II
33344.5(b)
A description of the physical and economic conditions existing in the Merged
N/A
Project Area. Not required for a merger)
33344.5(c)
A description of the Merged Project Area which is sufficiently detailed for a
determination as to whether the Merged Project Area is predominantly
N/A
urbanized. Not required for a merger)
33344.5(d)
A preliminary assessment of the proposed method of financing the
IV
redevelopment of the Merged Project Area, including an assessment of the
continued economic feasibility of the Projects after the Merger and the
reasons for the continued provision for the division of taxes pursuant to CRL
Section 33670 in the Redevelopment Plans.
33344.5(e)
A descri tion of the on-going specific projects proposed by the Agency.
III
33344.5(f)
33354.6(b)
A description of how the projects to be pursued by the Agency in the
Merged Project Area will improve or alleviate the conditions described in
IV
subdivision (b), and the relationship between the proposed Merger and the
costs of the projects to eliminate remaining blight, (A description of how the
projects will alleviate the blighting conditions described in subdivision (b) is
not required for a merger)
B. BACKGROUND
The Agency is in charge of implementing redevelopment within the City of Santa Ana.
As previously stated, the Agency is proposing to merge all six (6) of the City's
redevelopment project areas (Central City Redevelopment Project, Inter -City Commuter
Station Redevelopment Project, North Harbor Redevelopment Project, South Harbor
Redevelopment Project, South Main Redevelopment Project, and the Bristol Corridor
Redevelopment Project). In total, the Merged Project Area will contain approximately
4,989 acres, which comprises approximately 29 percent of the total acres located in the
City. Figure 1 shows the boundaries of the Project Areas, which are located throughout
the City primarily along major commercial corridors. Table 2 provides a summary of
each of the Project Areas including the current time and financial limits as described in
the Redevelopment Plans, as amended. The following is an overview of the
Redevelopment Projects:
Preliminary Report for the Merger of the
Santa Ana Redevelopment Projects
PA040200E.SNTA,CK:gbd
19090.003.003/02121104
Keyser Marston Associates, Inc.
Page 2
FIGURE 1
Redevelopment Project Areas
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Central City Redevelopment Project
Central City Redevelopment Project was adopted on July 2, 1973, by Ordinance No. NS-
1173. The Central City Redevelopment Plan was first amended on June 2, 1975, by
Ordinance No. NS -1258 to restate the plan and amend certain provisions, including
adding territory to the existing project area, simplifying land use standards, and
establishing a plan effectiveness limit of 30 years (later extended to 40 years). The
second amendment adopted by Ordinance No. NS -1877 on December 1, 1986, in
accordance with SB 690 established a tax increment limit ($3,000,000,000), established
a time limit on incurring debt (July 2, 2008) and established a limit on initiating eminent
domain proceedings by 12 years (December 1, 1986). The third amendment adopted by
Ordinance No. NS -2234 on October 3, 1994 amended the plan to reduce the time limit
on incurring debt (January 1, 2004) and establishes a limit for the receipt of tax
increment/repayment of debt (July 2, 2018). The fourth amendment adopted on May 6,
1996 by Ordinance No. NS -2290 extended the Agency's eminent domain authority within
the project area by 12 years until May 6, 2008. The fifth amendment to the
redevelopment plan adopted by Ordinance No. NS -2396 on August 2, 1999, extended
plan effectiveness limit by ten years (July 2, 2013) and the limit on receipt of tax
increment /repayment of debt by five years (July 2, 2023) to the maximum permitted by
Assembly Bill 1290 ( "AB 1290 ") as permitted by Assembly Bill 1342 ( "AB 1342 "). The
proposed Merger amendment will be the sixth amendment to the Central City
Redevelopment Plan.
Inter —City Commuter Station Redevelopment Project
The Inter -City Commuter Station Redevelopment Project was adopted on July 6, 1982
by Ordinance No. NS -1636. On October 3, 1994, in accordance with AB 1290, the Inter -
City Commuter Station Redevelopment Plan was first amended by Ordinance No. NS-
2234 to establish certain time limits including a time limit on incurring debt of January 1,
2004; a time limit on plan effectiveness of July 6, 2012 and limit on receipt of tax
increment /repayment of debt of July 6, 2022. [The same limits were established for
South Main, South Harbor and North Harbor Redevelopment Plans]. The second
amendment adopted on May 6, 1996 by Ordinance No. NS -2289 extended the Agency's
eminent domain authority within the project area by 12 years until May 6, 2008. On
August 2, 1999, the third amendment adopted by Ordinance No. NS -2396 extended the
time limit on plan effectiveness by 10 years to July 6, 2022 and the limit on receipt of tax
increment by 10 years to July 6, 2032 to coincide with the maximum time limits
prescribed by AB 1290 as amended by a summary ordinance in accordance with AB
1342. The proposed Merger will be the fourth amendment to the Inter -City Commuter
Station Redevelopment Plan.
Preliminary Report for the Merger of the EXIUBIT L Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 5
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North Harbor Redevelopment Project
The North Harbor Redevelopment Project was adopted on July 6, 1982 by Ordinance
No. NS -1637. On October 3, 1994, in accordance with AB 1290, the North Harbor
Redevelopment Plan was first amended by Ordinance No. NS -2234 to establish certain
time limits including a time limit on incurring debt of January 1, 2004; a time limit on plan
effectiveness of July 6, 2012 and limit on receipt of tax increment /repayment of debt of
July 6, 2022. The second amendment adopted on May 6, 1996 by Ordinance No. NS-
2291 extended the Agency's eminent domain authority within the project area by 12
years until May 6, 2008. On August 2, 1999, the third amendment adopted by
Ordinance No. NS -2396 extended the time limit on plan effectiveness by 10 years to July
6, 2022, and the limit on receipt of tax by 10 years to July 6, 2032 to coincide with the
maximum time limits prescribed by AB 1290 as amended by a summary ordinance in
accordance with AB 1342. The fourth amendment adopted on January 20, 2004 by
Ordinance No. NS -2641 extended the time limit to incur debt to coincide with the plan
effectiveness date of July 6, 2022. The proposed Merger will be the fifth amendment to
the North Harbor Redevelopment Plan.
South Harbor Redevelopment Project
The South Harbor Redevelopment Project was adopted on July 6, 1982 by Ordinance
No. NS -1638. On August 3, 1992, by Ordinance No. NS -2167, the South Harbor
Redevelopment Plan was amended to: 1) extend the Agency's eminent domain authority
within the project area by 12 years until August 3, 2004; 2) modify certain land use
provisions; 3) increase the tax increment limit to $2,600,000,000; 4) increase the bonded
indebtedness limit to $1,000,000,000; 5) increase the time limit to incur debt from 25 to
30 years until August 3, 2022; and 6) increase the plan effectiveness of the South
Harbor Redevelopment Plan from 30 to 40 years until August 3, 2032. On October 3,
1994, the plan was amended a second time by Ordinance No. NS -2234 to reduce
certain time limits in accordance with AB 1290, including the time limit on incurring debt
(January 1, 2004), the time limit on plan effectiveness (July 6, 2012), and the time limit
on receipt of tax increment /repayment of debt (July 6, 2022). On August 2, 1999, the
third amendment adopted by Ordinance No. NS -2396 extended the time limit on plan
effectiveness by 10 years to July 6, 2022, and the limit on receipt of tax increment by 10
years to July 6, 2032 to coincide with the maximum time limits prescribed by AB 1290 as
amended by a summary ordinance in accordance with AB 1342. The fourth amendment
adopted on January 20, 2004, by Ordinance No. NS -2641 extended the time limit for
incurring debt to coincide with the plan effectiveness limit of July 6, 2022. The proposed
Merger will be the fifth amendment to the South Harbor Redevelopment Plan.
Preliminary Report for the Merger of the
Santa Ana Redevelopment Projects
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Keyser Marston Associates, Inc.
Page 6
South Main Redevelopment Project
The South Main Redevelopment Project was adopted on July 6, 1982 by Ordinance No,
NS -1639. On October 3, 1994, in accordance with AB 1290, the South Main
Redevelopment Plan was amended by Ordinance No. NS -2234 to establish certain time
limits including a time limit on incurring debt of January 1, 2004; a time limit on plan
effectiveness of July 6, 2012; and a limit on receipt of tax increment/repayment of debt of
July 6, 2022. On July 17,1995, the redevelopment plan was amended a second time by
Ordinance No. NS -2256 to increase the tax increment ($2,000,000,000) and bond debt
($600,000,000) limits, establish eminent domain authority for 12 years (July 17, 2007),
and add projects to the redevelopment plans capital improvements list. The third
amendment adopted on August 2, 1999 by Ordinance No. NS -2396 extended the time
limit on plan effectiveness by 10 years to July 6, 2022, and the limit on receipt of tax by
10 years to July 6, 2032 to coincide with the maximum time limits prescribed by AB 1290
as amended by a summary ordinance in accordance with AB 1342. The fourth
amendment adopted on January 20, 2004 by Ordinance No. NS -2641 extended the time
limit to incur debt to coincide with the plan effectiveness limit of July 6, 2022. The
proposed Merger will be the fifth amendment to the South Main Redevelopment Plan.
Bristol Corridor Redevelopment Plan
The Bristol Corridor Redevelopment Project was adopted on December 4, 1989 by
Ordinance No. NS -2039. The Bristol Corridor Redevelopment Plan was amended on
October 3, 1994, by Ordinance No. NS -2231 to exempt certain properties from eminent
domain. On October 3, 1994, in accordance with AB 1290, the plan was amended a
second time by Ordinance No. NS -2234 to establish certain time limits including a time
limit on incurring debt of December 4, 2009; a time limit on plan effectiveness of
December 4, 2024 and limit on receipt of tax increment /repayment of debt of December
4, 2034. On August 2, 1999, the third amendment adopted by Ordinance No. NS -2396
extended the time limit on plan effectiveness by 5 years to December 4, 2029 and the
limit on receipt of tax by 5 years to December 4, 2039 to coincide with the maximum time
limits prescribed by AB 1290 as amended by a summary ordinance in accordance with
AB 1342. The proposed Merger will be the fourth amendment to the Bristol Corridor
Redevelopment Plan.
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C. GOALS AND OBJECTIVES
The Agency's Five -Year (2000 -2005) Implementation Plan outlines various
Redevelopment Plan goals and objectives for each of the Project Areas. In general, the
goals and objectives are summarized below, and are outlined for each of the Project
Areas on Table 3.
Eliminate physical blight.
2. Create new employment opportunities.
3. Encourage uniform and consistent land use patterns.
4. Encourage private commercial /industrial rehabilitation, development, and capital
investment.
5. Implement the City's General Plan.
6. Encourage highest and best use of available land consistent with the General
Plan.
7. Provide or replace public streets, alleys, parks, sidewalks, sewers, storm drains,
traffic signals, lighting systems, and other public facilities and improvements as
necessary.
8. Develop vacant or underutilized industrial land.
9. Provide for increased sales, business license, and other fees, taxes, and
revenues to the City of Santa Ana.
10. Expand the community's supply of housing, including opportunities for low and
moderate income housing.
D. AGENCY ACCOMPLISHMENTS
Redevelopment in Santa Ana began with the adoption of the Central City
Redevelopment Project in 1973. The project was adopted in response to deteriorating
conditions in the downtown. The decline of the downtown began in the 1960's when
growth in the Orange County suburbs resulted in Santa Ana's decline as the central
Preliminary Report for the Merger of the Keyser Marston Associates, Inc.
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19090.003.003102127104 6
TABLE 3
SUMMARY OF REDEVELOPMENT PLAN OBJECTIVES
REDEVELOPMENT PLAN MERGER AMENDMENTS
SANTA ANA REDEVELOPMENT AGENCY
Prepared by: Keyser Marston Assoclates, Inc,
Filename: i:B W MSenta Ana - Summary of Objectives \2/26/2004 \4:06 PM; ema
EXHIBIT 2
0
Project Areas
Objective
Central
Inter -City
N. Harbor
S. Harbor
South Main
Bristol
Eliminate physical blight
X
X
X
X
X
X
Restore the economic /social health of the downtown area
X
Stimulate development and revitalization of downtown area
X
Strenghten vehicular access between downtown /retail ctrs.
X
Implementing street bee utificatlon /enhancement programs
X
X
X
X
Preserve the aesthetic and cultural qualities of the City
X
Assist in the re- establishment of businesses
X
Improve the City's tax base and employment opportunities
X
X
X
X
X
X
Preserve the retail vitality of the community
X
Make the area a source of pride to residents /workers
X
X
X
X
X
X
Encourage uniformed /consistent land use patterns
X
X
X
X
Encourage private commercial /industrial development
X
X
X
X
X
Implement the General Plan
X
X
X
X
X
X
Encourage highest and best use consistent w /Gen.Plan
X
X
X
X
Improve traffic circulation to /from Amtrak Station
X
Remove obsolete and substandard structures
X
Improve land use potential
X
Assemble sites for commercial /industrial developments
X
Rehabilitate un- reinforced masonry structures
X
Improve infrastructure /public facilities improvements
X
X
X
X
X
X
Improve market potential along Harbor Blvd.
X
X
Develop vacant /underutilized land
X
X
X
X
Improve traffic flow along South Main Street
X
Increase availabllity, of off - street parking
X
Expand housing Including for low /moderate income
X
X
X
X
X
X
Reduce City's annual cost in providing local services
X
Protect the housing stock /neighborhood integrity
X
X
X
X
X
X
Increase sales, business license, and other fees
X
X
X
X
X
X
Provide for participation of property owners in rehabilitation
activities
X
X
X
X
X
X
Prepared by: Keyser Marston Assoclates, Inc,
Filename: i:B W MSenta Ana - Summary of Objectives \2/26/2004 \4:06 PM; ema
EXHIBIT 2
0
marketplace for Orange County. Revitalization objectives included creating convenient
parking, rehabilitating and retrofitting historic structures, and providing infill development
that would support a mix of office, retail and residential uses. In the past 20 years, the
Agency has built six public parking structures, the Fiesta Marketplace, new commercial
office buildings and 600 senior units. Downtown is also the site of the new Ronald
Reagan Federal Building and Courthouse. The following is a list of projects completed
by the Agency within the proposed Merged Project Area:
Central City Redevelopment Project:
• Olson Live -Work lofts (86 total for -sale units)
• Festival Hall Renovation
• Facade Rebate Program (Historic Rehab)
• Bowers Museum of Cultural Art Expansion
• Discovery Science Center
• Orange County Center of Contemporary Art (OCCCA)
• California State University, Fullerton Grand Central Art Center
• Memphis Restaurant
• Second Street Promenade improvements (benches, trash cans, tree lighting,
bollards)
• Fourth Street Streetscape Improvements
• St. Joseph Ballet
• Bowers Kidseum
North Harbor Redevelopment Project
• Riverview West Shopping Center (including Wal -Mart)
South Harbor Redevelopment Project
• Waxie (Janitorial Supplies Company)
• Street Improvements
South Main Redevelopment Project
• Auto Mall
• Doubletree Hotel
• Commercial Rebate Program
Preliminary Report for the Merger of the
Santa Ana Redevelopment Projects
PA0402000,S NTA:CK:911
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Keyser Marston Associates, Inc.
Page 10
Inter -City Redevelopment Project
Regional Transportation Center
4th Street Improvements
Bristol Redevelopment Project
Digital Media Center
Bristol Street Widening
To facilitate rehabilitation of the older commercial buildings many of which are essential
to the historic character of the downtown and to promote new commercial development
the Agency has in the past teamed with the Santa Ana Economic Development
Corporation (which has evolved into the Southland Economic Development Corporation)
to providing funding for the Commercial Rehabilitation Loan Program and the Storefront
Improvement Program. Through the loan programs, the Agency has estimated funding
157 new construction projects and 142 rehabilitation projects. The Agency also
administers the States' Enterprise Zone program that assists businesses in securing
sales, use and hiring tax credits. Through the Enterprise Zone 17,100 jobs have been
"vouchered" for Santa Ana businesses.
The Agency has also funded the reuse of vacant and underutilized historic structures to
benefit the City's Arts Corridor which extends from the Artists Village in the downtown to
Discovery Science Center on north Main at the 1 -5 Freeway. The Agency helped to fund
the renovation and expansion of the Bowers Museum and Cultural Art and acquired the
facility for the Kidseum. Among other cultural sport activities, the Agency assisted in the
acquisition of a site for the new home of the St. Joseph Ballet, a non - profit organization
designed to help under privileged youth.
Redevelopment has contributed substantially to improving the infrastructure within the
Project Areas. Redevelopment funded the Salgado Community Center and numerous
street improvements throughout the neighborhoods.
Preliminary Report for the Merger of the n MIMIT Z Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 11
PA0402006.SNTA:CK:Obd
19090.003003102127104 79
REASONS FOR AMENDING THE REDEVELOPMENT PLANS
The Agency is proposing to amend the Redevelopment Plans to merge the existing Project
Areas. Section 33485 at seq. of the CRL allows for merger of redevelopment project areas as a
matter of public policy if they will result in substantial benefit to the public, and if they contribute
to the revitalization of the Project Areas through the increased economic vitality of such areas
and through increased and improved housing opportunities in or near such areas. The CRL
also provides that redevelopment project areas, under the jurisdiction of a redevelopment
agency, may be merged without regard to contiguity of the areas, by the amendment of each
affected redevelopment plan. Furthermore, taxes attributable to each project area merged that
are allocated to the redevelopment agency may be allocated to the entire merged project area
for the purpose of paying the principal of, and interest on, indebtedness incurred by the
redevelopment agency to finance or refinance, in whole or in part, the merged redevelopment
project.
The proposed Merger of the Project Areas is a technical amendment that will allow the Agency
to combine revenues from the six separate Project Areas. The Merger will also allow the
Agency to prioritize spending of available tax increment revenue in order to maximize efficiency
in the implementation of the Agency's redevelopment program. The Agency's redevelopment
program will continue to be those activities identified in its five -year Implementation Plan
(currently 2000- 2005). The proposed Merger will have a substantial benefit to the public by
allowing the Agency to efficiently implement its redevelopment program, which is targeted at
revitalizing blighted areas and increasing the economic vitality of such areas. In addition, the
Agency will continue to implement its affordable housing program, which currently exceeds the
CRL's requirements for affordable housing unit production. The proposed Merger will not allow
the Agency to collect any additional tax increment beyond the limits identified in the
Redevelopment Plans. No increase in any financial limit or extension of any time limit is
proposed as part of the Amendments.
Preliminary Report for the Merger of the
Santa Ana Redevelopment Projects
PA0402006SNTA:CK:9bd
19090.003.003I02127l04 1 0
Keyser Marston Associates, Inc.
Page 12
III. PROPOSED PROJECTS AND PROGRAMS
In the past, the Agency has implemented separate programs in each of the six redevelopment
Project Areas. The Agency's existing Five -Year Implementation Plan includes all of the six
Project Areas within this single document and outlines the project and programs for each of the
six Project Areas. With the proposed Merger, the Agency intends to consolidate the individual
projects and programs for each of the six Project Areas into one set of projects and programs
for the Merged Project Area that will be funded from the combined tax increment from the
Merged Project Area. The Agency is not adding any new projects and programs and the
existing Five -Year Implementation Plan will continue to be the implementation plan for the
Merged Project Area. How and which programs are implemented within the Merged Project
Area depends on the needs and objectives of the Merged Project Area and will be determined
by the Agency consistent with the Five -Year Implementation Plan.
Due to the lengthy timeframe for implementing the Redevelopment Plans, the redevelopment
program needs to be flexible and provide the capability to respond to changes and private
sector interest in the Merged Project Area. The strategy to attain the goals and objectives is to
use public investment to attract and stimulate private investment. The Agency uses legal
agreements to form public - private partnerships leading to development of industrial sites,
commercial centers, office buildings, and housing. The following description of proposed
projects and programs is presented for the Merged Project Area. As stated above, the Agency
will continue to address the needs within the Merged Project Area as described in the Five -Year
Implementation Plan. However, the Agency will approach community redevelopment from the
perspective of how best to achieve the redevelopment objectives from a citywide basis.
Based upon the Agency's Five -Year Implementation Plan (January 1, 2000 - December 31,
2005), the proposed redevelopment program for the Merged Project Area includes four (4)
programs, as follows: 1) Economic /Community Development; 2) Public Facility Improvements;
3) Infrastructure Improvements; and 4) Housing. Within Section IV of this Report (financial
feasibility analysis), the above listed programs are identified within the cash flow analysis as
discretionary funds since exact future allocation of Agency revenues for each of the
redevelopment programs beyond the current Five -Year Implementation Plan period cannot be
determined. The Agency will allocate the necessary funds for each program as needed over the
remaining life of the Redevelopment Plans to address each Project Area's conditions, which will
include responding to private sector interests.
The programs are designed to address the most significant blighting conditions in the proposed
Merged Project Area. It is believed that as the most significant blighting conditions are reduced
that further private sector investment will occur in the proposed Merged Project Area leading to
further removal of blight. Therefore, the Agency's program of redevelopment will serve as a
catalyst to remove blighting conditions and spur the preservation, improvement, creation and
maintenance of affordable housing.
Preliminary Report for the Merger of the aanlnl l Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 13
PA0402006.5NTA:CK:gbd
19090.003.00X02I27104 1
A. REDEVELOPMENT PROGRAMS
Economic /Community Development
Economic /Community Development program will consist of the Agency enhancing the
Merged Project Area by assisting in the commercial and industrial rehabilitation/
development through business retention /attraction, rehabilitation loans and site
assemblage. The Agency's efforts in this program will provide new and expanded
opportunities to existing businesses as well as encourage the revitalization of the
proposed Merged Project Area through new commercial and industrial development/
rehabilitation. Rehabilitation loans provided by the Agency could also assist in the
preservation of historic structures through rehabilitation, relocation and reuse. The
Agency will primarily assist private developers in the development/ redevelopment of
vacant, underutilized and blighted properties and will include, as necessary, the
development of parking structures to create additional off - street parking.
Public Facility Development
Public facility -based projects focus on the need for new or improved public facilities such
as parks, community centers, and cultural centers and facilities. The Agency may
participate financially in providing upgraded or new park facilities that are of benefit to
the Merged Project Area by providing adequate recreational facilities in the proposed
Merged Project Area. The Agency proposes to provide assistance in the development of
art and cultural facilities including adequate parking facilities and assistance in the
overall attraction of artists and art galleries to the Artists Village.
Infrastructure Improvements
Infrastructure improvements include projects that will assist with the future development
of the Merged Project Area Including, but not limited to, the following: 1) transportation
and circulation improvements which may entail street widening, construction of street
medians, land configuration, street maintenance, and improved traffic signalization; 2)
sewer improvements to alleviate infrastructure inadequacies, meet flow requirements
and ensure public safety; 3) storm drain improvements including capacity for existing
and new development to ensure proper drainage and on -going street maintenance of
Merged Project Area streets; and 4) public infrastructure improvements including
sidewalks, curbs and gutters, streetscape improvements, public transit improvements,
create pedestrian links and develop enhanced parkways and sidewalks, and provide
access to the disabled.
Housing Program
As required by State law, not less than 20 percent of tax increment funds allocated to the
Agency pursuant to CRL Section 33670 must be deposited into the Housing Fund to be
used to assist in increasing, improving and preserving the City's supply of low and
Preliminary Report for the Merger of the r nnina Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 14
PA04020003 NTA:CK:gbd
19090.003.003/02 /27/04
moderate income housing available at affordable housing cost. For the Bristol Corridor
Project, as part of a settlement agreement, the Agency agreed to set -aside 30 percent of
the tax increment allocated to the Agency for affordable housing. Most of the Agency's
affordable housing requirements will be met through the rehabilitation /development of
affordable housing within the Merged Project Area. The Agency has adopted resolutions
for all Project Areas to allow expenditures from the Housing Fund to be used outside of
Project Areas' boundaries. Therefore, money could be spent anywhere in the City
depending on the need. The Agency will evaluate projects outside of the Merged Project
Area to determine the overall merits and benefits to the Agency and City as a whole.
The Agency in its current Five -Year (2000 -2005) Implementation Plan have outlined six
(6) primary programs related to affordable housing: 1) Multi - Family Residential
Rehabilitation Programs; 2) Single- family Residential Rehabilitation Programs; 3)
Housing Mortgage Assistance /First Time Home Buyer Program; 4) New Residential
Construction and substantial Rehabilitation Programs; 5) Mobile Home Parks Program;
and 6) Assistance for the Preservation of Affordable Units.
The Multi - Family Residential Rehabilitation Programs involves alleviating blighting
conditions at overcrowded, small apartment complexes by working within focused
neighborhoods to provide the necessary financing to improve the conditions of these
properties. The Single - Family Residential Rehabilitation Programs are administered
through the City's Community Development Agency and include funding by HOME,
CBDG, and the Agency's housing set -aside funds. This program is available to very
low -, low and moderate income families, with the majority of the funds going to
households in the very low- and low range. The Agency's set -aside funds provide
approximately 20 loans annually in the amount of $20,000 to $30,000. The Agency and
City will implement a mortgage assistance program for first time homebuyers. As part of
the New Residential Construction and Substantial Rehabilitation Programs, the Agency
will participate with the private sector for - profit and nonprofit housing developers to
develop and substantially rehabilitate a mix of ownership and rental housing
opportunities throughout the City.
The City has a total of 29 mobile home parks, which serve a substantial number of very
low- and low income seniors and families. The City provides Agency loans between
$5,000 — $7,500 to cover the cost of rehabilitation to mobile home units for eligible very
low -, low and moderate income persons. This program will be funded through HOME
funds and Agency funds. In addition, the Agency provides loans up to $20,000 for
replacement mobile homes. The Agency, in cooperation with the Housing Authority, will
continue to work with owners of affordable housing projects, which have expiring
affordable housing covenants.
Preliminary Report for the Merger of the
Santa Ana Redevelopment Projects
0402006SNTA:
19 b 3
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Keyser Marston Associates, Inc.
Page 15
IV. PRELIMINARY ASSESSMENT OF PROPOSED METHOD OF FINANCING,
ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING DIVISION OF TAXES
PURSUANT TO SECTION 33670
Section 33344.5(c) of the CRL provides that the Preliminary Report for the merger contain a
preliminary assessment of the proposed method of financing the Merged Project Area, including
an assessment of economic feasibility and the reasons for including a provision for the division
of taxes pursuant to Section 33670 of the CRL. Economic feasibility, for purposes of this
analysis, is defined to be a comparative analysis of anticipated costs for implementation of the
Merged Project Area and the resulting revenues expected to be generated. Economic feasibility
is determined through a summarized feasibility cash flow analysis of the Project Fund for the
Merged Project Area as summarized on the Table 4 cash flow.
A. ESTIMATED TOTAL PROJECT COSTS
A determination of economic feasibility requires an identification of the future resources to
finance future costs associated with redevelopment of the Merged Project Area and the
elimination of remaining blighting conditions. Redevelopment could require significant
participation from the Agency in activities to promote and achieve the desired goals and
objectives of the respective Redevelopment Plans and to address blighting conditions.
The redevelopment program described in this section outlines a set of activities to be
implemented by the Agency for the purpose of facilitating private reinvestment in the
Merged Project Area and eliminating physical and economic blighting influences, and
increasing, improving and preserving the community's supply of low and moderate income
housing. The estimated costs of potential future redevelopment programs over the term of
the cash flow projection are as follows:
Agency Bond Debt Service
Transfers In (Credit)
ERAF (presumed)
Administration
Contractual Obligations
Budgeted Projects
Affordable Housing
Future Loan Repayments
Future Discretionary Uses
Total Estimated Expenditures
Preliminary Report for the Merger of the
ZAHIZIT
Santa Ana Redevelopment Projects
040.006,SA
19090003003I02127 /04
84
$231,702,000
(19,804,000)
48,040,000
106,763,000
254,318,000
2,456,000
579,692,000
70,458,000
184.270,000
$1,457,895,000
Keyser Marston Associates, Inc.
Page 16
Agency Bond Debt Service
The Agency will continue to make principal and interest payments on the 1989 Tax
Allocation Refunding Bonds (Central City, Inter City and South Harbor Project Areas)
and the 2003 Tax Allocation Bonds (South Main Project Area). While the Agency may
elect to incur additional bonded indebtedness in the future, for purposes of this financial
feasibility analysis no additional future bond issues are assumed in the feasibility
projection.
2. Transfers In (Credit)
The Santa Ana Financing Authority issued 1998 Refunding Revenue Bonds, Series A, B,
C and D for the purpose of using the net proceeds to purchase the Agency's 1989 Tax
Allocation Refunding Bonds, Series A, B, C and E referenced above. This enabled the
Agency to realize significant savings in annual debt service payments by utilizing the
leverage of pooling funds permitted by Marks Roos bonds. The rebate of the net
savings is annually reflected in the Transfers In line item of the cash flow projection.
3. ERAF
Chapter 260, Statutes of 2003, (SB 1045) requires redevelopment agencies to shift $135
million in property tax revenues to K -12 schools and community colleges during the
2003 -04 fiscal year. The shift of tax increment revenues will be placed into the
Educational Revenue Augmentation Fund (ERAF). SIB 1045 provides that one -half of
the ERAF obligation of the Agency is calculated based on the gross tax increment
apportioned to the Agency and the other one -half of the ERAF obligation is calculated
based on net tax increment revenues retained by the Agency (net of any pass- through
payments to other taxing entities), as such tax increment revenues are reported in the
Community Redevelopment Agencies Annual Report of the California State Controller
for FY 2001 -02,
The Agency will be required to allocate an ERAF payment to the County Auditor -
Controller totaling over $1,831,000 on or before May 10, 2004. If the Agency determines
that it will not be able to allocate the full amount required, it must enter into an
agreement with its legislative body to fund the difference between the full ERAF payment
required and the amount available for allocation. It is uncertain at the present time as to
whether or not future ERAF payments will be required by the State. It is also not known
whether the ERAF amounts will increase in future years. Therefore, for purposes of the
feasibility projection, it is assumed that commencing in FY 2004 -05, ERAF payments will
continue to be required by the respective Project Areas in subsequent fiscal years and
reflect the current year requirement.
Preliminary Report for the Merger of the Keyser Marston Associates, Inc.
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PA0402006.8NTA:CK:gbd
19090.003003/02127104 85 45
4. Administration
The projected cost to administer the redevelopment program over the life of the Merged
Project Area is based on the Agency's estimate of $4,362,000 for both FY 2004 -05 and FY
2005 -06. Subsequent year administrative costs are projected to increase by an assumed
3% cost of living factor over the term of the projection. The administrative expenditures
are assumed to continue over the effective life of the respective Project Areas.
5. Contractual Obligations
The Agency annually budgets for various existing contractual obligations unique to
specific project areas as well as those of the Agency as a whole. The pre- existing
contractual obligations identified in the Agency's FY 2004 -05 and FY 2005 -06 budget
projection are detailed on Table 6. These annual obligations include trustee fees,
economic development obligations, debt service on certificates of participation, debt
repayments related to site - specific projects and to the City General Fund. The 20%
commercial corridor settlement set -aside from the South Main tax increment revenue is
also incorporated here. The contractual obligations are assumed to continue over the
effective life of the respective Project Areas.
Budgeted Projects
Existing budgeted capital improvement projects identified in the Agency's FY 2004 -05
and FY 2005 -06 budget projection reflects various anticipated capital improvements in
the South Main commercial corridor of the South Main Project Area. Specific
subsequent year project costs were not identified by Agency staff and are not assumed
in the cash flow projection.
Affordable Housing
The Agency is annually required to deposit 20 percent of gross tax increment revenues into
the Low and Moderate Income Housing Fund for the purposes of increasing, improving and
preserving the community's supply of low and moderate income housing. Specific housing
projects, programs and activities have not been delineated in this projection, but assume
that as housing set aside funds become available they are used by the Agency to fund
such expenditures. The set aside requirements of the respective Project Areas are as
follows:
Central City
0%
Inter City
30%
North Harbor
30%
South Harbor
60%
South Main
20%
Bristol Corridor
30%
Preliminary Report for the Merger of the EXHIBIT 1 Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 18
PA0402006.SNTA:CK:gbd
10090.003.003102121104
V
8. Future Loan Repayments
The Table 4 cash flow projects potential cash deficits, such that short -term loans may be
required. The deficits are primarily the result of anticipated ongoing ERAF payments to the
State to address State budget deficits, in which the Agency is assumed to borrow the
required ERAF payment from the Housing Fund. Non -ERAF deficits are assumed to be
funded from other Agency financing sources as necessary over the term of the projection.
The projection assumes that such loans can be advanced to the Agency to meet any future
cash deficits, with the loan principal and interest (assumed at 6 %) to be paid on a pay -as-
you-go basis in subsequent fiscal years. These short -term loans may be funded from any
allowable source noted below.
9. Future Discretionary Proiects
To the extent future tax increment revenues continue to be allocated to the Agency and
exceed debt service, contractual obligations, administrative costs, budgeted capital
improvement projects, ERAF requirements by the State and short term loan repayments,
the financial feasibility analysis assumes that the Agency will exercise its discretion in
funding other future projects, programs or activities of benefit to the Merged Project Area,
including the repayment of any outstanding indebtedness of the Agency. The anticipated
projects, programs or activities that the Agency may undertake as future resources become
available have been presented in this Report.
B. FINANCING METHODS AVAILABLE TO THE AGENCY
The Agency has the legal authority and flexibility to implement the revitalization of the
Merged Project Area utilizing any or all of the following sources: (1) city; (2) state; (3)
federal government; (4) tax increment funds in accordance with provisions of the existing
CRL; (5) new tax allocation bonds; (6) interest income; (7) loans from private financial
institutions; (8) lease or sale of Agency -owned property; (9) donations; (10) developer
payments; and (11) any other legally available public or private sources.
Current provisions of the CRL provide authority to the Agency to create indebtedness,
issue bonds, borrow funds or obtain advances in implementing and carrying out the specific
intents of a redevelopment plan. The Agency is authorized to fund the principal and
interest on the indebtedness, bond issues, borrowed funds or advances from tax increment
revenue and any other funds available to the Agency. To the extent that it is able to do so,
the City may also supply additional assistance through City loans or grants for various
public facilities or other project costs.
The Table 4 feasibility cash flow reflects net tax increment revenues of approximately
$845,082,000 over the term of the cash flow. In addition, nearly $579,692,000 would be
deposited into the Agency's Low and Moderate Income Housing Fund. Other funds may
be available to the Agency, as assumed on the Table 4 feasibility cash flow, including
Preliminary Report for the Merger of the Keyser Marston Associates, Inc.
Santa Ana Redevelopment Projects Page 19
PA0402006,SNTA:CK:gbd
19090.003.003102127104
repayments of monies lent by the Agency and loans from other allowable financing sources
noted above.
Net Tax Increment
Housing Set Aside
Miscellaneous Revenue
Loans
Total Resources
Tax Increment Revenues
$845,082,000
579,692,000
872,000
32,275.000
$1,457,921,000
Table 7 represents the combined summary of tax increment revenues that have been
projected for the Merged Project Area. The projections of the incremental taxable values
and resulting tax increment revenues for each of the respective redevelopment project
areas are shown in Tables 7a — 7f. Reported assessed values for each project area
provide the basis for the respective tax increment projections (values as reported by the
Orange County Auditor - Controller for FY 2003 -04). Future tax increment revenues are
based upon assumed increases in the annual incremental assessed valuation resulting
from a real property 4% annual inflationary increase allowable under Article XIIIA of the
California Constitution.
The gross tax increment revenues projected for the Merged Project Area over the term of
the feasibility cash flow projection amounts to $1,961,741,000, of which $579,692,000
would be deposited into the Low and Moderate Income Housing Fund, $39,235,000 would
be paid in County administrative charges, $447,173,000 would be paid to affected taxing
agencies under current tax sharing agreements and $50,560,000 would be paid under
statutory pass through formulas to other taxing agencies triggered as a result of the
elimination of the debt incurrence time limits (per SB 211) of the South Main, North Harbor
and South Harbor Project Areas. Net tax increment revenues amount to $845,082,000.
2. Housing Set Aside
The Agency is annually required to deposit 20 percent of gross tax increment revenues
generated by the Merged Project Area into the Low and Moderate Income Housing Fund
for the purposes of increasing, improving and preserving the community's supply of low and
moderate income housing. Specific housing - related projects, programs and activities are
not delineated in by the Agency to fund such expenditures. The feasibility cash flow, but
assume that as housing set aside funds become available they are used.
3. Miscellaneous Revenues
Existing miscellaneous revenues identified in the Agency's FY 2004 -05 and FY 2005 -06
budget projection reflects loan repayments anticipated in the Central City, South Harbor
and South Main Project Areas.
Preliminary Report for the Merger of the ZAMIJ51'1' Z Keyser Marston Associates, Inc.
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PA0402006.S NTA:CK:gbd
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Loans
The cash flow projects potential cash deficits, as discussed above. The deficits are
primarily the result of assumed on -going ERAF payments to the State as a result of State
budget deficits. The cash flow assumes that short -term loans can be advanced to the
Agency, as necessary, to meet any future year deficits. The projection assumes that the
Agency may borrow from the Housing Fund in order to meet the ERAF payments. Non -
ERAF deficits are assumed to be funded from other Agency financing sources. Loan
principal and interest (assumed at 6 %) to be paid, on a pay -as- you -go basis, within the
subsequent fiscal years. The short -term loans may be funded from any allowable source
outlined above.
C. PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND
REASONS FOR INCLUDING TAX INCREMENT FINANCING
The anticipated costs to implement a program of revitalization in the Merged Project Area
will require significant participation from the Agency as it implements activities that promote
and achieve the stated goals and objectives of the Amended Plan. Economic feasibility of
the Merged Project Area has been determined based upon a comparative cash flow
analysis of the anticipated costs for implementation of the proposed redevelopment
program to the resulting projected resources expected to be generated over the life of the
Merged Project Area.
The financial feasibility cash flow summarized on Table 4 was created to represent one
scenario of economic feasibility. At the discretion of the Agency, other funding sources
discussed above may also represent viable funding alternatives for economic feasibility of
the Amended Plan. Although the Agency may consider other funding sources permitted in
the Amended Plan, not all of the funding sources may be available or be feasible for the
Agency to use in financing the anticipated costs and revenue shortfalls. In the event that
neither the City nor the private market acting alone could fully bear the costs associated
with revitalization of the Merged Project Area, the implementation of a redevelopment
program utilizing tax increment revenues must be considered as a viable financing tool.
Preliminary Report for the Merger of the Keyser Marston Associates, Inc.
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PA0402006.SNTA:CK:gbd
19090 00.0002/27104
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Table 6
Existing Debt Service
& Other Senior Obligations
Santa Ana Community Redevelopment Agency
(000's Omitted)
Source: Santa Ana Community Redevelopment Agency
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Ste Ana Merger 02- 23 -04: DebtSvc: 2/26/2004: GSH: Page 1 of 2
497
Central City Redevelopment Project
Fin Authority
Fin Authority
Fin Authority
Agency
Agency
1998 Ser A
1998 Ser B
1998 Ser D
1989 Ser B
1989 Ser E
Refunding
Tax Allocation
Refunding
Financing
Tax Allocation
Main Place
Agency
Rev Bds
Bonds
Rev Bds
Authority
Refunding
TA Refund
Debt Svc
FY
Acct 6948
Acct 6948
Fell 402 -933
Obligation
Fd 517
Fd 518
Obligations
2004 -05
4,162,140
925,325
1,545,455
6,632,920
5,771,119
1,750,733
7,521,851
2005 -06
4,168,995
928,159
1,552,708
6,649,862
5,768,781
1,754,659
7,523,440
2006 -07
4,161,525
924,841
1,557,481
6,643,846
5,770,566
1,759,824
7,530,389
2007 -08
4,153,450
925,369
1,559,721
6,638,540
5,770,550
1,761,314
7,531,864
2008 -09
4,154,825
924,616
1,564,045
6,643,486
5,767,997
1,763,945
7,531,942
2009 -10
4,145,865
922,581
1,565,224
6,633,670
5,766,984
1,767,350
7,534,334
2010 -11
4,140,953
924,138
1,568,041
6,633,132
5,769,413
1,770,945
7,540,358
2011 -12
4,143,875
924,156
1,572,375
6,640,406
5,768,850
1,774,345
7,543,195
2012 -13
4,139,750
922,638
1,582,723
6,645,110
5,770,663
1,782,195
7,552,858
2013 -14
4,138,625
919,581
1,584,248
6,642,454
5,768,538
1,784,125
7,552,663
2014 -15
4,130,250
919,859
1,592,098
6,642,207
5,770,975
1,789,765
7,560,740
2015 -16
4,129,250
918,344
1,600,860
6,648,454
5,771,288
1,793,560
7,564,848
2016 -17
4,125,125
915,034
1,604,940
6,645,099
5,767,975
1,799,953
7,567,928
2017 -18
4,122,500
914,803
1,609,060
6,646,363
5,768,194
1,803,395
7,571,589
2018 -19
4,116,000
917,394
1,618,420
6,651,814
5,757,656
1,808,325
7,565,981
2019 -20
4,110,250
912,806
1,685,920
6,708,976
5,768,325
1,871,785
7,640,110
2020 -21
0
0
0
0
0
0
0
2021 -22
0
0
0
0
0
0
0
2022 -23
0
0
0
0
0
0
0
2023 -24
0
0
0
0
0
0
0
2024 -25
0
0
0
0
0
0
0
2025 -26
0
0
0
- 0
0
0
0
2026 -27
0
0
0
0
0
0
0
2027 -28
0
0
0
0
0
0
0
2028 -29
0
0
0
0
0
0
0
2029 -30
0
0
0
0
0
0
0
2030 -31
0
0
0
0
0
0
0
2031 -32
0
0
0
0
0
0
0
Totals
66,243,378
14,739,644
25,363,317
106,346,338
92,297,872
28,536,217
120,834,089
Source: Santa Ana Community Redevelopment Agency
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Ste Ana Merger 02- 23 -04: DebtSvc: 2/26/2004: GSH: Page 1 of 2
497
Table 6
Existing Debt Service
& Other Senior Obligations
Santa Ana Community Redevelopment Agency
(000's Omitted)
Source: Santa Ana Community Redevelopment Agency
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: DebtSvc: 2/26/2004: GSH: Page 2 of 2
9b
Inter City Commuter Station
South Harbor / Fairview
South Main
Fin Authority
Agency
Fin Authority
Agency
1998 Bar C
1989 Bar A
1998 Bar A
1989 Bar C
Agency
Agency
Total
Tax Allocation
Tax Allocation
Refunding
Tax Allocation
Ser2003A
Ser2003B
South
Bonds
Refunding
Rev Bds
Refunding
New Money
New Money
Main St
FY
Acct 6948
Fd 527
Acct 6946
Bonds
TAB
TAB
Obligations
2004 -05
667,613
739,888
1,012,030
1,261,781
1,282,448
2,909,475
4,191,923
2005 -06
668,240
741,763
1,014,390
1,260,606
1,276,448
2,911,475
4,187,923
2006 -07
662,800
742,188
1,011,913
1,262,075
1,279,248
2,912,475
4,191,723
2007 -08
666,300
741,163
1,011,825
1,261,006
1,279,448
2,924,475
4,203,923
2008 -09
663,748
738,688
1,009,200
1,262,219
1,278,198
2,923,925
4,202,123
2009 -10
664,945
739,581
1,009,084
1,260,531
1,279,173
2,930,400
4,209,573
2010 -11
664,728
738,663
1,006,296
1,260,763
1,283,423
2,938,000
4,221,423
2011 -12
663,055
740,750
1,008,000
1,257,731
1,280,710
2,943,500
4,224,210
2012 -13
660,105
740,663
1,009,125
1,261,075
1,281,810
2,939,000
4,220,810
2013 -14
660,480
743,219
1,008,500
1,260,431
1,286,510
2,949,750
4,236,260
2014 -15
659,020
738,419
1,006,125
1,260,619
1,284,730
2,949,750
4,234,480
2015 -16
661,020
741,081
1,006,875
1,261,275
1,286,605
2,954,250
4,240,855
2016 -17
656,480
740,844
1,005,625
1,262,038
1,286,905
2,952,750
4,239,655
2017 -18
655,400
742,525
1,002,375
1,257,725
1,284,905
2,960,250
4,245,155
2018 -19
657,500
740,944
1,002,000
1,261,025
1,286,905
2,961,000
4,247,905
2019 -20
652,780
740,919
999,375
1,261,175
1,286,975
0
1,286,975
2020 -21
0
0
0
0
1,290,055
0
1,290,055
2021 -22
0
0
0
0
1,290,870
0
1,290,870
2022 -23
0
0
0
0
1,294,350
0
1,294,350
2023 -24
0
0
0
0
1,295,200
0
1,295,200
2024 -25
0
0
0
0
1,294,250
0
1,294,250
2025 -26
0
0
0
0
1,296,500
0
1,296,500
2026 -27
0
0
0
0
1,296,725
0
1,296,725
2027 -28
0
0
0
0
1,299,925
0
1,299,925
2028 -29
0
0
0
0
1,300,875
0
1,300,875
2029 -30
0
0
0
0
1,299,575
0
1,299,575
2030 -31
0
0
0
0
1,301,025
0
1,301,025
2031 -32
0
0
0
0
0
0
0
Totals
10,584,213
11,851,294
16,122,738
20,172,075
34,783,788
44,060,475
78,844,263
Source: Santa Ana Community Redevelopment Agency
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: DebtSvc: 2/26/2004: GSH: Page 2 of 2
9b
Table 7
Tax Increment Revenue Summary
Proposed Project Area Merger
Santa Ana Community Redevelopment Agency
(000's Omitted)
FY
1
Total Tax
Increment
Revenue
at 1%
2
Housing
Set Aside
3
County
Admin Fee
-2%
4
Existing
Pass
Throughs
5
Net TI After
Housing &
Existing
Pass Thrus
6
Statutory
Pass Thru
S Main
N Harbor
S Harbor
7
Net TI After
Triggered
Statutory
Pass Thru
2004 -05
39,091
(10,443)
(782)
(4,054)
23,813
(75)
23,738
2005 -06
40,931
(10,951)
(819)
(5,997)
23,165
(153)
23,012
2006 -07
42,841
(11,478)
(857)
(7,621)
22,885
(234)
22,652
2007 -08
44,824
(12,025)
(896)
(8,019)
23,884
(317)
23,566
2008 -09
46,881
(12,592)
(938)
(8,431)
24,920
(404)
24,516
2009 -10
49,017
(13,181)
(980)
(8,859)
25,997
(495)
25,502
2010 -11
51,233
(13,791)
(1,025)
(9,303)
27,114
(601)
26,513
2011 -12
53,534
(14,424)
(1,071)
(9,764)
28,275
(712)
27,563
2012 -13
55,922
(15,082)
(1,118)
(10,242)
29,480
(827)
28,653
2013 -14
58,401
(15,763)
(1,168)
(10,738)
30,731
(947)
29,784
2014 -15
60,974
(16,471)
(1,219)
(11,253)
32,030
(1,091)
30,940
2015 -16
63,646
(17,205)
(1,273)
(12,184)
32,984
(1,240)
31,744
2016 -17
66,419
(17,967)
(1,328)
(12,755)
34,369
(1,395)
32,974
2017 -18
69,298
(18,757)
(1,386)
(13,348)
35,807
(1,556)
34,251
2018 -19
72,287
(19,578)
(1,446)
(13,964)
37,300
(1,723)
35,577
2019 -20
75,391
(20,429)
(1,508)
(14,603)
38,851
(1,897)
36,955
2020 -21
78,613
(21,313)
(1,572)
(15,266)
40,462
(2,080)
38,382
2021 -22
81,959
(22,230)
(1,639)
(15,955)
42,136
(2,270)
39,865
2022 -23
85,433
(23,181)
(1,709)
(16,670)
43,874
(2,468)
41,406
2023 -24
72,599
(24,169)
(1,452)
(17,412)
29,566
(2,673)
26,893
2024 -25
75,693
(25,195)
(1,514)
(18,182)
30,802
(2,886)
27,915
2025 -26
78,905
(26,259)
(1,578)
(19,180)
31,888
(3,108)
28,780
2026 -27
77,383
(25,907)
(1,548)
(19,82(3)
30,102
(2,381)
27,721
2027 -28
80,044
(26,813)
(1,601)
(20,665)
30,964
(2,546)
28,418
2028 -29
83,399
(27,932)
(1,668)
(21,560)
32,239
(2,718)
29,522
2029 -30
86,883
(29,093)
(1,738)
(22,489)
33,563
(2,896)
30,668
2030 -31
90,501
(30,299)
(1,810)
(23,454)
34,938
(3,081)
31,858
2031 -32
94,257
(31,550)
(1,885)
(24,455)
36,367
(3,273)
33,094
2032 -33
10,518
(3,155)
(210)
(6,277)
875
(527)
349
2033 -34
11,042
(3,313)
(221)
(6,588)
920
(564)
357
2034 -35
11,587
(3,476)
(232)
(6,912)
967
(602)
365
2035 -36
12,153
(3,646)
(243)
(7,248)
1,016
(642)
374
2036 -37
12,741
(3,822)
(255)
(7,598)
1,066
(683)
383
2037 -38
13,353
(4,006)
(267)
(7,961)
1,119
(726)
392
2038 -39
13,989
(4,197)
(280)
(8,339)
1,174
(771)
402
2039 -40
0
0
0
0
0
0
0
Totals
1,961,741
(579,692)
(39,235)
(447,173)
895,642
(50,560)
845,082
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: Sum: 2/26/2004: GSH: Page 1 of 1
row
6 WU
Appendix Table 7 -A
Tax Increment Revenue Projection
Central City Redevelopment Project
Santa Ana Community Redevelopment Agency
(000's Omitted)
Note: Commencing in FY 2004 -05, secured values increase by 4% per year and unsecured values by 2% per y
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt incurrence limit of January 1, 2004 (FY 2003 -04)
(3) Plan effectiveness limit of July 2, 2013 (FY 2013 -14)
(4) Debt repayment limit of July 2, 2023 (FY 2023 -24) and lax increment allocations cease after such date.
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax incremen
being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: CC: 2/26/2004: GSH:Page 1 of 1
100
FY
1
Total
Project
Value (1)
2
Increment
Over Base
$112,114
3
Total Tax
Increment
Revenue
at1 %(5)
4
Housing
Set Aside
0%
5
Less
County
Admin Fee
-2%
6
Existing
Pass
Throughs
Agreements
7
Net TI After
Housing &
Existing
Pass Thrus
(2)
2004 -05
835,501
723,386
7,807
0 (156)
0
7,651
2005 -06
867,034
754,920
8,123
0 (162)
0
7,960
2006 -07
899,792
787,677
8,450
0 (169)
0
8,281
2007 -08
933,821
821,707
8,790
0 (176)
0
8,615
2008 -09
969,172
857,058
9,144
0 (183)
0
8,961
2009 -10
1,005,897
893,783
9,511
0 (190)
0
9,321
2010 -11
1,044,050
931,936
9,893
0 (198)
0
9,695
2011 -12
1,083,688
971,573
10,289
0 (206)
0
10,083
2012 -13
1,124,868
1,012,754
10,701
0 (214)
0
10,487
(3)
2013 -14
1,167,653
1,055,539
11,129
0 (223)
0
10,906
2014 -15
1,212,105
1,099,990
11,573
0 (231)
0
11,342
2015 -16
1,258,289
1,146,175
12,035
0 (241)
0
11,794
2016 -17
1,306,275
1,194,161
12,515
0 (250)
0
12,265
2017 -18
1,356,134
1,244,020
13,014
0 (260)
0
12,753
2018 -19
1,407,939
1,295,825
13,532
0 (271)
0
13,261
2019 -20
1,461,768
1,349,654
14,070
0 (281)
0
13,788
2020 -21
1,517,700
1,405,586
14,629
0 (293)
0
14,337
2021 -22
1,575,818
1,463,704
15,210
0 (304)
0
14,906
2022 -23
1,636,209
1,524,095
15,814
0 (316)
0
15,498
(4)
2023 -24
0
0
0
0 0
0
0
Totals
216,229
0 (4,325)
0
211,904
Note: Commencing in FY 2004 -05, secured values increase by 4% per year and unsecured values by 2% per y
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt incurrence limit of January 1, 2004 (FY 2003 -04)
(3) Plan effectiveness limit of July 2, 2013 (FY 2013 -14)
(4) Debt repayment limit of July 2, 2023 (FY 2023 -24) and lax increment allocations cease after such date.
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax incremen
being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: CC: 2/26/2004: GSH:Page 1 of 1
100
Appendix Table 7 -6
Tax Increment Revenue Projection
Inter City Commuter Station Project
Santa Ana Community Redevelopment Agency
(000's Omitted)
Note: Commencing In FY 2004 -05, secured values Increase by 4% per year and unsecured values by 2% per year
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt Incurrence limit of January 3, 2004 (FY 2003 -04)
(3) Plan effectiveness limit of July 6, 2022 (FY 2022 -23)
(4) Debt repayment limit of July 6, 2032 (FY 2032 -33) and tax Increment allocations cease after such date,
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax increment receipts limit being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: IC: 2/26/2004: GSH: Page 1 of 1
1 1'5
FY
1
Total
Project
Value (1)
2
Increment
Over Base
$91,286
3
Total Tax
Increment
Revenue
at 1% (5)
4
Housing
Set Aside
-30%
5
Less
County
Admin Fee
-2%
6
Existing
Pass
Through
Agreements
7
Net TI After
Housing &
Existing
Pass Thrus
(2)
2004 -05
291,920
200,634
2,043
(613)
(41)
(67)
1,322
2005 -06
302,839
211,553
21152
(646)
(43)
(71)
1,392
2006 -07
314,180
222,894
2,265
(680)
(45)
(75)
1,466
2007 -08
325,959
234,673
2,383
(715)
(48)
(78)
1,542
2008 -09
338,194
246,908
2,505
(752)
(50)
(83)
1,621
2009 -10
350,901
259,616
2,632
(790)
(53)
(87)
1,703
2010 -11
364,101
272,815
2,764
(829)
(55)
(91)
1,789
2011 -12
377,812
286,526
2,902
(870)
(58)
(96)
1,877
2012 -13
392,054
300,768
3,044
(913)
(61)
(100)
1,970
2013 -14
406,849
315,563
3,192
(958)
(64)
(105)
2,065
2014 -15
422,218
330,932
3,346
(1,004)
(67)
(110)
2,165
2015 -16
438,183
346,897
3,505
(1,052)
(70)
(115)
2,268
2016 -17
454,768
363,482
3,671
(1,101)
(73)
(121)
2,375
2017 -18
471,998
380,712
3,843
(1,153)
(77)
(127)
2,487
2018 -19
489,898
398,612
4,022
(1,207)
(80)
(132)
2,603
2019 -20
508,495
417,209
4,208
(1,263)
(84)
(139)
2,723
2020 -21
527,815
436,529
4,402
(1,320)
(88)
(145)
2,848
2021 -22
547,888
456,602
4,602
(1,381)
(92)
(152)
2,978
(3)
2022 -23
568,742
477,457
4,811
(1,443)
(96)
(158)
3,113
2023 -24
590,410
499,124
5,028
(1,508)
(101)
(166)
3,253
2024 -25
612,923
521,637
5,253
(1,576)
(105)
(173)
3,399
2025 -26
636,314
545,028
5,487
(1,646)
(110)
(181)
3,550
2026 -27
660,619
569,333
5,730
(1,719)
(115)
(189)
3,707
2027 -28
685,872
594,586
5,982
(1,795)
(120)
(197)
3,871
2028 -29
712,113
620,827
6,245
(1,873)
(125)
(206)
4,041
2029 -30
739,379
648,093
6,517
(1,955)
(130)
(215)
4,217
2030 -31
767,711
676,425
6,801
(2,040)
(136)
(224)
4,400
2031 -32
797,152
705,866
7,095
(2,128)
(142)
(234)
4,591
(4)
2032 -33
0
0
0
1
0
0
0
Totals
116,428
(34,929)
32
(2,9)
(3,835)
75,336
Note: Commencing In FY 2004 -05, secured values Increase by 4% per year and unsecured values by 2% per year
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt Incurrence limit of January 3, 2004 (FY 2003 -04)
(3) Plan effectiveness limit of July 6, 2022 (FY 2022 -23)
(4) Debt repayment limit of July 6, 2032 (FY 2032 -33) and tax Increment allocations cease after such date,
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax increment receipts limit being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: IC: 2/26/2004: GSH: Page 1 of 1
1 1'5
Appendix Table 7 -C
Tax Increment Revenue Projection
North Harbor Boulevard Project
Santa Ana Community Redevelopment Agency
(000's Omitted)
Note: Commencing in FY 2004.05, seared values Increase by 4% per year and unsecured values by 2% per year.
(1) Protect value as reported by the Orange County Auditor Controller.
(2) Debt Incurrence limit repealed by adoption of Summary Ordinance under S9 211.
(3) Plan off afiwai limit of July 6, 2022 (FY 2022 -23)
(4) Debt repayment limit of July 6, 2032 (FY 2032- 33) and tax increment allocatlons dears after such data.
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax increment receipts Ilmlt being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: NH: 2/26/2004: GSH: PageQ of 1
IVY
FY
1
Total
Project
Value (1)
2
Increment
Over Base
$53,289
3
Total Tax
Increment
Revenue
at1 %(5)
4
Housing
Set Aside
-30%
5
Less
County
Admin Fee
-2%
6
Existing
Pass
Throughs
Agreements
7
Net TI After
Housing &
Existing
Pass Thrus
8
SB211
Triggered
Statutory
Pass Thru
Payments
9
Net TI After
Statutory
Pass Third
Trigger
(2)
2004 -05
258,130
204,841
2,064
(619)
(41)
(82)
1,322
(18)
1,303
2005 -06
268,038
214,749
2,163
(649)
(43)
(86)
1,385
(37)
1,348
2006 -07
278,335
225,045
2,266
(680)
(45)
(90)
1,451
(57)
1,394
2007 -08
289,034
235,745
2,373
(712)
(47)
(94)
1,520
(78)
1,442
2008 -09
300,153
246,864
2,484
(745)
(50)
(98)
1,591
(99)
1,492
2009 -10
311,708
258,419
2,600
(780)
(52)
(103)
1,665
(121)
1,543
2010 -11
323,716
270,427
2,720
(816)
(54)
(108)
1,742
(144)
1,597
2011 -12
336,195
282,906
2,844
(853)
(57)
(113)
1,822
(168)
1,653
2012 -13
349,164
295,875
2,974
(892)
(59)
(118)
1,905
(193)
1,711
2013 -14
362,642
309,353
3,109
(933)
(62)
(123)
1,991
(219)
1,772
2014 -15
376,650
323,360
3,249
(975)
(65)
(129)
2,081
(264)
1,817
2015 -16
391,208
337,918
3,395
(1,018)
(68)
(134)
2,174
(310)
1,864
2016 -17
406,338
353,048
3,546
(1,064)
(71)
(140)
2,271
(358)
1,913
2017 -18
422,062
368,773
3,703
(1,111)
(74)
(147)
2,371
(408)
1,963
2018 -19
438,406
385,116
3,867
(1,160)
(77)
(153)
2,476
(460)
2,016
2019 -20
455,392
402,102
4,036
(1,211)
(81)
(160)
2,585
(514)
2,071
2020 -21
473,046
419,757
4,213
(1,264)
(84)
(167)
2,698
(570)
2,128
2021 -22
491,396
438,106
4,396
(1,319)
(88)
(174)
2,815
(629)
2,187
(3)
2022 -23
510,468
457,179
4,587
(1,376)
(92)
(182)
2,938
(689)
2,248
2023 -24
530,291
477,002
4,785
(1,436)
(96)
(190)
3,065
(752)
2,312
2024 -25
550,896
497,606
4,991
(1,497)
(100)
(198)
3,197
(818)
2,379
2025 -26
572,312
519,022
5,206
(1,562)
(104)
(206)
3,334
(886)
2,448
2026 -27
594,572
541,283
571
(171)
(11)
(23)
366
0
366
2027 -28
617,711
564,421
0
0
0
0
0
0
0
2028 -29
641,762
588,472
0
0
0
0
0
0
0
2029 -30
666,762
613,472
0
0
0
0
0
0
0
2030 -31
692,748
639,459
0
0
0
0
0
0
0
2031 -32
719,761
666,471
0
0
0
0
0
0
0
(4)
2032 -33
0
0
0
0
0
0
0
0
0
Totals
76,143
(22,843)
(1,523)
(3,016)
48,781
(7,796)
40,965
Note: Commencing in FY 2004.05, seared values Increase by 4% per year and unsecured values by 2% per year.
(1) Protect value as reported by the Orange County Auditor Controller.
(2) Debt Incurrence limit repealed by adoption of Summary Ordinance under S9 211.
(3) Plan off afiwai limit of July 6, 2022 (FY 2022 -23)
(4) Debt repayment limit of July 6, 2032 (FY 2032- 33) and tax increment allocatlons dears after such data.
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax increment receipts Ilmlt being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: NH: 2/26/2004: GSH: PageQ of 1
IVY
Appendix Table 7.13
Tax Increment Revenue Projection
South Harbor Blvd/ Fairview Project
Santa Ana Community Redevelopment Agency
(000's Omitted)
Note: Commencing in FY 2004 -05, secured values increase by 4% per year and unsecured values by 2% per year
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt Incurrence limit repealed by adoption of Summary Ordinance under SS 211.
(3) Plan effectiveness limit of July 6, 2022 (FY 2022 -23)
(4) Debt repaymentllmlt of July 6, 2032 (FY 2032 -33) and tax Increment allocations cease after such date.
(5) Includes Unitary tax revenue, estimated County administrative fees and any fractures caused by tax Increment receipts IIm1t being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Ste Ana Merger 02- 23 -04: SH: 2/26/2004: GSH: Page 1 of 1
W,
Im
FY
1
Total
Project
Value(1)
2
Increment
Over Base
$330,958
3
Total Tax
Increment
Revenue
at1 %(5)
4
Housing
Set Aside
-60%
5
Less
County
Admin Fee
-2%
6
Existing
Pass
Throughs
Agreements
7
Net TI After
Housing &
Existing
Pass Thrus
8
SB211
Triggered
Statutory
Pass Thru
Payments
7TIgA
(2)
2004 -05
1,222,183
891,225
9,006
(5,404)
(180)
(1,383)
2,039
(21)
2,019
2005 -06
1,263,327
932,368
9,418
(5,651)
(188)
(2,786)
793
(42)
751
2006 -07
1,305,961
975,003
9,844
(5,906)
(197)
(2,912)
829
(64)
765
2007 -08
1,350,143
1,019,185
10,286
(6,172)
(206)
(3,043)
866
(87)
779
2008 -09
1,395,932
1,064,974
10,744
(6,446)
(215)
(3,178)
904
(110)
794
2009 -10
1,443,387
1,112,429
11,218
(6,731)
(224)
(3,319)
944
(135)
810
2010 -11
1,492,573
1,161,615
11,710
(7,026)
(234)
(3,464)
986
(160)
826
2011 -12
1,543,556
1,212,596
12,220
(7,332)
(244)
(3,615)
1,029
(186)
842
2012 -13
1,596,403
1,265,445
12,748
(7,649)
(255)
(3,771)
1,073
(214)
859
2013 -14
1,651,187
1,320,229
13,296
(7,978)
(266)
(3,933)
1,119
(242)
877
2014 -15
1,707,980
1,377,022
13,864
(8,319)
(277)
(4,101)
1,167
(272)
895
2015 -16
1,766,860
1,435,902
14,453
(8,672)
(289)
(4,275)
1,217
(303)
913
2016 -17
1,827,907
1,496,949
15,064
(9,038)
(301)
(4,456)
1,268
(336)
932
2017 -18
1,891,202
1,560,244
15,696
(9,418)
(314)
(4,643)
1,321
(369)
952
2018 -19
1,956,833
1,625,875
16,353
(9,812)
(327)
(4,837)
1,377
(404)
972-
2019-20
2,024,889
1,693,931
17,033
(10,220)
(341)
(5,039)
1,434
(440)
994
2020 -21
2,095,463
1,764,505
17,739
(10,643)
(355)
(5,247)
1,493
(478)
1,015
2021 -22
2,168,652
1,837,694
18,471
(11,083)
(369)
(5,464)
1,555
(517)
1,038
(3)
2022 -23
2,244,555
1,913,597
19,230
(11,538)
(385)
(5,689)
1,619
(557)
1,062
2023 -24
2,323,278
1,992,320
20,017
(12,010)
(400)
(5,921)
1,685
(599)
1,086
2024 -25
2,404,928
2,073,970
20,834
(12,500)
(417)
(6,163)
1,754
(642)
1,112
2025 -26
2,489,619
2,158,661
21,681
(13,008)
(434)
(6,413)
1,825
(687)
1,138
2026 -27
2,577,467
2,246,509
22,559
(13,535)
(451)
(6,673)
1,899
(734)
1,165
2027 -28
2,668,595
2,337,637
23,470
(14,082)
(469)
(6,943)
1,976
(782)
1,194
2028 -29
2,763,128
2,432,170
24,416
(14,649)
(488)
(7,223)
2,055
(832)
1,223
2029 -30
2,861,198
2,530,240
25,396
(15,238)
(508)
((,513)
2,138
(884)
1,254
2030 -31
2,962,942
2,631,984
26,414
(15,848)
(528)
(7,814)
2,224
(938)
1,285
2031 -32
3,068,502
2,737,544
27,469
(16,482)
(549)
(8,126)
2,313
(994)
1,318
(4)
2032 -33
0
0
0
0
0
0
0
0
0
Totals
470,651
(282,391)
(9,413)
(137,945)
40,903
(12,030)
28,872
Note: Commencing in FY 2004 -05, secured values increase by 4% per year and unsecured values by 2% per year
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt Incurrence limit repealed by adoption of Summary Ordinance under SS 211.
(3) Plan effectiveness limit of July 6, 2022 (FY 2022 -23)
(4) Debt repaymentllmlt of July 6, 2032 (FY 2032 -33) and tax Increment allocations cease after such date.
(5) Includes Unitary tax revenue, estimated County administrative fees and any fractures caused by tax Increment receipts IIm1t being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Ste Ana Merger 02- 23 -04: SH: 2/26/2004: GSH: Page 1 of 1
W,
Im
Appendix Table 7 -E
Tax Increment Revenue Projection
South Main Street Project
Santa Ana Community Redevelopment Agency
(000's Omitted)
Note: Commencing In FY 2004 -05, secured values Increase by 4% peryoar and unsecured values by 2% per year.
(1) Project value as rebuffed by the Orange County Auditor Controller.
(2) Debt Incurrence limit repealed by adoption of Summary Ordinance under SO 211.
(3) Plan offiervaness limit of July 6, 2022 (FY 2022 -23)
(4) Debt repayment limit of July 6, 2032 (FY 2032 -33) and tax Increment allocations cease after such data
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeltures caused by tax increment receipts limit being reached,
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: SM: 2/26/2004: GSH: Page 1 of 1
104
FY
1
Total
Project
Value (1)
2
Increment
Over Base
$418,485
3
Total Tax
Increment
Revenue
at 1% (5)
4
Housing
Set Aside
-20%
5
Less
County
Admin Fee
-2%
6
Existing
Pass
Throughs
Agreements
7
Net TI After
Housing &
Existing
Pass Thrus
8
SB211
Triggered
Statutory
Pass Thru
Payments
9
Net TI After
Statutory
Pass Thou
Trigger
(2)
2004 -05
2,036,376
1,617,891
16,443
(3,289)
(329)
(1,483)
11,343
(36)
11,307
2005 -06
2,109,131
1,690,646
17,171
(3,434)
(343)
(1,910)
11,484
(74)
11,410
2006 -07
2,184,623
1,766,138
17,926
(3,585)
(359)
(3,289)
10,693
(113)
10,580
2007 -08
2,262,957
1,844,472
18,709
(3,742)
(374)
(3,433)
11,160
(153)
11,007
.2008 -09
2,344,243
1,925,758
19,522
(3,904)
(390)
(3,582)
11,645
(195)
11,450
2009 -10
2,428,596
2,010,111
20,366
(4,073)
(407)
(3,737)
12,148
(238)
11,910
2010 -11
2,516,135
2,097,650
21,241
(4,248)
(425)
(3,897)
12,670
(284)
12,387
2011 -12
2,606,984
2,188,499
22,149
(41430)
(443)
(4,064)
13,212
(330)
12,882
2012 -13
2,701,270
2,282,785
23,092
(4,618)
(462)
(4,237)
13,775
(379)
13,396
2013 -14
2,799,128
2,380,643
24,071
(4,814)
(481)
(4,417)
14,359
(429)
13,929
2014 -15
2,900,696
2,482,211
25,087
(5,017)
(502)
(4,603)
14,964
(483)
14,481
2015 -16
3,006,119
2,587,634
26,141
(5,228)
(523)
(5,192)
15,198
(539)
14,658
2016 -17
3,115,547
2,697,062
27,235
(5,447)
(545)
(5,410)
15,834
(597)
15,237
2017 -18
3,229,136
2,810,651
28,371
(5,674)
(567)
(5,635)
16,494
(657)
15,837
2018 -19
3,347,048
2,928,563
29,550
(5,910)
(591)
.(5,869)
17,180
(720)
16,460
2019 -20
3,469,451
3,050,966
30,774
(6,155)
(615)
(6,113)
17,891
(785)
17,106
2020 -21
3,596,520
3,178,035
32,045
(6,409)
(641)
(6,365)
18,630
(852)
17,778
2021 -22
3,728,439
3,309,954
33,364
(6,673)
(667)
(6,627)
19,397
(922)
18,475
(3)
2022 -23
3,865,395
3,446,910
34,734
(6,947)
(695)
(6,899)
20,193
(995)
19,198
2023 -24
4,007,585
3,589,100
30,155
(7,231)
(723)
(7,181)
21,020
(1,070)
19,950
2024 -25
4,155,215
3,736,730
37,632
(7,526)
(753)
(7,475)
21,878
(1,148)
20,730
2025 -26
4,308,497
3,890,012
39,165
(7,833)
(783)
(7,977)
22,572
(1,230)
21,342
2026 -27
4,467,651
4,049,166
40,756
(8,151)
(815)
(8,301)
23,489
(1,314)
22,175
2027 -28
4,632,908
4,214,423
42,409
(8,482)
(848)
(8,638)
24,441
(1,402)
23,040
2028 -29
4,804,506
4,386,021
44,125
(8,825)
(882)
(8,987)
(1,492)
23,938
2029 -30
4,982,693
4,564,208
45,907
(9,181)
(918)
(91350)
26,457
(1,587)
24,870
2030 -31
5,167,729
4,749,244
47,757
(9,551)
(955)
(9,727)
27,524
(1,685)
25,839
2031 -32
5,359,880
4,941,395
49,678
(9,936)
(994)
(10,118)
28,631
(1,787)
26,844
(4)
2032 -33
0
0
0
0
0
0
0
0
0
Totals
851,573
(170,315)
(17,031)
(164,515)
499,712
(21,497)
478,215
Note: Commencing In FY 2004 -05, secured values Increase by 4% peryoar and unsecured values by 2% per year.
(1) Project value as rebuffed by the Orange County Auditor Controller.
(2) Debt Incurrence limit repealed by adoption of Summary Ordinance under SO 211.
(3) Plan offiervaness limit of July 6, 2022 (FY 2022 -23)
(4) Debt repayment limit of July 6, 2032 (FY 2032 -33) and tax Increment allocations cease after such data
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeltures caused by tax increment receipts limit being reached,
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: SM: 2/26/2004: GSH: Page 1 of 1
104
Appendix Table 7 -F
Tax Increment Revenue Projection
Bristol Corridor Commuter Station Project
Santa Ana Community Redevelopment Agency
(000's Omitted)
Note: Commencing In FY 2004 -05, secured values increase by 4% per year and unsecured values by 2% per year.
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt incurrence limit of December 4, 2009 (FY 2009 -10)
(3) Plan effectiveness limit of December 4, 2029 (FY 2029 -30)
(4) Debt repayment limit of December 4, 2039 (FY2039 -40) and tax increment allocations cease after such date.
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax Increment receipts limit being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: BC: 2/26/2004: GSH: Page 1 of 1
105
FY
1
Total
Project
Value (1)
2
Increment
Over Base
$291,192
3
Total Tax
Increment
Revenue
at1 %(5)
4
Housing
Set Aside
-30%
5
County
Admin Fee
-2%
6
Existing
Pass
Throughs
Agreements
7
Net TI After
Housing &
Existing
Pass Thrus
8
SB211
Triggered
Statutory
Pass Thru
Payments
9
Net TI After
Statutory
Pass Thru
Trigger
2004 -05
463,766
172,574
1,728
(518)
(35)
(1,039)
136
0
136
2005 -06
481,555
190,363
1,906
(572)
(38)
(1,145)
150
0
150
2006 -07
500,041
208,849
2,090
(627)
(42)
(1,256)
166
0
166
2007 -08
519,251
228,059
2,282
(685)
(46)
(1,371)
181
0
181
2008 -09
539,213
248,021
2,482
(745)
(50)
(1,490)
198
0
198
(2)
2009 -10
559,957
268,765
2,690
(807)
(54)
(1,614)
215
0
215
2010 -11
581,515
290,323
2,905
(872)
(58)
(1,743)
233
(13)
220
2011 -12
603,918
312,726
3,129
(939)
(63)
(1,877)
251
(27)
224
2012 -13
627,201
336,009
3,362
(1,009)
(67)
(2,016)
271
(41)
230
2013 -14
651,397
360,205
3,604
(1,081)
(72)
(2,160)
291
(56)
235
2014 -15
676,543
385,351
3,855
(1,157)
(77)
(2,310)
312
(71)
240
2015 -16
702,676
411,484
4,117
(1,235)
(82)
(2,466)
333
(87)
246
2016 -17
729,837
438,645
4,388
(1,316)
(88)
(2,628)
356
(104)
252
2017 -18
758,065
466,873
4,671
(1,401)
(93)
(2,796)
380
(121)
259
2018 -19
787,402
496,210
4,964
(1,489)
(99)
(2,971)
404
(139)
265
2019 -20
817,894
526,702
5,269
(1,581)
(105)
(3,153)
430
(157)
272
2020 -21
849,585
558,393
5,586
(1,676)
(112)
(3,342)
456
(180)
277
2021 -22
882,523
591,332
5,915
(1,775)
(118)
(3,538)
484
(203)
281
2022 -23
916,758
625,566
6,258
(1,877)
(125)
(3,742)
513
(227)
286
2023 -24
952,341
661,149
6,613
(1,984)
(132)
(3,954)
543
(252)
291
2024 -25
989,326
698,134
6,983
(2,095)
(140)
(4,174)
574
(278)
296
2025 -26
1,027,768
736,576
7,368
(2,210)
(147)
(4,403)
607
(305)
302
2026 -27
1,067,725
776,533
7,767
(2,330)
(155)
(4,641)
641
(333)
308
2027 -28
1,109,257
818,065
8,183
(2,455)
(164)
(4,888)
676
(362)
314
2028 -29
1,152,426
861,234
8,614
(21584)
(172)
(5,145)
713
(393)
320
(3)
2029 -30
1,197,299
906,107
9,063
(2,719)
(181)
(5,412)
751
(424)
327
2030 -31
1,243,942
952,750
9,529
(2,850)
(191)
(5,689)
791
(457)
334
2031 -32
1,292,426
1,001,234
10,014
(31004)
(200)
(5,977)
832
(491)
341
2032 -33
1,342,823
1,051,631
10,518
(3,155)
(210)
(6,277)
875
(527)
349
2033 -34
1,395,211
1,104,019
11,042
(3,313)
(221)
(6,588)
920
(564)
357
2034 -35
1,449,667
1,158,475
11,587
(3,476)
(232)
(6,912)
967
(602)
365
2035 -36
1,506,275
1,215,083
12,153
(3,646)
(243)
(7,248)
1,016
(642)
374
2036 -37
1,565,119
1,273,927
12,741
(31822)
(255)
(7,598)
1,066
(683)
383
2037 -38
1,626,289
1,335,097
13,353
(4,006)
(267)
(7,961)
1,119
(726)
392
2038 -39
1,689,877
1,398,685
13,989
(4,197)
(280)
(8,339)
1,174
(771)
402
(4)
2039 -40
0
0
0
0
0
0
6
0
0
Totals
230,717
(69,216)
(4,614)
(137,862)
19,025
(9,236)
9,789
Note: Commencing In FY 2004 -05, secured values increase by 4% per year and unsecured values by 2% per year.
(1) Project value as reported by the Orange County Auditor Controller.
(2) Debt incurrence limit of December 4, 2009 (FY 2009 -10)
(3) Plan effectiveness limit of December 4, 2029 (FY 2029 -30)
(4) Debt repayment limit of December 4, 2039 (FY2039 -40) and tax increment allocations cease after such date.
(5) Includes Unitary tax revenue, estimated County administrative fees and any forfeitures caused by tax Increment receipts limit being reached.
EXHIBIT 2
Prepared by Keyser Marston Associates, Inc.
Filename: Sta Ana Merger 02- 23 -04: BC: 2/26/2004: GSH: Page 1 of 1
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