HomeMy WebLinkAboutOrdinance - 2271 - Buckeye Redevelopment Project
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ORDINANCE NO. 2271
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDDING,
CALIFORNIA APPROVING AND ADOPTING THE REDEVELOPMENT
PLAN FOR THE BUCKEYE REDEVELOPMENT PROJECT
WHEREAS, the City Council of the City of Redding (the "Council") has received from the
Redding Redevelopment Agency (the "Agency") the proposed Redevelopment Plan (the
"Redevelopment Plan") for the Buckeye Redevelopment Project (the "Project"), as approved by the
Agency, a copy of which is on file at the office ofthe Agency at 777 Cypress Avenue, Redding,
California, and at the office of the City Clerk, City Hall, 777 Cypress Avenue, Redding California,
together with the Report to the Legislative Bodies on the proposed Redevelopment Plan ("Report
to Legislative Bodies"), including: (I) the reasons for selection of the Project Area; (2) a description
of the physical and economic conditions existing in the Project Area; (3) a description of specific
projects proposed by the Agency in the Project Area and an explanation as to how the proposed
projects will improve or alleviate the conditions existing in the Project Area; (4) the proposed
method of financing redevelopment of the Project Area, including an assessment of the economic
feasibility ofthe Project and an explanation of why the elimination of blight and redevelopment of
the Project Area cannot be accomplished by private enterprise acting alone or by the Council's use
of financing alternatives other than tax increment financing; (5) a plan for the relocation offamilies
and persons who may be temporarily or permanently displaced from housing facilities as a result of
the Redevelopment Plan; (6) an analysis of the Preliminary Plan for the Project; (7) the report and
recommendations of the Planning Commission of the City of Redding (the "Planning Commission");
(8) a record of the summary of consultations with Project Area owners, residents, community
organizations and others; (9) an environmental impact report; (10) the report ofthe county fiscal
officer; (11) a neighborhood impact report; (12) an analysis of the report of the county fiscal officer,
summary of consultations with affected taxing agencies and responses to concerns of affected taxing
agencies; and (13) an Implementation Plan; and
WHEREAS, the Redevelopment Plan includes area within the City of Redding and the
County of Shasta (collectively, the "Participating Jurisdictions") and as such, is being adopted jointly
by the redevelopment agencies, planning commissions and legislative bodies of the Participating
Jurisdictions pursuant to Section 332] 0 of the California Community Redevelopment Law (Health
and Safety Code Section 33000, et seq.); and
WHEREAS, the Planning Commission of the City of Redding has submitted to the Council
its report that the Redevelopment Plan conforms to the General Plan of the City of Redding and its
recommendation for approval of the Redevelopment Plan as it pertains to the area of the Project
located within the City of Redding; and
WHEREAS, the Agency prepared and circulated a Draft Environmental Impact Report
("DEIR"), on the Redevelopment Plan in accordance with the California Environmental Quality Act
(Public Resources Code Section 21000 et seq.), the Guidelines for Implementation of the California
Environmental Quality Act (14 Cal. Code Regs. Section 15000 et seq.) and environmental
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procedures adopted by the Agency pursuant thereto; and the DEIR was thereafter revised and
supplemented to incorporate comments received and responses thereto, and, as so revised and
supplemented, a Final Environmental Impact Report ("FEIR") was prepared and certified by the
Agency, as the lead agency for the Redevelopment Plan FEIR for the purposes of the California
Environmental Quality Act; and
WHEREAS, the Agency and Council have reviewed and considered the FEIR on the
Redevelopment Plan and have determined that, for the significant effects identified by the FEIR,
mitigation measures and a monitoring program therefor have been required in or incorporated into
the Redevelopment Plan which avoid or substantially lessen such effects; and
WHEREAS, the Agency has consulted with and obtained the advice of owners, residents,
community organizations and others regarding the proposed Redevelopment Plan, and property
owners, residents, community organizations and others were given the opportunity to review the
proposed Redevelopment Plan; and
WHEREAS, the Council and the Agency held a joint public hearing on June 6, 2000, on
adoption of the Redevelopment Plan in the Council Chambers, 777 Cypress A venue, Redding,
California; and
WHEREAS, a notice of said hearing was duly and regularly published in the Redding
Record Searchlight, a newspaper of general circulation in the County of Shasta, once a week for four
successive weeks prior to the date of said hearing, and a copy of said notice and affidavit of
publication are on file with the City Clerk and the Agency; and
WHEREAS, copies of the notice of joint public hearing were mailed by first-class mail to
the last known address of each assessee of each parcel of land in the proposed Project Area as shown
on the last equalized assessment roll of the County of Shasta and to all residential and business
occupants within the proposed Project Area; and
WHEREAS, copies ofthe notice ofjoint public hearing were mailed by certified mail with
return receipt requested to the governing body of each taxing agency which receives taxes from
property in the Project Area; and
WHEREAS, the Council has considered the report and recommendations of the Planning
Commission, the Report to the Legislative Bodies, the Redevelopment Plan and its economic
feasibility, the feasibility of its relocation plan, and the FEIR, has provided an opportunity for all
persons to be heard and has received and considered all evidence and statements presented for or
against any and all aspects of the Redevelopment Plan; and
WHEREAS, all actions required by law have been taken by all appropriate public bodies;
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDDING DOES
ORDAIN AS FOLLOWS:
Section I. That the purpose and intent of the Council with respect to the Project Area
is to accomplish the following: (a) eliminate blighting influences and correct environmental
deficiencies in the Project Area, including, among others, faulty exterior spacing, deteriorated,
obsolete and aged building types, mixed character of buildings, incompatible and uneconomic land
uses, substandard, inadequate, or deteriorated public improvements, facilities and utilities;
(b) assemble land into parcels suitable for modem, integrated development with improved pedestrian
and vehicular circulation in the Project Area; (c) replan, redesign and develop undeveloped or
underdeveloped areas which are economically stagnant, physically constrained and/or underutilized;
(d) provide opportunities for participation by owners and tenants in the revitalization of their
properties; (e) strengthen industrial, retail and other commercial functions in the Project Area;
(f) strengthen the economic base of the Project Area and the community by installing needed site
improvements to stimulate revitalization, new commercial/light industrial expansion, employment
and economic growth; (g) provide adequate land for open spaces; (h) establish and implement
performance criteria to assure high site design standards and environmental quality and other design
elements which provide unity and integrity to the entire Project; and (i) expand and improve the
community's supply oflow- and moderate-income housing.
Section 2.
The Council finds and determines that:
(a) The Project Area is a blighted area, the redevelopment of which is
necessary to effectuate the public purposes declared in the California Community Redevelopment
Law (Health and Safety Code Section 33000 et seq.). This finding is based upon the following facts,
as more particularly set forth in the Report to the Legislative Bodies:
(I) The Project Area is predominantly urbanized.
(2) The Project Area is characterized by and suffers from a
combination of blighting physical and economic conditions, including, among others: buildings that
are deteriorated, obsolete and dilapidated; buildings which have faulty or inadequate utilities;
buildings suffering from defects in design or physical construction; buildings which are exposed to
unhealthy noise levels; incompatible uses; lots of inadequate size for proper usefulness which are
under multiple ownership; stagnant property values and impaired investments; lack of necessary
commercial facilities; residential overcrowding; and inadequate public improvements and utilities.
(3) The combination of the conditions referred to in paragraph (2)
above is so prevalent and so substantial that it causes a reduction of, or lack of, proper utilization of
the Project Area to such an extent that it constitutes a serious physical and economic burden on the
City which cannot reasonably be expected to be reversed or alleviated by private enterprise or
governmental action, or both, without redevelopment.
(4) The availability of tax increment revenues from the Project
Area will allow the Agency to undertake redevelopment activities in the Project Area and the
redevelopment of the Project Area will serve to promote and stimulate new private investment in the
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Project Area, and increase or improve the supply oflow-and moderate-income housing.
(b) The Redevelopment Plan will redevelop the Project Area in conformity
with the Community Redevelopment Law and in the interests of the public peace, health, safety and
welfare. This finding is based upon the fact that redevelopment of the Project Area will implement
the objectives of the Community Redevelopment Law by aiding in the elimination and correction
of the conditions of blight; providing for planning, development, redesign, clearance, reconstruction
or rehabilitation of properties which need improvement; providing additional employment
opportunities; and providing for higher economic utilization of potentially useful land.
(c) The adoption and carrying out of the Redevelopment Plan is
economically sound and feasible. This finding is based on the facts, as more particularly set forth
in the Report to the Legislative Bodies that under the Redevelopment Plan the Agency will be
authorized to seek and utilize a variety of potential financing resources, including tax increments;
that the nature and timing of public redevelopment assistance will depend on the amount and
availability of such financing resources, including tax increments generated by new investment in
the Project Area; and that under the Redevelopment Plan no public redevelopment activity will be
undertaken unless the Agency can demonstrate that it has adequate revenue to finance the activity.
(d) As to the area of the Project Area located within the City of Redding,
the Redevelopment Plan conforms to the General Plan of the City of Redding, including, but not
limited to the housing element, which substantially complies with State housing law. This finding
is based upon the finding of the Planning Commission that the Redevelopment Plan conforms to the
General Plan of the City of Redding.
(e) The carrying out of the Redevelopment Plan would promote the public
peace, health, safety and welfare of the City of Redding and will effectuate the purposes and policy
of the Community Redevelopment Law. This finding is based upon the fact that redevelopment, as
contemplated by the Redevelopment Plan, will benefit the Project Area by correcting conditions of
blight and by coordinating public and private actions to stimulate development and improve the
physical and economic conditions of the Project Area.
(f) The condemnation of real property, as provided for in the
Redevelopment Plan, is necessary to the execution of the Redevelopment Plan, and adequate
provisions have been made for the payment for property to be acquired as provided by law. This
finding is based upon the need to ensure that the provisions of the Redevelopment Plan will be
carried out and to prevent the recurrence of blight.
(g) The Agency has a feasible method and plan for the relocation of
families and persons who may be displaced, temporarily or permanently, from housing facilities in
the Project Area. This finding is based upon the fact that the Redevelopment Plan provides for
relocation assistance according to law and the Agency adopted a Relocation Plan on April 19, 1995,
by Resolution No. 95-8 and as amended by Resolution No. 98-6 on July 20,1998.
(h) There are, or shall be provided, within the Project Area or within other
areas not generally less desirable with regard to public utilities and public and commercial facilities
and at rents or prices within the financial means of the families and persons who may be displaced
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from the Project Area, decent, safe and sanitary dwellings equal in number to the number of and
available to such displaced families and persons and reasonably accessible to their places of
employment. This finding is based upon the fact that the Redevelopment Plan does not authorize
acquisition by eminent domain of properties on which persons reside, and, therefor, very little, if any,
residential displacement is anticipated, and that in the event any residential displacement is caused
by the Redevelopment Plan, no person or family will be required to move from any dwelling unit
until suitable replacement housing is available.
(i) Families and persons shall not be displaced prior to the adoption of
a relocation plan pursuant to Sections 33411 and 33411.1 of the Community Redevelopment Law;
and dwelling units housing persons and families of low or moderate income within the Project Area
shall not be removed or destroyed prior to the adoption of a replacement housing plan pursuant to
Sections 33334.5, 33413 and 33413.5 of the Community Redevelopment Law.
(j) Inclusion of any lands, buildings or improvements in the Project Area
which are not detrimental to the public health, safety or welfare is necessary for the effective
redevelopment of the entire area of which they are a part; and any area included is necessary for
effective redevelopment and is not included for the purpose of obtaining the allocation of tax
increment revenues from such area pursuant to Section 33670 of the Community Redevelopment
Law without other substantial justification for its inclusion. This finding is based upon the fact that
the boundaries of the Project Area were chosen as a unified and consistent whole to include all
properties contributing to or affected by the blighting conditions characterizing the Project Area.
(k) The elimination of blight and the redevelopment of the Project Area
could not reasonably be expected to be accomplished by private enterprise acting alone without the
aid and assistance of the Agency. This finding is based upon the facts, as more particularly set forth
in the Report to the Legislative Bodies that individual developers are unable to economically remove
these blighting influences without substantial public assistance, that low and moderate-income
persons are unable to finance needed improvements, and funds of other public sources and programs
are insufficient to eliminate the blighting conditions.
(I) The Project Area is a predominantly urbanized area, as defined by
subdivision (b) of Section 33320.1. This finding is based upon the facts, as more particularly set
forth in the Report to the Legislative Bodies, that 82.59% of the land in the Project Area has been
or is developed for urban uses or is an integral part of an area developed for urban purposes.
(m) The time limitations in the Redevelopment Plan, which are the
maximum time limitations authorized under the Community Redevelopment Law, are reasonably
related to the proposed projects to be implemented in the Project Area and the ability of the Agency
to eliminate blight within the Project Area. This finding is based upon the facts that redevelopment
depends, in large part, upon private market forces beyond the control of the Agency and shorter time
limitations would impair the Agency's ability to be flexible and respond to market conditions as and
when appropriate and would impair the Agency's ability to maintain development standards and
controls over a period of time sufficient to assure area stabilization. In addition, shorter time
limitations would limit the revenue sources and financing capacity necessary to carry out proposed
projects in the Project Area.
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Section 3. The Council is satisfied that permanent housing facilities will be available
within three (3) years from the time occupants of the Project Area are displaced, if any, and that
pending the development of the facilities, there will be available to the displaced occupants, if any,
adequate temporary housing facilities at rents comparable to those in the community at the time of
their displacement.
Section 4. In order to implement and facilitate the effectuation of the Redevelopment
Plan, certain official actions must be taken by the Council; accordingly, the Council hereby:
(a) pledges its cooperation in helping to carry out the Redevelopment Plan; (b) directs the various
officials, departments, boards and agencies of the City of Redding having administrative
responsibilities in the Project Area likewise to cooperate to such end and to exercise their respective
functions and powers in a manner consistent with the Redevelopment Plan; (c) stands ready to
consider and take appropriate action on proposals and measures designed to effectuate the
Redevelopment Plan; and (d) declares its intention to undertake and complete any proceeding,
including the expenditure of moneys, necessary to be carried out by the City under the provisions
of the Redevelopment Plan.
Section 5. The Council is satisfied that written findings have been adopted in response
to each written objection received either before or at the noticed public hearing. Having considered
all evidence and testimony presented for or against any aspect of the Redevelopment Plan, the
Council hereby overrules all written and oral objections to the Redevelopment Plan.
Section 6. The mitigation measures, as identified in Council Resolution No. 2000-109
and Agency Resolution No. 2000-12 adopted on June 6, 2000, making findings based upon
consideration of the Final Environmental Impact Report on the Redevelopment Plan, are
incorporated and made part of the proposed Redevelopment Plan. .
Section 7. That certain document entitled "Redevelopment Plan for the Buckeye
Redevelopment Project," a copy of which is on file in the office of the City Clerk, is hereby
incorporated by reference herein and designated as the official "Redevelopment Plan for the Buckeye
Redevelopment Project."
Section 8. The City of Redding Building Division is hereby directed for a period of at
least two (2) years after the effective date of this Ordinance to advise all applicants for buildings
permits within the Project Area that the site for which a building permit is sought for the
construction of buildings or for other improvements is within a redevelopment project area.
Section 9. The City Clerk is hereby directed to send a certified copy of this Ordinance
to the Agency, and the Agency hereby is vested with the responsibility for carrying out the
Redevelopment Plan.
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Section 10. The City Clerk is hereby directed to record with the County Recorder of
Shasta County a notice of the approval and adoption of the Redevelopment Plan pursuant to this
Ordinance, containing a description of the land within the Project Area and a statement that
proceedings for the redevelopment of the Project Area have been instituted under the Community
Redevelopment Law.
Section II. The City Clerk is hereby directed to transmit a copy of the description and
statement recorded by the Clerk pursuant to Section 10 of this Ordinance, a copy of this Ordinance
and a map or plat indicating the boundaries of the Project Area, to the auditor and assessor ofthe
County of Shasta, to the governing body of each of the taxing agencies which receives taxes from
property in the Project Area and to the State Board of Equalization within thirty (30) days following
adoption of the Redevelopment Plan.
Section 12. The City Clerk is hereby ordered and directed to certifY to the passage of this
Ordinance and to cause the same to be published once in the Redding Record Searchlight, a
newspaper of general circulation, published and circulated in the County of Shasta.
Section 13. If any part of this Ordinance or the Redevelopment Plan which it approves is
held to be invalid for any reason, such decision shall not affect the validity of the remaining portion
of this Ordinance or of the Redevelopment Plan, and this Council hereby declares that it would have
passed the remainder of this Ordinance or approved the remainder of the Redevelopment Plan if such
invalid portion thereof had been deleted.
Section 14. This Ordinance shall be in full force and effect thirty (30) days after its
adoption.
INTRODUCED ON JUNE 6, 2000, AND PASSED AND ADOPTED this 20th day of June,
2000, by the following vote:
A YES: COUNCIL MEMBERS: Cibula, Kight, McGeorge, Pohlmeyer and Anderson
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
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RT C. ANDERSON, Mayor
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Connie Strohmayer, City,
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W. Leonard Wingate C Attorney
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Redevelopment Plan
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for the
Buckeye
Redevelopment Project
Prepared by the Redding Redevelopment Agency
Adopted by the City Council of the City of Redding
June 20, 2000, Ordinance No. 2271
Adopted by the Board of Supervisors of the County of Shasta
July 18, 2000, Ordinance No. 610
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ERRATA SHEET-BUCKEYE REDEVELOPMENT PLAN
Exhibit 9 - "Sewer Extension West from Churn Creek along Buckeye Creek" was deleted during
the adoption process from the list of proposed public improvement projects to be undertaken
within the Buckeye Project. This exhibit was inadvertently left in the document.
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TABLE OF CONTENTS
[~IOO] INTRODUCTION.. ............ ......... ... ... .... ... .. .... ..... .. I
[~200] DESCRIPTION OF PROJECT AREA .................................4
[~300] PROPOSED REDEVELOPMENT ACTIONS ...........................4
A. [~301] General. . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . .4
B. [~302] Participation Opportunities; Extension of Preferences
for Re-Entry Within Redeveloped Project Area . . . . . . . . . . . . . . . . . . . 5
1. [~303] Opportunities for Owners and Business Tenants. . . . . . . . . . . . . . 5
2. [~304] Rules for Participation Opportunities, Priorities
and Preferences ...................................... 5
3. [~305] Participation Agreements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. [~306] Conforming Owners. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. [~307] Cooperation with Public Bodies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
D. [~308] Property Acquisition ......................................... 8
I. [~309] Real Property ......................................... 8
2. [~31O] Personal Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
E. [~311] Property Management. ... .. ... .. .... ...... ....... ... ... . ... ..9
F. [~312] Statutory Payments to Affected Taxing Agencies. . . . . . . . . . . . . . . . . . . 9
G. [~313] Relocation of Persons (Including Individuals and
Families), Business Concerns and Others
Displaced by the Project ..................................... 9
I. [~314] Assistance in Finding Other Locations. . . . . . . . . . . . . . . . . . . . . 9
2. [~315] Relocation Payments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
H. [~316] Demolition, Clearance, and Building and Site Preparation. . . . . . . . . . . 10
I. [~317] Demolition and Clearance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
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2. [9318] Preparation of Building Sites .......................... .10
I. [9319] Property Disposition and Development ......................... II
1. [9320] Real Property Disposition and Development ............... 11
a. [9321] General ...................................... 11
b. [9322] Disposition and Development Documents ........... II
c. [9323] Development by the Agency ......................12
d. [9324] Development Plans. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. [9325] Personal Property Disposition. . . . . . . . . . . . . . . . . . . . . . . . . . . 13
J. [9326] Rehabilitation, Conservation and Moving of Structures . . . . . . . . . . . . . 13
1. [9327] Rehabilitation and Conservation . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. [9328] Moving of Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
K. [9329] Low- and Moderate-Income Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. [9330] Replacement Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. [9331] Increased and Improved Housing Supply.. .... . ... . . ... . . .14
IV.
[9400] USES PERMITTED IN THE PROJECT AREA. . . . . . . . . . . . . . . . . . . . . . . . 16
A. [9401] Redevelopment Land Use Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B. [9402] Designated Land Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. [9403] Residential Uses ..................................... 16
2. [9404] Commercial Uses .................................... 16
3. [9405] Industrial Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C. [9406] Other Land Uses ........................................... 16
1. [9407] Public Rights-of-Way. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. [9408] Other Public, Semi-Public, Institutional and
Nonprofit Uses ..................................... 17
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3. [9409] Interim Uses ........................................ 18
4. [9410] Nonconforming Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
D. [9411] General Controls and Limitations . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . 18
1. [9412] Construction ........................................ 18
2. [9413] Rehabilitation and Retention of Properties ... . . . . . . . . . . . . . . 19
3. [9414] Limitation on the Number of Buildings ................... 19
4. [9415] Number of Dwelling Units ............................ .19
5. [9416] Limitation on Type, Size and Height of Buildings .... . . . . . . . 19
6. [9417] Open Spaces, Landscaping, Light, Air and Privacy .......... 19
7. [9418] Signs .............................................. 19
8. [9419] Utilities ............................................20
9. [9420] Incompatible Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
10. [9421] Subdivision of Parcels .................................20
II. [9422] Minor Variations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
E. [9423] Design for Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21
F. [9424] Building Permits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
V. [9500] METHODS OF FINANCING THE PROJECT. . . . . . . . . . . . . . . . . . . . . . . . .21
A. [9501] General Description of the Proposed Financing Method ............21
B. [9502] Tax Increment Funds ........ ............. ... ... ... ... ...... .22
C. [9503] Other Loans and Grants. . . . . . . . . . . . . . . . . . . . . . . . . . . . " . . . . . . . . .24
VI. [9600] ACTIONS BY THE PARTICIPATING WRISDICTIONS . . .. . ... . . .... . . 24
VII. [9700] ENFORCEMENT..."....".........""..."........................ 25
VIII. [9800] DURATION OF THIS PLAN..........". ...... ... .... .. . . . . .". . ."..26
IX. [9900] PROCEDURE FOR AMENDMENT .........."..."........". ."""...".26
x. [91000] SEVERABILITY ..................................."...........26
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Attachment No. I
Attachment No.2
Attachment No.3
Attachment No.4
- Legal Description ofthe Project Area Boundaries ............... 27
- Project Area Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
- The Redevelopment Land Use Map .......................... 39
- The Proposed Public Improvements .......................... 41
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REDEVELOPMENT PLAN FOR THE BUCKEYE
REDEVELOPMENT PROJECT
I.
[~1001 INTRODUCTION
This is the Redevelopment Plan (the "Plan") for the Buckeye Redevelopment Project (the
"Project") located in the City of Redding and the County of Shasta (the "Participating
Jurisdictions"), State of California, and consists of the Text, the Legal Description of the
Project Area Boundaries (Attachment No. I), the Project Area Map (Attachment No.2), the
Redevelopment Land Use Map (Attachment No.3), and the Proposed Public Improvements
(Attachment No.4). This Plan was prepared by the Redevelopment Agency of the City of
Redding (the "RRA") pursuant to the Community Redevelopment Law of the State of
California (Health and Safety Code Section 33000 ~.), the California Constitution and
all applicable local laws and ordinances.
The proposed redevelopment of the Project Area as described in this Plan conforms to the
General Plans of the Participating Jurisdictions as they exist now or are hereafter amended.
The Redding Redevelopment Agency and the Shasta County Redevelopment Agency (the
"Agencies") will jointly participate in the redevelopment of the Project Area as authorized
by Sections 33210 through 33216.5 of the Community Redevelopment Law.
This Plan is based upon a Preliminary Plan formulated and adopted by the Planning
Commissions of the Participating Jurisdictions by resolution as follows: City of Redding
Planning Commission Resolution No. 97-1, adopted on September 23, 1997; and Shasta
County Planning Commission Resolution No. 97-127, adopted on October 9,1997.
This Plan provides the Agencies with powers, duties and obligations to implement and
further the program generally formulated in this Plan for the redevelopment, rehabilitation
and revitalization of the area within the boundaries of the Project (the "Project Area").
Because of the long-term nature of this Plan, and the need to retain in the Agencies flexibility
to respond to market and economic conditions, property owner and developer interests and
opportunities from time to time presented for redevelopment, this Plan does not present a
precise plan or establish specific projects for the redevelopment, rehabilitation and
revitalization of any area within the Project Area, nor does this Plan present specific
proposals in an attempt to solve or alleviate the concerns and problems of the community
relating to the Project Area. Instead, this Plan presents a process and a basic framework
within which specific plans will be presented, specific projects will be established and
specific solutions will be proposed, and by which tools are provided to the Agencies to
fashion, develop and proceed with such specific plans, projects and solutions.
The purposes of the Community Redevelopment Law will be attained through, and the major
goals of this Plan are:
Redevelopment Plan for the Buckeye Redevelopment Project
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A. The elimination of blighting influences and the correction of environmental
deficiencies in the Project Area, including, among others: small and irregular lots
under multiple ownership; faulty exterior spacing; deteriorated, obsolete and aged
building types; mixed character of buildings; incompatible and uneconomic land
uses; and inadequate or deteriorated public improvements, facilities and utilities.
B. The assembly ofland into parcels suitable for modern, integrated development with
. improved pedestrian and vehicular circulation in the Project Area.
c. The replanning, redesign and further development of underdeveloped areas which are
economically stagnant, physically constrained, and/or under utilized.
D. The providing of opportunities for participation by owners and tenants in the
revitalization of their properties.
E. The strengthening of industrial, retail, and other commercial functions in the Project
Area.
F. The strengthening of the economic base of the Project Area and the community by
the installation of needed site improvements to stimulate revitalization, new
commercial/light industrial expansion, employment and economic growth.
G. The provision of adequate land for parking and open spaces.
H. The establishment and implementation of performance criteria to assure high site
design standards and environmental quality and other design elements which provide
unity and integrity to the entire Project.
I. The expansion and improvement ofthe community's supply oflow- and moderate-
income housing.
In support of the major goals, the Agencies have identified the following Project Area
objectives:
. Provide for the expansion and improvement of the existing Project Area circulation
system.
. Support needed bridge improvements to existing Project Area creek crossings.
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 3
. Support the development of a regional planning approach to develop and implement
solutions in the Project Area.
. Support the improvement of water, storm drainage, and other community facilities
located within the Project Area consistent with current policies of the Participating
Jurisdictions, through replacement, expansion, or upgrading.
. Support the design and implementation of a regional stormwater control system that
aids in the elimination of blight in the Project Area caused by or exacerbated by the
present inadequate stormwater controls.
. Provide adequate traffic control at key intersections, including safe pedestrian
crossing zones, improved lighting, and traffic control signals that allow for safe and
efficient vehicle and pedestrian circulation.
. Provide safe school bus and mass transit bus stops that do not conflict with
dangerous road conditions.
· Assist as needed in the provision of adequate fire protection facilities for the Project
Area.
. Identify appropriate areas for neighborhood- and community-serving commercial
development within the Project Area.
. Encourage the design and further development of underdeveloped areas which are
economically stagnant, underutilized and/or are physically constrained.
· Encourage the development of the most intensive commercial land uses along the
Lake Boulevard and Oasis Road corridors.
· Assist in the development of community-based recreational facilities that will
provide residents with the means to participate in activities that contribute to the
overall quality ofIife.
. Assist in the development of neighborhood parks for local residents, including
playgrounds for children.
. Encourage the aggregation of existing parcels into larger units that reflect current
market needs.
Redevelopment Plan for the Buckeye Redevelopment Project
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II. [~200] DESCRIPTION OF PROJECT AREA
The boundaries of the Project Area are described in the "Legal Description of the Project
Area Boundaries," attached hereto as Attachment No. I and incorporated herein by reference,
and are shown on the "Project Area Map," attached hereto as Attachment No. 2 and
incorporated herein by reference. The Legal Description of the Project Area Boundaries
describes the Area, and the Project Area Map shows the boundaries of the Area.
III. [~300] PROPOSED REDEVELOPMENT ACTIONS
A. [~30I] General
The Agencies, in accordance with and pursuant to applicable law, propose to
eliminate and prevent the spread of blight and deterioration in the Project Area
through the use of any of the following approaches, singly or in combination:
I. The acquisition of certain real property;
2. The demolition and/or removal of certain existing buildings and
improvements;
3. Providing for participation by owners and tenants presently located in the
Project Area and the extension of preferences to business occupants and other
tenants desiring to remain or relocate within the redeveloped Project Area;
4. The management of any property acquired by and under the ownership and
control of the Agency;
5. Providing relocation assistance to displaced Project occupants;
6. The installation, construction or reconstruction of streets, utilities and other
public improvements;
7. The disposition of property for uses in accordance with this Plan;
8. The redevelopment ofland by private enterprise or public agencies for uses
in accordance with this Plan;
9. The rehabilitation of structures and improvements by present owners, their
successors and the Agencies;
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 5
10. The assembly of adequate sites for the development and construction of
residential/commercial/industrial facilities;
II. Establishment of programs for commercial rehabilitation loans and/or for
financial assistance for industrial or manufacturing facilities and capital
equipment; and
12. Utilization of any powers and authorities authorized by law necessary or
convenient for the implementation of the Plan.
In the accomplishment of these purposes and activities and in the implementation and
furtherance of this Plan, the Agencies are authorized to use all the powers provided
in this Plan and all the powers now or hereafter permitted by law.
B. [9302] Participation Opportunities; Extension of Preferences for Re-Entry Within
Redeveloped Proiect Area
I. [9303] Opportunities for Owners and Business Tenants
In accordance with this Plan and the rules for participation by owners and the
extension of preferences to business tenants adopted by the Agencies
pursuant to this Plan and the Community Redevelopment Law, persons who
are owners of real property in the Project Area shall be given a reasonable
opportunity to participate in redevelopment by; (I) retaining all or a portion
of their properties and developing or improving such property for use in
accordance with this Plan; (2) acquiring adjacent or other properties within
the Project Area and developing or improving such property for use in
accordance with this Plan; or (3) selling their properties to the Agencies and
purchasing other properties in the Project Area.
The Agencies shall extend reasonable preferences to persons who are
engaged in business in the Project Area to participate in the redevelopment
of the Project Area, or to re-enter into business within the redeveloped
Project Area, if they otherwise meet the requirements prescribed in this Plan.
2. [9304] Rules for Participation Opportunities. Priorities and Preferences
In order to provide opportunities to owners to participate in the
redevelopment of the Project Area and to extend reasonable preferences to
businesses to re-enter into business within the redeveloped Project Area, the
Agencies shall promulgate rules for participation by owners and the extension
of preferences to business tenants for re-entry within the redeveloped Project
Redevelopment Plan for the Buckeye Redevelopment Project
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Area. If conflicts develop between the desires of participants for particular
sites or land uses, the Agencies are authorized to establish reasonable
priorities and preferences among the owners and business tenants. Some of
the factors to be considered in establishing these priorities and preferences
may include a participant's length of occupancy in the area, accommodation
of as many participants as possible, similarity of land use, the necessity to
assemble sites for integrated, modem development, conformity of a
participant's proposal with the intent and objectives ofthis Plan, and service
to the community of a participant's proposal.
In addition to opportunities for participation by individual persons and firms,
participation shall be available for two or more persons, firms or institutions
to join together in partnerships, corporations, or other joint entities.
Participation opportunities shall necessarily be subject to and limited to such
factors as: (I) the elimination and changing of some land uses; (2) the
construction, widening or realignment of some streets; (3) the ability of
participants to finance acquisition and development or rehabilitation in
accordance with this Plan; (4) the reduction in the total number of individual
parcels in the Project Area; and (5) the construction or expansion of public
facilities.
3. [9305] Particioation Agreements
The Agencies may require that, as a condition to participate in
redevelopment, each participant shall enter into a binding agreement with the
Agencies by which the participant agrees to rehabilitate, develop and use and
maintain the property in conformance with this Plan and to be subject to the
provisions hereof. In such agreements, participants who retain real property
shall be required to join in the recordation of such documents as may be
necessary to make the provisions of this Plan applicable to their properties.
Whether or not a participant enters into a participation agreement with the
Agencies, the provisions of this Plan are applicable to all public and private
property in the Property Area.
In the event a participant fails or refuses to rehabilitate, develop and use and
maintain its real property pursuant to this Plan and a participation agreement,
the real property or any interest therein may be acquired by the Agencies and
sold or leased for rehabilitation or development in accordance with this Plan.
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 7
4. [9306] Confonninl! Owners
The Agencies may, at their sole and absolute discretion, detennine that
certain real property within the Property Area presently meets the
requirements of this Plan, and the owner of such property will be pennitted
to remain as a confonning owner without a participation agreement with the
Agencies, provided such owner continues to operate, use and maintain the
real property within the requirements of this Plan. However, a confonning
owner shall be required by the Agencies to enter into a participation
agreement with the Agencies in the event that such owner desires to: (a)
construct any additional improvements or substantially alter or modify
existing structures on any of the real property described above as confonning;
or (b) acquire additional property within the Project Area.
C. [9307] Coooeration with Public Bodies
Certain public bodies are authorized by state law to aid and cooperate, with
or without consideration, in the planning, undertaking, construction or
operation ofthis Project. The Agencies shall seek the aid and cooperation of
such public bodies and shall attempt to coordinate this Plan with the activities
of such public bodies in order to accomplish the purposes of redevelopment
and the highest public good. The basis for this effort will be the Project
Fonnation Agreement for the Buckeye Project entered into by the
Participating Jurisdictions and the Agencies in 1997, and incorporated herein
by reference.
The Agencies, by law, are not authorized to acquire real property owned by
public bodies without the consent of such public bodies. The Agencies,
however, will seek the cooperation of all public bodies which own or intend
to acquire property in the Project Area. Any public body which owns or
leases property in the Project Area will be afforded all the privileges of owner
and tenant participation if such public body is willing to enter into a
participation agreement with the Agencies. All plans for development of
property in the Project Area by a public body shall be subject to approval by
the Agencies.
The Agencies may impose on all public bodies the planning and design
controls contained in this Plan to insure that present uses and any future
development by public bodies will confonn to the requirements of this Plan.
The Agencies are authorized to financially (and otherwise) assist any public
entity in the cost of public land, buildings, facilities, structures or other
improvements (within or without the Project Area) which land, buildings,
Redevelopment Plan for the Buckeye Redevelopment Project
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facilities, structures or other improvements are or would be of benefit to the
Project.
D. [9308] Prooertv Acauisition
1. . [9309] Real Prooertv
Except as specifically exempted herein, the Agencies may acquire, but are not
required to acquire, any real property located in the Project Area by any
means authorized by law.
It is in the public interest and is necessary in order to eliminate the conditions
requiring redevelopment and in order to execute this Plan for the power of
eminent domain to be employed by the Agencies to acquire real property in
the Project Area which cannot be acquired by gift, devise, exchange,
purchase or any other lawful method, provided, however, that the Agencies
waive their right to use eminent domain within the Project Area unless
directed to do so by Participating Jurisdictions. Absent such direction, it will
be the responsibility of each Participating Jurisdiction to use its power of
eminent domain to acquire property needed to further the Plan.
The intent ofthis Plan is to revitalize the industrial and commercial viability
of the area, and is not intended to directly impact residential development.
Consequently, this Plan does not authorize the power of eminent domain by
the Agencies over properties on which people reside.
Eminent domain proceedings, ifused in the Project Area by the Agencies,
must be commenced within twelve (12) years from the date the ordinance
adopting this Plan becomes effective.
The Agencies shall not acquire real property to be retained by an owner
pursuant to a participation agreement if the owner fully performs under the
agreement. The Agencies are authorized to acquire structures without
acquiring the land upon which those structures are located. The Agencies are
authorized to acquire either the entire fee or any other interest in real property
less than a fee.
The Agencies shall not acquire real property on which an existing building
is to be continued on its present site and in its present form and use without
the consent of the owner unless: (a) such building requires structural
alternation, improvement, modernization or rehabilitation; (b) the site, or lot
on which the building is situated, requires modification in size, shape or use;
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 9
or (c) it is necessary to impose upon such property any of the controls,
limitations, restrictions and requirements of this Plan, and the owner fails or
refuses to execute a participation agreement in accordance with the
provisions of this Plan.
The Agencies are not authorized to acquire real property owned by public
bodies which do not consent to such acquisition. The Agencies are
authorized, however, to acquire public property transferred to private
ownership before redevelopment of the Project Area is completed, unless the
Agencies and the private owner enter into a participation agreement and the
owner completes his responsibilities under the participation agreement.
2. [~310] Personal Prooertv
Generally, personal property shall not be acquired. However, where
necessary in the execution of this Plan, the Agencies are authorized to acquire
personal property in the Project Area by any lawful means, including eminent
domain to the extent authorized in this Plan, subject to the restrictions in D.l.
above.
E. [~311] Prooertv Management
During such time as property, if any, in the Project Area is owned by the Agencies,
such property shall be under the management and control of the Agencies. Such
property may be rented or leased by the Agencies pending its disposition for
redevelopment, and such rental or lease shall be pursuant to such policies as the
Agencies may adopt.
F. [~312] Statutory Payments to Affected Taxing Agencies
To the extent applicable, and in the amounts and manner provided therein, the
Agencies shall annually pay to Project Area affected taxing entities the payments
required by Section 33607.5 of the Community Redevelopment Law.
G. [~313] Relocation of Persons (Including Individuals and Families), Business
Concerns and Others Displaced bv the Proiect
1. [~314] Assistance in Finding Other Locations
The Agencies shall assist all persons (including individuals and families),
business concerns and others displaced by the Project in finding other
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locations and facilities. In order to carry out the Project with a minimum of
hardship to persons (including individuals and families), business concerns
and others, if any, displaced from their respective places of residence or
business by the Project, the Agencies shall assist such persons (including
individuals and families), business concerns and others in finding new
locations that are decent, safe, sanitary, within their respective financial
means, in reasonably convenient locations and otherwise suitable to their
respective needs. The Agencies may also provide housing inside or outside
the Project Area for displaced persons.
2. [9315] Relocation Pavrnents
The Agencies shall make relocation payments to persons (including
individuals and families), business concerns and others displaced by the
Project for moving expenses and direct losses of personal property and
additional relocation payments as may be required by law. Such relocation
payments shall be made pursuant to the California Relocation Assistance
Law (Govemment Code Section 7260 et seq.) and Project Area rules and
regulations adopted pursuant thereto by the Agencies. The Agencies may
make such other payments as may be appropriate and for which funds are
available.
H. [9316] Demolition. Clearance. and Building and Site Preoaration
1. [9317] Demolition and Clearance
The Agencies are authorized to demolish and clear buildings, structures and
other improvements from any real property in the Project Area as necessary
to carry out the purposes of this Plan.
2. [9318] Preoaration of Building Sites
The Agencies are authorized to prepare, or cause to be prepared, as building
sites any real property in the Project Area owned by the Agencies. In
connection therewith, the Agencies may cause, provide for or undertake the
installation or construction of streets, utilities, parks, playgrounds and other
public improvements necessary to carry out this Plan. The Agencies are also
authorized to construct foundations, platforms and other structural forms
necessary for the provision or utilization of air rights sites for buildings to be
used for residential, commercial, industrial, public and other uses provided
in this Plan.
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 11
Prior consent of the legislative body of the Participating Jurisdiction in which
the site is located is required for the Agencies to develop sites for commercial
or industrial use by providing streets, sidewalks, utilities or other
improvements which an owner or operator of the site would otherwise be
obliged to provide.
I. [9319] Prooertv Disoosition and Develooment
1. [9320] Real Prooertv Disoosition and Develooment
a. [9321] General
For the purposes of this Plan, the Agencies are authorized to sell,
lease, exchange, subdivide, transfer, assign, pledge, encumber by
mortgage or deed of trust or otherwise dispose of any interest in real
property. To the extent permitted by law, the Agencies are authorized
to dispose of real property by negotiated lease, sale or transfer
without public bidding. Property containing buildings or structures
rehabilitated by the Agencies shall be offered for resale within one (I)
year after completion of rehabilitation or an annual report concerning
such property shall be published by the Agencies as required by law.
Real property acquired by the Agencies may be conveyed by the
Agencies without charge to either of the Participating Jurisdictions
and, where beneficial to the Project Area, without charge to any other
public body. All real property acquired by the Agencies in the
Project Area shall be sold or leased to public or private persons or
entities for development for the uses permitted in this Plan.
All purchasers or lessees of property acquired from the Agencies shall
be obligated to use the property for the purposes designated in this
Plan, to begin and complete development of the property within a
period of time which the Agencies fix as reasonable and to comply
with other conditions which the Agencies deem necessary to carry out
the purposes of this Plan.
b. [9322] Disoosition and Develooment Documents
To provide adequate safeguards to ensure that the provisions of this
Plan will be carried out and to prevent the recurrence of blight, all
real property sold, leased or conveyed by the Agencies, as well as all
property subject to participation agreements, is subject to the
provisions of this Plan.
Redevelopment Plan for the Buckeye Redevelopment Project
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The Agencies shall reserve such powers and controls in the
disposition and development documents as may be necessary to
prevent transfer, retention or use of property for speculative purposes
and to ensure that development is carried out pursuant to this Plan.
Leases, deeds, contracts, agreements and declarations of restrictions
of the Agencies may contain restrictions, covenants, covenants
running with the land, rights of reverter, conditions subsequent,
equitable servitudes or any other provisions necessary to carry out
this Plan.
Where appropriate, as determined by the Agencies, such documents,
or portions thereof, shall be recorded in the office of the Recorder of
the County.
All real property in the Project Area sold, leased, or conveyed to or
by the Agencies, as well as all property subject to a participation
agreement, shall be subject to the restriction that there shall be no
discrimination or segregation based upon race, color, creed, religion,
sex, marital status, national origin or ancestry in the sale, lease,
sublease, transfer, use, occupancy, tenure or enjoyment of such
property. Such property shall be expressly made subject, by
appropriate documents, to the restriction that all deeds, leases or
contracts for the sale, lease, sublease or other transfer of such
property shall contain such nondiscrimination and nonsegregation
clauses as required by law.
c. [9323] Development bv the Agencv
To the extent now or hereafter permitted by law, the Agencies are
authorized to pay for, develop or construct any publicly-owned
building, facility, structure or other improvement either within or
without the Project Area, for either Agency or for any public body or
entity, which buildings, facilities, structures or other improvements
are or would be of benefit to the Project Area or the immediate
neighborhood. Specifically, the Agencies may pay for, install or
construct the buildings, facilities, structures and other improvements
identified in Attachment No.4, attached hereto and incorporated
herein by reference, and may acquire or pay for the land required
therefor.
In addition to the public improvements authorized under Section 318
ofthis Plan and the specific publicly-owned improvements identified
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Redevelopment Plan for the Buckeye Redevelopment Project
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in Attachment No.4 of this Plan, the Agencies are authorized to
install and construct, or to cause to be installed and constructed,
within or without the Project Area, for either Agency or for any
public body or entity for the benefit of the Project Area, public
improvements, including, but not limited to, the following: (I) over
and underpasses; (2) fire reservoirs; (3) fire stations; (4) fire hydrants;
(5) storm drain facilities; (6) water facilities; (7) parks, plazas,
pedestrian paths, and other recreational facilities; (8) playgrounds; (9)
parking facilities; (10) landscaped areas; and (11) street
improvements.
The Agencies may enter into contracts, leases and agreements with
the Participating Jurisdictions or other public body or entity pursuant
to this Section 323, and the obligation of the Agencies under such
contract, lease or agreement shall constitute an indebtedness of the
Agencies which may be made payable out of the taxes levied in the
Project Area and allocated to the Agencies under subdivision (b) of
Section 33670 of the Community Redevelopment Law and Section
502 of this Plan or out of any other available funds.
d. [9324] Develooment Plans
All development plans (whether public or private) shall be submitted
to the Agencies for approval if such review and approval does not
exist in the applicable Participating Jurisdiction. All development in
the Project Area must conform to design review standards, if any, of
the Participating Jurisdiction in which the development is located.
The Agencies reserve the right of architectural review for any land
sold by the Agencies or when a participation agreement for a
development is entered into.
2. [9325] Personal Prooertv Disposition
For the purposes of this Plan, the Agencies are authorized to lease, sell,
exchange, transfer, assign, pledge, encumber or otherwise dispose of personal
property which is acquired by the Agencies.
J. [9326] Rehabilitation. Conservation and Moving of Structures
1. [9327] Rehabilitation and Conservation
The Agencies are authorized to rehabilitate and conserve, or to cause to be
Redevelopment Plan for the Buckeye Redevelopment Project
Page 14
rehabilitated and conserved, any building or structure in the Project Area
owned by the Agencies. The Agencies are also authorized and directed to
advise, encourage and assist in the rehabilitation and conservation of property
in the Project Area not owned by the Agencies. The Agencies are also
authorized to acquire, restore, rehabilitate, move and conserve buildings of
historic or architectural significance.
2. [~328] Moving of Structures
As necessary in carrying out this Plan, the Agencies are authorized to move,
or to cause to be moved, any standard structure or building or any structure
or building which can be rehabilitated to a location within or outside the
Project Area.
K. [~329] Low- and Moderate-Income Housing
1. [~330] Reolacement Housing
Commencing with the effective date of the ordinance adopting this Plan, in
accordance with Section 33334.5 of the Community Redevelopment Law,
whenever dwelling units housing persons and families oflow- or moderate-
income within the Project Area are destroyed or removed from the low- and
moderate-income housing market as part of the Project which is subject to a
written agreement with the Agencies or where financial assistance has been
provided by the Agencies, the Agencies shall, within four (4) years of such
destruction or removal, rehabilitate, develop or construct, or cause to be
rehabilitated, developed or constructed, for rental or sale to persons and
families of low- or moderate-income an equal number of replacement
dwelling units at affordable housing costs within the Project Area or within
the territorial jurisdiction of either Agency and the Participating Jurisdictions
in accordance with all of the provisions of Sections 33413 and 33413.5 of
said Community Redevelopment Law.
2. [~331] Increased and Improved Housing Suoolv
Pursuant to Sections 33334.2 of the Community Redevelopment Law, not
less than twenty percent (20%) of all taxes which are allocated to the
Agencies pursuant to subdivision (b) of Section 33670 of the Community
Redevelopment Law and Section 502 of this Plan shall be used by the
Agencies for the purposes of increasing and improving the Participating
Jurisdictions' supply of housing for persons and families of very low-, low-
or moderate-income unless certain findings are made as required by those
sections to lessen or exempt such requirement. In carrying out this purpose
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 15
and subject to the requirements of Conununity Redevelopment Law, the
Agencies may exercise any or all of the powers authorized in that Section
33334.2, including the following:
a. Acquire land or building sites;
b. Improve land or building sites with on-site or off-site improvements;
c. Donate land to private or public persons or entities;
d. Construct buildings or structures;
e. Acquire buildings or structures;
f. Rehabilitate buildings or structures;
g. Provide subsidies to, or for the benefit of, persons or families of very
low-, low-, or moderate-income;
h. Develop plans, pay principal and interest on bonds, loans, advances,
or other indebtedness, or pay financing or carrying charges;
1. Finance insurance premiums pursuant to Section 33136 of
Community Redevelopment Law;
J. Maintain the conununity's supply of mobilehomes; and
k. Preserve the availability to lower-income households of affordable
housing units in housing developments which are assisted or
subsidized by public entities and which are threatened with imminent
conversion to market rates.
The Agencies may use these funds to meet, in whole or in part, the
replacement housing provisions in Section 330 of this Plan. These funds may
be used inside or outside the Project Area provided, however, that funds may
be used outside the Project Area only in findings of benefit to the Project are
made as required by said Section 33334.2 of the Conununity Redevelopment
Law by the Participating Jurisdictions.
The funds for this purpose shall be held in a separate Low- and Moderate-
Income Housing Fund until used. Any interest earned by such Low- and
Moderate-Income Housing Funds shall accrue to the Fund.
Redevelopment Plan for the Buckeye Redevelopment Project
Page 16
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IV. [~4001 USES PERMITTED IN THE PROJECT AREA
A. [g401] Redevelooment Land Use Mao
The "Redevelopment Land Use Map." attached hereto as Attachment No.3 and
incorporated herein by reference, illustrates the location of the Project Area
boundaries, major streets within the Project Area and the proposed land uses to be
permitted in the Project for allland--public, semi-public, and private.
B. [g402] Designated Land Uses
1. [g403] Residential Uses
The areas shown on the Redevelopment Land Use Map (Attachment No.3)
for residential uses shall be used for the residential uses set forth and
described in the General Plan of the Participating Jurisdiction in which the
property is located as the Plan exists now or is hereafter amended.
2. [g404] Commercial Uses
The areas shown on the Redevelopment Land Use Map (Attachment No.3)
for commercial uses shall be used for the general commercial uses set forth
and described in the General Plan of the Participating Jurisdiction in which
the property is located as the Plan exists now or is hereafter amended.
3. [g405] Industrial Uses
The areas shown on the Redevelopment Land Use Map (Attachment No.3)
for industrial uses shall be used for the industrial uses set forth and described
in the General Plan of the Participating Jurisdiction in which the property is
located as the Plan exists now or is hereafter amended.
C. [g406] Other Land Uses
1. [g407] Public Rights-of-Wav
As illustrated on the Redevelopment Land Use Map (Attachment No.3), the
major public streets within the Project Area include Lake Boulevard, Oasis
Road, Old Oasis Road, Cascade Boulevard, Twin View Boulevard, and
Interstate 5.
Additional public streets, alleys and easements may be created in the Project
Area as needed for proper development. Existing streets, . alleys and
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 17
easements may be abandoned, closed or modified as necessary for proper
development ofthe Project.
Any changes in the existing interior or exterior street layout shall be in
accordance with the General Plans ofthe Participating Jurisdictions as they
exist now or are hereafter amended, the objectives of this Plan and the design
standards of the Participating Jurisdictions, shall be effectuated in the manner
prescribed by state and local law and shall be guided by the following
criteria:
a. A balancing of the needs of proposed and potential new
developments for adequate pedestrian and vehicular access, vehicular
parking and delivery loading docks with the similar needs of any
existing developments permitted to remain. Such balancing shall take
into consideration the rights of existing owners and tenants under the
rules for owner and tenant participation adopted by the Agencies for
the Project and any participation agreements executed thereunder;
b. The requirements imposed by such factors as topography, traffic
safety and aesthetics; and
c. The potential need to serve not only the Project Area and new or
existing developments but to also serve areas outside the Project by
providing convenient and efficient vehicular access and movement.
The public rights-of-way may be used for vehicular and/or pedestrian traffic,
as well as for public improvements, public and private utilities and activities
typically found in public rights-of-way. Streetscape improvements may
include the location and planting of street trees, medians, and other
landscaping, the installation of enhanced lighting, and the location and
placement of street furniture, bus stops, and improved pedestrian walkways.
2. [9408] Other Public. Semi-Public. Institutional and Nonorofit Uses
In any area shown on the Redevelopment Land Use Map (Attachment No.3),
the Agencies are authorized to permit the maintenance, establishment or
enlargement of public, semi-public, institutional or nonprofit uses, including
park and recreational facilities, libraries, educational, fraternal, employee,
philanthropic, religious and charitable institutions, utilities, railroadrights-of-
way and facilities of other similar associations or organizations. All such
uses shall, to the extent possible, conform to the provisions of this Plan
applicable to the uses in the specific area involved. The Agencies' may
impose such other reasonable requirements and/or restrictions as may be
necessary to protect the development and use of the Project Area.
Redevelopment Plan for the Buckeye Redevelopment Project
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3. [g409] Interim Uses
Pending the ultimate development ofland by developers and participants, the
Agencies are authorized to use or permit the use of any land in the Project
Area for interim uses that are not in conformity with the uses permitted in
this Plan, provided such use conforms to the General Plan or zoning of the
applicable Participating Jurisdiction as it exists now or is hereafter amended.
4. [g410] Nonconforming Uses
The Agencies may permit an existing use to remain in an existing building
in good condition which use does not conform to the provisions of this Plan,
provided that such use is generally compatible with existing and proposed
developments and uses in the Project Area. The owner of such a property
must be willing to enter into a participation agreement and agree to the
imposition of such reasonable restrictions as may be necessary to protect the
development and use of the Project Area.
The Agencies may authorize additions, alterations, repairs or other
improvements in the Project Area for uses which do not conform to the
provisions ofthis Plan where such improvements are within a portion of the
Project where, in the determination of the Agencies, such improvements
would be compatible with surrounding Project uses and development.
D. [g411] General Controls and Limitations
All real property in the Project Area is made subject to the controls and requirements
of this Plan. No real property shall be developed, rehabilitated or otherwise changed
after the date of the adoption of this Plan, except in conformance with the provisions
of this Plan.
I. [g4l2] Construction
All construction in the Project Area shall comply with all applicable state and
local law and codes in effect from time to time. In addition to applicable
codes, ordinances or other requirements governing development in the
Project Area, additional specific performance and development standards
may be adopted by the Agencies to control and direct redevelopment
activities in the Project Area.
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 19
2. [9413] Rehabilitation and Retention ofprooerties
Any existing structure within the Project Area approved by the Agencies for
retention and rehabilitation shall be repaired, altered, reconstructed or
rehabilitated in such a manner that it will be safe and sound in all physical
respects and be attractive in appearance and not detrimental to the
surrounding uses.
3. [9414] Limitation on the Number of Buildings
The number of buildings in the Project Area shall not exceed the number of
buildings permitted under the General Plans of the Participating Jurisdictions
as they exist now or are hereafter amended.
4. [9415] Number of Dwelling Units
The number of dwelling units in the Project Area shall not exceed the number
of dwelling units permitted under the General Plans of the Participating
Jurisdictions as they exist now or are hereafter amended.
5. [9416] Limitation on Tvoe. Size and Height of Buildings
Except as set forth in other sections of this Plan, the type, size and height of
buildings shall be as limited by applicable federal, state and local statutes,
ordinances and regulations.
6. [9417] Ooen Svaces. Landscaoing. Light. Air and Privacv
The approximate amount of open space to be provided in the Project Area is
the total of all areas which will be in the public rights-of-way, the public
ground, the space around buildings and all other outdoor areas not permitted
to be covered by buildings. Landscaping shall be developed in the Project
Area to ensure optimum use ofliving plant material.
Sufficient space shall be maintained between buildings in all areas to provide
adequate light, air and privacy.
7. [9418] fuw.
All signs shall conform to sign ordinances of the Participating Jurisdictions
as they now exist or are hereafter amended. Design of all proposed new signs
shall be submitted to the Agencies and/or applicable Participating Jurisdiction
prior to installation for review and approval pursuant to the procedures of this
Plan.
Redevelopment Plan for the Buckeye Redevelopment Project
Page 20
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8. [9419] Utilities
The Agencies shall require that all utilities be placed underground whenever
physically and economically feasible.
9. [9420] Incompatible Uses
No new use or structure which by reason of appearance, traffic, smoke, glare,
noise, odor or similar factors would be incompatible with the surrounding
areas or structures shall be permitted in any part of the Project Area.
10. [9421] Subdivision of Parcels
No parcel in the Project Area, including any parcel retained by a participant,
shall be subdivided without the approval of the Agencies and/or applicable
Participating Jurisdiction.
11. [9422] Minor Variations
Under exceptional circumstances, the Agencies are authorized to permit a
variation from the limits, restrictions and controls established by this Plan.
In order to permit such variation, the Agencies must determine that:
a. The application of certain provisions of this Plan would result in
practical difficulties or unnecessary hardships inconsistent with the
general purpose and intent of this Plan;
b. There are exceptional circumstances or conditions applicable to the
property or to the intended development ofthe property which do not
apply generally to other properties having the same standards,
restrictions and controls;
c. Permitting a variation will not be materially detrimental to the public
welfare or injurious to property or improvements in the area; and
d. Permitting a variation will not be contrary to the objectives of this
Plan or of the General Plan and zoning of the applicable Participating
Jurisdiction as it exists now or is hereafter amended.
No variation shall be granted which changes a basic land use or which
permits other than a minor departure from the provisions of this Plan. In
permitting any such variation, the Agencies shall impose such conditions as
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 21
are necessary to protect the public peace, health, safety or welfare and to
assure compliance with the purposes of this Plan. Any variation permitted
by the Agencies hereunder shall not supersede any other approval required
under existing codes and ordinances of the Participating Jurisdictions.
E. [S423] Design for Develooment
Within the limits, restrictions, and controls established in this Plan, the Agencies are
authorized to establish heights of buildings, land coverage, setback requirements,
design criteria, traffic circulation, traffic access and other development and design
controls necessary for property development of both private and public areas within
the Project Area.
No new improvement shall be constructed, and no existing improvement shall be
substantially modified, altered, repaired or rehabilitated except in accordance with
this Plan and any such controls and, in the case of property which is the subject of
a disposition and development or participation agreement with the Agencies and any
other property, in the discretion of the Agencies, in accordance with architectural,
landscape and site plans submitted to and approved in writing by the Agencies. One
of the objectives of this Plan is to create an attractive and pleasant environment in the
Project Area. Therefore, such plans shall give consideration to good design, open
space and other amenities to enhance the aesthetic quality of the Project Area. The
Agencies shall not approve any plans that do not comply with this Plan.
F. [S424] Building Permits
No permit shall be issued for the construction of any new building or for any
construction on an existing building in the Project Area from the date of adoption of
this Plan until the application for such permit has been made and processed in a
manner consistent with all requirements of the applicable Participating Jurisdiction.
The Agencies are authorized to establish permit procedures and approvals in addition
to those set forth above where required for the purposes of this Plan. Where such
additional procedures and approvals are established, a building permit shall be issued
only after the applicant for same has been granted all approvals required by the
applicable Participating Jurisdiction and the Agencies at the time of application.
v. [~500J METHODS OF FINANCING THE PROJECT
A. [SSOI] General Descriotion of the Prooosed Financing Method
The Agencies are authorized to finance this Project with financial assistance from the
Participating Jurisdictions, State of California, federal government, tax increment
Redevelopment Plan for the Buckeye Redevelopment Project
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funds, interest income, redevelopment bonds, donations, loans from private financial
institutions, the lease or sale of property owned by the Agencies or any other
available source, public or private.
The Agencies are also authorized to obtain advances, borrow funds and create
indebtedness in carrying out this Plan. The principal and interest on such advances,
funds and indebtedness may be paid from tax increments or any other funds available
to the Agencies. Advances and loans for survey and planning and for the operating
capital for nominal administration of this Project may be' provided by the
Participating Jurisdictions until adequate tax increment or other funds are available,
or sufficiently assured, to repay the advances and loans and to permit borrowing
adequate working capital from sources other than the Participating Jurisdictions. The
Participating Jurisdictions, as they are able, may also supply additional assistance
through Participating Jurisdiction loans and grants for various public facilities.
The Participating Jurisdictions or any other public agency may expend money to
assist the Agencies in carrying out this Project. As available, gas tax funds from the
state and county may be used for street improvements and public transit facilities.
B. [9502] Tax Increment Funds
All taxes levied upon taxable property within the Project Area each year, by or for
the benefit of the State of Cali fomi a, the County of Shasta, the City of Redding, and
any district or any other public corporation (hereinafter sometimes called "taxing
agencies") after the effective date of the ordinance approving this Plan, shall be
divided as follows:
I. That portion of the taxes which would be produced by the rate upon which
the tax is levied each year by or for each of said taxing agencies upon the
total sum of the assessed value of the taxable property in the Project Area as
shown upon the assessment roll used in connection with the taxation of that
property by the taxing agency, last equalized prior to the effective date of the
ordinance adopting this Plan, shall be allocated to and when collected shall
be paid into the funds of the respective taxing agencies as taxes by or for said
taxing agencies on all other property are paid (for the purpose of allocating
taxes levied jJy or for any taxing agency or agencies which did not include the
territory of the Project on the effective date of such ordinance but to which
such territory is annexed or otherwise included after such effective date, the
assessment roll of the County of Shasta last equalized on the effective date
of the ordinance adopting this Plan shall be used in determining the assessed
valuation of the taxable property in the Project Area on said effective date);
and
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 23
2. That portion of said levied taxes each year in excess of such amount shall be
allocated to and when collected shall be paid into a special fund of the
Agencies to pay the principal of and interest on bonds, loans, moneys
advanced to or indebtedness (whether funded, refunded, assumed or
otherwise) incurred by the Agencies to finance or refinance, in whole or in
part, this Project. Unless and until the total assessed valuation of the taxable
property in the Project exceeds the total assessed value of the taxable
property in the Project, as shown by the last equalized assessment roll
referred to in subdivision I hereof, all of the taxes levied and collected upon
the taxable property in the Project shall be paid into the funds of the
respective taxing agencies. When said loans, advances and indebtedness, if
any, and interest thereon, have been paid, all monies thereafter received from
taxes upon the taxable property in the Project shall be paid into the funds of
the respective taxing agencies as taxes on all other property are paid.
That portion of taxes mentioned in subdivision 2 above are hereby irrevocably
pledged for the payment of the principal of and interest on the advance of monies, or
making of loans or the incurring of any indebtedness (whether funded, refunded,
assumed or otherwise) by the Agencies to finance or refinance the Project, in whole
or in part. The Agencies are authorized to make such pledges as to specific advances,
loans, and indebtedness appropriate in carrying out the Project.
The Agencies are authorized to issue bonds from time to time, ifit deems appropriate
to do so, in order to finance all or any part of the Project. Neither the members of the
Agencies nor any persons executing the bonds are liable personally on the bonds by
reason of their issuance.
The bonds and other obligations of the Agencies are not a debt of the Participating
Jurisdictions or the state, nor are any of its political subdivisions liable for them, nor
in any event shall the bonds or obligations be payable out of any funds or properties
other than those of the Agencies, and such bonds and other obligations shall so state
on their face. The bonds do not constitute an indebtedness within the meaning of any
constitutional or statutory debt limitation or restriction.
After the effective date of this Plan, the amount of bonded indebtedness to be repaid
in whole or in part from the allocation of taxes described in subdivision 2 above
which can be outstanding at anyone time shall not exceed $1 00,000,000 in principal
amount, except by amendment to this Plan.
After the effective date of this Plan, the Agencies shall not establish or incur loans,
advances or indebtedness to finance in whole or in part the Project beyond twenty
(20) years from the date of adoption of this Plan. Loans, advances, or indebtedness
Redevelopment Plan for the Buckeye Redevelopment Project
Page 24
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may be repaid over a period of time beyond said time limit. Such time limitation
may be extended by amendment of this Plan pursuant to Section 33333.2(a)(1)(B)
of the Community Redevelopment Law. This limit, however, shaIl not prevent the
Agencies from incurring debt to be repaid from the Low and Moderate Income
Housing Fund established pursuant to Section 33334.2 of the Community
Redevelopment Law and Section 331 of this Plan, or establishing more debt in order
to fulfiIl the Agencies' housing obligations under Section 33413 of the Community
Redevelopment Law and Section 330 ofthis Plan. This limit shaIl not prevent the
Agencies from refinancing, refunding or restructuring indebtedness after the time
limit if the indebtedness is not increased and the time during which the indebtedness
is to be repaid is not extended beyond the time limit for repaying indebtedness set
forth in this Section 502.
The Agencies shaIl not receive, and shaIl not repay loans, advances, or other
indebtedness to be paid with the proceeds of property taxes from the Project Area
pursuant to Section 33670 of Community Redevelopment Law and Section 502 of
this Plan beyond forty-five (45) years from the date of adoption of this Plan.
C. [~503] Other Loans and Grants
Any other loans, grants, guarantees or financial assistance from the United States, the
State of Cali fomi a, or any other public or private source will be utilized if available.
VI. [~600) ACTIONS BY THE PARTICIPATING JURISDICTIONS
The Participating Jurisdictions shaIl aid and cooperate with the Agencies in carrying out this
Plan and shaIl take all actions necessary to ensure the continued fulfiIlment of the purposes
of this Plan and to prevent the recurrence or spread in the area of conditions causing blight.
Actions by the Participating Jurisdictions shaIl include, but not be limited to, the foIlowing:
A. Institution and completion of proceedings for opening, closing, vacating, widening
or changing the grades of streets, aIleys and other public rights-of-way and for other
necessary modifications of the streets, the street layout and other public rights-of-way
in the Project Area. Such action by the Participating Jurisdictions shall include the
requirement of abandonment, removal and relocation by the public utility companies
of their operations of public rights-of-way as appropriate to carry out this Plan,
provided that nothing in this Plan shaIl be construed to require the cost of such
abandonment, removal and relocation to be borne by others than those legaIly
required to bear such cost.
B. Institution and completion of proceedings necessary for changes and improvements
in private and publicly-owned public utilities within or affecting the Project Area.
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Redevelopment Plan for the Buckeye Redevelopment Project
Page 25
C. Revision of zoning (if necessary) within the Project Area to permit the land uses and
development authorized by this Plan.
D. Imposition wherever necessary (by conditional use permits or other means) of
appropriate controls within the limits of this Plan upon parcels in the Project Area to
ensure their proper development and use.
E. Provision for administrative enforcement of this Plan by the Participating
Jurisdictions after redevelopment. The Participating Jurisdictions and the Agencies
shall develop and provide for enforcement of a program for continued maintenance
by owners of all real property, both public and private, within the Project Area
throughout the duration of this Plan.
F. Preservation of historical sites.
G. Performance of the above actions and of all other functions and services relating to
public peace, health, safety and physical development normally rendered in
accordance with a schedule which will permit the redevelopment of the Project Area
to be commenced and carried to completion without unnecessary delays.
H. Processing of requests by the Agencies for eminent domain without undue delay.
1. The undertaking and completing of any other proceedings necessary to carry out the
Project.
The foregoing actions to be taken by the Participating Jurisdictions do not involve or
constitute any commitment for financial outlays by the Participating Jurisdictions. However,
in order to further activities and projects, the Agencies and one or more of the Participating
Jurisdictions may choose to jointly fund projects and activities.
VII. [~700] ENFORCEMENT
The administration and enforcement of this Plan, including the preparation and execution of
any documents implementing this Plan, shall be performed by the Agencies and/or the
Participating Jurisdictions.
The provisions of this Plan or other documents entered into pursuant to this Plan may also
be enforced by court litigation instituted by either the Agencies or the Participating
Jurisdictions. Such remedies may include, but are not limited to, specific performance,
damages, reentry, injunctions or any other remedies appropriate to the purposes of this Plan.
In addition, any recorded provisions which are expressly for the benefit of owners of
property in the Project Area may be enforced by such owners.
Draft Redevelopment Plan for the Buckeye Redevelopment Project
Page 26
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VIII. [~800] DURATION OF THIS PLAN
Except for the nondiscrimination and nonsegregation provlSlons which shall run in
perpetuity, the provisions of this Plan shall be effective, and the provisions of other
documents formulated pursuant to this Plan may be made effective, for thirty (30) years from
the date of adoption of this Plan by the Legislative Bodies of the Participating Jurisdictions;
provided however, that, subject to the limitations set forth in Section 502 of this Plan, the
Agencies may issue bonds and incur obligations pursuant to this Plan which extend beyond
the termination date, and in such event, this Plan shall continue in effect to the extent
necessary to permit the full repayment of such bonds or other obligations. After the
termination of this Plan, the Agencies shall have no authority to act pursuant to this Plan
except to pay previously incurred indebtedness and to enforce existing covenants or
contracts, unless the Agencies have not completed their housing obligations pursuant to
Section 33413 of the Community Redevelopment Law, in which case the Agencies shall
retain authority to implement requirements under and pay indebtedness for this purpose, and
shall use this authority to complete such housing obligations as soon as is reasonably
possible.
IX. [~900] PROCEDURE FOR AMENDMENT
This Plan may be amended by means of the procedure established in Sections 33354.6 and/or
33450-33458 of the Community Redevelopment Law or by any other procedure hereafter
established by law.
X. [~1000] SEVERABILITY
If any provision, section, subsection, subdivision, sentence, clause or phrase ofthis Plan is
for any reason held to be invalid, unenforceable, or unconstitutional, such decision shall not
affect the validity and effectiveness of the remaining portion or portions of the Plan. In the
event that any portion of the Project Area shall be determined to have been invalidly or
incorrectly included in the Project Area that is the subject of this Plan, such portion of the
Project Area shall be deemed severable from the remainder of the Project Area.
K;\BUCKEYE\OTHER\BUCKEYE,PLN
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ATTACHMENT NO.1
LEGAL DESCRIPTION OF THE PROJECT AREA BOUNDARIES
27
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ATTACHMENT NO.1
BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRlPTION
ALL THAT REAL PROPERTY IN THE CITY OF REDDING AND THE UNINCORPORATED
TERRITORY OF THE COUNTY OF SHASTA, STATE OF CALIFORNIA, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE CORNER COMMON TO SECTIONS 7, 8, 18 AND 17, TOWNSHIP 32
NORTH, RANGE 4 WEST, M.D.M., THE TRUE POINT OF BEGINNING; THENCE RUNNING
THE FOLLOWING BEARINGS AND DISTANCES, SOUTH 89038'48" WEST, 2693.42 FEET,
ON AND ALONG THE SECTION LINE COMMON TO SECTIONS 7 AND 18, TO THE SOUTH
1/4 CORNER OF SECTION 7; THENCE ON AND ALONG SAID SECTION LINE, SOUTH
89013'53" WEST, 2978.61 FEET TO THE CORNER COMMON TO SECTIONS 12,7,13 AND
18, TOWNSHIP 32 NORTH, RANGE 5 WEST, M.D.M.; THENCE SOUTH 83050'49" WEST,
2257.38 FEET ON AND ALONG THE SECTION LINE COMMON TO SECTIONS 12 AND 13,
TOWNSHIP 32 NORTH, RANGE 5 WEST, TO THE SOUTH 1/4 CORNER OF SAID SECTION
12, SAID POINT ALSO BEING ON THE SOUTH R.O.W. LINE OF OASIS ROAD; THENCE ON
AND ALONG SAID R.O.W., SOUTH 72015'18" WEST, 647.03'; THENCE SOUTH 86051'17"
WEST, 294.46'; THENCE SOUTH 78056'53" WEST, 278.43'; THENCE SOUTH 60031'49"
WEST, 347.08'; THENCE SOUTH 69047'03" WEST, 212.43'; THENCE SOUTH 54028'48"
WEST, 812.77'; THENCE SOUTH 63057'03" WEST, 319.07' TO A POINT ON THE SECTION
LINE COMMON TO SECTIONS 13 AND 14, TOWNSHIP 32 NORTH, RANGE 5 WEST;
THENCE ON AND ALONG SAID SECTION LINE, SOUTH 00032'18" WEST, 1462.57 FEET
TO THE EAST 1/4 CORNER OF SAID SECTION 14; THENCE ON AND ALONG
CENTERLINE OF SAID SECTION 14, SOUTH 89001'43" WEST 1963.78 FEET; THENCE
SOUTH 00026'45" WEST, 1314.58 FEET TO A POINT ON THE NORTH BOUNDARY OF
LAKE FOREST ESTATES, UNIT 5, PHASE 2, AS SHOWN ON THE MAP FILED FOR
RECORD IN BOOK 18 OF MAPS, PAGE 69, SHASTA COUNTY RECORDS; THENCE SOUTH
88052'07" EAST, 656.11 FEET TO THE 1/16 CORNER OF SECTION 14, TOWNSHIP 32
28
BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
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NORTH, RANGE 5 WEST; THENCE SOUTH 88052'16" WEST 783.41 FEET TO THE
NORTHWEST CORNER OF LAKE BOULEVARD CENTER SUBDIVISION AS SHOWN ON
THE MAP FILED FOR RECORD IN BOOK 17 OF MAPS, PAGE 54, SHASTA COUNTY
RECORDS, SAID POINT ALSO BEING ON THE EAST R.O.w. LINE OF LAKE BOULEVARD;
THENCE ON AND ALONG SAID R.O.W. LINE, ON A CURVE TO THE LEFT, FROM A
TANGENT WHICH BEARS SOUTH 10059'24" EAST, ON A RADIUS OF 1232.57 FEET, A
DISTANCE OF 601.89 FEET TO THE MOST SOUTHWESTERLY CORNER OF LAKE
FOREST ESTATES AS SHOWN FOR RECORD IN BOOK 17 OF MAPS, PAGE 61 , SHASTA
COUNTY RECORDS; THENCE ON AND ALONG THE SOUTH BOUNDARY LINE OF SAID
SUBDIVISION, NORTH 88042'27" EAST, 1126.93 FEET TO THE SOUTHEAST CORNER OF
SAID SUBDIVISION, SAID POINT ALSO BEING THE SOUTHWEST CORNER OF JENNIFER
MANOR SUBDIVISION AS SHOWN FOR RECORD IN BOOK 17 OF MAPS, PAGE 71,
SHASTA COUNTY RECORDS; THENCE ON AND ALONG THE SOUTH BOUNDARY LINE
OF SAID SUBDIVISION, NORTH 88042'08" EAST, 432.92 FEET TO THE MOST
NORTHWESTERLY CORNER OF PATTERSON SUBDIVISION, UNIT 2, AS SHOWN FOR
RECORD IN BOOK 16 OF MAPS, PAGE 101, SHASTA COUNTY RECORDS, SAID POINT
ALSO BEING ON THE EAST R.O.W. OF ST. NICHOLAS AVENUE; THENCE ON AND
ALONG SAID R.O.W., SOUTH 33054'10" WEST, 634.01 FEET TO THE SOUTHWESTERLY
CORNER OF PATTERSON SUBDIVISION, UNIT 1, AS SHOWN FOR RECORD IN BOOK 15
OF MAPS, PAGE 89, SHASTA COUNTY RECORDS, SAID POINT ALSO BEING ON THE
SOUTH R.O.W. LINE OF JULY WAY; THENCE ON AND ALONG SAID R.O.W. THE
FOLLOWING BEARINGS AND DISTANCES, SOUTH 61019'40" EAST, 527.93 FEET;
THENCE SOUTH 59002'20" EAST, 150.18 FEET; THENCE SOUTH 58037'15" EAST, 80 FEET;
THENCE SOUTH 50004'00" EAST, 100 FEET, TO A POINT ON THE NORTHWESTERLY
BOUNDARY OF HIDDEN HAVEN SUBDIVISION AS SHOWN ON THE MAP FILED FOR
RECORD IN BOOK 20 OF MAPS, PAGE 54; THENCE SOUTH 39056'47" WEST, 200 FEET;
THENCE SOUTH 50003'13" EAST, 270 FEET; THENCE NORTH 39056'00" EAST, 200 FEET
TO THE MOST EASTERLY CORNER OF SAID SUBDIVISION; THENCE NORTH 39056'00"
EAST 10 FEET; THENCE SOUTH 50003'13" EAST, 210.39 FEET TO A POINT ON THE
SECTION LINE COMMON TO SECTIONS 23 AND 24, TOWNSHIP 32 NORTH, RANGE 5
29
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BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
WEST; THENCE NORTH 01035'00" EAST, 85.15 FEET; THENCE SOUTH 88020'13" EAST,
140.07 FEET TO A POINT ON THE NORTHERLY EXTENSION OF THE WESTERLY R.O.W.
LINE OF ST. MARKS STREET; THENCE SOUTH 44.71 FEET, ALONG SAID NORTHERLY
EXTENSION TO A POINT ON A 45-FOOT RADIUS CUL-DE-SAC AS SHOWN ON THE MAP
FILED FOR RECORD IN BOOK 25, OF PARCEL MAPS, PAGE 116, SHASTA COUNTY
RECORDS; THENCE ON AND ALONG SAID CUL-DE-SAC THROUGH A 45-FOOT RADIUS
CURVE TO THE RIGHT, 146.9 FEET; THENCE ON A 20-FOOT RADIUS RETURN TO THE
LEFT, A DISTANCE OF 16.02 FEET TO A POINT ON THE EASTERLY R.O.W. OF ST.
MARKS STREET AS SHOWN ON SAID MAP; THENCE ON AND ALONG SAID R.O.W.
SOUTH 01053'20" WEST, 300 FEET; THENCE ALONG A CURVE TO THE LEFT, HAVING
A RADIUS OF 20 FEET, THROUGH AN ANGLE OF 900, 3 1.42 FEET TO A POINT ON THE
NORTH R.O.W. LINE OF ST. P A TRICKS AVENUE; THENCE ON AND ALONG SAID R.O.W.,
SOUTH 88025'00" EAST, 20 FEET; THENCE ON AND ALONG SAID R.O.W., ALONG A
CURVE TO THE RIGHT, HAVING A 130-FOOT RADIUS, 44.79 FEET; THENCE LEAVING
SAID R.O.W., NORTH 32022'56" EAST, 148.60 FEET; THENCE SOUTH 88025'00" EAST, 40
FEET; THENCE SOUTH 1035'00" WEST, I 0 FEET; THENCE SOUTH 88025'00" EAST, 612.14
FEET TO A POINT ON THE WEST R.O.w. LINE OF SOUTHERN PACIFIC RAILROAD;
THENCE SOUTH 2000'00" EAST, 630.07 FEET TO A POINT ON THE NORTH R.O.W. LINE
OF LAKE BOULEVARD; THENCE ON AND ALONG SAID R.O. W., SOUTH 65 024'44" EAST,
635.44 FEET TO THE MOST WESTERLY CORNER OF PARCEL I AS SHOWN ON THE MAP
FILED FOR RECORD IN BOOK 14, OF PARCEL MAPS AT PAGE 69, SHASTA COUNTY
RECORDS; THENCE SOUTH 55043'59" EAST, 250.06 FEET TO THE MOST SOUTHERLY
CORNER OF SAID PARCEL, ALSO BEING A POINT ON THE EASTIWEST CENTERLINE
OF SECTION 24, TOWNSHIP 32 NORTH, RANGE 5 WEST; THENCE SOUTH 51019'14"
EAST, 290.14 FEET; THENCE SOUTH 49045'45" EAST, 580.99 FEET TO A POINT ON THE
NORTH/SOUTH SECTION LINE OF SECTION 24, TOWNSHIP 32 NORTH, RANGE 5 WEST;
THENCE LEAVING SAID R.O.W., ON AND ALONG SAID SECTION LINE, SOUTH 0003 I '00"
WEST, 103.52 FEET TO A POINT ON THE SOUTH R.O. W. LINE OF LAKE BOULEVARD;
THENCE CONTINUING ON AND ALONG SAID SECTION LINE, SOUTH 0003 1'00" WEST,
621.4 FEET, TO THE NORTH R.O.W. LINE OF DOGWOOD LANE; THENCE ON AND
30
BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
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ALONG SAID R.O.W. THE FOLLOWING DISTANCES AND BEARINGS, SOUTH 89037'56"
EAST, 15 FEET; THENCE ON AND ALONG A CURVE TO THE RIGHT WlTH A RADIUS OF
231.80 FEET, 218.57 FEET; THENCE SOUTH 50016'10" EAST, 29.15 FEET; THENCE SOUTH
14033'32" EAST, 68.18 FEET; THENCE LEAVING SAID R.O.W. LINE, NORTH 89037'56"
WEST, 242.69 FEET; THENCE NORTH 00022'04" EAST, 20 FEET, TO THE SOUTHEAST
CORNER OF CHAPARRAL TERRACE SUBDIVISION AS SHOWN ON THE MAP FILED FOR
RECORD IN BOOK 12 OF MAPS, PAGE 41, SHASTA COUNTY RECORDS; THENCE ON
AND ALONG THE BOUNDARY OF SAID SUBDIVISION, THE FOLLOWING BEARINGS
AND DISTANCES, NORTH 89029'00" WEST, 350 FEET; THENCE SOUTH 82035'05" WEST,
111.38 FEET; THENCE NORTH 50010'00" WEST, 115 FEET; THENCE NORTH 00031'00"
EAST, 141.81 FEET; THENCE NORTH 51012'00" EAST, 115 FEET; THENCE SOUTH
79050'17" WEST, 112.12 FEET; THENCE SOUTH 89029'00" EAST, 80 FEET; THENCE NORTH
00031'00" EAST, 243.35 FEET; THENCE NORTH 50005'45" WEST, 354.56 FEET; THENCE
NORTH 39054'15" EAST, 120 FEET; THENCE NORTH 50005'45" WEST, 63 FEET; THENCE
SOUTH 39054'15" WEST, 120 FEET; THENCE NORTH 50005'45" WEST, 88 FEET; THENCE
SOUTH 65015'00" WEST, 107 FEET; THENCE ALONG ADJUSTED LOT 29 OF SAID
SUBDIVISION, NORTH 83004'25" WEST 51.36 FEET; THENCE ON AND ALONG SAID LOT
29, NORTH 71015'13" WEST, 62.23 FEET TO A POINT ON SAID LOT BOUNDARY LINE;
THENCE SOUTH 62052'20" WEST, 23.71 FEET, ALONG SAID LINE TO THE SOUTHWEST
CORNER OF SAID LOT; THENCE ON AND ALONG SAID LINE, NORTH 22004'36" WEST,
76.60 FEET TO THE MOST WESTERLY POINT OF LOT 29 OF CHAPARRAL TERRACE
SUBDIVISION; THENCE ON AND ALONG ADJUSTED LOT 30 OF SAID CHAPARRAL
TERRACE SUBDIVISION, NORTH 02028'02" WEST 181.89 FEET; THENCE NORTH
50005'45" WEST, 120 FEET; THENCE LEAVING SAID SUBDIVISION, SOUTH 40051'47"
WEST, 187.29 FEET TO A POINT ON THE EAST R.O.W. LINE OF SOUTHERN PACIFIC
RAILROAD; THENCE ON AND ALONG SAID R.O.W., NORTH 01 044'40" WEST, 441.11 FEET
TO THE NORTHWEST CORNER OF SAID CHAPARRAL TERRACE SUBDIVISION;
THENCE SOUTH 88052'49" WEST, 1376.2 FEET TO THE WEST 1/4 CORNER OF SECTION
24, TOWNSHIP 32 NORTH, RANGE 5 WEST; SAID POINT ALSO BEING THE SOUTHWEST
CORNER OF ANGELUS SUBDIVISION AS SHOWN ON THE MAP FILED FOR RECORD IN
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BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
BOOK 5 OF MAPS, PAGE 37, SHASTA COUNTY RECORDS; THENCE ON AND ALONG
THE WEST BOUNDARY LINE OF SAID SUBDIVISION, NORTH 01035'00" EAST, 836.67
FEET TO THE NORTHWEST CORNER OF SAID SUBDIVISION, SAID POINT ALSO BEING
ON THE SOUTH R.O.W. LINE OF LAKE BOULEVARD; THENCE ON AND ALONG SAID
R.O.W., NORTH 51042'50" WEST, 98.09 FEET; THENCE LEAVING SAID R.O.W., SOUTH
39056'00" WEST, 230 FEET; THENCE NORTH 50004'00" WEST, 361.40 FEET; THENCE
NORTH 39056'00" EAST, 70.00 FEET; THENCE NORTH 50004'00" WEST, 450.0 FEET;
THENCE NORTH 70018'15" WEST, 42.15 FEET; THENCE NORTH 59013'40" WEST, 154.19
FEET; THENCE NORTH 33054'10" EAST, 160.00FEETTOA POINT ON THE SOUTH R.O.W.
LINE OF LAKE BOULEVARD; THENCE ON AND ALONG SAID R.O.W. LINE, NORTH
58047'15" WEST, 110 FEET TO THE NORTHEAST CORNER OF LOT 4 OF LAKE
BOULEVARD SUBDIVISION, UNIT 1, AS SHOWN FOR RECORD IN BOOK 12 OF MAPS,
PAGE 15, SHASTA COUNTY RECORDS; THENCE CONTINUING ON AND ALONG THE
SOUTH R.O. W. OF LAKE BOULEVARD, NORTH 58037'15" WEST, 321.74 FEET; THENCE
ON AND ALONG THE EXTENSION OF SAID R.O.W., CROSSING PANORAMA DRIVE,
NORTH 58037'15" WEST, 120.57 FEET; THENCE ON AND ALONG SAID R.O.W., NORTH
58037'15" WEST, 851.54 FEET; THENCE ON AND ALONG THE EXTENSION OF THE
SOUTH R.O.W. LINE OF LAKE BOULEVARD, CROSSING TAMARACK DRIVE, NORTH
58037'15" WEST, 120.57 FEET; THENCE ON AND ALONG SAID R.O.W., NORTH 58035'37"
WEST, 200.55 FEET; THENCE NORTH 51029'52" WEST, 325.94 FEET, TO THE MOST
WESTERLY CORNER OF THE INTERSECTION OF THE SOUTHWESTERLY R.O.W. LINE
OF LAKE BOULEVARD AND THE NORTHERLY R.O.W. LINE OF SANTA ROSA WAY;
THENCE ON AND ALONG A 30-FOOT RADIUS CURVE TO THE RIGHT THROUGH AN
ANGLE OF 42033'05",22.28 FEET; THENCE ON AND ALONG A 70-FOOT RADIUS CURVE
TO THE RIGHT THROUGH AN ANGLE OF 46006'11 ",56.33 FEET TO A POINT ON THE
NORTH R.O.W. OF SANTA ROSA WAY; THENCE ON AND ALONG SAID R.O.W., SOUTH
88042'55" WEST, 374.9 FEET ;THENCE LEAVING SAID R.O.W., NORTH 01017'05" WEST,
170.00 FEET; THENCE NORTH 40010'00" WEST, 137.18 FEET; THENCE SOUTH 88047'35"
WEST 223.00 FEET TO A POINT ON THE EAST BOUNDARY LINE OF VILLAGE WAY
SUBDIVISION, AS SHOWN ON THE MAP FILED FOR RECORD IN BOOK 18 OF MAPS,
32
BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
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PAGE 103, SHASTA COUNTY RECORDS; THENCE ON AND ALONG SAID BOUNDARY,
NORTH 00039'30" EAST, 352.22 FEET TO THE NORTHEAST CORNER OF SAID
SUBDIVISION; THENCE ON AND ALONG THE NORTH BOUNDARY OF SAID
SUBDIVISION, SOUTH 88047'35" WEST 288.86 FEET TO THE NORTHWEST CORNER OF
SAID SUBDIVISION; THENCE LEAVING SAID SUBDIVISION BOUNDARY, SOUTH
88047'35" WEST, 203.81 FEET, TOAPOINTONTHE WESTR.O.W. LINE OF DEODAR WAY;
THENCE ON AND ALONG SAID R.O.W., NORTH 00039'30" EAST, 330 FEET; THENCE
LEAVING SAID R.O.W., NORTH 88049'50" EAST, 524.55 FEET TO A POINT ON THE WEST
R.O.W. LINE OF LAKE BOULEVARD; THENCE NORTHWESTERLY; ON AND ALONG
SAID R.O.W., ALONG A 640-FOOT RADIUS CURVE TO THE RIGHT, A DISTANCE OF
173.55 FEET; THENCE CONTINUING ON AND ALONG SAID R.O.W., NORTH 10032'56"
WEST, 166.61 FEET TO A POINT ON THE WESTERLY EXTENSION OF THE NORTH
BOUNDARY LINE OF LAKE BOULEVARD CENTER SUBDIVISION AS SHOWN ON THE
MAP FILED FOR RECORD IN BOOK 17 OF MAPS, PAGE 54, SHASTA COUNTY RECORDS;
THENCE LEAVING SAID R.O.W., NORTH 88052' 16" WEST, 381.44 FEET TO A POINT ON
THE EAST R.O.W. LINE OF DEODAR WAY; THENCE ON AND ALONG SAID R.O.W. THE
FOLLOWING BEARINGS AND DISTANCES, NORTH 00051'07" EAST, 164.91 FEET;
THENCE SOUTH 88053'27" WEST, 33.02 FEET; THENCE NORTH 00044'31 "EAST, 135 FEET
TO A POINT ON THE SOUTH R.O.W. LINE OF KESWICK DAM ROAD; THENCE CROSSING
KESWICK DAM ROAD, NORTH 00044'31" EAST, 60 FEET TO THE NORTH R.O.W. LINE OF
KESWICK DAM ROAD; THENCE NORTH 00044'31" WEST, 960.03 FEET TO THE
SOUTHWEST CORNER OF THE SOUTHEAST 1/4 OF NORTHWEST 1/4 OF SECTION 14,
TOWNSHIP 32 NORTH, RANGE 5 WEST; THENCE NORTH 00027'26" EAST, 982.17 FEET
TO A POINT GENERALLY ON THE INTERSECTION OF THE CENTERLINE OF HALEY
LANE AND THE CENTERLINE OF MCKINNEY LANE; THENCE NORTH 89034'36" EAST,
342.44 FEET, TO A POINT ON THE WEST R.OW. LINE OF LAKE BOULEVARD; THENCE
ON AND ALONG SAID R.O.W., NORTH 07 019'36" EAST, 308.52 FEET, TO THE SOUTHEAST
CORNER OF PARCEL 1 AS SHOWN ON THE MAP FILED FOR RECORD IN BOOK 18 OF
PARCEL MAPS, PAGE 49, SHASTA COUNTY RECORDS; THENCE ON AND ALONG A 20-
FOOT RADIUS CURVE TO THE LEFT, THROUGH AN ANGLE OF 83027'06", 29.11 FEET TO
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BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
A POINT ON THE SOUTH R.O.W. LINE OF QUARTZ HILL ROAD; THENCE CROSSING
QUARTZ HILL ROAD, NORTH 02038'40" EAST, 65.03 FEET, TO A POINT ON THE NORTH
R.O.W. LINE OF QUARTZ HILL ROAD, SAID POINT ALSO BEING ON PARCEL 2 OF SAID
PARCEL MAP, WHICH BEGINS A 40-FOOT RADIUS CURVE TO THE RIGHT; THENCE ON
AND ALONG SAID R.O.w., ALONG A 536.95 FOOT RADIUS CURVE TO THE RIGHT,
THROUGH AN ANGLE OF 06031 '02", 61.08 FEET; THENCE NORTH 65030'22" WEST, 268.97
FEET; THENCE LEAVING SAID R.O.W., ALONG A 20-FOOT RADIUS CURVE TO THE
RIGHT THROUGH AN ANGLE OF 65057'48", 23.03 FEET TO A POINT ON THE EASTR.O.W.
OF MCKINNEY LANE; THENCE ON AND ALONG SAID R.O.W., NORTH 00043'20" EAST,
75.70 FEET TO A POINT ON THE SOUTH BOUNDARY OF PARCEL A, AS SHOWN ON THE
MAP FILED FOR RECORD IN BOOK 2 OF PARCEL MAPS, PAGE 71, SHASTA COUNTY
RECORDS; THENCE ON AND ALONG THE SOUTH BOUNDARY OF SAID PARCEL,
SOUTH 89058'34" EAST, 386.77 FEET TO THE SOUTHWEST CORNER OF SAID PARCEL,
SAID POINT ALSO BEING ON THE WEST R.O.w. OF LAKE BOULEVARD; THENCE ON
AND ALONG SAID PARCEL, ALONG A 4652.63-FOOT RADIUS CURVE TO THE RIGHT,
THROUGH AN ANGLE OF 02028' 13", 200.60 FEET; THENCE NORTH 01027'10" EAST, 68.30
FEET; THENCE NORTH Or45'45" EAST, 54.60 FEET TO THE NORTHEAST CORNER OF
SAID PARCEL; THENCE LEAVING SAID R.O.W. LINE, ON AND ALONG THE NORTH
BOUNDARY OF SAID PARCEL, NORTH 89050'45" WEST, 197.57 FEET; THENCE LEAVING
SAID PARCEL LINE, NORTH 0 1014'00" WEST, 243 FEET; THENCE NORTH 89050'33" EAST,
211.51 FEET TO A POINT ON THE WEST R.O.W. LINE OF LAKE BOULEVARD; THENCE
ON AND ALONG SAID R.O.W., NORTH 2r07'00" EAST, 80.23 FEET; THENCE LEAVING
SAID R.O.W., SOUTH 89059'17" WEST, 434.99 FEET; THENCE NORTH 00027'26" EAST,
324.20 FEET TO A POINT ON THE SECTION LINE COMMON TO SECTIONS 11 AND 14,
TOWNSHIP 32 NORTH, RANGE 5 WEST; THENCE LEAVING SAID SECTION LINE, NORTH
02015'14" WEST, 1409.32 FEET; THENCE NORTH 8r24'20" EAST, 1305.6 FEET, TO A
POINT ON THE NORTH/SOUTH CENTER LINE OF SECTION II, TOWNSHIP 32 NORTH,
RANGE 5 WEST; THENCE ON AND ALONG SAID CENTER SECTION LINE, NORTH
02 006'20" WEST, 1474.1 0 FEET TO THE CENTER OF SAID SECTION II, ALSO BEING THE
NORTHWEST CORNER OF IRISH SUBDIVISION AS SHOWN ON THE MAP FILED FOR
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BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
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RECORD IN BOOK 5 OF MAPS, P AGE 49, SHASTA COUNTY RECORDS; THENCE ON AND
ALONG THE NORTH BOUNDARY OF SAID SUBDIVISION, NORTH 83 030'00" EAST, 855.36
FEET; THENCE LEAVING SAID BOUNDARY, NORTH 02022'49" WEST, 361.50 FEET;
THENCE NORTH 83030'00" EAST 361.50 FEET; THENCE SOUTH 02022'49" EAST, I39.83
FEET TO A POINT ON THE NORTH R.O.W. LINE OF DEAN ROAD; THENCE ON AND
ALONG THE NORTH R.O.W. LINE OF DEAN ROAD, SOUTH 89008'22" EAST, 173.02 FEET,
TO A POINT ON THE WEST R.O.W. LINE OF LAKE BOULEVARD (COUNTY ROAD 4602);
THENCE ON AND ALONG SAID R.O.W., NORTH 8045'35" WEST, 190.70 FEET; THENCE
SOUTH 55009'43" WEST, 9.50 FEET; THENCE NORTH I3044'22" WEST, 279.46 FEET,
THENCE CROSSING SAID R.O.W., NORTH 72014'17" EAST, 109.41 FEET TO THE
NORTHWEST CORNER OF THE PARCEL SHOWN IN BOOK 64 OF LAND SURVEYS, PAGE
24, SHASTA COUNTY RECORDS; THENCE ON AND ALONG THE NORTH BOUNDARY
OF SAID PARCEL, SOUTH 82007'20" EAST, 1118.58 FEET TO A POINT ON THE WEST
R.O.W. LINE OF SOUTHERN PACIFIC RAILROAD; THENCE ON AND ALONG SAID
R.O.W., SOUTHERLY, 3985 FEET, MORE OR LESS, TO A POINT ON THE SECTION LINE
COMMON TO SECTIONS 11 AND 14, TOWNSHIP 32 NORTH, RANGE 5 WEST; THENCE
ON AND ALONG SAID LINE NORTH 87051'00" EAST, 1739.72 FEET TO THE CORNER
COMMON TO SECTIONS 11, 12, 13 AND 14, TOWNSHIP 32 NORTH, RANGE 5 WEST;
THENCE ON AND ALONG THE SECTION LINE COMMON TO SECTIONS 12 AND I3,
TOWNSHIP 32 NORTH, RANGE 5 WEST, SOUTH 89042'14" EAST, 224 FEET; THENCE
LEAVING SAID SECTION LINE, NORTH 14018'48" WEST, 1164.75 FEET; THENCE NORTH
78052'01" EAST, 805.50 FEET; THENCE SOUTH 59002'I3" EAST, 645.20 FEET; THENCE
NORTH 01018'19" WEST, 37.03 FEET, TO THE SOUTHWEST CORNER OF A PARCEL
CONVEYED TO JACK P. COREY ON DECEMBER 17, 1956, IN BOOK 516 OF OFFICIAL
RECORDS, AT PAGE 268, SHASTA COUNTY RECORDS; THENCE SOUTH 89058'00" EAST,
990.35 FEET; THENCE NORTH 04023'18" WEST, 534.53 FEET; THENCE SOUTH 88018'00"
EAST, 248 FEET; THENCE NORTH 04015'49" WEST, 145.6 FEET, TO THE NORTHEAST
CORNER OF A PARCEL CONVEYED TO E.G. SWEET, ET. UX., ON APRIL 13, 1952, IN
BOOK 370 OF OFFICIAL RECORDS, AT PAGE 36, SHASTA COUNTY RECORDS, SAID
POINT ALSO BEING ON THE CITY OF REDDING CITY LIMITS; THENCE ON AND ALONG
35
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BUCKEYE REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
March 7, 2000
NORTH BOUNDARY OF SAID PARCEL, NORTH 83037'00" EAST, 675.25 FEET; THENCE
SOUTH 59035'25" EAST, 436.92 FEET; THENCE SOUTH 00041'00" EAST, 400 FEET;
THENCE NORTH 84050'57" EAST, 756.22 FEET, TO A POINT ON THE NORTHWESTERLY
R.OW. LINE OF OASIS ROAD, SAID POINT BEING 50 FEET NORTHWESTERLY OF AND
PARALLEL TO THE CENTERLINE OF OASIS ROAD, AS SHOWN ON MAP FILED FOR
RECORD IN BOOK 35 OF LAND SURVEYS, AT PAGE 21, SHASTA COUNTY RECORDS;
THENCE ON AND ALONG SAID NORTHWESTERLY R.O.W. LINE OF OASIS ROAD,
NORTH 41 037'56" EAST, 797.8 FEET, TO A POINT ON THE SECTION LINE COMMON TO
SECTION 12, TOWNSHIP 32 NORTH, RANGE 5 WEST, AND SECTION 7, TOWNSHIP 32
NORTH, RANGE 4 WEST; THENCE ON AND ALONG SAID COMMON SECTION LINE,
NORTH 00048'24" WEST, 1757.45 FEET, TO THE WEST 1/64 CORNER OF SAID SECTION
7; THENCE NORTH 89017'59" EAST, 1676.49 FEET TO THE EAST 1/64 CORNER OF SAID
SECTION; THENCE SOUTH 00028'00" EAST, 668.31 FEET, TO THE EAST 1/16 CORNER OF
SAID SECTION; THENCE NORTH 89023'19" EAST, 427.10 FEET TO THE NORTHEAST
CORNER OF PARCEL 4 OF SPENCER SUBDIVISION, TRACT 1248, AS SHOWN ON THE
MAP FILED FOR RECORD IN BOOK 13 OF MAPS, AT PAGE 55, SHASTA COUNTY
RECORDS; THENCE ON AND ALONG THE NORTHEAST BOUNDARY OF SAID PARCEL,
SOUTH 55043'08" EAST, 330 FEET TO THE WEST R.O.W. LINE OF CASCADE
BOULEVARD; THENCE ON AND ALONG SAID R.O.W., NORTH 34016'52" EAST, 357.9
FEET, TO THE WESTERLY EXTENSION OF THE NORTH BOUNDARY LINE OF A LOT
CONVEYED TO THE STATE OF CALIFORNIA IN BOOK 853 OF OFFICIAL RECORDS, AT
PAGE 604, SHASTA COUNTY RECORDS; THENCE ON AND ALONG SAID BOUNDARY
SOUTH 66041'50" EAST, 341.56 FEET, TO A POINT ON THE WESTERLY R.O.W. OF
INTERSTATE 5; THENCE ON AND ALONG SAID R.O.W., SOUTH 20020'08" WEST, 94.28
FEET, TO A POINT ON THE EASTIWEST CENTERLINE OF SECTION 7, TOWNSHIP 32
NORTH, RANGE 4 WEST; THENCE ON AND ALONG SAID CENTERLINE, NORTH
89023'19" EAST, 2729.38 FEET TO THE EAST 1/4 CORNER OF SAID SECTION 7; THENCE
ON AND ALONG THE SECTION LINE COMMON TO SECTIONS 7 AND 8, TOWNSHIP 32
NORTH, RANGE 4 WEST, SOUTH 00035'25" EAST, 2629.44 FEET TO THE POINT OF
BEGINNING, CONTAINING 1,063.6 ACRES.
C:\MyFiles\Sarah\buckeye1g1forredplan.wpd
36
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ATTACHMENT NO.2
PROJECT AREA MAP
37
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V1~ ~ ~'. V Eif~
r---- ~,H =- ~/ I J ; zr=
-, ~11 ~ f :b - 17/\
t;t~ L P-/ ==
7li;:\ ---- '-- I liil,
1 ~ [;iii' ai;j - ....... IIIH,~"" pi 1A:( ~
I i:i.ffirM rrm I / - t: ..-::;/ w
17i1i H I Fh::;: ~ .-----c-\~ 'f ~
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DATE,
OCTOBER 1995
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SOURCE:
DEVELOPf.tENT SERVICES DEPARTlAENT
GIS DIVISION
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PROPOSED BUCKEYE REDEVaOPMENT PROJECT AJa
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A TT ACHMENT NO.3
THE REDEVELOPMENT LAND USE MAP
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~ QE\oROPMENTSER\nS (ElARn.eIT
NOT TO SCALE CITY OF REDDING AND SHASTA COUNTY
EXISTING GENERAL PLANS
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FEBRUARY 2000
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ATTACHMENT NO.4
BUCKEYE REDEVELOPMENT PROJECT AREA
PROPOSED PUBLIC IMPROVEMENTS
41
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PROPOSED PUBLIC IMPROVEMENTS - BUCKEYE REDEVELOPMENT PROJECT
1.
Interchanges
a. New Oasis Road Interchange at 1-5
2.
Road Widenings
a. Oasis Road adjacent to existing development
b. Oasis Road east ofI-5 to Gold Hills Drive
3.
Bridge Widenings
a. Chum Creek @ Oasis Road
b. Chum Creek @ Old Oasis Road
c. Chum Creek @ Twin View Boulevard
d. Chum Creek @ Hawley Road
e. Newtown Creek @ Oasis Road
f. Newtown Creek @ Randolph Road
g. Buckeye Creek @ Oasis Road
h. Salt Creek @ Oasis Road
i. Oasis Road @ Railroad Underpass
4.
Waterline Replacement and Upgrade
a. Various locations where existing development is served by substandard lines.
b. Completion of Keswick Reservoir, including extension of water main from Quartz Hill
Road along Keswick Dam Road to reservoir site.
c. Parallel 20" main along Oasis Road from Lake Boulevard to 1-5.
5.
Traffic Signals
a. SI. MarkslLake Boulevard
b. Santa Rosa/Lake Boulevard
c. Keswick Dam RoadlLake Boulevard
d. Park Villa Mobile Home EstatesILake Boulevard
e. Quartz Hill RoadlLake Boulevard
f. Gold Hills Drive/Oasis Road
g. Cascade Boulevard/Oasis Road
h. Twin View Boulevard/Oasis Road
1. Bel dine Road/Oasis Road
J. Old Oasis Road/Oasis Road
k. Three additional signals
6.
Environmental
a. Clean-up of contaminated sites
7.
Parks
a. Buckeye Park ExpansionlRenovation
b. Open Space Preservation! Acquisition throughout Project Area
8.
Neighborhood Roads
a. Various locations - pave existing dirt roads, include curb, gutter, and sidewalk, and storm
drain improvements.
42
PROPOSED PUBLIC IMPROVEMENTS-BUCKEYE REDEVELOPMENT PROJECT
9. Drainage
a. Buckeye Creek
b. Chum Creek
c. Newtown Creek
d. Various Unnamed Channels
e. Storm Drainage Detention
10.
Safety
a.
b.
Bike Lanes
Bus Turnouts
Fire Facilities
c.
II. Fire Hydrants
a. Install up to 40 City specification fire hydrants
12. Landscaping/Beautification
a. At various locations to be designated
b. Medians
c. Ciateways
13. New Roads!Road Extensions
a. Extend road south from Oasis to Industrial Park boundary to provide future connection to
Mountain Lakes Boulevard. Includes bridge and traffic signal.
b. Extend Beltline Road north from Oasis Road to Ashby Road.
c. Extend Hawley Road north from Constitution Way to Twin View Boulevard.
14. Curb, Ciutter, and Sidewalk
a. Along Lake Boulevard where developed
b. Along Oasis Road where developed
c. Miscellaneous other locations to be designated
d. Where lack of improvements is identified as a safety issue
15. Street Lights
a. Where new sidewalks are installed
b. Where lack of sufficient lighting is identified as a safety issue
16. Economic Development Activities
a. Facade Improvement Loans
b. Site Assembly
c. Development Partnerships
17. Public Facilities
a. City or regional facilities that benefit the Project Area, including cultural, recreational,
governmental, and public safety.
K:\BUCKEYE\ACfSUM2. WPD
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NEW OASIS ROAD INTERCHANGE
2 BRIDGE WIDENING CHURN CREEl< AT OASIS RD
S BRIDGE WIDENING CHURN CREEl( AT 0Ul OASIS RD
4 BRIDGE WIDENING NEWTOWN CREEl< AT OASIS RD
5 BRIDGE WIDENING NEWTOWN CREEl( AT RANDOLPH R
8 BRIDGE WIDENING BUCKEYE CREEl< AT OASIS RD
7 BRIDGE WIDENING OASIS RD AT RAILROAD UNDERPASS
8 TRAmC SlGIWS ( SHOWN ON ANOTHER IIAP)
, SEWER EXTENSION
10 BUCKEYE PARK EXPANSION
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BUCKEYE REDEVELOPMENT
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12 BRIDGE. WIDENING SALT CREEK AT OASIS RD
13 WATERUNE UPGRADE KESWICK DAM RD TO
QUARTZ HIll. RD ALONG LAKE BLVD
14 WATERUNE UPGRADE LAKE BLVD TO 1-5 ALDNG OASIS RO
, 5 ROAD EXTENSION OASIS RD SOUTH TO NT. Ul<ES BLVD
, 8 ROAD EXTENSION BELTUNE RD NORTH TO ASHBY RD
17 ROAD EXTENSION. HAWlEY RO NORTH FRO"
CONS11TUTlON WY TO lWIN VIEW BLVD
18 NEW BRIDGE AT CHURN CREEl( AND' HAWLEY RD
I' BRIDGE WIDENING AT CHURN CREEl< AND
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PROPOSED PROJECTS
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BRIDGE WIDENING
CHURN CREEK AT TWIN VIEW BLVD
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BUCKEYE REDEVELOPMENT PROJECT
REPORT TO THE LEGISLATIVE BODIES
OF THE PARTICIPATING JURISDICTIONS
CITY COUNCIL OF THE CITY OF REDDING
BOARD OF SUPERVISORS OF THE COUNTY OF SHASTA
PREPARED BY THE REDDING REDEVELOPMENT AGENCY
MA Y 2000
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~AVERYN
PRELIMINARY REPORT AND
LIST OF PROPOSED PROJECTS
[H & S Code Section 33352(a), (b), (d), and (e))
IMPLEMENTATION PLAN
FISCAL YEARS 2000-01 THRU 2004-05
[H & S Code Section 33352(c))
METHOD OR PLAN FOR RELOCATION
[H & S Code Section 33352(f)]
PRELIMINARY PLAN ANALYSIS
[H & 5 Code Section 33352(g)]
PLANNING COMMISSION
REPORT
[H & S Code Section 33352(h) and (j))
COMMUNITY
CONSULTATIONS
[H & S Code Section 33352(i))
PROJECT EIR
[H & S Code Section 33352(k))
REPORT FROM THE COUNTY
FISCAL OFFICER
[H & S Code Section 33352(1))
ANALYSIS OF REPORT FROM
THE COUNTY FISCAL OFFICER
[H & S Code Section 33352(n))
NEIGHBORHOOD IMPACT
REPORT
[H & S Code Section 33352(m))
READY INDEXo INDEXING SYSTEM
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SECTION 1
PRELIMINARY REPORT
AND
LIST OF PROPOSED PROJECTS
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INTRODUCTION
The full Preliminary Report for the Buckeye Project Area is included as part of this Report to the
Legislative Bodies. As required by Community Redevelopment Law [Health and Safety Code
Sections 33352 (a), (b), (d), and (e)], it contains a detailed description of the physical and economic
blight conditions existing in the Project Area, sets forth the reasons for selection of the Project Area
for redevelopment, describes specific projects proposed to be undertaken in the Project Area, and
how these projects will improve or alleviate the identified blighting conditions. In addition, it also
contains a discussion of the proposed methods of Project financing and an explanation of why the
elimination of blight and the redevelopment of the Project Area cannot reasonably be expected to
be accomplished by private enterprise acting alone or by the Legislative Bodies' use of financing
alternatives other than tax increment financing.
K:\BUCKEYEIOTHERISECfNJ .WPD
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TABLE OF CONTENTS
EXECUTIVE SUMMARY
SECTION I.
A.
B.
SECTION II.
A.
B.
C.
D.
SECTION III.
A.
B.
e.
D.
E.
F.
G.
H.
SECTION IV.
A.
B.
e.
SECTION V.
A.
B.
e.
D.
E.
F.
ApPENDIX A -
APPENDIX B -
ApPENDIX C -
INTRODUCTION AND PURPOSE OF THE PRELIMINARY REpORT ................. 1
Introduction ........................................................... I
Purpose of the Preliminary Report ......................................... 4
REASONS FOR THE SELECTION OF THE PROJECT AREA ....................... 5
Boundary Selection Consideration ......................................... 5
Project Area Description and Acreage Distribution ............................ 6
Future Development and Anticipated Project Actions .......................... 9
Project Relationship to City and County General Plan Policies .................. 10
DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHT CONDITIONS. . . . . . . . . . . .. 19
Summary ............................................................ 19
Legislative Requirements for Findings of Blight ............................. 21
Physical Blighting Conditions Found to Exist in the Project Area . . . . . . . . . . . . . . .. 24
Economic Blighting Conditions Found to Exist in the Project Area. . . . . . . . . . . . . .. 38
Additional Conditions which Foster Blight. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 41
Properties Included for Redevelopment Purposes. . . . . . . . . . . . . . . . . . . . . . . . . . . .. 46
Specific Goals and Objectives of the Agencies to Eliminate and!
or Alleviate Blight. .... . ..... . ... . .... . . ... . ... . .. . . .. . .. . .. . .. . .. ... .. 47
Urbanization Analysis .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 53
DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE
PROJECTS WILL IMPROVE OR ALLEVIATE BLIGHT ......................... 57
General Redevelopment Actions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 57
Specific Redevelopment Projects and Programs. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 57
Description of How Projects Proposed by Agencies in Project Area Will
Improve or Alleviate Conditions Described in Section III of this Report. . . . . . . . . .. 61
PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT
AREA AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT ............. 63
Estimated Costs of the Redevelopment Program ............................. 63
Total Project Costs Summary ............................................ 66
Project Resources. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 66
Tax-Sharing Payments to Affected Taxing Entities ........................... 71
Tax Increment Revenue Projections ....................................... 72
Proposed Financing Method and Economic Feasibility of the Project. . . . . . . . . . . .. 73
BLIGHT SURVEY
SURVEY PHOTO PLATES
PROPOSED PROJECT AREA IMPROVEMENT LOCATIONS
Preliminary Report
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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EXECUTIVE SUMMARY
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EXECUTIVE SUMMARY
The preliminary report is the first major background document required under the California
Redevelopment Law (CRL) to describe the purpose and impact of the proposed redevelopment
program. This full Preliminary Report for the Buckeye Redevelopment Project Area is included as
part of the reporting requirements under the CRL to legislative bodies and taxing entities.
As required by the CRL [H&S Code Section 33352 (a), (b), (d), and (e)], it sets forth the reasons for
selection of the Project Area; analyzes the urbanization requirements; contains a detailed description
of the physical and economic blight conditions existing in the Project Area; and provides a
description of proposed activities and how these activities will improve or alleviate blight.
Furthermore, this report contains a discussion of the proposed methods of project financing and an
explanation of why the elimination of blight and the redevelopment of the Project Area cannot
reasonably be expected to be accomplished by private enterprise acting alone, govermnental agencies
acting alone, or by the govermnental agencies' use of financing alternatives other than the use of tax
increment. This Preliminary Report also analyzes the financial feasibility of the Project Area and
the reasons for including tax increment financing.
For ease of reference, this report is divided into five sections and three appendices. Section I
provides the introduction and purpose ofthe Preliminary Report. Section II describes the reasons for
selection of the Project Area. Section III provides the findings of blight which exist in the Project
Area. Section IV provides a description of the projects proposed by the Agencies and how these
projects alleviate and reduce the conditions of blight. Section V presents the financial feasibility
analysis. Appendix A provides a copy ofthe field survey used to record conditions of blight found
to exist throughout the Project Area. Appendix B presents a series of photos which provide examples
of the existence of blighted conditions found throughout the Project Area. Appendix C provides the
location maps of the proposed redevelopment project activities.
Preliminary Report
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION I.
INTRODUCTION AND PURPOSE
OF THE PRELIMINARY REpORT
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SECTION I. INTRODUCTION AND PURPOSE OF THE PRELIMINARY REpORT
A. INTRODUCTION
This Preliminary Report to the Redding Redevelopment Agency and the Shasta County
Redevelopment Agency (Agencies) has been prepared as part of the Agencies' consideration of the
formation of the Buckeye Redevelopment Project Area (as noted herein as "Project Area"). This
Preliminary Report has been prepared pursuant to Section 33344.5 of the California Community
Redevelopment Law (California Health and Safety Code Section 33000 et seq.; hereinafter referred
to as CRL) for distribution to the Agencies, the public and the taxing entities potentially affected by
the Project.
The proposed Project Area is located in the City of Redding and in the unincorporated portions of
Shasta County. The Project Area is situated within the Redding Metropolitan Area, located
approximately 160 miles north of Sacramento and 230 miles north of San Francisco. The proposed
Buckeye Redevelopment Project Area is immediately south of the City of Shasta Lake. Regional
access to the area is provided by Interstate 5 and State Highways 299, 273 and 44. Map I-I provides
the regional location of the City of Redding and surrounding Metropolitan Area.
The City of Redding City Council, pursuant to Section 33310 of the CRL, designated a
Redevelopment Survey Area for the proposed Buckeye Redevelopment Project on
December 12, 1996, by Resolution No. 96-224. Consistent with this action, the Shasta County
Board of Supervisors designated the proposed Buckeye Redevelopment Survey Area on January 14,
1997, by Resolution No. 97-7. The City of Redding and the County of Shasta are referred to
collectively within this document as the "Participating Jurisdictions." The jointly agreed upon and
adopted Redevelopment Survey Area for the proposed Buckeye Redevelopment Project totals
approximately 1,063 gross acres, encompassing properties within the territorial jurisdictions of both
the City of Redding and the County of Shasta. Map 1-2 illustrates the jointly adopted boundaries of
the Project Area.
Section 33210 of the CRL provides for two or more agencies within two or more communities to
jointly exercise redevelopment authority to form a redevelopment project. In January of 1997, the
City of Redding, the County of Shasta, and the Agencies entered into a joint Project Formation
Agreement designating the Redding Redevelopment Agency (RRA) to act as the lead agency in the
adoption of the Redevelopment Plan for the Buckeye Redevelopment Project ("Redevelopment
Plan"). The Agreement also sets forth the roles and responsibilities of the Agencies and each
Participating Jurisdiction through the formation process and upon adoption of the Project Area.
Preliminary Report
Page 1
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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PROJECT LOCATION
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DATE:
OCTOBER 1996
LoeA nON MAP
MAP [-1
PROPOSED BUCKEYE REDEVELOPMENT PROJECT AREA
SOURCE:
DEVELOPMENT SERVICES DEPARTMENT
GIS DIVISION
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SURVEY AREA MAP
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PROPOSED BUCKEYE REDEVELOPMENT PROJECT AREA
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SECTION I. INTRODUCTION AND PURPOSE OF THE PRELIMINARY REpORT
B. PURPOSE OF THE PRELIMINARY REpORT
The purpose of this Preliminary Report is to provide to the public and those taxing entities
potentially affected by the Project an opportunity to assess the nature and potential impacts of the
Project during the redevelopment planning process.
Specifically, the report is intended to provide documentation to the "affected taxing agencies" in
compliance with the applicable requirements for a Preliminary Report, as defined by Section 33344.5
of the CRL. The "affected taxing agencies" are governmental taxing entities which levied a property
tax on all or any portion of the property located within the boundaries of the Redevelopment Project
within the last fiscal year. Pursuant to, and in compliance with, Section 33344.5 of the CRL, this
Preliminary Report contains the following sections and addresses the specific legislative
requirements and findings under the CRL, including:
I. The reasons for the selection of the Project Area, including a description of the
Project Area which is sufficiently detailed for a determination as to whether the
Project Area is predominantly urbanized;
2. A description of the physical and economic conditions existing in the Project Area;
3. A description of the specific project or projects proposed by the Agencies and how
the project(s) to be pursued by the Agencies will improve or alleviate blight.
4. A preliminary assessment ofthe proposed method of financing the redevelopment
of the Project Area, including an assessment of the economic feasibility of the Project
and the reasons for including a provision for the division of taxes in the
Redevelopment Plan.
Preliminary Report
Page 4
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION II.
REASONS FOR THE
SELECTION OF THE PROJECT AREA
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SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
A. BOUNDARY SELECTION CONSIDERATION
The selection of the proposed Project Area's boundaries (refer to Map 1-2) was guided by the
following considerations:
. The goals and policies of both the City's and County's General Plans, including each
jurisdiction's Land Use, Housing, Circulation, Open Space, and other pertinent elements.
. Specific examples of physical and economic blight observed and surveyed in the community.
. The provisions of Section 33320.1 of the CRL, which requires that the selection of a Project
Area be "predominantly urbanized," meaning that:
(..) not less than 80 percent of the land in the Project Area has been or is developedfor
urban uses, is characterized by the (blighted) conditions described in section 33031 of the
CRL, or is an integral part of one or more areas which is surrounded or has been developed
by urban uses.
Overall, the Project Area lies within the greater Redding Metropolitan Area with the unincorporated
portions of the Project Area located within the City's sphere of influence. The proposed Project Area
is well within the City's and County's existing urban infrastructure network and is comprised of
existing urban land uses amounting to 86.92 percent of the Project Area.
Within the context of the preceding and following considerations, the City and County selected the
specific Project Area boundaries for the following reasons:
. Land within the proposed Project Area is in need of serious upgrades and revitalization to
ensure the availability of needed goods, services, affordable housing, and employment
opportunities for present and future residents of the community. This can be accomplished
through the orderly rehabilitation, expansion, and redevelopment of commercial lands and
residential housing stock in the Project Area.
. The Project Area encompasses lands encumbered by such blighting influences as: physically
deteriorated and unsightly structures, obsolete buildings, and appearance of structural
unsoundness, unsightly outdoor storage, and inadequate utilities and infrastructure inhibiting
community investment. Economic blighting influences in the Project Area include low
overall assessed values, abnormally high business vacancies, low lease rates, and a lack of
adequate neighborhood commercial facilities.
. The extent of blight is such that lands within the Project Area have become a physical and
economic burden to the community which cannot, without redevelopment, be alleviated or
reversed by the City or County and private enterprise acting individually, or together.
Preliminary Report
Page 5
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
. Redevelopment of the proposed Project Area would provide a means for assisting residential
property owners and tenants in rehabilitating and improving their living environment, and
serve to improve and expand the community's supply of affordable housing for low- and
moderate-income persons and households.
. Redevelopment of the Project Area would further the goals and policies of the adopted
General Plans for both the City and County, as well as the City and County Redevelopment
Agencies' specific goals and objectives in the Project Area, to alleviate or eliminate blight
and blighting influences.
B. PROJECT AREA DESCRIPTION AND ACREAGE DISTRIBUTION
The Project Area is situated in the northwest portion of the City of Redding, where the City's
boundary is contiguous to the Shasta County line, with the northern portion of the Project Area lying
within the unincorporated portion of Shasta County. The Project Area encompasses a linear layout
formed by the Oasis Road and Lake Boulevard corridors. Within the proposed Project Area, the
jurisdictional boundaries more or less follow Oasis Road and the Union Pacific Railroad right-of-
way which forms a north/south corridor through the proposed Project Area. Map II-I presents the
jurisdictional boundaries within the Project Area. The Buckeye Redevelopment Project Area totals
1,063 gross acres, with jurisdictional acreage distributed as presented in the following Table II-I:
Table II-I
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Gross Acreage and Parcels By Jurisdiction
Gross % Distribution Total Number % Distribution
Acres Of Acrea2e Of Parcels Of Parcels
City of Redding 539 50.71% 542 52.88%
Shasta County 524 49.29% 483 47.12%
Total 1,063 100.00% 1,025 100.00%
Source: City of Redding; Shasta County and PMC
The Project Area is characterized by irregularly-shaped parcels, which are reflective of a rural
history. Approximately 540 parcels, or 53 percent of all the parcels within the Project Area, do not
conform to lot size standards under current zoning. This problem is present in both jurisdictions of
the Project Area.
Preliminary Report
Page 6
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
Access and circulation are primarily provided by Oasis Road and Lake Boulevard, which traverse
north/south and east/west, respectively, throughout the Project Area. Regionally, the Project Area
is served by two major thoroughfares and one freeway which connects to the remaining metropolitan
region. These are Interstate 5, State Highway 273, and State Highway 299 East, located just outside
the Project Area. Lake Boulevard and Oasis Road provide the primary linkages to these
thoroughfares and Interstate 5.
The Project Area is characterized by the following types of land uses and general location shown
below:
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Type of Development
Single-Family Residences
General Location
Mobilehomes
Throughout Project Area.
Throughout Project Area.
Primarily located immediately to the west of Lake
Boulevard in the vicinity of the Lake Boulevard and
Oasis Road intersection; along the east side of Lake
Boulevard between Nicholas Avenue and SI. Mark
Street; and along Clay Street, Buckeye Terrace, and
Dogwood Lane in the southernmost portion of the
Project Area.
Multi-Family
Retail and Commercial
South of Oasis Road along both sides of Lake
Boulevard; and concentrated around the Oasis
RoadlInterstate 5 interchange along Old Oasis Road,
Twin View Boulevard, and Oasis Court.
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Public Use
Facilities are located off of Lake Boulevard just north of
Oasis Road within the jurisdiction of the <;:ity. These
include:
I) Buckeye Park
2) Buckeye Elementary School
3) Live Oak School
4) City Fire Station on Oasis Road
5) City Electric Substation on Oasis Road
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Overall, the Project Area portrays elements of significant physical and economic blighting
conditions as a result of the area's inability to attract adequate private investment or compete with
other areas of the region, specifically with other areas in the City and County. The designated Project
Area must compete with these "nonblighted" areas in the region for community and capital
investment, commercial development, and related business attraction strategies to meet the needs
of residents living within the community.
Typically, neglect and disinvestment have resulted in a steady decline of the area and have created
the conditions of blight, referred to above and as detailed in Section III of this report. These
conditions have caused a significant reduction in the proper utilization of the area. From a
Preliminary Report
Page 8
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
residential perspective, the consequences have been the continued physical deterioration of the
community, substandard housing conditions, and deteriorated and dilapidated buildings. This
decline is also evident in the Project Area's inability to attract commercial investment, such as a
grocery store, a bank, and other retailers to adequately serve neighborhoods located throughout the
Project Area. Commercial disinvestment is predominant along Lake Boulevard and Old Oasis Road,
with commercial services moving out of the area creating a higher than normal vacancy rate as well
as significantly below average commercial lease rates.
Inadequate utilities to accommodate growth is another cause for the lack of investment and new
development in the Project Area. The existing infrastructure, including streets and circulation, water
distribution and sewer facilities, does not provide sufficient capacity to attract growth and investment
in the Project Area.
With respect to land uses and local governmental regulations, neighborhoods in the Project Area
appear to be interrelated and are not segregated by jurisdictional boundaries. Typically, residential
neighborhoods in one jurisdiction are dependent upon another jurisdiction's commercial land uses,
such as grocery stores and banks. This interrelationship between jurisdictions causes the economic
success of one area to affect the economic success of the other area.
C. FUTURE DEVELOPMENT AND ANTICIPATED PROJECT ACTIONS
Projects proposed for redevelopment participation total approximately $36.4 million and are
described in detail in Section V of this Report. Included among the listed projects are a new freeway
interchange, road and bridge widening, traffic signals, landscaping, new roads and road extensions,
fire hydrants, sidewalks, street lighting, and recreational improvements. These improvements are
needed to eliminate blighted conditions by stimulating private investment and to accommodate the
demands of new development in the Project Area.
Blight elimination will also be accomplished through the Agencies' participation in housing
activities. State redevelopment law requires that the Project allocate at least 20 percent of the tax
increment revenue to assist in increasing the supply of, preservation of, and improvement of housing
affordable to low- and moderate-income households. This 20 percent set-aside of tax increment
revenue will be used to assist in a wide range of housing activities, including the rehabilitation of
existing housing and the expansion of the affordable housing supply.
Existing commercial services and the location of future commercial redevelopment opportunities
can be found along the following:
. Lake Boulevard south of Oasis Road.
. Oasis Road at Old Oasis Road.
. Cascade Boulevard on the westside of Interstate 5 and Oasis Road in the vicinity of and
including Twin View Boulevard.
. Oasis Road at the interchange oflnterstate 5.
Preliminary Report
Page 9
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
D. PROJECT RELATIONSHIP TO CITY AND COUNTY GENERAL PLAN POLICIES
Growth in the Project Area is influenced by a number oflocal factors, including transportation and
circulation patterns, environmental issues, land costs, access to utility connections, and infrastructure
capacities. Moreover, the policies of the adopted City and County General Plans have a substantial
influence on the type and character of growth in the Project Area.
The existing City and County General Plans, as well as the City's proposed General Plan, call for
future Project Area growth primarily in two land use categories: residential and commercial. The
most intensive concentrations of land suitable for new development are designated along Lake
Boulevard and Oasis Road near Interstate 5. Commercial development is planned in areas that have
convenient access and will provide a buffer between residential and industrial developments.
Significant commercial development cannot occur in the Project Area without extensive and
expensive improvement of the existing circulation system, increased water and sewer capacity, and
storm drainage improvements.
Conservation, revitalization, and development of additional residential opportunities at a variety of
densities are recommended for the existing residential neighborhoods off the Lake Boulevard and
Oasis Road corridors and at the fringes of the Project Area to the north and northwest.
Tables II-2 and II-3 present by land use the acreage totals as a result of the most recent land use
inventory of the Project Area and a profile of tenancy within the Project Area.
Preliminary Report
Page 10
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
Table 11-2
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Estimated Acreage Amounts
Based Upon Current Land Usage
(%) Percent of Total
Cateeorv Acreage Acreaee
Industrial 4.08 0.4%
Retail 40.62 3.8%
Office 6.35 0.6%
Public(lncludes ParklGolf) 63.91 6.0%
Residential
Single Family 515.56 48.5%
Multiple Family 24.02 2.3%
Total Residential 539.58 50.8%
ROW 157.56 14.8%
Vacant
Commercial 165.00 15.5%
Residential 85.90 8.1%
Total Vacant 250.90 23.6%
Total 1,063.00 100.0%
Source: City of Redding; Shasta County; PMC
Preliminary Report
Page 11
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
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Table 11-3
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Current Tenancy Mix
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Number of Percentage of Percentage of
TenantslUnits in TenantslUnits TenantslUnits
Type Project by Use Type by Use Type in Project 1
Commercial
Retail 2\ 13.30% 1.6%
Supetmarkets 0 0.00% 0.0%
Convenience Stores 2 1.3% 0.2%
Services 68 43.00% 5.2%
Office 5 3.20% 0.4%
Banks and Other Lending
Institutions 0 0.00% 0.0%
Finance, Insurance, Real Estate 3 1.90% 0.2%
Services 36 22.80% 2.7%
Vacant 23 14.60% 1.7%
Total Commercial 158 \ 00.00% 12.0%
Residential
Single Family Units 574 50.40% 43.7%
Multi-Family Units 132 11.60% 10.0%
Mobilehomesffrailers 396 34.70% 30.1%
Vacant 38 3.30% 2.9%
Total Residential \,\40 100.00% 86.7%
Industrial
Light Industrial \2 100.0% 0.9%
Heavy Industrial 0 0.0% 0.0%
Vacant 0 0.0% 0.0%
Total Industrial 12 100.00% 0.9%
Private Institutional 2 100.0% 0.2%
Public Institution 3 100.0% 0.2%
Total Tenants In Project 1,3\5 100.0% 100.00%
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1 Calculation based upon number oftenantJunits divided by total units in project.
Source: PMC
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Preliminary Report
Page 12
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
County of Shasta Jurisdictional Description
The Project Area's boundaries located within the jurisdiction of Shasta County include that portion
which is north of Meraz Lane, following the Lake Boulevard corridor to just north ofIrish Road. The
western portion of the Project Area within the County's jurisdiction includes Evans View, Perry
Drive, and Rocca Lane. The County's jurisdictional boundary extends east from Lake Boulevard
at Meraz Lane to the Union Pacific Railroad right-of-way. At this location, the boundary extends
south past Oasis Road forming a triangle with the western boundary terminating at Beltline Road.
At Beltline Road, the County boundary continues easterly on the north side of Oasis Road to
Interstate 5. (Refer to Map II-I)
Shasta County's portion of the Project Area includes a predominance of single-family residences and
mobilehomes. The area is considered 100 percent urbanized, with over 500 single-family units,
including mobilehomes. These urbanized residential uses are characterized by unpaved streets, and
a lack of street lighting and other standard public improvements. While some vacant land is present
within the County's jurisdiction, these vacant parcels are typically irregular in size and are
surrounded by parcels that have been developed for urban uses.
Based upon the visual field survey (the findings of which are contained in the Section III of this
report), the majority of the housing stock identified in the County's portion of the Project is in need
of some type of repair, ranging from moderate to substantial rehabilitation. Another finding of the
survey notes a large supply of small mobilehomes and trailers exhibiting inadequate foundations,
a lack of structural integrity, and/or potential overcrowding conditions. Mobilehomes are found
predominately on the north side of Oasis Road between the Union Pacific Railroad right-of-way and
Interstate 5. Wastewater disposal throughout the jurisdictional boundaries of the County is provided
by individual septic tanks. Sanitary sewer service is not currently available to properties within the
County's portion of the Project.
The complete Project Area is within the Buckeye water service area and is served by the City's
Water Utility. Some portions of the Project Area, however, experience water distribution and fire-
flow problems primarily due to undersized lines. This is particularly true along Oasis Road east of
the Union Pacific Railroad tracks.
Commercial land use designations within the jurisdictional boundaries of the County are located in
a contiguous area south of Oasis Road, west of and adjacent to Interstate 5. Some commercial
buildings in this area have experienced lengthy vacancies and little to no new private market interest
in the location. The active commercial use is limited in the County's portion of the Project Area and
includes storage space and automotive-oriented uses, such as repair garages and used auto sales.
Currently, there are no grocery stores, drug stores, banks, or other essential commercial services
located in the Project Area. Expansion of the commercial development within the County's areas
is inhibited by lack of sewer service.
Preliminary Report
Page 13
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
The County's General Plan designates a majority of the Project Area as SR, Suburban Residential,
with the area in the southwest quadrant of the Oasis Road/Interstate 5 interchange designated
commercial (See Map 7).
There are five County zoning code designations which apply within the unincorporated portion of
the Project Area and include (I) IR, Interim Rural Residential; (2) IR-T, Interim Rural Residential
and Mobile Home Combined District; (3) MHP, Mobile Home Park District (4) C-M-DR, Light
Industrial with Design Review; and (5) F-I, Designated Floodway (See Map 8).
City of Redding Jurisdictional Description
The portions of the proposed Project Area within the jurisdictional boundaries ofthe City of Redding
include the Lake Boulevard corridor from Meraz Lane on the north to Dogwood Lane on the south.
The western boundaries are formed by the parcels which are contiguous to, and front, Lake
Boulevard. The eastern boundaries are generally formed by the first series of parcels that are
contiguous to Lake Boulevard, and the tandem parcels situated directly behind the first series
between Dogwood Lane to Keswick Dam Road to the north at which point the Union Pacific right-
of-way forms the eastern boundary for the remaining portion of the Lake Boulevard corridor, which
terminates at Oasis Road. Generally, Oasis Road east of the Union Pacific right-of-way and Beltline
Road forms the southern boundary of the Project Area, with only a small parcel of urbanized land
on the south side of Oasis Road in the City's jurisdiction.
The City's portion of the Project Area is characterized by a mix of land uses that include
single-family residential, mobilehomes, multi-family residential, automobile-related uses, and some
commercial services.
Similar to the County, residential uses are predominant. Over 500 residential units currently exist
in the City's jurisdictional boundary. Of these, there are approximately 235 single-family homes,
100 mobilehomes, and 132 multi-family units located within the jurisdiction of the City. Most of
this housing stock is in need of substantial rehabilitation. Several public uses are within the
proposed Project Area's boundaries. These include Buckeye Park, Buckeye Elementary School,
Live Oak School, a City fire station, and a City electric substation.
The majority of the Project Area's commercial services are located sporadically along Lake
Boulevard and in the area of the Interstate 5 and Oasis Road interchange within the City's
jurisdictional boundaries. Commercial services forresidents include two convenience stores and two
mini-marts located in service stations at the intersection of Oasis Road and Lake Boulevard and at
the Oasis Road and Interstate 5 interchange. Other commercial services include automotive-related
uses, beauty supply and services, two restaurants, several bars, a video store, children's apparel, and
television repair shops primarily found along the Lake Boulevard corridor.
Preliminary Report
Page 14
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION II. REASONS FOR SELECTION OF THE PROJECT AREA
The City of Redding's current and proposed General Plan designates a mix of residential,
commercial, and public land uses for the Project Area. Within the City, residential designations
ranging from 1.0 to 3.5 units per acre allow for single-family residential development. The
residential classifications in the Project Area designating multi-family uses range from 3.5 to 20
units per acre. Project Area commercial designations within the territorial jurisdiction of the City
include Regional Commercial, Service Commercial, General Commercial, Neighborhood
Commercial, and General Office. Public Use designations include Parks, Public or Institutional, and
Greenway.
Zoning designations within the territorial jurisdiction of the City are R-I (Single-Family);
R-2 (Duplex); and the zones of R-3, R-4, and RM which are multi-family residential zones.
Commercial zoning includes C-I (Neighborhood Office); C-2 (Central Commercial); CoO (Office);
and U (Unclassified). In addition to these zones, there are a number of overlay zones within the
City's boundaries of the Project Area including B (Combining District); F (Site Plan and Design
Review); and F-P (Floodplain). Overlay zones allowing mobilehomes and trailers include the R-T,
CoT, and SoT.
Maps II-2 and II-3 present the City's and County's zoning and general plan land use designations
within the Project Area. Map II-4 illustrates the land use designations contained within the City's
proposed General Plan.
I,
Preliminary Report
Pagel5
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III.
DESCRIPTION OF PHYSICAL AND
ECONOMIC BLIGHT CONDITIONS
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.
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
A. SUMMARY
The purpose of this section is to demonstrate the degree, prevalence, and pattern of the physical and
economic conditions in the proposed Project Area.
The principal objectives of this section are to provide the following:
. An overview of the blight definitions set forth in the CRL;
. Evaluate existing conditions within the proposed Project Area as they pertain to the physical
and economic detriments of blight identified in the statutory definitions; and
. Identify the specific type(s) and extent of blighted conditions or blighting influences present
within the proposed Project Area.
The information presented in this section was derived from a number of sources, including
consultant interviews with City and County staff, published reports, plans, and other related
documents describing existing conditions in the proposed Project Area, and the on-site observations
and field surveys of the consultant.
In May and June of 1997, Pacific Municipal Consultants' (PMC) staff conducted a block-by-block
field survey of the proposed Buckeye Redevelopment Project Area. The survey evaluated both
physical and economic conditions in order to assess the degree to which blight was present in the
area. In detail, the survey recorded building conditions; property conditions, conflicts in land use,
shifting uses, vacancies, residential, commercial, industrial, and office obsolescence; the supply of
commercial facilities in the area, and faulty or inadequate utilities and infrastructure. This latter
category,faulty or inadequate utilities and infrastructure, impacts both the economic and physical
attributes of the area, and, therefore, is used in conjunction with both physical and economic
blighting conditions to further support the creation of the Project Area.
In total, six physical blighting conditions and four economic blighting conditions were documented
to be prevalent in the Project Area and are summarized below. These conditions either result in
substandard conditions for persons who live or work in the Project Area and/or result as a major
obstacle for investment in the community, prohibiting full utilization of property in the Project Area.
These conditions appear so severe that they cannot be alleviated by either the private or public
sectors acting alone, or in combination, without redevelopment.
As noted above, the blight conditions identified in the Project Area include:
Preliminary Report
Page 19
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
Phvsical
a. Dilapidated and deteriorating structures with obsolete or defective physical
construction;
b. Faulty or inadequate utilities;
c. Noise exposure;
d. Substandard design;
e. Irregularly-shaped and inadequately-sized parcels; and
f. Incompatible land uses.
Economic
a. Depreciated or stagnant property values;
b. Impaired investments;
c. Abnormally high vacancy rates and low lease rates;
d. Lack of neighborhood supporting commercial facilities; and
e. Overcrowded conditions.
Throughout the Project Area, evidence of both physical and economic blight was prevalent,
including a predominance of structural obsolescence, structural deterioration, dilapidation, and the
presence of overall physical decline. Deferred building maintenance, defective and failing
construction, and substandard design were noted for the current residential stock as well as existing
commercial uses and vacant structures.
A majority of the observed residential dilapidation and deterioration was found in the neighborhoods
existing on the north side of Oasis Road, the west side of Lake Boulevard south of Oasis Road, and
on the east and west sides of Lake Boulevard north of Oasis Road. Much of this housing stock
consists of mobile homes, constructed circa 1940 and 1950.
Commercial buildings observed as having significant deterioration and decline were found to exist
on both the east and west sides of the Lake Boulevard corridor from Dogwood Lane and continuing
several blocks north of Oasis Road; and on Old Oasis Road and Twin View Boulevard contiguous
to and on both the east and west sides oflnterstate 5. Most ofthe commercial structures, as with the
residential stock, are 20+ years old with current conditions reflective of widespread deferred
maintenance.
Incompatible adjacent land uses can be found along the Lake Boulevard corridor where there is little
or no buffering between existing commercial and residential development.
Noise impacts on residential areas and other sensitive uses, such as daycare centers and rest homes,
are primarily found along the Lake Boulevard corridor and to a lesser extent the Oasis Road corridor.
Preliminary Report
Page 20
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
Parcelization patterns throughout the entire Project Area show a prevalence of undersized, irregular-
shaped lots, incompatible with current zoning standards.
Undersized, inadequate utility services are characteristic of many portions of the Project Area.
Undersized waterlines and inadequate storm drainage facilities are particularly noted as Project Area
blighting conditions.
Economic blight conditions observed in the Project Area included relatively high commercial
vacancies (14.6%), with lower than average rents, as compared to the average vacancy rate of
approximately eight percent (8%) in the region. Gross rent for commercial space in the Project Area
averages $.60/square foot (sf). This compares with net rents of $ 1.30/sf for commercial space in
the vicinity, but outside the Project Area (i.e., Market Street at Lake Boulevard and Northpoint
Center).
Property values within the Project Area have not appreciated in pace with the rest of the community.
Little or no private investment is occurring in this area, with existing commercial properties
struggling to attract tenants or compete economically with other commercial areas elsewhere in the
community. Overall lease rates are low and vacancies are widespread. Residential areas exhibit
overcrowded conditions, a high concentration of lower-income households, and lower property
values than other single- or multiple-family areas in the community. The multiple-family area
known as "Buckeye Terrace" generates a significantly higher level of police calls for service than
the average for the community.
B. LEGISLATIVE REQUIREMENTS FOR FINDINGS OF BLIGHT
In its "Declaration of State Policy-Blighted Areas," Chapter I, Article 3, the CRL provides general
guidance as to what constitutes a "blighted area" in a community. Specifically, Section 33030(b)( 1)
of the CRL requires that a Project Area have a combination of blighting conditions that are so
prevalent and so substantial that it causes a reduction of, or lack of, proper utilization to such an
extent that it constitutes a serious physical and economic burden on the community which cannot
reasonably be expected to be reversed or alleviated by private enterprise or governmental action, or
both, without redevelopment.
The CRL further requires that the blighting conditions include one or more physical and one or more
economic blighting conditions as defined in Section 33031 of the CRL. The one exception is the
"existence of sub-divided lots of irregular form and shape and inadequate size for proper usefulness
and development that are in multiple ownership." The prevalence of this physical blighting
characteristic alone is cause to qualify an area as a redevelopment project.
For a specific area to qualify for the use of redevelopment, it must be found to be a blighted area,
the redevelopment of which is necessary to effectuate the public purposes as stated by law. In
accordance with the CRL, an area must also be predominately urbanized as defined under CRL.
Preliminary Report
Page 21
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
This section of the Report provides the description, documentation, analysis, and evidence that
the Project Area meets the test of a blighted area.
The definition of a blighted area is provided in Sections 33030 and 33031 of the CRL as follows:
"A blighted area is one that contains both of the following:
An area that is predominately urbanized, as that term is defined in Section 33320.
1, and is an area in which the combination of conditions setforth in Section 33031
is so prevalent and so substantial that is causes a reduction of, or lack of, proper
utilization of the area to such an extent that it constitutes a serious physical and
economic burden on the community which cannot reasonably be expected to be
reversed or alleviated by private enterprise or governmental action, or both, without
redevelopment.
An area that is characterized by either of the following:
One or more conditions set forth in any paragraph of subdivision (a) of section 33031
and one or more conditions setforth in any paragraph of subdivision (b) of Section
33031.
The condition described in paragraph (4) of subdivision (a) of Section 33031
(parcels of irregular form, shape and size under multiple ownership).
A blighted area also may be one that contains the conditions described in subdivision
(b) and is, in addition, characterized by the existence of inadequate public
improvements, parking facilities, or utilities. "
Section 33031 (a) describes the Physical blight conditions that cause blight as:
(I) Buildings in which it is unsafe or unhealthy for persons to live or work.
These conditions can be caused by serious building code violations,
dilapidation and deterioration, defective design or physical construction,
faulty or inadequate utilities, or other similar factors.
(2) Factors that prevent or substantially hinder the economically viable use or
capacity of buildings or lots. This condition can be caused by a substandard
design, inadequate size given present standards and market conditions, lack
of parking, other similar factors.
(3) Adjacent or nearby uses that are incompatible with each other and which
prevent the economic development of those parcels or other portions of the
Project Area.
Preliminary Report
Page 22
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
(4) The existence of subdivided lots of irregular fonn and shape and inadequate
size for proper usefulness and development that are in multiple ownership.
Section 33031 (b) describes the Economic blight conditions that cause blight as:
(I) Depreciated or stagnant property values or impaired investments, including,
but not necessarily limited to, those properties containing hazardous wastes
that require the use of agency authority.
(2) Abnonnally high business vacancies, abnonnally low lease rates, high
turnover rates, abandoned buildings, or excessive vacant lots within an area
developed for urban use and served by utilities.
(3) A lack of necessary commercial facilities that are nonnally found in
neighborhoods, including grocery stores, drug stores, and banks and other
lending institutions.
(4) Residential overcrowding or an excess of bars, liquor stores, or other
businesses that cater exclusively to adults that has led to problems of public
safety and welfare.
(5) A high crime rate that constitutes a serious threat to the public safety and
welfare.
In addition to the above-mentioned blighting characteristics, the CRL states that a blighted area may
also be characterized by the existence of inadequate public improvements, parking facilities, or
utilities.
This definition is translated into a "four-part blight test." First, the area must be characterized by at
least one qualifying physical and one qualifYing economic condition. Second, the combination of
these conditions must cause a reduction of, or lack of, proper utilization of the area. Third, the lack
of proper utilization must constitute a serious physical and economic burden on the community.
Finally, the burden cannot be reversed or alleviated by private enterprise or governmental action, or
both, without redevelopment. A finding of blight does not have to be detennined for every single
property, but blighting conditions must predominate and effect the area as a whole in order to qualifY
for the use of redevelopment.
Part One of the test is to detennine if certain physical and economic conditions that cause blight
exist. These conditions are listed in CRL Section 33031. There must exist at least one physical and
one economic condition. These conditions relate to the health, safety, welfare, economic vitality,
and quality of life of an area. These physical and economic blighting conditions are referred to in
the following two sections.
Preliminary Report
Page 23
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
Part Two of the test is to detennine if the physical and economic conditions combined are so
substantial and prevalent that they have lead to a lack of proper utilization of the area. For example,
a lack of proper utilization can be indicated through conditions, such as a high number of vacant
buildings and parcels within an urban area, underutilization of key sites, long-tenn lack of
investment, and a low level of building activity.
Part Three of the test is to detennine if the existing physical and economic conditions and lack of
proper utilization represents a burden on the community. Community refers to both the City and
County as public bodies responsible for providing basic urban services and the general public which
live and work in the community. These typically include a higher proportion of costs necessary to
provide and maintain urban services, declining tax revenues generated from the area, a major
employer or user has vacated or downsized operations, the area is an environmental liability for the
community, retail sales are declining, and other similar factors.
Part Four of the test is to detennine if redevelopment is the last resort to solving an area's problems.
It is important to document and demonstrate the inability of the tenants, businesses, the City and
County, and other governmental entities, and existing property owners to rectify the problems
through private and public investment without redevelopment. The powers and authorities of
redevelopment are intended only when other means of revitalization are unavailable or ineffective.
The City and County are unable to fund the complete revitalization using sources other than
redevelopment and, based on conditions as documented in this report, the private sector is unwilling
to invest on its own.
Obviously, the above blight characteristics are very broad in scope because they are intended to
cover the full range of possible blighted conditions or blighting influences in a community. As a
practical matter, the likelihood that anyone prospective project area would exhibit all of the blight
characteristics listed is rare; consequently it is significant to note that Section 33030 of the CRL
acknowledges that: (".J a blighted area is characterized by one or more conditions set forth in
Section 33031(...)
In other words, the law clearly states that it is not necessary for all the "tests" for blight to be met
before a prospective project area can be identified as being "blighted." Another important point noted
in these definitions is that an area suffers from blight if such factors: (...) cannot reasonably be
expected to be reversed or alleviated by private enterprise acting alone.
C. PHYSICAL BLIGHTING CONDITIONS FOUND TO EXIST IN THE PROJECT AREA
The following identifies the physical blight conditions observed and found to exist in the proposed
Project Area. These conditions were analyzed through the review of official City and County
documents, discussions with staff, an extensive visual survey, and photographic documentation as
contained in Appendix B.
Preliminary Report
Page 24
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
1. BUILDINGS IN WHICH IT IS UNSAFE OR UNHEALTHY FOR PERSONS TO LIVE OR WORK
The proposed Buckeye Redevelopment Project Area is characterized by the existence of
buildings in varying stages of deterioration, exhibiting defective design or construction, or
containing faulty or inadequate utilities. The presence and persistence of these conditions
reflect a lack of interest or ability by property owners to invest, maintain, or develop their
properties. Conditions noted and observed include:
. Dilapidated and deteriorating structures with obsolete or defective physical
construction.
To assess the deteriorating conditions of the structures in the Project Area, a field survey of
blighting conditions was conducted which rated the condition of all buildings. Building
conditions were observed in the field and rated according to five categories: sound, deferred
maintenance, moderate rehabilitation, extensive rehabilitation, and dilapidated. The
definitions of each category are shown below:
Sound: Structures that are well-maintained and appear in compliance with current code
conditions and free of building defects. Exterior walls and surfaces are painted and clean;
windows and doors are intact. Frequent maintenance is evident.
Deferred maintenance: Structures which appear to need minor treatment, such as wall or
woodwork painting. Evidence of the beginning of disinvestment and neglect in the structure.
Moderate Rehabilitation: Structures which appear to be in need of moderate repair,
ranging from window or screen treatment, holes in stucco, rusting pipes, etc. Limited repairs
to the roof, electrical, or plumbing may be necessary in order to bring the structure up to
code, but the foundation appears to be in good condition and there is no evidence of external
plumbing and electrical conduits. The structure could be repaired only with an investment
which is beyond the normal expenditure for typical maintenance or repair.
Extensive Rehabilitation: Structures which appear to be in need of more major repairs,
such as repairs to the foundation or replacement of a roof. Window and door frames may be
sagging chimneys, if any, exhibit signs of dislodged or loose bricks. Paint is peeling badly
and faded, and major cracks are exposed. Faulty wiring and plumbing may be detected. The
structure could be rehabilitated to code standards only with a major investment that might
be warranted by the general character of the structure and quality of construction.
Dilapidated: Structures which appear to be in need of extensive improvements where the
estimated cost of repairs exceeds the value of the building. Such a building would show
signs of structural failure, such as a sagging roof or framing, in addition to needing most of
the repairs listed above. Typically, the costs that would be incurred to bring the structure
Preliminary Report
Page 25
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLiGHTING CONDITIONS
into conformance with current building codes are so large that it does not appear to be
economically feasible to rehabilitate the structure.
The results of the visual field survey indicate that of the 746 buildings surveyed (both vacant
and occupied), 379 (50.8%) were in need of some form of maintenance or rehabilitation.
These range in the categories of "deferred maintenance," "moderate rehabilitation,"
"extensive rehabilitation," and "dilapidated." The number of structures identified as having
"deferred maintenance" totaled 94 or 24.7% of the building stock, with 49 (12.9%) in need
of "moderate rehabilitation"; 22 (5.8%) in need of "extensive rehabilitation"; and 28 (7.5%)
identified as "dilapidated." The following table presents a summary of the number and type
of building conditions observed by land use. Map Ill-I provides the location of those
parcels identified as having physical blighting conditions.
Buildings that exhibited conditions of deterioration and dilapidation were especially
prevalent in the unincorporated County area. Of the 373 structures surveyed in Shasta
County, 57 (15%) were identified as needing extensive rehabilitation or were in a state of
dilapidation.
Residential units were generally in poorer condition than commercial structures found in the
Project Area. The field survey indicates that of the 695 buildings that make up the occupied
residential housing stock in the Project Area, 92 (13.24%) were identified as needing
moderate rehabilitation, 42 (6.04%) were identified for extensive rehabilitation, and 51
(7.34%) were identified as dilapidated. Photo plates la through ld show examples of
deterioration in the Project Area (See Appendix B).
The majority of the substantially deteriorated structures identified from the field survey
appeared to be obsolete or to have significant structural dilapidation. The most frequently
identified characteristics included poorly built or faulty additions to mobilehomes and the
lack of a foundation for many of the structures. The type of faulty and unsound conditions
noted included sheds attached to mobilehomes and various parts of other structures and older
recreational vehicles (camp trailers, motor homes, etc.) used to either support or provide
additions to residential units. Most of these additions appeared to not use appropriate
construction materials nor appeared to be built using contemporary building standards.
. Faulty or Inadequate Utilities
There are numerous water distribution and fire-flow problems currently occurring within the
Project Area, primarily along Oasis Road and east of the Union Pacific right-of-way. The
maximum diameter of existing lines in this area is eight inches. Waterlines providing service
to residences in this particular area get progressively smaller with respect to their distance
from Oasis Road. In certain areas, fire flows are not adequate, particularly in the Randolph
Road neighborhood. Development or redevelopment of the area is impaired by the
inadequate capacity of the current infrastructure.
Preliminary Report
Page 26
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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I SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
I Table III-I
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
I Project Area Building Types & Conditions Summary
A. B. C.
I Building Use Sound % Deferred % Moderate %
Maintenance Rehabilitation
I Residential
Single Family 233 33.53% 78 11.22% 39 5.61%
I Multiple Family 36 5.18% 39 5.61% 14 2.01%
Mobilehomes/trailers 69 9.93% 55 7.91% 39 5.61%
Total 338 48.63% 172 24.75% 92 13.24%
I Commercial 25 49.02% 8 15.69% I 1.96%
Retail 4 7.84% 4 7.84% 3 5.88%
I Industrial 0 0.00% 0 0.00% 0 0.00%
Total 29 56.86% 12 23.53% 4 7.84%
I 367 49.20% 184 24.66% 96 12.87%
D. E.
I Building Use Extensive % Dilapidated % Total # %
Rehabilitation
I Residential
Single Family 19 2.73% 31 4.46% 400 57.55%
Multiple Family 3 0.43% 0 0.00% 92 13.24%
I Mobilehomes/trailers 20 2.88% 20 2.88% 203 29.21%
Total 42 6.04% 51 7.34% 695 100.00%
I Commercial I 1.96% 5 9.80% 40 78.43%
Retail 0 0.00% 0 0.00% 11 21.57%
I Industrial 0 0.00% 0 0.00% 0 0.00%
Total I 1.96% 5 9.80% 51 100.00%
43 5.76% 56 7.51% 746 100.00%
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I Preliminary Report City of Redding and Shasta County
Page 27 Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
Under existing policies, the City of Redding currently provides sewer and sewage treatment
facilities only in those areas within the Redding corporate boundaries or within an
established service district. As shown on Map 111-2, this does not include the unincorporated
areas within the Project Area. For unincorporated areas, wastewater is primarily disposed
of through septic tanks. Currently, there is no sewer system provided in the County's
portions of the Project Area. Although these unincorporated portions of the Project Area are
included in the City of Redding's Master Sewer Plans, current policy excludes extending
sewer service into these areas. Until existing policy is modified or these areas are annexed
into the City, sewer expansion will not take place, and the County's portions of the Project
Area will continue to be served by individual septic systems. In general, septic systems lack
the capacity to attract the level of growth that is essential to revitalizing and redeveloping the
community. The lack of an adequate wastewater disposal system with sufficient capacity to
accommodate new growth is detrimental to attracting investment essential to revitalizing the
community. In addition, where development is intensifYing, septic tanks become inadequate
and are subject to failure causing ground water contamination. This blighting condition
exists throughout the County's portions of the proposed Project Area.
Even within certain City areas of the Project, current water and sewer capacity is inadequate
for substantial development to take place. In particular, the commercial areas in the vicinity
of Interstate 5 and Oasis Road are impacted by existing sewer and water service delivery
inadequacies. Current capacity of the existing circulation system also acts as a constraint
upon the full development of this portion of the proposed Project Area.
Storm drainage facilities and infrastructure, such as curbs and gutters, normal for modem
urban communities is severely lacking within many portions of the Project Area. Storm
water channels are undersized and inconsistent in design or structure. As additional
development occurs upstream of the Project Area, capacity levels in the Project Area's
channels will be reached.
. Noise Exposure
Existing residential uses along Lake Boulevard, Oasis, Road, and Old Oasis Road were
identified as experiencing severe exposure to significant levels of traffic and intermittent
railroad noise. The City of Redding's Exterior Noise Level Criteria for Single-Family and
Multiple-Family Land Uses recommends 60dB(CNEL) as a maximum acceptable level of
noise exposure. In Chapter 11 of the General Plan Background Report prepared by Brown-
Buntin Associates, noise levels along Lake Boulevard, Oasis Road, Old Oasis Road, and
Interstate 5, exceeded acceptable levels (See Noise Contour Map III-3).
As reported from the field survey (note: this was only a visual and walking survey, no actual
sound equipment was used) and as indicated by the noise contours shown on Map 111-3,
240 parcels directly adjacent to Lake Boulevard, Oasis Road, and Old Oasis Road are within
the areas affected negatively by excessive noise levels.
Preliminary Report
Page 29
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECfION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
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Map III-2
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Existing Sewer Facilities
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LEGEND
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_ BUCKEYE ~EDEva.CPMEN'T
AREA BOUNDARY
. LIFT STATION
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
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Preliminary Report
Page 30
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
2. FACTORS THAT PREVENT OR SUBST ANTIALL Y HINDER THE ECONOMICALLY VIABLE
USE OR CAPACITY OF BmLDINGS OR LOTS
. Substandard Design
The most frequently noted instances of substandard design were associated with residential
housing units and, specifically, mobilehomes. More than 60 percent of the mobilehomes
identified in the survey appeared to be 20 years or older. Mobilehome standards have
evolved, making many of the older coaches obsolete and substandard. It was widely evident
through visual analysis of the structures and housing stock that residents living in these
mobilehomes have made attempts to reconstruct, add additional structures, or otherwise alter
the original mobilehome unit.
Of the 1,140 residential units within the Project Area, 396 (35%) are mobilehomes. A total
of 203 mobilehomes were surveyed and 134 were in need of some type of maintenance or
repair. Typical problems encountered were rusted or damaged siding, the appearance of
"homemade" or nonprofessional repairs, "make-shift" additions, deteriorated roofing, and
chipped or faded paint. Many of the alterations are not up to current building code standards
and may pose health hazards (See Photo Plates 2a-2c in Appendix B).
The current supply of single-family residential units is estimated to be approximately 574
or 50% of the total supply of housing in the Project Area. The survey inventoried 400
single-family units and found that 167 (24%) were in need of repair and rehabilitation. The
most prevalent forms of substandard design blighting conditions found to exist included
deteriorated facades and structures; dilapidated stairs, porches and roofing; appearance of
unsound foundations due to cracking and chipping concrete; and inadequate setbacks,
especially along Oasis Road.
Commercial structures, especially along Old Oasis Road and Lake Boulevard, were
identified as having significant physical and substandard design blighting conditions,
including inadequate parking, broken fencing, and dilapidated roofing and facades.
Approximately 158 commercial uses exist in the Project Area. The blight survey revealed
15 commercial structures (38%) of the 40 total structures surveyed in the blight analysis to
have varying degrees of blight ranging from deferred maintenance to dilapidated conditions.
. Incompatible and Shifting Uses
The existence of incompatible uses adjacent to or nearby each other which hinder the full
economic development of the parcels and areas where this condition exists is another factor
which contributes to blight in the Project Area. Shifting uses also contribute to blighted
conditions which inhibit private investment. An example of shifting uses includes a
residential unit operating as a commercial use, a condition prevalent in the Project Area
Preliminary Report
Page 31
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
(refer to Photo Plates 3a-3c in Appendix B) especially along Lake Boulevard and Old Oasis
Road.
In total, the blight survey identified 19 parcels with uses incompatible to the surrounding
area. For the most part, incompatible uses found to exist in the Project Area included
conflicts between residential and commercial uses. Although some uses that have been
identified as incompatible may be allowed by zoning, conditions are such that given the use,
character, and build-out of the surrounding area, incompatibility which constrains
investment is present in the Project Area. This is most notable along Lake Boulevard, Oasis
Road, and Old Oasis Road near Interstate 5. At each of these geographic areas, there are
existing residential land uses that are in conflict with commercial uses and associated heavy
traffic. In addition, there is a current lack of adequate traffic control at several points along
these corridors where commercial vehicle trips are in conflict with residential housing units.
These conditions present potential hazards between vehicles and pedestrians as well as noise
impacts to residents. Little orno buffering, either through land form or architectural features,
exists within these areas between residential and commercial uses.
The condition of incompatible uses is a result of shifting land uses which have occurred over
time in the Project Area. There were a total of 12 parcels with structures identified with
shifting uses, all of which include a residential structure converted to a commercial use.
These parcels are found along Lake Boulevard, Old Oasis Road, Oakleaf Lane and Clay
Street. Although, as mentioned, some of these uses may be permitted by law, the impact on
the character and quality oflife to other surrounding residents is such that it contributes to
blight and the decline of the area and inhibits further private investment.
Table III-2 provides a listing of parcels identified as having a condition of incompatibility
and/or shifting uses.
Preliminary Report
Page 32
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
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Table III-2
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Parcels with Incompatible and Shifting Uses
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Incompatible Uses
A.P.N
Current Use
Zoning Designation
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064-310-16
113-100-03
114-160-12
114-170-11
114-170-12
114-170-16
114-180-17
114-180-19
114-180-20
114-180-23
114-190-19
113-080-07
113-080-08
113-080-09
113-090-05
114-140-12
114-140-14
114-140-16
114-140-02
064-300-69
074-070-31
074-100-06
113-230-23
113-260-0 I
113-260-22
113-260-23
114-070-05
114-080-09
114-080-10
114-110-11
114-180-21
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Single~Famjly
Single-Family
Multiple Family
Multiple Family
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Single-Family
Commercial
Commercial
Commercial
Single-Family
Retail
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
IR-T(Single-Family)
C-O-BR(Office)
IR- T(Single-Family)
IR- T(Single-Family)
IR-T(Single-Family)
JR- T(Single-Family)
IR-T(Single-Family)
IR-T(Single-Family)
JR- T(Single-Family)
JR- T(Single-Family)
IR-T(Single-Family)
R-3-30-F(Multiple Family)
R-3-30-F(Multiple Family)
R-3-30-F(Multiple Family)
C-I (Neighborhood Commercial)
R-I-ST-B I O(Single-Family)
R-I-ST-B I O(Single-Family)
R-I-ST-B 1 O(Single-Family)
R-I-ST-B I O(Single-Family)
IR-T(Single-Family)
JR- T(Single-Family)
C-M-DR(Commercial/Light Industrial)
R-3(Multiple-Family)
C-I (Neighborhood Commercial)
C-I (Neighborhood Commercial)
C-I (Neighborhood Commercial)
C-2-RT-B40-F(Central Commercial)
C-2-RT-B40-F(Central Commercial)
C-2-RT-B40-F(Central Commercial)
RM-6(Low Density Multiple Family)
IR-T(Single-Family)
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Note: Although some a/the uses may be allowed by zoning. conditions are such that given the character
and build-out of the majority a/the surrounding uses, the composition of incompatibility is applicable.
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Source: City qf Redding; Shasta County: PMC
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Preliminary Report
Page 33
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SOURCE GIS DIVISION
DEVELOPMENT SERVICES DEPARTMENT
Location Map
ITEM:
'"
Proposed u~ eye
Redevelopment Project Area
Sound Contours
ATTACHMENT:
DWG. NO:
bucksnd
DATE:
December 1997
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
3. THE EXISTENCE OF SUBDIVIDED LOTS OF IRREGULAR FORM AND SHAPE AND INADEQUATE
SIZE FOR PROPER USEFULNESS AND DEVELOPMENT THAT ARE IN MULTIPLE OWNERSHIP
Throughout the Project Area, there can be found a significant number of subdivided parcels
whose size and shape are incompatible with current zoning standards. Approximately
53 percent of the parcels surveyed and researched were identified as exhibiting this blight
condition. This blighting condition greatly affects the likelihood of development occurring.
Private investment in the area is inhibited due to the lack ofland developable under today's
standards.
To determine parcels of inadequate size under multiple ownership, the zoning codes for the
two jurisdictions were researched to identify minimum site requirements which were
compared to the actual parcel sizes as recorded by the County Assessor. Table III-3lists the
minimum parcel size zoning and General Plan land use standards by jurisdiction and the
number of existing parcels that do not meet these standards. Map 111- 4 presents the location
of each parcel identified as inadequate in size.
The portion of the Project Area within the County of Shasta has the largest number of
inadequately sized parcels under multiple ownership. In total, there were 467 or 97% of the
483 parcels located within the County's portion of the Project Area identified with this
condition. The County's portion of the Project Area is mostly composed of Single-Family
Residential (IR and IR - T), with 472 of the 483 parcels within the County zoned either IR or
IR- T. Of the 483 parcels surveyed, 467 were determined to be inadequately sized when
compared to current minimum site size standards.
Preliminary Report
Page 35
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS I
Table III-3 I
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Inadequately Sized Parcels I
Minimum Parcel # of Parcels # of Parcels % of Parcels
Jurisdiction Designation Size in SQ. Ft. in Zone of InadeQuate Size of Inadequate Size
Shasta County IR 217,600 26 25 96.15% I
IR-T 217,800 446 442 99.10%
MHP 43,560 1 0 0.00%
C-M-DR 10,000 10 0 0.00%
Sub-total 483 467 96.69% I
City of Redding R-1-B10 6,400 72 3 4.17%
R-1-B20 12.250 3 0 0.00%
R-1-ST interior 6,000 66 15 17.05%
comer 7,000 19 5 26.32% I
R-1-ST-B10 6,400 63 3 4.76%
R-1-ST.B15 13,500 3 2 66.67%
R-1-ST-B20 12,250 7 0 0.00%
R-2-B10 8,400 1 0 0.00% I
R-2-RT interior 6,000 11 4 36.36%
comer 7,000 1 0 0.00%
R-3 interior 6,000 48 1 2.08%
comer 7,000 10 3 30.00% I
R-3-15-F interior 6,000 5 0 0.00%
comer 7,000 1 0 0.00%
R-3-25-F interior 6,000 7 0 0.00% I
comer 7,000 2 0 0.00%
R-3-30-F interior 6,000 17 0 0.00%
comer 7,000 3 2 66.67%
R-3-40 interior 6.000 2 2 100.00% I
comer 7,000 0 0 0.00%
R-4-15-F interior 7,000 7 0 0.00%
comer 8,000 0 0 0.00%
RM-6 15,000 30 2 6.67% I
C-O-BR interior 7,000 7 1 14.29%
comer 8,000 0 0 0.00%
C-D-BR-F interior 7,000 1 0 0.00%
comer 8,000 0 0 0.00% I
C-D-B10-20-F 6,400 2 0 0.00%
C-1 interior 7,500 18 4 22.22%
comer 8,000 5 4 80.00% I
C-1-F interior 7,500 14 2 14.29%
comer 8,000 16 6 37.50%
C-2-B10-F 8,400 5 1 20.00%
C-2-B20-F 12,250 1 0 0.00% I
C-2-F interior 7,500 36 6 15.79%
comer 8,000 7 2 28.57%
C-2-F-FP interior 7,500 4 0 0.00%
comer 8,000 0 0 0.00% I
C-2-RT-B40-F 26,000 11 5 45.45%
U none 13 0 0.00%
Sub-total 542 73 13.47% I
Grand Total - Project Area 1025 540 52.68%
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Preliminary Report City of Redding and Shasta County I
Page 36 Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
Within the City of Redding, 542 parcels were analyzed for minimum zoning or General Plan parcel
size guidelines or requirements, of which 73 parcels (\4%) under multiple ownership were
determined to be of inadequate size. Of the 73 parcels determined to be of inadequate size, 42 (58%
of the inadequately-sized parcels located in the City of Redding) were located in residentially zoned
areas (R-I, R-2, R-3, R-4, RM-6). Of the 42 parcels, 28 were located in Single-Family Residential
(R-I-BIO, R-I-ST, R-I-ST-BIO), 4 were located in Duplex Residential (R-2-RT), 8 were located
in Multiple-Family Residential (R-3 and R-3-30-F), 2 were located in Low-Density Multiple-Family
Residential (RM-6). The remaining 31 parcels identified as being inadequately sized were located
in the Office or Commercial Districts (C-O, C-I and C-2). The breakdown is as follows: I located
in C-O-BR, 8 located in C-I, 8 located in C-I-F, I located in C-2-BIO-F, 8 located in C-2-F, and
5 located in C-2-RT-B40-F.
D. ECONOMIC BLIGHTING CONDITIONS FOUND TO EXIST IN THE PROJECT AREA
Although the majority of the Project Area is residential, the most significant development potential
is within the commercial zones. Commercial investment in the Project Area has been stagnant over
the past several years. This finding is indicated by the age of the existing commercial development,
the lack of new development occurring, and the vacant and deteriorating commercial space existing
in the Project Area. Furthermore, the Project Area is void of essential commercial facilities to meet
the needs of the community residents. There are no banks, supermarkets, or drug stores located in
the Project Area.
The closest full-range commercial facilities to serve the residents of the Project Area exist to the
south at Lake Boulevard and State Route 299. Although these commercial centers provide shopping
opportunities to the Project Area, they are oriented to the larger community and are not conducive
to supplying convenient shopping services typically expected to be found in neighborhoods. As
such, the Project Area does lack the adequate commercial facilities normally found in
neighborhoods.
As discussed earlier, there are several physical blighting conditions that are contributing to the
impaired development and lack of private investment in the Project Area. These include
inadequately sized parcels along Lake Boulevard and Old Oasis Road, the overall lack of modem
infrastructure, and the existence of undersized utilities. In addition to these factors, there are specific
economic blighting conditions that negatively impact development, investment, health, and well
being in the community. These specific economic conditions include: (1) stagnant property values,
(2) impaired investments, (3) abnormally high commercial vacancies and lower than normal lease
rates; (4) a lack of neighborhood commercial facilities, and (5) residential overcrowding.
The following discussions identify the economic blight conditions observed and found to exist in
the proposed Project Area. These conditions were analyzed through the review of official City
documents, discussions with staff, market research, an extensive visual survey, and photographic
documentation, presented herein.
Preliminary Report
Page 38
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
1. DEPRECIATED OR STAGNANT PROPERTY VALVES
To examine economic conditions and trends in the Project Area, increases in assessed
property values for the years 1990 through 1995 were analyzed and compared to the overall
median values for the City of Redding and the County of Shasta. When assessed values in
one area increase at a comparable rate to other surrounding areas and the region at large, it
is often an indicator of a healthy local economy. Conversely, if assessed values are
increasing at a slower rate than the surrounding area and region, the local economy is likely
depressed or in a state of stagnation and decline.
In the five-year period between 1990 and 1995, assessed values in the Project Area have been
increasing at a slower than normal rate when compared to other areas in the City of Redding
and the County of Shasta. During this five-year period, assessed values increased in the City
of Redding by 49.0 percent and 35.2 percent in the County of Shasta. The assessed value in
the Project Area grew at a significantly slower rate of33.1 percent. The slower growth in
assessed value is an indicator that private sector investment in the Project Area is impaired.
Market rate land values (not asking price) for commercial property in the Project Area range
from $2.00 to $4.00/sf. This compares with $6.00 to $9.00/sffor commercial land in other
areas of the region that compete with the Project Area and have been able to attract
investment. As noted earlier, this includes major and in-line tenants located at the Market
Street/Lake Boulevard and Northpoint Centers.
Residential median property values in the Project Area also fall short of the median in the
community at large. The median price for a single-family home in the Project Area in 1998,
as obtained from County Assessor records, was $90,000. This compares with 1998 median
single-family home values of $97,500 and $98,000 in the immediate vicinity outside the
Project Area and the City of Redding, respectively.
Conversations with local brokers in the community indicate that both commercial and
residential properties sit on the market for longer periods of time than what they characterize
as typical. According to these brokers, some properties in the Project Area have been for
sale for over three years as compared to the average "time on market" in the larger
community of90 to 180 days.
2. IMPAIRED INVESTMENTS
Little or no private market investment is occurring within the Project Area's boundaries
compared to the community at large. The City of Redding's Building Department records
over the five-year period 1995-1999 show no commercial building permits issued for
addresses located in the City's portions of the Project Area. For the same period, only
13 residential projects were completed. Of those, three were mobilehomes.
Preliminary Report
Page 39
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
As described earlier in this report, the prevalence of physical blighting factors within the
Project Area makes it unsuccessful in attracting private development dollars. Existing
development, especially in the Project Area's commercial portions, exhibit deferred or
marginal maintenance characteristics.
3. ABNORMALLY HIGH BUSINESS VACANCIES, ABNORMALLY Low LEASE RATES,
ABANDONED BUILDINGS
Several vacant and abandoned residential structures and commercial buildings were
identified in the Project Area. Vacated commercial buildings are located on both the west
and east sides of Lake Boulevard. Of particular note, the largest convenience store in the
area, which was the only source for a wider supply of groceries, has vacated the building
which currently remains unoccupied. (Refer to Photo Plates 4a and 4b of Appendix B.)
As previous stated, economic conditions observed in the Project Area included relatively
high commercial vacancies as compared to the larger community, estimated at approximately
14 percent (14%). With this high vacancy, the economic stagnation of the Project Area is
compounded by lower than average rents. Gross rent for commercial space in the Project
Area averages $.60/sf. This compares with net rents of$I.30/sffor commercial space in the
vicinity of, but outside, the Project Area (i.e., Market Street at Lake Boulevard and
Northpoint Centers).
4. LACK OF NEIGHBORHOOD SUPPORTING COMMERCIAL USES
The lack of necessary commercial facilities that are normally found in neighborhoods,
including grocery stores, drug stores, banks, and other lending institutions, is identified under
CRL as a blighting condition. As indicated earlier, the proposed Buckeye Redevelopment
Project Area is characterized by a lack of adequate neighborhood-serving, commercial
facilities.
The Project Area's population is estimated at 3,192 people. There are no supermarkets,
banks, or drug stores identified within the Project Area and only two convenience stores (at
one time three convenience stores existed but one has vacated). The two convenience
markets are located near the intersection of Lake Boulevard and Oasis Road and Oasis Road
at the Interstate 5 interchange. The location of these stores is such that they cater to the quick
necessities of travelers. These commercial facilities are insufficient to serve the needs of the
residents in the Project Area.
Although community-serving commercial centers exist just south of the Project Area, these
centers are not conducive to offering convenient and essential commercial services to
residents living in the full Project Area.
Preliminary Report
Page 40
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
5. RESIDENTIAL OVERCROWDING
Overcrowding poses a potential health and safety threat for residents and can frequently
contribute to other blighting conditions, such as code violations and faulty or inadequate
utilities. Conditions of overcrowding are likely to exist in the Project Area as identified
through the visual survey. Conditions of overcrowding appeared most prevalent in
mobilehomes surveyed for this blight report.
The V.S. Census defines overcrowding in two categories. Overcrowded conditions are
defined as (I) 1.01-1.5 persons per room, and (2) severely overcrowded conditions are
defined as 1.51 or more persons per room.
To identify the extent of overcrowding in the Project Area, V.S. Census data on residential
overcrowding within Census Tracts 108, 107, 116, and 117 located in the Project Area was
examined. For single-family dwelling units in the Project Area, residential overcrowding
is not an issue; however, for the mobilehomes and trailers, overcrowding is probable. Of the
203 mobilehomes and trailers included in the survey, most are single width, averaging 600
square feet in size. As a result, these mobilehomes can only accommodate one or two
bedrooms. According to the V.S. Census, approximately 800 people or one-third of the
population in the Project Area is comprised offamilies with an average of three persons per
family. Thus, when compared to the county-wide average of2.5 persons per household, it
is not unreasonable to assume that conditions of overcrowding may exist. Map III-5 provides
the location of parcels identified as having economic blighting conditions. Map III-6
provides the location of parcels with the condition of both physical blight as described in
Section III-C and economic blight as described above.
E. ADDITIONAL CONDITIONS WHICH FOSTER BLIGHT
1. INADEQUATE PUBLIC IMPROVEMENTS
Section 330330 (c) of the CRL states that a blighted area may be one that contains physical
and economic conditions that cause blight and is, in addition, characterized by the existence
of inadequate public improvements, parking facilities, or utilities. Though AB 1290
eliminated inadequate public improvements as a qualifying blight condition, it does allow
for inadequate public improvements, public facilities, and utilities to be included as part of
the broader definition of redevelopment so that an agency could document these problems
and use its authority to construct necessary public improvements.
The proposed Buckeye Redevelopment Project contains several deficiencies in the public
infrastructure system that contribute to stagnation of the area's development. The
combination of the infrastructure deficiencies with the physical and economic blighting
conditions exceeds what can be expected to be remedied by the private sector acting alone
or by other public means other than redevelopment.
Preliminary Report
Page 41
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
The following is a general description of the types of public improvement deficiencies that
are present in the Project Area today and how these conditions impact existing properties and
limit development potential.
a. TRANSPORTATION AND CIRCULATION
The Project Area is served by one major north/south corridor, Lake Boulevard.
Automobile and truck traffic along this route is condensed as residents and
businesses utilize this road as their only north and south access to and through the
Project Area. Hazardous conditions occur as vehicles traveling along this route
maneuver around automobiles slowing down to enter their homes or commercial
businesses. This is complicated by the lack of adequate traffic control measures,
such as traffic control signals, stop signs, and crosswalks for pedestrians. The current
environment is such that the roadway conditions along the Lake Boulevard corridor
are dangerous for pedestrians, motorists, and local business patrons.
Adequate traffic control devices, such as traffic signals, are missing at potentially
dangerous intersections, including Quartz Hill Road/Lake Boulevard, Keswick Dam
Road/Lake Boulevard, and St. Marks Street/Lake Boulevard.
Furthermore, the ability to safely commute throughout and within the Project Area
is constrained by the lack of adequate traffic control for vehicles and sidewalks for
pedestrians. These conditions not only provide an unsafe environment, but also
hinder or limit the economically viable use of properties within the Project Area due
to traffic safety issues and ingress/egress patterns.
Similar conditions can be found on the major east/west corridors, Oasis Road, and
Old Oasis Road. Most notable is the lack of adequate street lighting and the need for
traffic control measures at the intersection of Oasis and Old Oasis Roads. Existing
conditions along the two roadways mentioned above will not be able to sustain future
demands as the area continues to grow and develop.
In addition to the need for street lighting, traffic control, and sidewalks, there are
several roads throughout the Project Area that have been identified as needing
additional improvements. Most notable are the large number of roads that are
currently unpaved.
Unpaved roads can be perceived as a serious threat to future development as they
may dissuade developers and other investors from developing within the Project
Area. Developers may also perceive undeveloped roads as indicators of poor public
service. In addition, unpaved roads may create health hazards due to increased dust.
Several north/south road extensions have been identified for construction in the
Project Area. These include the extension of Oasis Road to the industrial park
Preliminary Report
Page 44
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
boundary (located outside but contiguous to the Project Area) to provide for a future
connection to Mountain Lakes Boulevard. The planning for this improvement
includes the construction of a bridge and traffic signal. Other improvements include
the extension ofBe1tline Road north of Oasis Road to Ashby Road and the extension
of Hawley Road north from Constitution Way to Twin View Boulevard.
A major public infrastructure project anticipated to be undertaken in the Project Area
is the improvement of the existing interchange system at Interstate 5 and Oasis Road.
This interchange will be substantially impacted as development to the north and east
occurs in the future. Included within this activity are the widening and reconstruction
of the overpass and interchange; realignment of Twin View and Cascade Boulevards
north and south of the interchange; and associated signalizations.
b. STORM DRAINAGE AND FLOOD PROTECTION
According to the 1993 Master Storm Drain Study completed by Montgomery Watson
for the City of Redding, there are a number of storm drain facilities within the Project
Area requiring improvements. The Master Storm Drain Study found that under
existing conditions there are II undersized facilities along Boulder Creek and 24
undersized facilities along Buckeye Creek in the Project Area.
During the blight field survey, rain was encountered which provided the opportunity
to identify firsthand the presence of inadequate stormwater drainage and/or flood
control systems throughout the unincorporated areas. Several unpaved roads were
witnessed to have large pools of water and flooding. Seasonal creeks also provided
evidence of flooding. These conditions further constrain safe traffic flow and
adequate circulation within the Project Area.
c. WATER SERVICE CAPACITY
The water service delivery infrastructure in many portions of the Project Area is
unable to adequately serve existing development or to accommodate growth. The
waterlines in many areas provide inadequate capacity or pressure to meet today's
fire-flow standards. Under these conditions, current investments are at risk and
additional future investments are unlikely to occur.
d. LACK OF RECREATIONAL FACILITIES
The availability of modem, safe, improved recreational facilities within or in
proximity to residential neighborhoods has been shown to be a factor in those
neighborhood's ability to thrive and attract quality residents. The proposed Buckeye
Project Area severely lacks recreational amenities in proportion to the size of the
residential population. This condition further inhibits private investment in the area.
Preliminary Report
Page 45
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
F. PROPERTIES INCLUDED FOR REDEVELOPMENT PURPOSES
Identified conditions of blight found to exist throughout the Project Area have a profound negative
impact on the community. Properties identified in the Project Area as not having the presence of
physically blighting conditions are necessary for inclusion in the Project Area because there is
evidence of resulting economic blight, due in part to the physical conditions of the area.
Furthermore, these properties are necessary for inclusion into the Project Area for the following
reasons and redevelopment purposes: (I) in order to effectively plan and carry out the project as a
whole; (2) because the correction of such conditions may require the imposition of design,
development, or use requirements on these properties in the event they are rehabilitated or
redeveloped by their owners; (3) to impose uniform requirements as defined by the City and County
throughout the Project Area; (4) because such properties share in the physical and economic benefits
which will accrue to the area through the elimination of substandard conditions, including the
replacement or provision of new public improvements within or serving the Project Area; and
(5) because such properties are part of a blighted area.
EFFECTIVE PLANNING AND IMPLEMENTATION OF THE PROJECT
The development of certain sites within the Project Area may be limited or infeasible because of
multiple ownership issues, lack of available land specific to the needs ofan individual project, access
and circulation, lot size requirements, public improvements, and other similar planning variables.
These limitations may be reduced or eliminated when adjacent properties are included in a proposed
development site. However, in some instances, the adjacent properties may not evidence the
blighting conditions that would permit inclusion in the Project Area. Therefore, such properties are
included in order to effectively plan and carry out the Project.
IMPACT OF CONDITIONS ON ADJACENT PROPERTIES
On occasion, a sound and standard building in a blighted area can be adversely impacted by the
blighting conditions. This is in fact noted with the economic blighting conditions that currently
plague the overall Project Area. To correct or alleviate these conditions, it may be necessary to
include all affected properties in a Project Area, so that the tools of redevelopment can be used to
analyze and treat the blighting conditions as a whole.
PROPERTIES SHARE IN THE BENEFITS OF REDEVELOPMENT
It is good planning practice and economically prudent to impose uniform development and use
provisions on all properties within a well defined geographic area. Owners of properties subject to
redevelopment plan provisions may question why the development of and use of their properties is
constrained while their nearby neighbors' properties are not.
A strong inducement for property owners to cooperate in the redevelopment process is the potential
of substantial public involvement and benefit resulting from agency and sponsoring entity projects,
such as public improvements, which are in fact lacking in the Project Area. If the condition
Preliminary Report
Page 46
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
precedent to obtaining such public improvements is for property owners to cooperate with the
redevelopment agency in the rehabilitation, development, maintenance, and use of their properties,
then it is equitable that all properties sharing the public benefit from such improvements should be
required to conform to the same conditions.
PROPERTIES ARE PART OF A BLIGHTED AREA
As outlined in this Report, there are many physical and economic blighting conditions in the Project
Area, the incidence of which vary, but have the combined sum effect and community impact which
qualifies the area as blighted. The success of the different projects, programs, and public
improvements anticipated by the Agencies is dependent on the inclusion of all properties as an
integral part of a Project Area.
BURDEN ON THE COMMUNITY
The Project Area generates significantly lower levels of revenues when compared to the larger
jurisdictions of the City of Redding and County of Shasta as a whole. The total secured property
values in the Project Area as a whole in the Fiscal Year 1999-00, from which taxes are determined,
totaled $60 million compared to $7.6 billion for the entire County. This relatively low-assessed
value for the over 1,063 acres in the Project Area combined with the slow growth rate in assessed
property value does not provide the revenues necessary to fund the projects needed to eliminate
blighting conditions, estimated to be $36.4 million.
There are three existing public funding sources for financing the projects needed to eliminate blight,
including development fees, grants, and general fund money. The limited availability of grants and
existing commitments to the two jurisdictions' general fund money would indicate that these will
not be meaningful sources of revenues. Development fees are currently being collected. To raise
these two'sources of revenue to the degree necessary to fund the redevelopment projects would in
effect halt the little development that is occurring in the Project Area now. Therefore, private
enterprise or governmental action, or both, without redevelopment cannot reasonably be expected
to reverse or alleviate the physical and economic burden on the community caused by the blighting
conditions.
G. SPECIFIC GOALS AND OBJECTIVES OF THE AGENCIES TO ELIMINATE AND/OR ALLEVIATE
BLIGHT
The overall objective and reason for the selection of the proposed Project Area is the elimination of
identified physical and economic blight conditions and influences of blight that currently exist. This
overall objective will be achieved through a combination of redevelopment activities, including, but
not limited to, public infrastructure improvements, upgrades to obsolete buildings, reconfiguration
of obsolescent properties, commercial revitalization and business attraction, enhancement of the
Project Area's recreational facilities, and the provision of affordable housing.
Preliminary Report
Page 47
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
The City and County have identified the following basic redevelopment goals and objectives for the
Proj ect Area:
. Eliminate the influences which contribute to the physical and economic blight in the Project
Area. These conditions include, among others, inadequate or deteriorated public facilities,
small or irregular lots, obsolete and deteriorated structures, incompatible and shifting land
uses, and unsafe living conditions.
. Assemble land into appropriate sized parcels to encourage development along the Lake
Boulevard and Oasis Road corridors.
. Assist in the elimination of any hazardous environmental conditions that are identified in the
Project Area.
. Strengthen the economic base of the community by the installation of needed public
improvements, leading to the stimulation of new commercial expansion, employment, and
economic growth.
. Improve the circulation of people and vehicles throughout the Lake Boulevard and Oasis
Road corridors.
. Provide opportunities for the location of neighbor hoodl community-based facilities, such as
parks, open spaces, and other community recreational facilities in the Project Area which
serve the needs of the entire Buckeye Project Area community.
. Expand and improve the community's supply of quality, affordable housing.
. Eliminate incompatible land uses in primarily residential areas, strengthening the residential
character throughout the Project Area.
. Establish and implement performance criteria to assure high-quality design standards,
including environmental considerations and other design elements which provide unity and
integrity to the entire Project.
To implement the underlying purposes of redevelopment under the CRL and the above general goals
and objectives, a number of more focused, "Problem Specific Objectives" have also been identified
to respond to existing blighting conditions in the Project Area.
Problem Specific Objectives are as follows:
(a) Inadequate Traffic Circulation- Throughout the Project Area, the presence of narrow,
substandard roadways, narrow bridges, lack of signals, lack of sidewalks, and other
transportation system constraints have hampered safe and efficient vehicle circulation,
general access, pedestrian safety, and emergency service response. Inadequate vehicle access
Preliminary Report
Page 48
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
has also restricted economic development and reduced the quality of life for the Project
Area's residents.
Related Redevelopment Plan Objectives include:
. Provide for the expansion of the existing circulation system, including a new Oasis
Road interchange at Interstate 5; an Oasis Road extension to Mountain Lakes
Boulevard; an extension of Belt line Road north from Oasis Road to Ashby Road; and
an extension of Hawley Road north to Twin View Boulevard.
. Support widening and other roadway improvements along Oasis Road and Lake
Boulevard.
. Encourage roadway efficiency and safety by installing traffic signals where
warranted at Project Area intersections.
. Support needed bridge improvements to existing Project Area creek crossings.
(b) Faulty or Inadequate Water Delivery and Wastewater Disposal Systems- The presence of
failing or inadequate water delivery systems has been identified as an infrastructure
deficiency which is a fire safety issue and inhibits private investment in the Project Area.
Broken water mains, poorly positioned water mains, undersized lines, and obsolete
equipment were most notable. In addition, approximately one half of the property in the
Project Area has no access to community wastewater disposal facilities. New commercial
development, as well as the redevelopment ofunderutilized parcels in the Project Area, is
inhibited due to these existing water delivery and wastewater disposal system inadequacies.
Related Redevelopment Plan Objectives include:
. Support the development of a regional planning approach to develop and implement
solutions in the Project Area.
. Support the upgrading of water and other community facilities located within the
Project Area consistent with current policies of the Participating Jurisdictions.
. Provide for the replacement of existing water service facilities that have out-lived
effective design life.
. Support the improvement of the water delivery system.
Preliminary Report
Page 49
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
(c) Inadequate Storm Water Drainage and Flood Control- Throughout the Project Area, there
are seasonal creeks and drainage channels that are unable to support the volume of water that
they are subjected to. As a result, many neighborhoods experience seasonal flooding. In
some cases, this flooding appears to have damaged roads and other property.
In addition, further development in the Project Area is constrained by requirements to limit
levels of downstream flows.
Related Redevelopment Plan Objectives include:
. Encourage the development of a regional planning approach to develop and
implement solutions in the area.
. Support the design and implementation of a regional Stormwater control system that
aids in the elimination of blight in the Project Area caused by or exacerbated by the
present inadequate Stormwater controls.
. Support the upgrading of storm drains and other flood control facilities located
within the Project Area.
(d) High Noise Levels- High levels of traffic noise are prevalent along Lake Boulevard, Oasis
Road, and Old Oasis Road near Interstate 5. Railroad operations on the tracks running
north/south through the Project Area also generate high levels of intermittent noise.
Prolonged exposure to extreme levels of noise can cause conditions that are unsafe or
unhealthy within which to live or work.
Related Redevelopment Plan Objectives include:
. Support building setback requirements for new development in the Project Area that
are adequate and sufficient to provide a gradual transition from roads, streets,
highways, and railroad tracks to residential areas.
. Encourage and facilitate land uses that act as sound barriers between mam
thoroughfares and residential areas in order to reduce noise levels.
. Reduce the presence of existing noise-sensitive uses adjacent to major noise
generators through property acquisition and relocation of these uses.
(e) Incompatible Land Uses and Other Inadequate and Unsafe Neighborhood Conditions-
Along Lake Boulevard, Oasis Road, and Old Oasis Road near Interstate 5, there are existing
residential land uses that are in conflict with commercial zoning and the heavy transportation
uses also present along these traffic corridors. In addition, there is a current lack of adequate
traffic control at several points along these corridors. These roadway conditions contribute
to an overall unsafe environment for pedestrians, residents, motorists, and local business
Preliminary Report
Page 50
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION Ill. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
patrons. Other roadway deficiencies along these corridors include inadequate lighting,
inadequate pedestrian crossing controls, lack of sufficient setbacks for certain existing
development, and inadequate facilities for public transportation accommodation.
Related Redevelopment Plan Objectives include:
. Support the provision of adequate land for parking and open spaces that will reduce
some of the conflicts between residential use and heavy transportation.
. Support the addition of sidewalks and setbacks from major corridors in order to
minimize the conflict between pedestrian and automobile traffic and increase
transportation efficiency.
. Provide adequate traffic control at key intersections, including safe pedestrian
crossing zones, improved lighting, and traffic control signals that allow for safe and
efficient vehicle and pedestrian circulation.
. Provide safe school bus and mass transit bus stops that do not conflict with
dangerous road conditions, such as blind curves or blind intersections.
. Where feasible, utilize design features on new or redesigned streets that will limit
vehicular speed, especially during times and in areas where school children will be
present.
(f) Deteriorating structures with obsolete or defective construction- Throughout the proposed
Project Area, there is an existence of deteriorating structures with obsolete or defective
construction. Most notably are homes that have been built under pre-existing standards
utilizing obsolete architectural design. These include obsolete or deteriorated mobilehomes.
These structures provide an environment that is unsafe and unhealthy for the residents of
these structures and their surrounding neighbors.
Related Redevelopment Plan Objectives include:
. Eliminate these blighting influences through the rehabilitation or abatement of
obsolete structures, deteriorated mobilehomes, and other structures identified as
unsafe or unhealthy.
. Encourage the development of safe, attractive, affordable housing throughout the
Project Area.
. Encourage a variety of building sizes, siting approaches, activity areas, pedestrian
spaces, circulation systems, and other design elements that provide unity, integrity,
and quality to the entire Project Area.
Preliminary Report
Page 51
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
(g) Inadequate Public F acilities- Another existing condition that contributes to the overall
physical and economic blight of the Project Area is the lack of adequate public facilities,
such as roads and streets, curbs, gutters, sidewalks, parks, street lighting, and public safety
facilities. Throughout the Project Area, there are numerous unpaved or unmaintained roads,
inadequate fire protection provisions, inadequate street lighting, a lack of adequate pedestrian
facilities, such as sidewalks, crosswalks, creek crossings, and other pedestrian access
provIsIOns.
Related Redevelopment Plan Objectives include:
. Upgrade unpaved roads with asphalt, curb, gutter, and sidewalks.
. Build and maintain curb, gutter, and sidewalks as necessary throughout the Project
Area.
. Provide footbridges where necessary.
. Create safe areas for joggers, walkers, and bikers, including pedestrian and bikes
lanes.
. Assist in funding the installation of adequate street lighting and signalization where
needed for public streets and roads.
. Assist as needed in the provision of adequate fire protection facilities for the Project
Area.
(h) Lack of Necessary Commercial Facilities - The proposed Buckeye Redevelopment Project
Area is characterized by a lack of adequate commercial facilities. This deficiency is most
notable along the Lake Boulevard and Oasis Road corridors. There are no supermarkets,
banks, or drug stores within the Project Area.
Related Redevelopment Plan Objectives include:
. IdentifY appropriate areas for neighborhood- and community-serving commercial
development within the Project Area.
. Provide adequate infrastructure for necessary commercial facilities, including
adequate parcel sizing, parking, lighting, circulation elements, etc.
. Encourage the redesign and further development of underdeveloped areas which are
economically stagnant, underutilized and/or are physically constrained.
. Encourage the development of the most intensive commercial land uses along the
Lake Boulevard and Oasis Road corridors.
Preliminary Report
Page 52
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
(i) Lack of Community Recreational Faci/ities- A current condition that affects the overall
quality of life in the Project Area and inhibits its economic development is the lack of
adequate recreational facilities, such as neighborhood and community parks, athletic
facilities, and lack of passive open spaces with adequate parking and/or access.
Related Redevelopment Plan Objectives include:
. Assist in the development of community-based recreational facilities that will
provide residents with the means to participate in activities that contribute to the
overall quality oflife.
. Assist in the development of neighborhood parks for local residents, including
playgrounds for children.
(j) Presence of Properties of Inadequate Size in Multiple Ownership - The entire Project Area
is characterized by a parcelization pattem that is reflective of its rural past and is in conflict
with contemporary urban standards. Approximately 540 parcels, or 53 percent of all the
parcels in the Project Area, do not conform to the lot size standards under the current zoning
of the jurisdiction in which they are located.
Current ownership information for the various, individual inadequately sized parcels in the
Project Area indicates a pattern of multiple ownership among these inadequately sized
parcels. This multiple ownership condition is another factor that has been identified as
exacerbating and contributing to blight within the Project Area. This is due to associated
difficulties in combining these properties into more commercially viable (larger) parcels.
The presence of lots/parcels of inadequate size and shape, owned by multiple owners, is
prevalent throughout the Project Area.
Related Redevelopment Plan Objectives include:
. Encourage the aggregation of existing parcels into larger units that reflect current
market needs.
H. URBANIZATION ANALYSIS
Section 33344.5 (c) of the CRL requires that the Preliminary Report include "a description ofthe
Project Area which is sufficiently detailed for a determination as to whether the Project Area is
predominantly urbanized." A predominantly urbanized area is defined pursuant to Section 33320.1
of the CRL and means that no less than 80 percent of the proposed Project Area:
1. Has been or is developed for urban uses (uses which are consistent with zoning or
otherwise permitted by law); or
Preliminary Report
Page 53
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
2. Is characterized by certain defined blighting conditions (specifically,
inadequate-sized parcels under multiple ownership); or
3. Is an integral part of one or more areas developed for urban uses which are
surrounded or substantially surrounded by parcels which have been or are developed
for urban uses.
Furthermore, Section 33344.5 (c) states that the urbanization area description shall include at least
the following information which is based upon the terms identified in Section 33320.1 ofthe CRL:
. The total number of acres within the Project Area.
. The total number of acres in the Project Area that is characterized by the conditions
described in Paragraph 4 of Section 33031 (the existence of subdivided lots of irregular form
and shape and inadequate size for proper usefulness and development that are in multiple
ownership).
. The total number of acres that is an integral part of an area developed for urban uses.
. The percent of the property within the Project Area that is predominantly urbanized.
. A map of the Project Area that identifies the property in each category above and the
property not developed for an urban use.
As detailed in the urbanization analysis presented on Table 11I-4 and depicted on Map III-7, of the
1,063 acres in the Project Area, approximately 86.92 percent are urbanized. Currently, the urbanized
area includes 924 acres of which 811 acres or 76.29 percent are developed; 67 acres or 6.30 percent
are vacant, but are an integral part to one or more areas developed for urban use; and 46 acres or 4.33
percent are vacant parcels of inadequate size or shape. Vacant nonurbanized land totals 139 acres
or 13.08 percent of the Project Area.
Preliminary Report
Page 54
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS
Table III-4
City of Redding, County of Shasta
Buckeye Redevelopment Project Area - Preliminary Report
Urbanization Analysis
Jurisdiction Cateeorv #of % Acreal!e %
Parcels
City of Redding Developed 449 82.84% 352 65.31%
Vacant but Integral[l] 77 14.21% 47 8.72%
Vacant Parcels that are of Irregular Shape & Fonn 12 2.21% I 0.19%
Total Developed(Urbanized) 538 99.26% 400 74.21%
Undeveloped(vacant parcels) 4 0.74% 139 25.79%
Total(Developed and Undeveloped) 542 100.00% 539 100.00%
County of Shasta Developed 412 85.30% 459 87.60%
Vacant but Integral[ 1] 4 0.83% 20 3.82%
Vacant Parcels that are of Irregular Shape & Fonn 67 13.87% 45 8.59%
Total Developed(Urbanized) 483 100.00% 524 100.00%
Undeveloped(vacant parcels) 0 0.00% 0 0.00%
Total(Developed and Undeveloped) 483 100.00% 524 100.00%
Total
(City and County)
Developed
Vacant but Integral[l]
Vacant Parcels that are ofIrregular Shape & Fonn
Total Developed(Urbanized)
Undeveloped(vacant parcels)
Total(Developed and Undeveloped)
860
81
79
1,021
4
1,025
76.29%
6.30%
4.33%
86.92%
13.08%
100.00%
84.00%
7.90%
7.71%
100.00%
0.39%
100.00%
811
67
46
924
139
1,063
[I] Vacant parcels that are an integral part of one or more areas developed for urban uses.
Source: PMC
Preliminary Report
Page 55
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION IV.
DESCRIPTION OF AGENCIES PROPOSED PROJECT AND How
THESE PROJECTS WILL IMPROVE OR ALLEVIATE BLIGHT
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SECTION IV. DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE PROJECTS
WILL IMPROVE OR ALLEVIATE BLIGHT
As described in detail in Section III of this Preliminary Report, the Project Area is plagued with both
physical and economic blighting conditions and suffers from the associated negative impacts which
cannot be remedied by private enterprise or governmental entities acting alone. The Project Area's
physical blight issues include deteriorated and dilapidated buildings, defective design, faulty utilities,
and lots of irregular size and shape. These conditions culminate in the area's inability to attract
investment, develop to current standards, and improve the quality of life for residents in the
community. The Project Area's associated economic blight issues include stagnant and declining
property values; lower than market rate leases for commercial space, impaired investment in the
Area, the lack of necessary commercial facilities, and residential overcrowding. Project Area
conditions are also negatively impacted by the lack of adequate utilities and current public
improvement deficiencies, such as water and wastewater services, circulation, drainage and
inadequate park and recreational facilities.
A. GENERAL REDEVELOPMENT ACTIONS
The Final Redevelopment Plan for the Buckeye Redevelopment Project will identifY redevelopment
implementation strategies and mechanisms for the purpose of eliminating blight and preventing
further blighting influences. The sole purpose of adopting and implementing the proposed
redevelopment project is to eliminate conditions of blight and prevent the continuing decline and
stagnation of the area through public investment and the attraction of new private sector investment.
The redevelopment activities contemplated under the proposed Redevelopment Plan include:
. Property owner, tenant, and business owner participation;
. Construction, reconstruction, and installation of public improvements and facilities;
. Demolition, clearance, and site preparation for the construction of buildings and public
improvements;
. Relocation assistance;
. Construction and enhancement oflow- and moderate-income housing;
. Property acquisition;
. Property disposition;
. Public and private partnerships;
. Establishment of restrictions and enforcement programs; and
. Other actions as appropriate.
B. SPECIFIC REDEVELOPMENT PROJECTS AND PROGRAMS
The general redevelopment mechanisms available to the Agencies provide the underlying framework
to implement the specific programs and projects proposed by the Agencies as described below.
Programs and activities proposed by the Agencies are preliminary, with the actual timing and
sequence to be developed at a later time. However, the emphasis and major components of the
activities planned represent the Agencies' intended involvement in the elimination of blight and
blighting influences found to exist in the Project Area. As such, specific implementation strategies
and programs will be developed for the first five years of the Plan as part of the Report to the
Preliminary Report
Page 57
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION IV. DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE PROJECTS
WILL IMPROVE OR ALLEVIATE BLIGHT
Legislative Body required by Section 33352 of the CRL. The allocation of resources to accomplish
the goals and objectives of the Plan will occur on an annual basis.
The overall intent of the Agencies' program is the removal of the blight and blighting influences
identified earlier in order to benefit the occupants of the area and to accomplish the integration of
the area into the overall economic fabric of the community. It is believed that this betterment and
integration will be realized when private investment and reinvestment occurs and the provision of
ancillary, regional, and community-based services in the area are rejuvenated.
In order to accomplish this goal, the Agencies are proposing a number of programs, activities, and
projects that are specifically proposed to eliminate those blighting conditions and to prevent their
recurrence. The activities proposed by the Agencies to address the Project Area's problems and
needs include: I) selective land assembly and disposition; 2) site preparation, including the
remediation of toxic waste; 3) relocation as appropriate; 4) commercial and industrial rehabilitation;
5) development partnerships; and 6) a low- and moderate-income housing program. In addition, the
Project Area is characterized by the existence of inadequate public improvements, and the Agencies
are, therefore, proposing a program of reconstruction, replacement, and installation of needed public
improvements.
1. Selective Land Assembly and Disposition
Typically, with all redevelopment project implementation programs, land assembly and
disposition activities are an essential part to encourage new commercial development within
the Project Area. Therefore, limited land assembly and disposition has been included as part
of the Agencies' projects. Property acquisition by the Agencies will be used as a means of
eliminating buildings that are dilapidated and structures suffering from a variety of physical
blighting problems. In instances where rehabilitation of deteriorated buildings is not
economically feasible or is prohibitive through original construction methods and materials,
the Agencies can assist with redeveloping those properties to achieve proper utility.
Other physical blighting conditions which may be addressed through land assembly are
defective design and character of physical construction, faulty or inadequate utilities, and
elimination of incompatible uses. As discussed in Section III, the Project Area contains a
number of lots or irregular size and shape. Land assembly is intended to assist with
parcelization strategies in an effort to eliminate many of these small and/or
irregularly-formed and shaped parcels. The prevalence of undersized and irregularly-shaped
parcels are detrimental and prohibitive to the expansion of existing uses and the construction
of new development due to difficulties with assembling a site adequate to meet zoning
requirements, construction, and on-site circulation standards as well as economic feasibility.
Preliminary Report
Page 58
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION IV. DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE PROJECTS
WILL IMPROVE OR ALLEVIATE BLIGHT
2. Site Preparationffoxic Remediation
This activity will assist in the demolition and clearance of structures which cannot be
rehabilitated due to extensive physical blighting problems. The activity will assist in the
elimination of a number of physical blighting characteristics, including defective design and
character of physical construction and faulty or inadequate utilities.
In addition, the remediation oftoxic waste problems could take place in conjunction with this
activity. There are several vacant and existing gas stations and auto repair facilities in the
Project Area. It is apparent that these uses have been operating in the Project Area for
several years. These types of uses are inherently known to have toxic remediation issues.
These include leaking underground tanks, oil, and other fluids disposed directly into the
ground over the years. For this reason, we have included an allocation of costs and resources
to remediate contaminated soil and underground storage tank removal.
3. Relocation
A redevelopment agency must provide relocation assistance to protect business and
residential owners and tenants when it acquires their property, or when their property is
acquired by another entity, public or private, under an agreement with a redevelopment
agency. It is the intent of the Agencies to establish relocation policies and procedures in
compliance with all legal requirements.
4. Commercial Rehabilitation
Commercial rehabilitation activities would be aimed at eliminating blighting conditions,
such as deteriorated and dilapidated commercial and industrial structures, facade
improvements and upgrades to unsound structures.
5. Development Partnerships
As described in Section III of this Report, the Project Area suffers from a variety of
economic blighting characteristics, including declining assessed property values and the lack
of necessary commercial facilities to serve community residents. As a means to address
these blighting characteristics, the Agencies intend to encourage and participate in creative
development partnerships between the Agencies and the private sector. A major focus will
be on the retention of existing businesses in the Project Area and attracting new private
investment.
An example of how the development partnership concept typically works is as follows: The
Agencies would enter into a Disposition and Development Agreement with a developer or
an Owner Participation Agreement with a property owner which describes the parameters
Preliminary Report
Page 59
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION IV. DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE PROJECTS
WILL IMPROVE OR ALLEVIATE BLIGHT
ofthe partnership. The Agencies might assist with on- or off-site public improvements, or
provide other financial incentives in return for private investment in the Project Area. The
intended result will be the growth of property values, stabilization of the tax base,
elimination of blight, and achievement of the Project Area's economic health.
6. Low- and Moderate-Income Housing
A redevelopment agency is required to place a minimum of 20 percent of its tax increment
revenue into a special Low- and Moderate-Income Housing Fund. Revenues in this fund are
to be used on increasing, improving, and preserving the supply oflow- and moderate-income
housing in the project area or community.
The Agencies' housing programs may include, but is not limited to, the following types of
activities: residential rehabilitation loans, subsidies for new housing construction, and
homeownership assistance programs.
7. Public Improvements and Facilities
The Agencies have identified a number of public improvement activities designed to
eliminate deficiencies in the existing infrastructure system and overcome the lack of
adequate utilities which is currently inhibiting private investment in the Project Area.
Improvements to the public infrastructure systems relative to water flow, storm drainage, fire
protection, and circulation will attract and encourage investment, revitalization, and
economic growth in the Project Area. The Agencies' identified list of public improvements
for the Project Area is shown on Table V -2 in Section V of this Report and in Appendix C.
Proposed public improvement projects include:
. Traffic circulation, roadway, and bridge improvements;
. Traffic signal improvements;
. Storm drainage improvements;
. Water improvements;
. Installation of other improvements, such as street trees, street lights, sidewalks, and
bus stops; and
. Development of additional Project Area recreational facilities.
8. Other Redevelopment Activities
Other redevelopment activities may be necessary to eliminate blighting conditions, facilitate
rehabilitation and development, or to otherwise effectuate the purposes of the Buckeye
Redevelopment Plan. In addition, the Agencies will have various administrative and
operational requirements associated with carrying out the above programs and activities.
These will include maintaining program staff, conducting planning and other studies, and
securing legal and other technical assistance.
Preliminary Report
Page 60
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION IV. DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE PROJECTS
WILL IMPROVE OR ALLEVIATE BLIGHT
C. DESCRIPTION OF How PROJECTS PROPOSED BY AGENCIES IN PROJECT AREA WILL
IMPROVE OR ALLEVIATE CONDITIONS DESCRIBED IN SECTION III OF THIS REpORT
Each of the Agencies' proposed projects are critical to improving the existing conditions of blight
and eliminating further blighting influences. The Agencies, through the implementation of
redevelopment activities, will facilitate the initial investments necessary for the attraction of private
investment.
In addition to facilitating expansion and development of new businesses, the Agencies' land
assembly efforts will directly confront some of the more serious blighting conditions in the Project
Area. The negative effect of buildings suffering from deterioration, dilapidation, and defective
design can be removed; small and irregularly-sized and shaped lots under multiple ownership can
be consolidated; and vacant lots and buildings can be replaced or rehabilitated. Site preparation, in
conjunction with the land assembly program, will result in the reduction of such blighting conditions
as defective design and faulty utilities. In addition, hazardous waste and toxic problems will be
remediated.
Development partnerships will assist with the costs associated with public infrastructure necessary
for revitalization to occur. In addition, this activity should contribute to the growth in property
values.
Storm drain improvements will remove existing impediments to development of the Project Area.
Waterline upgrades will supply the adequate flows necessary for typical commercial, retail, and
residential needs, and provide for sufficient fire flow for these uses.
The proposed public improvements will ameliorate current traffic circulation problems within and
through the Project Area, making both pedestrian and vehicular traffic safer and more efficient.
Each of the proposed activities in the Project Area is necessary, as documented in Section III of this
Report, in order to improve conditions of both physical and economic blight found to exist in the
community.
Specifically, traffic circulation improvements, such as roadway widenings, new roads and
extensions, paving programs, and bridge improvements are critical to ensure efficient, safe travel
patterns, and accessibility in and through the Project Area.
Traffic signal upgrades and improvements are also necessary to improve traffic safety conditions and
traffic flows throughout the Project Area. Traffic signal installation and improvements are scheduled
at each major intersection of Oasis Road and Lake Boulevard.
Storm water drainage improvements, including curbs and gutters, are also necessary, as the Project
Area is subject to flooding due to undersized or ineffective storm drainage systems. This condition
exacerbates physical and economic blight within the Project Area.
Preliminary Report
Page 61
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION IV. DESCRIPTION OF AGENCIES PROPOSED PROJECTS AND How THESE PROJECTS
WILL IMPROVE OR ALLEVIATE BLIGHT
Waterline improvements will serve areas with existing deficiencies and fire-flow problems. These
improvements represent a major infrastructure upgrade vitally necessary to accommodate future
growth and investment in the Project Area and to protect existing investments.
The installation of other improvements, such as street trees, street lights, curbs, gutters, and
sidewalks, bus stops, and enhanced recreational facilities will improve the appearance of the Project
Area, provide a safer environment, improve pedestrian circulation, improve the community's image,
and assist in the effort to attract new businesses and residents to the area.
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION V.
PROPOSED METHOD OF FINANCING
REDEVELOPMENT OF THE PROJECT AREA AND
ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
As described in detail in Section III of this report, the proposed Project Area is a blighted area
suffering from problems that cannot be remedied by private enterprise acting on its own, or in
conjunction with government, without redevelopment. The Agencies, therefore, propose that the
redevelopment process be used to alleviate these conditions and to provide an appropriate
environment in which revitalization and controlled growth can occur. The proposed redevelopment
activities will help facilitate full utilization of property and enhance the economic revitalization of
the Project Area and the region as a whole.
This chapter provides cost estimates for the activities described in the previous chapter which
constitute the program of redevelopment proposed by the Agencies, and discusses potential resources
and methods of financing available to the Agencies. It also provides an analysis of economic
feasibility of the Project.
Overall Project feasibility is evaluated based on the anticipated Project Cash Flow (Table V -6) which
compares the Project costs (Table V -I) and revenues over time, based on likely timing of activities
and revenues, and taking into account inflationary increases.
A. ESTIMATED COSTS OF THE REDEVELOPMENT PROGRAM
Redevelopment of the Project Area will require significant participation from the Agencies. This
participation will involve various activities and programs afforded to the Agencies for the purpose
of alleviating blighted conditions. Proposed programs include: I) selected land assembly and
disposition (including site preparation and relocation costs); 2) a commercial rehabilitation and
facade improvement loan and grant program; 3) business assistance programs (both development
assistance and business attraction and retention programs); 4) construction and replacement of
necessary public improvements, and 5) a program addressing the Project Area's low- and moderate-
income housing needs. The total cost estimates for these programs are surnmarized in Table V-I (in
2000 dollars), and have been utilized in the cash flow analysis ofproject feasibility discussed later
in this chapter. Table V -I includes Project costs as well as potential offsets, defined for purposes
of this analysis as revenues dedicated to the Project from sources other than tax increment.
1. Land Acquisition, Site Preparation, Relocation Costs
It is likely that in order to accomplish the identified necessary public improvements, the
Agencies will need to acquire various parcels ofland. The total acquisition cost is estimated
at $523,000, assuming acquisition of six acres at approximately $2 per square foot. Offsets
to the land acquisition program (in the form of land sales proceeds) are estimated at
$300,000, leaving a net cost to the Agencies of $223,000.
If necessary, the Agencies intend to assist in site preparation for land with toxic waste
problems. It has been assumed that approximately five acres will require some form oftoxic
remediation, at an estimated cost of$IOO,OOO per acre, for a total of $500,000.
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Buckeye Redevelopment Project Area
SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
Relocation of existing residential and commercial uses is also anticipated as part of the land
acquisition process. Project related relocation costs are estimated at 20 percent of land
acquisition costs, or approximately $105,000.
2. Facade Improvement Program
The Agencies intend to utilize revenues to implement a commercial facade improvement
program at a total cost of $200,000. The Agencies anticipate following a similar program
format to that which is utilized in the RRA's existing project areas. This involves a
forgivable loan format with a required matching amount contributed by the property owner.
It is anticipated that approximately 25 loans will be provided to the Project Area's
commercial businesses through this effort.
3. Development Partnerships
The Agencies will also implement programs designed to retain existing businesses and attract
new businesses and development to the Project Area. The Agencies are proposing to provide
approximately $650,000 under this effort over the 30-yearperiod. This amount is in addition
to the Agencies participation in identified public infrastructure projects in partnership with
new development.
4. Safety Improvements
Safety improvements proposed by the Agencies, other than those identified public
improvements, include the provision of improvements associated with safety and improved
living standards in the community. These types of improvements include, but are not
limited to, the installation of street lighting when new sidewalks are installed or where there
is a lack of sufficient lighting identified as a safety issue. Other safety improvements
anticipated by the Agencies include additional vehicle and pedestrian control mechanisms,
such as the installation of crosswalks and striping, bike lanes, replacement of sidewalks
where there are cracks, lifted and uneven surfaces, and installation of pedestrian safety
controls at bus turnouts. The cost to the Agencies to assist in the installation of safety
control is estimated at $75,000.
5. Parks/LandscapinglBeautification
Park improvements in the Project Area will include the expansion of Buckeye Park to the
north of its existing location and development of other recreational facilities. The Agencies
will also assist with the expansion of both active and passive open space areas throughout
the Project Area. The Agencies' assistance for open-space improvements could include
providing additional land, landscaping and pedestrian circulation paths. Other landscaping
and beautification programs in which the Agencies will support include landscape and
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
hardscape beautification improvements in the commercial areas, especially along Lake
Boulevard, and the installation of street trees and pedestrian furniture, such as benches and
signage. The costs associated with parks, landscaping, and beautification in the Project Area
are estimated at $600,000.
6. Public Improvements
Table V-2 identifies the public improvements proposed for the Project Area, including the
estimated portionable cost proposed for redevelopment funding. The total cost of all public
improvements is estimated at $33.7 million (in 2000 dollars).
The level of public improvement funding which can be supported by tax increment flows
generated by the Buckeye Redevelopment Project is estimated at $11 million (in current
2000 dollars), as indicated on Table V-6. The balance of the estimated capital improvement
costs must be funded by other sources including the Sponsoring Entities (City of Redding
and Shasta County), state and federal grant and loan funding, private developer participation,
as well as potential use of an assessment district or a Mello Roos Community Facilities
District. These other potential funding sources are discussed in greater detail in the
sub-section C. Project Resources.
7. Low- and Moderate-Income Housing
California Redevelopment Law requires, except under specific circumstances, redevelopment
agencies to deposit 20 percent of tax increment revenues into a Low- and Moderate-Income
Housing Fund. The Agencies intend to utilize revenues from this fund to implement a Low-
and Moderate-Income Housing Program, which is anticipated to include the following
elements: I) participation in the development of new low- and moderate-income housing;
2) residential rehabilitation programs (for rental and owner-occupied housing); and 3) first-
time home buyers assistance programs. Total available housing set-aside funds are estimated
at $7.2 million (in current 2000 dollars), less an estimated 10 percent administrative cost,
leaving a net of$6.5 million available to fund these programs.
8. Other Redevelopment Activities
In addition to the specific public improvement and project costs listed above, the Agencies
will incur ongoing operating and administrative costs for program implementation.
Administrative and operating expenses include costs for salaried staff, technical assistance
and enforcement programs, operating services and supplies, and consultant and legal services
for daily operations and project specific implementation. Total administrative and
operational costs are estimated at $2.4 million (in current 2000 dollars), or approximately
7 percent of total costs. Investment earnings on surplus balances are assumed to offset
administrative and operating costs, to the extent they are available in any given year.
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
B. TOTAL PROJECT COSTS SUMMARY
Table V-I surnmarizes the proposed $20.8 million of estimated project costs, inclusive of all
proposed capital improvement costs that can reasonably be afforded by the Buckeye Project.
As a result of the tax increment analysis and cash flow analyses, the Buckeye Project can
afford $11 million in capital improvement costs.
Table V -2 provides a detailed allocation of these capital improvement costs to the Agencies,
reflective of the estimated tax increment payment capacity of $11 million. In essence,
Table V -2 provides the cost allocation assumptions based on the Project Area tax increment
and what the Buckeye Project can actually afford to fund.
It should be noted that these costs do not include mandatory tax sharing payments to affected
taxing entities (discussed in Section C.2 below), since these payments are a function of the
gross tax increment received by the Project Area, rather than a Project cost. However, these
tax sharing payments have been considered in the Project Cash Flow (Table V-6), which
serves as the primary basis for determining economic feasibility of the Project.
C. PROJECT RESOURCES
1. General Financing Methods Available to the Agencies
The proposed Redevelopment Plan for the Buckeye Redevelopment Project authorizes the
Agencies to finance the Project using a variety of sources, including financial assistance from
the Sponsoring Entities and other local public entities, the State of California, or federal
government; tax increment revenues, special assessment or Mello Roos districts, interest
income, redevelopment bonds, donations, loans from private lending institutions, the lease
or sale of property acquired by the Project; or any other available public or private sources.
The Agencies are also authorized to obtain advances, borrow funds and create indebtedness
in carrying out the Redevelopment Plan. The principal and interest on such advances, funds
and indebtedness may be paid from tax increments or any other funds available to the
Agencies. The Sponsoring Entities may also supply additional assistance through loans and
grants for various public improvements and other project costs.
The following sections discuss some of the principal revenue sources other than tax
increment, available to the Agencies.
a. Loans, Grants, and Contributions from the City of Redding, Shasta County, State,
and Federal Agencies.
Currently, administrative costs for the proposed Project Area are being funded through an
RRA advance of approximately $180,000, to be repaid once there is sufficient tax increment
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
revenue. It is likely that additional funds or loans may be required of the Sponsoring Entities
in order to complete the implementation activities and programs on a timely basis.
It is also anticipated that grant and loan funding from federal and state agencies will be
pursued for funding ofland acquisition, public improvements, and administrative operating
costs. Some of the grant and loan funding sources considered in this analysis include:
Community Development Block Grants, Office of Emergency Services, and Economic
Development Administration Grants.
Cornmunity Development Block Grant (CDBG): This program, sponsored by the
U.S. Department of Housing and Urban Development has provided a source of revenue for
redevelopment and low and moderate housing programs throughout California since its
inception in 1974. Subject to various restrictions, CDBG funds can be used to fund public
infrastructure, facade improvement, and rehabilitation programs, planning and technical
assistance and revolving loan programs.
Office of Emergency Services (DES): DES funding may be available for infrastructure
improvements in the Project Area to correct environmental health and safety problems, such
as drainage improvements for flood control and potentially retrofitting seismically unsound
buildings.
The Economic Development Administration also provides grants for infrastructure
improvements which promote economic development and revitalization of an area.
While federal and state loans and grants may provide a supplemental funding source for
various proposed public improvements, these programs typically require matching local
funds for successful implementation. For this reason, they are not anticipated to be a primary
funding source for Project improvements and programs; and have not been included in the
Project cash flow analysis.
It is assumed, however, that the Agencies will aggressively pursue grant funding to the extent
it is available and appropriate for public improvements under consideration in the Project
Area.
b. Assessment Districts
Assessment districts have traditionally been used as a funding source for various public
improvements. However, Proposition 218 places strict conditions on all new assessments,
which may disqualifY some of the proposed improvements from funding under an assessment
district. Local governments must now estimate the amount of special benefit (as
distinguished from general benefit) landowners receive from the improvements. Property
owners may be charged only for the cost of this special benefit. No property owner's
assessment may also be greater than the cost to provide the improvement to the owner's
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Buckeye Redevelopment Project Area
SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
property. In addition to these restrictions, assessment districts increase long-term operating
costs for private property owners. For this reason, the use of an assessment district as a
funding source may discourage potential development activity in an area targeted for
revitalization.
c. Community Facilities Districts
The Cornmunity Facilities Act of 1982 (Government Code Sections 53311 et seq.) provides
an alternative method of financing certain capital facilities and services, especially in
developing areas. The procedure for establishing a Mello Roos district is not simple, and
requires a two-thirds vote by the affected property owners. The District is then empowered
to charge an annual special tax and issue bonds (if necessary} to finance the public facilities
or services. The principal drawback of this mechanism is the same as that of an assessment
district, i.e., that it places a long-term financial burden on property owners that inhibits their
ability to fund private improvements on their properties.
d. Property Disposition Proceeds
The Agencies' redevelopment program for the Project Area includes the acquisition of
property for the development of public improvements to revitalize the area. A portion of the
parcels under consideration for acquisition will not be required, and will be available for
resale to private developers. The disposition of these parcels will result in a small revenue
stream to the Buckeye Project, in the form of sales proceeds. The Project cash flow analysis
includes $300,000 in sales proceeds.
e. Developer Participation
In many communities, developer participation is becoming an increasingly common means
for funding redevelopment. For example, a developer may advance funds to the Buckeye
Redevelopment Project in the form of a grant or loan to be repaid during the course of project
implementation from tax increment revenues. While developer participation provides a
potential funding source (particularly in the early years, when tax increment revenues are
limited), no developer advances have been incorporated into the Project cash flow, due to the
uncertainty of projecting such advances at this juncture.
f. Developer Fees
The Sponsoring Entities currently charge fees for building permit processing, administration,
and for other similar activities. These fees are levied to recover the cost of such processing
and are not anticipated to provide a means of assisting the financing of redevelopment or
other activities.
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
It should be noted, however, that future commercial and residential development
contemplated in the Project Area will be subject to development fees of$0.3l per square foot
and $1.93 per square foot, respectively, per AB 2696 (Statutes of 1986, Chapter 887) which
may be levied by local school districts to assist in building new and renovating existing
schools.
g. Interest Income
The Project is assumed to receive interest revenue on any surplus revenues in any given year
which are not used for implementation of the redevelopment programs. The assumed interest
rate is 5 percent per annum. Interest revenues have been incorporated into the analysis under
the category ofInvestment Earnings and are estimated at $1.5 million (in current dollars).
2. Tax Increment Revenue
a. Reasons for Including Tax Increment Financing in the Proposed Redevelopment Plan
A redevelopment program, in addition to providing a proven method of revitalization and
securing desired developments in locations otherwise not attractive to the private sector, also
provides a financing tool in tax increment revenues. The Agencies and the Sponsoring
Entities must look to and rely upon this source of funding as the primary means of solving
the Project Area's problems. As discussed in the previous section, the Sponsoring Entities
and the Agencies have and will consider alternative sources of funding available to finance
Project improvements prior to considering the use of tax increment revenues. The financing
method envisioned by the Agencies for the Project, relies substantially on all such sources,
including contributions from the sponsoring entities and state and federal agencies.
However, neither the Sponsoring Entities, other public entities, nor the private market will
be able to fully assume the total costs associated with the redevelopment program.
In the case of the Sponsoring Entities, without the creation of the Project Area and the use
of tax increment funding, capital improvements and services needed in other areas would
have to be cut. In the case of other public entities (e.g., state and federal funding programs),
available funding is limited and often requires matching funds from the local sponsoring
agency. In the case of the private market, once the investment return on a property is
reduced below a rate comparable to altemative investments, the economic feasibility of
developing the given property is jeopardized. For these reasons, in addition to the limitations
discussed above, the use of tax increment revenues is necessary to resolve the significant
blight problems in the Project Area.
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
b. Tax Increment Use Limitations and Requirements
California Redevelopment Law (CRL) requires that a redevelopment plan that includes the
use of tax increment include specific time limits on the receipt of tax increment. The
Buckeye Redevelopment Plan includes the following limits:
I. A time limit of 20 years from the date of adoption on the establishment of loans,
advances, or indebtedness to be paid with the proceeds of tax increment. (However,
this time limit does not apply to debts to be paid from the Project's Housing Fund or
debts incurred to meet the replacement housing and Project Area's housing
production requirements pursuant to Section 33413.)
2. A time limit of30 years from the date of adoption on the implementation of the Plan
and the completion of redevelopment activities. Once this limit is reached, the
Agencies have no authority to take actions under the plan except to pay previously
incurred debt and to enforce existing contracts. (However, this time limit does not
prevent the Agencies from undertaking activities necessary to meet Project Area
replacement housing or housing production obligations pursuant to Section 33413.)
3. A time limit of 45 years from adoption of the Plan to receive and use tax increment
revenue to receive and use tax increment revenue to repay indebtedness.
In addition to the limits discussed above, there are several other statutory requirements
relating to the Agencies' use of tax increment funds. The Agencies are aware of such
requirements and intends to fully adhere to them to the extent they are applicable to the
Agencies and/or the Project Area. A summary of these requirements is presented below:
I. Prior to paying all or part of the value of land for and the cost of installation and
construction of any publicly-owned building, facility, structure, or other
improvement within or outside the Project Area, the Agencies will request the
applicable governing body to consent to such payment and to determine:
a) that such building, facility, structure, or improvement is of benefit to the
Project Area or the immediate neighborhood;
b) that no other reasonable means of financing the building, facility, structure,
or improvement is available to the community; and
c) that the payment of funds for acquisition of land or the cost of buildings,
facilities, structures, or other improvements will assist in the elimination of
one or more blighting conditions inside the Project Area.
2. Prior to committing to use tax increment funds to pay for all or part of the value of
the land for, and the cost of installation and construction of a publicly-owned
building (other than parking facilities), the Agencies will request the applicable
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City of Redding and Shasta County
Buckeye Redevelopment Project Area
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
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governing body to hold a public hearing and to make the above determinations,
including the determination that the publicly-owned building is of primary benefit
to the Project. In connection with such a public hearing, a summary will be prepared
to:
a) Show the estimated amount of tax increment funds proposed to be used to
pay for such land and construction (including interest payments);
b) Set forth the facts supporting the Governing Body's determinations; and
c) Set forth the redevelopment purposes for which such expenditure is being
made.
3. The Agencies will not, without prior consent of the applicable governing body,
develop a site for industrial or commercial use so as to provide streets, sidewalks,
utilities or other improvements which the owner or operator of the site would
otherwise be obligated to provide.
4. Prior to entering into any agreement to sell or lease any property acquired in whole
or in part with tax increment funds, the Agencies will request the applicable
governing body to approve such sale or lease after holding a public hearing. In
connection with such public hearing, the Agencies shall make available a summary
describing and specifying:
a) The cost of the Agreement to the Agencies;
b) The estimated value of the interest to be conveyed or leased, determined at
the highest and best uses permitted under the Redevelopment Plan;
c) The estimated value of the interest to be conveyed or leased, determined at
the use and with the conditions, covenants and development costs required
by the sale or lease; and the purchase price or the sum of the lease payments,
and, if the sale price or total rental price is less than the fair market value of
the interest to be conveyed or leased determined at the highest and best use
consistent with the Redevelopment Plan, an explanation of the reasons for
such difference; and
d) An explanation of why the sale or lease of the property will assist in the
elimination of blight.
D. TAX-SHARING PAYMENTS TO AFFECTED TAXING ENTITIES
California Redevelopment Law also requires the Project Area to provide mandatory tax sharing
payments to the affected taxing entities from its annual allocation of tax increment revenues. The
payments are intended to alleviate any financial burden or determine that the affected taxing entities
may incur resulting from the adoption of the Plan. The projected payments to the affected taxing
entities are depicted in Table V-3 and are based on the following formula:
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City of Redding and Shasta County
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
1. Commencing with the first fiscal year in which the Project Area receives tax increment and
continuing through the last fiscal year in which the Project Area receives tax increments, the
Agencies shall pay to the affected taxing entities an amount equal to 25 percent of the tax
increment received by the Project Area after the amount required to be deposited in the Low-
and Moderate-Income Housing Fund has been deducted.
2. Commencing with the 11 th fiscal year in which the Project Area receives tax increments and
continuing through the last fiscal year in which the Project Area receives tax increments, the
Agencies shall pay to the affected taxing entities, in addition to the amounts paid pursuant
to item (I) and after deducting the amount allocated to the Low- and Moderate-Income
Housing Fund, an amount equal to 21 percent of the portion of tax increments received by
the Project Area, calculated by applying the tax rate against the amount assessed value by
which the current year assessed value exceeds the first adjusted base year assessed value.
The first adjusted base year assessed value is the assessed value ofthe Project Area in the
10th fiscal year in which the Project Area receives tax increment.
3. Commencing with the 31 st fiscal year in which the Project Area receives tax increments and
continuing through the last fiscal year in which the Project Area receives tax increments, the
Agencies shall pay to the affected taxing entities, in addition to the amounts paid pursuant
to items (1) and (2) above, and after deducting the amount allocated to the Low- and
Moderate-Income Housing Fund, an amount equal to 14 percent of the portion of tax
increments received by the Project Area, calculated by applying the tax rate against the
amount assessed value by which the current year assessed value exceeds the second adjusted
base year assessed value. The second adjusted base year assessed value is the assessed value
of the Project Area in the 30th fiscal year in which the Project Area receives tax increment.
E. TAX INCREMENT REVENUE PROJECTIONS
When a redevelopment plan is adopted, the assessed value of all the taxable property in the Project
Area is frozen, and the computation of tax increment revenue is based on increases in the assessed
value above this frozen or Base Year assessed value. Annual increases in assessed valuation are a
function of three variables: 1) annual inflationary adjustments [limited to a maximum of2 percent
per year, as allowed by Article XIIIA of the California Constitution]; 2) reassessment adjustments
[when a property is sold or improved]; and 3) new construction in the Project Area.
Table V -4 summarizes the new redevelopment-engendered developments anticipated to occur in the
Project Area over the life of the Project. Given the physical, economic, and social conditions in the
Project Area, it is believed that this level of activity will not occur without the proposed
redevelopment program.
Table V-5 summarizes the projected tax increment revenues which could be realized over the
45-year period. However, it should be noted that these projections reflect the maximum potential
universe of revenue available to the Project Area over a 45-year period. Given the 20-yeartime limit
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SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
on incurring debt, it is anticipated that the Project Area will only receive a portion ofthese revenues
(as detailed in Table V-6).
The total assessed value of tax rate areas which comprise the Project Area (which also includes some
areas which are adjacent to but lie outside the Project Area) has increased an average of 4 percent
over the past seven years. Future increases in assessed value (excluding new development) are
projected to continue at 4 percent on average, over the 45-year life of the Project. (Personal property
is anticipated to increase at a more modest 2 percent per year, based on historical increases.) The
timing of new development is predicated on the timing of public improvements in the Project Area.
Development of the hotel is anticipated in the fifth and sixth year of the Plan, the regional mall in
years 10 through 12, other commercial/retail uses in years 14 through 17, and residential uses in
years 5 through 17.
The resultant cumulative gross tax increment revenues are projected to total $119.7 million. This
amount has been reduced by the property tax administration fees that are collected by Shasta County
pursuant to SB 2557 (Chapter 466, Statutes of 1990), yielding adjusted gross tax revenues of
$116.8 million. (It should be noted that a portion of the County fee is reduced from the tax
increment for capital projects and a portion is deducted from the Low and Moderate Housing Fund.
This adjusted gross figure reflects the deduction of only the capital project portion of the County
administrative fee. The balance is assumed to be deducted from the Housing Set Aside Fund.)
Tax increment revenue projections are based on the current assessment and revenue allocation
practices of Shasta County, which are subject to policy and legislative changes, and could result in
revenues different than projected in the Project cash flow. Moreover, to the extent development does
not occur based on the scope and schedule assumed in this analysis, the tax increment revenues could
be different than those shown. However, the level and timing of development assumed in this
analysis is considered reasonable and appropriate, with an aggressive redevelopment program.
F. PROPOSED FINANCING METHOD AND ECONOMIC FEASIBILITY OF THE PROJECT
In order to evaluate Project feasibility, a Project cash flow was developed which reflects annual costs
and revenues escalated over the term of Project. This cash flow projection should be viewed as only
one example of how the Agencies might finance the redevelopment program for the Project Area
under existing redevelopment law. While it is based on reasonable and appropriate assumptions,
given current market conditions, it does not allow for unforeseen events, such as inflation or bond
interest rates substantially in excess of current rates. To the extent that external factors, such as these
impact the Agencies' ability to implement the program, the actual sequence of implementation will
be different than is assumed in the cash flow.
The cash flow analysis, presented in Table V -6, demonstrates that the Project is feasible (i.e.,
revenues cover costs), assuming tax increment generated by the Project is responsible for funding
only $11 million of the proposed public improvements, and funding sources can be identified and
will be available to cover the remaining improvement costs.
Preliminary Report
Page 73
City of Redding and Shasta County
Buckeye Redevelopment Project Area
SECTION V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF THE PROJECT AREA
AND ASSESSMENT OF ECONOMIC FEASIBILITY OF PROJECT
As discussed previously, it is assumed that the Sponsoring Entities and the Agencies will consider
and pursue all legally permissible funding sources. However, the primary source of revenue for the
Project will be tax increment revenues. Upon the generation of sufficient tax increment revenues,
the sale of tax allocation bonds is contemplated. Tax allocation bonds issued until year 20 are
assumed to be issued based on a 25-year term, a 7 percent interest rate, a 25 percent coverage factor,
issuance costs of 3 percent and a reserve fund of one year's amortized principal and interest
payment. Due to the 20-year time limit on incurring debt, it is further assumed that the Agencies
will issue tax allocation bonds in year 20 of the Project. The bond issue is assumed to be sized from
projected tax increment revenues in year 23, with a portion of the proceeds deposited into an escrow
fund (earning 6 percent) until revenues are sufficient to allow the funds to be released.
The funding of the Project Area costs in the cash flow is based on the availability of revenues on an
annual basis. Prior to the funding of public facility and improvement costs and other redevelopment
activities, the cash flow recognizes the priority liens of debt service on bonds, administrative costs,
the low- and moderate-income housing fund requirement, and tax-sharing payments to affected
taxing entities.
The prioritization of program expenditures is based on funding those items most likely to engender
new development at the earliest feasible date. However, as stated previously, the sequence of events
presented in the cash flow should not be construed as the actual or only potential sequence of
implementation for the Agencies' program. The actual timing of events is largely dependent upon
market and other external factors over which the Agencies may have little or no control.
Accordingly, the actual sequence of implementation will likely be different than is assumed in the
Cash Flow.
All Project Area costs that are to be financed through tax increment are anticipated to be completed
by year 30. Program costs in years 21 through 30 are assumed to be incurred as debt as part of the
tax allocation bond issue from year 20 or through borrowing from the Sponsoring Entities.
Project Area receipt of tax increment in years 31 through 45 of the Cash Flow is limited to the
amount needed to repay all outstanding debt and administrative costs. This includes debt service
on tax allocation bond issues, required deposits to the low- and moderate-income housing fund and
mandatory tax-sharing payments to the affected taxing entities.
The Cash Flow demonstrates that the Agencies will be able to finance all redevelopment activities
within the time limits established by the CRL. It can, therefore, be concluded that the Project is
economically feasible, based upon the underlying assumptions utilized in the analysis. However,
it should be stressed that the analysis assumes future funding sources will be identified and available
to cover potential funding shortfalls associated with the proposed public improvements. As
mentioned previously, some of these funding sources might include state and federal funding,
developer participation and special assessment district or Mello Roos funding.
Preliminary Report
Page 74
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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Table V-I
CITY OF REDDING, COUNTY OF SHASTA
BUCKEYE REDEVELOPMENT PROJECT PRELIMINARY REPORT
I
ESTIMATED PROJECT COSTS
(In Thousands of Current DoUars)
Total Offsets 10 Nel
Estimated Estimated Estimated
Discretionary Programs Costs Costs Costs
Land AssemblylDisposition $ 523 $ 300 $ 223
Site Preparationffoxics $ 500 $ 0 $ 500
Relocation $ 105 $ 0 $ 105
Commercial Facade Program I $ 200 $ 0 $ 200
Development Partnerships $ 650 $ 0 $ 650
Safety Improvements $ 75 $ 0 $ 75
ParkslLandscapinglBeautification $ 600 $ 0 $ 600
Public Improvements (from Table V-2)' $33.710 $22.710 $11.000
Subtotal $36,363 $23,010 $13,353
Administration and Operations' $ 2.441 $ 1.480 $ 961
Total - Discretionary Program Costs $38,804 $24,490 $14,314
Low and Moderate Income Housing' N/A N/A $ 6,500
GRAND TOTAL $20,814
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Ilnc1udes commercial facade improvement loan program.
20ffsets include contributions from the Sponsoring Entities as well as State and Federal Grant Funding.
lInvestment earnings on surplus balances are assumed to offset administration and operation costs.
4Based on present value of housing set aside funds, less an estimated 10% for program administration.
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Source: City of Redding; Anne Simpson Associates; Pacific Municipal Consultants
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Table V-2 I
CITY OF REDDING, COUNTY OF SHASTA
BUCKEYE REDEVEWPMENT PROJECT PRELIMINARY REPORT I
ESTIMATED PUBLIC IMPROVEMENT COSTS - Maximum Feasible Project Funding'
(In Current 2000 Dollan)
Total Proposed Total Amount I
Estimated Percent for Proposed for
Proposed Improvement Cost RDA Funding' Project Funding
I. Interchangel I
New Oasis Road Interchange at 1-5, includes signals and $ 11,250,000 23% $ 2,545,000
related frontage road improvements on Twin View Boulevard I
and Cascade Boulevard
II. Road Widening
Oasis Road adjacent to existing development $ 2,000,000 25% $ 500,000 I
Oasis Road east of 1-5 to Gold Hills Drive To be determined To be determined To be determined
Subtotal $ 2,000,000 25% $ 500,000
III. Bridgel Widening I
Chum Creek @ Oasis Road $ 600,000 25% $ 150,000
Chum Creek @ Old Oasis Road $ 400,000 25% $ 100,000
Chum Creek @ Twin View Boulevard $ 600,000 25% $ 150,000 I
Chum Creek @ Hawley Road $ 600,000 25% $ 150,000
Newtown Creek @ Oasis Road $ 600,000 25% $ 150,000
Newtown Creek @ Randolph Road $ 400,000 25% $ 100,000
Buckeye Creek @ Oasis Road $ 600,000 25% $ 150,000 I
Salt Creek @ Oasis Road $ 600,000 25% $ 150,000
Oasis Road @ Railroad Underpass $ 1,000,000 25% $ 250,000
Subtotal - Bridges $ 5,400,000 25% $ 1,350,000 I
IV. Waterline Replacement and Upgrade
Various locations where existing development $ 500,000 50% $ 250,000
is served by substandard lines I
Completion of Keswick Reservoir including extension of $ 3,000,000 50% $ 1,500,000
water main from Quartz Hill Road along Keswick Dam Road to
reservoir site I
Parallel 20" main along Oasis Road from Lake Blvd. to 1-5 $ 2,000,000 25% $ 500,000
Subtotal $ 5,500,000 41% $ 2,250,000
V. Traffic SigDal5 I
St. Marks/Lake Boulevard $ 200,000 100% $ 200,000
Santa RosalLake Boulevard $ 200,000 100% $ 200,000
Keswick Dam RoadfLake Boulevard $ 200,000 100% $ 200,000 I
Park Villa Mobile Home EstateslLake Boulevard $ 200,000 100% $ 200,000
Quartz Hill RoadILake Boulevard $ 200,000 100% $ 200,000
Gold Hills Drive/Oasis Road $ 200,000 100% $ 200,000
Cascade Blvd.lOasis Road $ 200,000 100% $ 200,000 I
Twin View Blvd.lOasis Road $ 200,000 100% $ 200,000
Beltline Road/Oasis Road $ 200,000 100% $ 200,000
Old Oasis/Oasis Roads $ 200,000 100% $ 200,000
Three additional signals-various $ 600,000 lOO% $ 600,000 I
Subtotal $ 2,600,000 100% $ 2,600,000
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Table V-l
CIIT OF REDDING, COUNIT OF SHASTA
BUCKEYE REDEVEWPMENT PROJECT PRELIMINARY REPORT
ESTIMATED PUBLIC IMPROVEMENT COSTS - Maximum Feasible Project Funding'
(In Current 2000 Dollars)
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Propo5ed Improvement
VI. Neighborhood Roads
Various Locations-pave existing dirt roads, including
curb,guner,sidewalk and storm drain improvements
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VII. Drainage
Buckeye Creek
Chwn Creek
Newtown Creek
Various unnamed channels
Storm drainage detention
Subtotal
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VIII. Fire Hydrant.
Install up to 40 City/County specified fire hydrants
@$I,500each.
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IX. New Road51Road Extension
Extend road south from Oasis to industrial park boundary
to provide future connection to Mountain Lakes Boulevard
includes bridge and traffic signal
Extend Hawley Road nonh from Constitution Way to Twin View
Boulevard
Subtotal
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X. Curb Gutter aod Sidewalk
Along Lake Blvd. where developed
Along Oasis Road where developed
Locations where lack of these improvements is identified as
a safety issue
Subtotal
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XI. Street Lightl
Where new sidewalks are installed
Where lack of sufficient lighting is identified as a safety issue
Subtotal
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GRAND TOTAL COST
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Total Propofiled Total Amount
ulimated Percent for Propoled for
COlt RDA Funding 1 Pcojeet Funding
$ 2,000,000 25% $ 500,000
$ 200,000 25% $ 50,000
$ 200,000 25% $ 50,000
$ 200,000 25% $ 50,000
$ 100,000 25% $ 25,000
$ 400,000 25% $ 100,000
$ 1,100,000 25% $ 275,000
$ 60,000 50% $ 30,000
$ 1,200,000 25% $ 300,000
To be determined To be determined To be determined
$ 1,200,000 25% $ 300,000
$ 1,000,000 25% $ 250,000
$ 200,000 25% $ 50,000
$ 200,000 25% $ 50,000
$ 1,400,000 25% $ 350,000
$ 700,000 25% $ 175,000
$ 500,000 25% $ 125,000
$ 1,200,000 25% $ 300,000
$ 33,710,000 33% $ 11,000,000
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I Maximum feasible public improvements which can be funded through Project tax increment, based on
anticipated Project Cash Flow.
Source: City of Redding: Anne Simp.wn Associates; Pacific Municipal Consultants;
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Table V-3 I
CITY OF REDDING. COUNTY OF SHASTA
BUCKEYE REDEVELOPMENT PROJECT PRELIMINARY REPORT
PROJECTIONS or MANDATORY TAX-SHARING REVENUE TO AFFECTED AGENCIES
Based on Projeded Tax Inrrement (rom Probable Dnelopment In Project Area (Including Regional Mall)
County Shasta Co County ST&T Fire Shasta Shasta TOlal to Total Excl. I
Plan General Cilyor Water Schools Junior Gateway Pratce. Buckeye u.k, Mosq Affected Sponsoring
~ FiSl':31 Year .fJmlI B&lllliw: Al:<w Smi<<. ~ llDili<lI S:il:..8wI fix< fix< Ywllr ~ ~ I
0 1999- 2000 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
1 2000- 200 I N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
2 2001- 2002 $2.762 $1.762 $11 $282 $656 $4.234 $0 $115 $11 $28 $9.861 $5,338
3 2002- 2003 $4,237 $2,704 $17 $433 $1,007 $6,497 $0 $177 $17 $43 $15.131 $8,190 I
4 2003- 2004 $5,772 $3,683 $24 $590 $1.371 58.849 $0 $240 $23 $59 $20.611 $11.156
5 2004- 2005 $7.368 $4,701 $30 $753 $1,750 $11,296 $0 $307 $29 $75 $26,309 $14.240
6 2005- 2006 $11,511 $7.344 $47 $1,176 $2,734 $17.648 $0 $480 $45 $118 $41,103 $22,248
7 2006- 2007 $16.847 510.749 $69 $1,721 $4,002 $25,829 $0 $702 $67 $172 $60,158 532.562 I
8 2007- 2008 520,571 $13.125 $85 $2,101 $4,887 531.539 $0 $857 $81 $210 $73,457 $39,761
9 2008- 2009 $25,187 $16,070 $104 $2.573 $5.983 $38.615 $0 $1.049 $100 5257 $89.937 $48.681
10 2009- 2010 $29,260 $18,669 $120 $2.989 $6.951 $44,861 $0 $1.219 $116 $299 $104,485 $56.555
11 2010- 2011 $54,606 $34.840 $225 $5.578 $12.971 583.721 $1 $2.275 5216 $558 $194.990 5105.544 I
12 2011- 2012 $76,383 548.735 $314 $7.802 $18.144 $117.109 $1 $3.183 $302 $781 $272.753 $147.635
13 2012- 2013 $100,863 $64,353 $415 $10.302 $23,959 $154.640 $1 $4.203 $399 $1.031 $360.166 $194,950
14 2013- 2014 5111.111 $70,892 $457 511.349 $26,393 $170.352 $1 $4,630 $439 $1.136 $396.759 $214.757
15 2014- 2015 $128.413 $81.931 $528 $13,116 $30,503 $196.879 $2 $5,350 $507 51.312 $458.542 $248.198
16 2015- 2016 $150.027 $95.721 $617 515.324 $35,637 $230,017 $2 $6,251 5593 $1,533 $535,723 $289.975 I
17 2016- 2017 $174.083 $111.070 57\6 $17,781 $41.352 $266,900 $2 $7.253 5688 $\,779 $621,625 $336.472
18 2017- 2018 5191.271 $122.036 5787 $19.537 $45.435 $293.252 $2 $7.970 $756 $1.955 $683.000 $369.693
19 2018- 2019 $199,804 $127,480 $822 $20.408 $47,461 $306.334 $2 $8,325 5789 $2.042 $713.469 $386,185
20 2019- 2020 $208,608 $133,098 $858 521.308 $49.553 $319.833 $3 $8.692 $824 $2.132 5744,907 $403.202 I
21 2020- 2021 $217.693 5\38.894 $896 $22,236 $51,711 $333.762 $3 $9,070 $860 $2,225 $777,349 $420,762
22 2021- 2022 $227,069 $144.876 5934 $23.193 $53.938 5348.137 $3 $9,461 $897 $2,321 $810,830 S438.884
23 2022- 2023 $236.746 $151,051 $974 $24,182 $56.237 $362,974 $3 $9,864 $935 $2,419 $845.385 5457.588
24 2023- 2024 $246.735 $\57,424 $1,015 $25,202 $58.609 $378.288 $3 $10.281 $975 $2,522 $881.053 5476.895 I
25 2024- 2025 $257.046 $164.002 $1,058 $26.255 $61.059 $394,097 $3 $10.710 $1.016 $2,627 $917.873 S496.824
26 2025- 2026 $267.69\ $170.794 $1,101 $27.343 563,587 S410,418 $3 511.154 $1.058 $2,736 5955.885 $517.400
27 2026- 2027 5278,682 $177.807 $1.147 $28.465 566,198 S427.269 $3 511.612 $1.101 52.848 5995.132 $538.643
28 2027- 2028 5290.031 $185.048 51.193 $29.624 568,894 5444.669 $4 $12,085 $1,146 $2.964 51,035.657 $560.578
29 2028- 2029 5301,751 5192,525 $1.241 $30.821 571,678 S462.636 $4 512,573 5l.l92 $3.084 $1.077,505 5583.230 I
30 2029- 2030 $313,854 5200,247 $1.291 $32,058 $74.553 $481,193 $4 $13,077 51.240 $3.207 51,120.724 5606.623
31 2030- 2031 $326.354 $208,223 $1,343 $33,335 $77.522 $500,358 $4 $13.598 $1.290 $3.335 5\.165.362 5630.785
32 2031- 2032 5343.196 5218.969 51,412 $35,055 581,523 5526.180 $4 $14.300 51.356 53.507 $1.225.502 $663.337
33 2032- 2033 $360,594 $230.069 $1,484 $36,832 585,655 $552,854 $4 $15,025 $1.425 $3,685 51.287.628 $696.964 I
34 2033- 2034 $378,568 $241.537 $1.557 $38.668 $89,925 $580.412 $5 $15.774 51.496 $3.869 $1.351.810 $7JI.7(J~
35 2034- 2035 $397,139 $253.385 $1.634 $40.565 $94.336 $608.883 $5 $16.547 $1.569 $4,059 $1.418,122 57075911
36 2035- 2036 $416.327 $265.628 $1.713 $42.525 $98.894 5638.303 $5 517.347 51.645 $4.255 $1.486.641 $S04.NH.
37 2036- 2037 $436.156 $278.279 51.794 $44,550 $103,604 $668.703 $5 518.173 $1,723 $4,457 51,557.446 $2\43.011 I
38 2037- 2038 $456.648 5291.354 $1.879 546.643 $108.472 $700.121 $6 519.027 $1.804 $4.667 51.630.620 $8M2.MII
39 2038- 2039 $477,827 $304,866 $1,966 $48,806 $113.503 $732.592 $6 519.909 $1,888 $4.883 $1.706.247 $923,5~
40 2039- 2040 $499,718 5318,833 $2,056 551.042 $118.703 $766,155 $6 520.82\ $1,975 $5.107 $1.784.416 5905.Mb~
41 2040- 2041 $522.347 $333.271 52.149 $53,354 5124.078 $800.849 $6 521,764 $2,064 $5.338 $1,865,220 $IJ)(~.b(J:
42 2041- 2042 5545.740 $348.197 $2.245 $55.743 $129,635 $836.715 $7 $22.739 52,156 $5,577 $\,948.754 $1.054.1117 I
43 2042- 2043 $569.926 $363.628 $2.345 $58.213 $135.380 S873.796 $7 $23.747 $2.252 $5,824 $2.035.117 $1.101.5M
44 2043- 2044 S594,932 $379.583 $2,448 $60,768 SI41,320 $912.135 $7 $24,789 $2,351 $6,080 $2.124,413 S1.I49,R9X
45 2044- 2045 $620,790 $396.08\ $2,554 $63.409 $147.462 5951.780 $8 $25,866 $2.453 $6.344 52.216.747 S 1.1 99.870
TOTALS 511,102,245 $7.083,531 545,677 51.134,008 $2,637,224 517,021,685 $138 5462,590 $43.869 $113.460 539,644,426 521,458,6!li0 I
I Mandatory tax sharing payments as required by AS 1290. The Sponsoring Entities have waived their payments for the first ten years of the Plan.
Thereafter. the Sponsoring Entities may elect to receive their share of the lax revenue. Projections assume the Sponsoring Entities will continue I
to waive such payments in the future.
Source: County Tax Collector's Office. County ofShasla; Anne Simpson Associates; Pacific Municipal Consullants
f11e=Taxshal.xls I
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TableV-4
CITY OF REDDING, COUNTY OF SHASTA
BUCKEYE REDEVELOPMENT PROJECT PRELIMINARY REPORT
PROJECTED AGENCY ENGENDERED NEW DEVELOPMENT IN PROJECT AREA
(In Current 2000 Dollars)
Type of Development
Total Units or
Square Footage
@ Buildout
ValuefUnit
1998$
Total Value
Addedl
Residential
Single Family 320 DO's $100,500IDU $ 32,160,000
Multi-Family 80 DO's $64,000IDU $ 5,120,000
Commercial
Regional Mall 500,000 SF $90/SF $ 45,000,000
Other CommeriallRetail 216,000 SF $90/SF $ 19,440,000
Hotel 65 Rooms $60,000IRoom $ 3,900,000
TOTAL VALUE
$ 105,620,000
Source: City of Redding: C&C Properties; Anne Simpson Associates; Pacific Municipal Consultants Market Study
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Table v-s
CITY OF REDDING, COUNTY OF SHASTA I
BUCKEYE REDEVELOPMENT PROJECT PRELIMINARY REPORT
PROJECTIONS OF INCREMENTAL TAX REVENUE
Based on Probable Development in Project Area (Including Regional Mall)
(In 5000's) I
New Total Incremental Gross Property Adjust. Housing Mandatory Net
Plan Secured Develop- Secured Other Total Value Tax Tax Admin Gross Tax Set- Tax-Sharing Tax
Yw Fic:.C:l1 Year ~ IlWlC ~ ~ YllhIl: Over Ba.<;e<4 1Dillm<m fld IDeremenl a.ilIl: ~ 1Dillm<m I
0 1999- 2000 N/A N/A 560,423 $1,039 561,462 N/A N/A N/A N/A N/A N/A N/A
1 2000- 2001 $62,840 $0 $62,840 $1,039 $63,879 $2,417 N/A N/A N/A N/A N/A N/A
2 2001- 2002 $65,354 $0 $65,354 $1,039 $66,393 $4,931 $49 ($1) $48 ($10) ($5) $33 I
3 2002- 2003 $67,968 $0 $67,968 $1,060 $69,028 $7,565 $76 ($2) $74 ($15) ($8) $51
4 2003- 2004 $70,687 $0 $70,687 $1,081 $71,768 $10,305 $103 ($2) $101 ($21) ($11) $69
5 2004- 2005 $73,514 $0 $73,514 $1,103 $74,617 $13,154 $132 ($3) $128 ($26) ($14) $88
6 2005- 2006 $76,455 $4,434 $80,889 $1,125 $82,014 $20,551 $206 ($5) $201 ($41) ($22) $137 I
7 2006- 2007 $79,513 $10,881 $90,394 $1,147 $91,541 $30,079 $301 ($7) $294 ($60) ($33) $201
8 2007- 2008 $82,693 $14,327 597,021 $1,170 598,191 $36,729 5367 ($9) $358 (573) ($40) 5245
9 2008- 2009 586,001 $19,236 $105,237 $1,194 $106,431 $44,969 $450 ($11) $439 ($90) ($49) $300
10 2009- 2010 $89,441 $23,046 $112,487 $1,218 $113,705 $52,242 $522 ($13) $510 ($104) ($57) $349
11 2010- 2011 593,019 564,697 5157,715 $1,242 $158,957 $97,495 $975 ($23) $952 ($195) ($106) $651 I
12 2011- 2012 $96,740 $82,082 $178,822 $1,267 $180,089 $118,626 $1,186 ($28) $1,158 ($237) ($148) $773
13 2012- 2013 $100,609 $101,941 $202,550 $1,292 $203,842 $142,380 $1,424 ($34) $1,390 ($285) ($195) $910
14 2013- 2014 $104,633 $107,835 $212,468 $1,318 $213,786 $152,324 $1,523 ($37) $1,487 ($305) ($215) $967
15 2014- 2015 $108,8]9 $120,412 $229,230 $1,344 5230,575 $169,112 $1,691 ($41) 51,651 ($338) (5248) $1,064 I
16 2015- 2016 $113,172 $137,005 $250,177 $1,371 $251,548 $190,085 $1,901 ($46) $1,855 ($380) ($290) $1,185
17 2016- 2017 $117,698 $155,794 $273,492 $1,399 $274,891 $213,428 $2,134 ($51) $2,083 ($427) ($336) $1,320
18 2017- 2018 $122,406 $167,736 $290,142 $],427 $291,569 $230,106 $2,30] ($55) $2,246 ($460) ($370) $1,416
19 2018- 2019 $127,303 $171,091 $298,393 $1,455 $299,848 $238,386 $2,384 ($57) $2,327 ($477) ($386) $1,464 I
20 2019- 2020 $132,395 $174,512 $306,907 $1,484 $308,391 $246,929 $2,469 ($59) $2,410 ($494) ($403) $1,513
21 2020- 2021 $137,691 $178,003 $315,693 $1,514 $3]7,207 $255,745 $2,557 ($61) $2,496 ($511) ($421) $1,564
22 2021- 2022 5143,198 5181,563 5324,761 $1,544 5326,305 5264,843 $2,648 ($64) 52,585 ($530) (5439) $1,616
23 2022- 2023 $148,926 $185,194 $334,120 $1,575 $335,695 $274,233 $2,742 ($66) $2,677 ($548) ($458) $1,670 I
24 2023- 2024 $154,883 $188,898 $343,781 $1,607 $345,387 $283,925 $2,839 ($68) $2,771 ($568) ($477) $1,726
25 2024- 2025 $16],078 $192,676 $353,754 $1,639 $355,393 $293,931 $2,939 ($7]) $2,869 ($588) ($497) $1,784
26 2025- 2026 $167,522 $196,529 $364,051 $1,671 $365,722 $304,260 $3,043 ($73) $2,970 (5609) (5517) 51,844
27 2026- 2027 5174,222 5200,460 5374,682 51,705 $376,387 $3]4,925 $3,149 ($76) $3,074 ($630) ($539) $],905 I
28 2027- 2028 $181,191 $204,469 $385,660 $1,739 $387,399 $325,937 $3,259 ($78) $3,181 ($652) ($561) $1,969
29 2028- 2029 $188,439 $208,559 $396,997 $1,774 $398,771 $337,309 $3,373 ($81) $3,292 ($675) ($583) $2,034
30 2029- 2030 $195,977 $212,730 $408,706 $1,809 $4]0,515 $349,053 $3,491 ($84) $3,407 ($698) ($607) $2,102
31 2030- 2031 $203,816 $2] 6,984 $420,800 $1,845 $422,645 $361,183 $3,612 ($87) $3,525 ($722) ($631) $2,172 I
32 2031- 2032 $211,968 $221,324 $433,292 $1,882 $435,174 $373,712 $3,737 ($90) $3,647 ($747) (5663) $2,237
33 2032- 2033 $220,447 $225,750 $446,197 $1,920 $448,117 $386,655 $3,867 ($93) $3,774 ($773) ($697) $2,303
34 2033- 2034 $229,265 $230,265 $459,530 $],958 $461,489 $400,026 $4,000 ($96) $3,904 ($800) ($732) $2,372
35 2034- 2035 $238,435 $234,871 $473,306 $1,997 $475,304 $413,841 $4,]38 ($99) $4,039 ($828) ($768) $2,444 I
36 2035- 2036 $247,973 $239,568 $487,541 $2,037 $489,578 $428,116 $4,28] ($]03) $4,178 ($856) ($805) $2,517
37 2036- 2037 $257,892 $244,360 $502,25 ] $2,078 $504,329 $442,867 $4,429 ($106) $4,322 ($886) ($843) $2,594
38 2037- 2038 $268,207 $249,247 $517,454 $2,120 $519,574 $458,112 $4,581 ($110) $4,471 ($9]6) ($883) $2,672
39 2038- 2039 $278,936 $254,232 $533,167 $2,162 $535,330 $473,867 $4,739 ($114) $4,625 ($948) ($924) $2,754 I
40 2039- 2040 $290,093 $259,316 $549,409 $2,205 $551,615 $490,152 $4,902 ($1 ]8) $4,784 ($980) ($966) $2,838
4] 2040- 2041 $301,697 $264,503 $566,199 $2,249 $568,449 $506,987 $5,070 ($122) $4,948 ($1,014) ($1,010) $2,925
42 2041- 2042 $313,765 $269,793 $583,557 $2,294 $585,852 $524.390 $5,244 ($126) $5,118 ($1,049) ($1,055) $3,014
43 2042- 2043 $326,315 $275,189 $60 1 ,504 $2,340 $603,844 $542,382 $5,424 ($130) $5,294 ($1,085) ($1,102) $3,107 I
44 2043- 2044 $339,368 $280,692 $620,060 $2,387 $622,447 $560,985 $5,610 ($135) $5,475 ($1,122) ($1,]50) $3,203
45 2044- 2045 $352,943 $286,306 $639,249 $2,435 $641,684 $580,221 illll2 (lll2) ~ !W.2Il.l lS.Ulllll ll.llll
CUMULATIVE REVENUE 5119,671 (52,872) 5116,798 (523,934) (521,459) 571,406
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I Real property, less acquisition and demolition. is trended at an assumed annual escalation rale of 4%.
2lnc1udes prior year new developmenl trended at 2 percent annually, plus the value of current new development.
~ Includes the taxable value of unsecured personal propeny, assumed to escalate 2% annually, after 2002. I
4 Assumes 1999-2000 base year value, based on Shasta County Section 33328 Report dated November 19, 1999.
5 Propeny tax administration fees collected by Shasta County. Includes only 2.4% portion against capital projects. Balance of .6% charged against Housing Fund.
/; Mandatory tax sharing payments as required by AB 1290. The Sponsoring Entities have waived their payments for the first len years of the Plan. I
Thereafter, the Sponsoring Entities may elect to receive their share of the tax revenue. Projections assume the Sponsoring Entities will continue
10 waive such payments in Ihe future.
Source: County Tax Collector's Office, County ofShasla; Anne Simpson Associates; Pacific Municipal Consultanls I
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ApPENDIX A
BLIGHT SURVEY
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ApPENDIX A
Table - Appendix A
City of Redding
Buckeye Redevelopment Project
Blight Survey
City of Redding Preliminary Redevelopment Report
Physical Blight Survey
Block no.
APN:
Address:
Location:(Fronts on)
Streets Bordering Site:
North Bordering:
South Bordering:
East Bordering:
West Bordering:
Land Use:
o Commercial
o Retail
o Residential
o Single Family
o multi-Family, number of units
o Industrial
o Mobile home park, number of units
Land Conditions:
o Vacant Land
o Vacant building
o Occupied
o Developed
DUn-developed
Preliminary Report
City of Redding and Shasta County
Buckeye Redevelopment Project Area
ApPENDIX A
Development Type:( Gas station, restaurant, etc.)
Blight Conditions:
1. Building Conditions:
o Sound
o Deferred Maintenance
o Moderate Rehabilitation
o Extensive Rehabilitation
o Dilapidated
Notes on Deferred Maintenance:
2. Property Conditions:
o Sound
o Deferred Maintenance
o Moderate Rehabilitation
o Extensive Rehabilitation
o Dilapidated
o Junk/debris in yard
3. Inadequate Parking Conditions:
o Industrial
o Commercial
4. Utilities: Notes on utilities:
o Appear sound
o Appear faulty
o Appear Inadequate
5. Conflicts In Land-Use:
o Residential next to industrial
o Residential next to heavy transportation
o Residential next to incompatible residential
6. Shifting Uses
o Uses in structure originally designed for different use.
From:(residential, etc.) To:
7. Identify Class of office building
o Class "A" building
Preliminary Repon
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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ApPENDIX A
o Class "B" building
o Class "C" building
8. Industrial obsolescence
o Poor loading Conditions
o No loading
o Insufficient Loading
o Number of storieslheight and square footage
o Inadequate storage space
9. Social Maladjustment
o Public nuisance
o Congregation points
o Illegal habitation
o Security concerns
Notes:
Preliminary Report
City of Redding and Shasta County
Buckeye Redevelopment Project Area
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ApPENDIX B
SURVEY PHOTO PLATES
I I Deteriorating Structures with Obsolete or Defective Construction
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I Unsafe and Dilapidated House (located on Irish Road)
I City of Redding and County of Shasta Plate 1a
Buckeye Redevelopment Project
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Deteriorating Structures with Obsolete or Defective Construction
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Dilapidated House (located near Shamrock Street)
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 1b
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Deteriorating Structures with Obsolete or Defective Construction
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Deteriorating vacant house (located on Peterson Road)
Obsolete and deteriorating house (located on Lake Boulevard)
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 1c
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Deteriorating Structures with Obsolete or Defective Construction
Deteriorating house (located on Theresa Lane)
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City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 1d
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Faulty or Inadequate Utilities
A bursting water main on a small bridge (located on Old Oasis Road)
Exposed water main crossing a seasonal creek.
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 1e
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Structural Design Misuse & Substandard Design
Substandard mobile home (located on Oasis Court)
Vacant mobile home of substandard design (located on Rex Lane)
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 2a
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Structural Design Misuse & Substandard Design
Obsolete mobile home with garbage collecting (located on Easter Avenue)
Obsolete mobile home with substandard design (located on Oak Leaf Lane)
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 2b
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Structural Design Misuse & Substandard Design
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mobile home with substandard design and "add-ons" (located near Oasis Road)
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 2c
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Unsafe and Incompatible Uses
r, ~
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Residential use that is incompatible with retail and heavy transportation (Near Lake Boulevard)
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 3a
I
Shifting Uses
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Residential use shifting to retail (near Old Oasis Road)
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Residential shifting to commercial use (near Lake Boulevard)
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City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 3b
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Shifting Uses
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Residential unit being converted into small business (near Oak Leaf Lane)
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Residential shifting to commercial use (located on Lake Boulevard)
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Buckeye Redevelopment Project
Plate 3c
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II
Economic Blighting Conditions
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Vacant stop and shop (Lake Boulevard)
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City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 4a
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Economic Blighting Conditions
City of Redding and County of Shasta
Buckeye Redevelopment Project
Plate 4b
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ApPENDIX C
PROPOSED PROJECT AREA
IMPROVEMENT LOCATIONS
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NEW OASIS ROAD INTE~CHANGE 11 WIDEN OASIS RD TO 4 LANES 1-5 TO GOLD HILLS DR
2 BRIDGE WIDENING CHURN CREEK AT OASIS RD 12 BRIDGE WIDENING SALT CREEK AT OASIS RD
J BRIDGE WIDENING CHURN CREEK AT OLD OASIS RD 13 WATERLINE UPGRADE KESWICK CAW RD TO
QUARTZ Hill RD ALONG LAKE BLVD
. BRIDGE WIDENING NEWTOWN CREEK AT OASIS RD
14 WATERLINE UPGRADE LAKE BLVD TO 1-5 ALOHG OASIS RD
5 BRIDGE WIDENING NEWlOWH CREEK AT RANDOLPH R
15 ROAD EXTENSION OASIS RD SOUTH TO toll. LAKES BLVD
. BRIDGE WIDENING BUCKEYE CREEK AT OASIS RD
,. ROAD EXTENSION BELTLINE RD NORTH TO ASHBY RD
7 BRIDGE WIDENING OASIS RD AT RAILROAD UNDERPASS
17 ROAD EXTENSION HAWLEY RD NORTH fROM
8 TRArF'lC SIGNALS ( SHOWN ON ANOTHER WAP) CONSTITUTION WY TO TWIN VIEW BLVD
9 SEWER EXTENSION '8 NEW BRIDGE AT CHURN CREEK AND HAWLEY RD
10 BUCKEYE PARK EXPANSION ,. BRIDGE WIDENING AT CHURN CREEK AND
TWINVIEW BLVD
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SECTION 2
IMPLEMENTATION PLAN
FISCAL YEARS
2000-01 THRU 2004-05
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IMPLEMENTATION PLAN
FISCAL YEARS
2000..01 thru 2004..05
(Health & Safety Code Section 33352[c])
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I.
INTRODUCTION
Pursuant to Section 33352 (c) of the Health and Safety Code, as part of the redevelopment
plan adoption process, an agency must develop an implementation plan which provides
documentation for the link between the elimination of blight and the proposed actions of the
agency over the next five years. The initial implementation plan is to be included as part of
the Report to the Legislative Body. Thereafter, the implementation plan shall be revised and
adopted every five years [Section 33490(b); Sec. 30]. In addition, at least once during each
five-year period, a public hearing on the implementation plan is required to be held.
Amendments to the plan may be made at any time during the five-year period following a
public hearing on the proposed amendments.
The implementation plan must describe specific goals and objectives of the agency;
programs, including a program of actions and expenditures to be made within the five-year
planning period ofthe plan; and a description of how these goals, objectives, programs, and
expenditures will assist in the alleviation of blight. The implementation plan must also
describe how the agency will implement both the requirement to increase, improve, and
preserve low- and moderate-income housing and the inclusionary housing requirement. This
section of the plan must contain an annual housing program and specific plans for the
expenditures of moneys from the Housing Fund. If the implementation plan contains a
project that will result in the destruction of low- or moderate-income housing, the
implementation plan must also identify proposed locations suitable for the replacement
dwelling units.
This Implementation Plan for the Buckeye Redevelopment Project Area was developed to
comply with the above statutory requirements.
II.
DESCRIPTION OF PROJECT BLIGHTING CONDITIONS
As detailed in the Preliminary Report for the Buckeye Redevelopment Project Area, there
are six primary physical and five economic blighting conditions in the Project Area that are
prevalent and substantial. These blighting conditions result in substandard conditions for
persons who live or work in the Project Area and/or create a major obstacle for investment
in the area, thereby causing barriers to full utilization of the Project Area. These conditions
are so severe that they cannot be alleviated by either the private or public sectors acting
alone, or in combination, without redevelopment.
Physical blighting conditions in the Project Area include:
I. Dilapidated and deteriorating structures with obsolete or defective physical
construction;
2. Faulty or inadequate utilities;
3. Noise exposure;
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4. Substandard design;
5. Irregularly-shaped and inadequately-sized parcels; and
6. Incompatible land uses.
Economic blighting conditions in the Project Area include:
I. Depreciated or stagnant property values;
2. Impaired investments;
3. Abnormally high-vacancy rates and low-lease rates;
4. Lack of neighborhood supporting commercial facilities; and
5. Overcrowded conditions.
III.
GOALS AND OBJECTIVES FOR THE PROJECT AREA WHICH WILL ASSIST
IN ELIMINATING BLIGHTING CONDITIONS
The overall purpose of the proposed Project Area is the elimination of the above-noted
physical and economic blight conditions and influences of blight that currently exist. This
will be achieved by incorporating the following goals and objectives contained in the
Redevelopment Plan for the Buckeye Project Area:
I. Eliminate the influences which contribute to the physical and economic blight in the
Project Area. These conditions include, among others, inadequate or deteriorated
public facilities, small or irregular lots, obsolete and deteriorated structures,
incompatible and shifting land uses, and unsafe living conditions.
2. Assemble land into appropriate sized parcels to encourage development along the
Lake Boulevard and Oasis Road corridors.
3. Assist in the elimination of any hazardous environmental conditions that are
identified in the Project Area.
4. Strengthen the economic base of the community by the installation of needed public
improvements, leading to the stimulation of new commercial expansion,
employment, and economic growth.
5. Improve the circulation of people and vehicles throughout the Lake Boulevard and
Oasis Road corridors.
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IV.
6. Provide opportunities for the location ofneighborhoodlcommunity-based facilities,
such as parks, open spaces, and other community recreational facilities in the Project
Area which serve the needs of the entire Buckeye Project Area community.
7. Expand and improve the community's supply of quality, affordable housing.
8. Eliminate incompatible land uses in primarily residential areas, strengthening the
residential character throughout the Project Area.
9. Establish and implement performance criteria to assure high-quality design standards,
including environmental considerations and other design elements which provide
unity and integrity to the entire Project.
PROPOSED PROJECTS OR PROGRAMS AND EXPENDITURES PLANNED
DURING THE FIVE-YEAR TERM WHICH WILL ASSIST IN ELIMINATING
BLIGHTING CONDITIONS
As with most new project areas, there is a period of time in which it is necessary to
accumulate tax increment revenue in sufficient amounts to undertake scheduled activities.
The Buckeye Project is not anticipated to generate a substantial revenue stream during the
beginning years of the Project. Tax increment does not begin until the second year after
adoption of the Project Area. Therefore, tax increment revenue will be received in only four
of the five-year planning period covered by this Implementation Plan. It is anticipated that
approximately $241,000 in net tax increment revenues will be received during this time
period. These revenues will provide all of the Redding and Shasta County Redevelopment
Agencies' portion of the financing necessary for any scheduled projects. Activities during
the first five years will primarily consist of repayment of debt used to establish the Project
Area, research towards issuance of bond financing, and one or two small public
improvement activities.
In year six of the Buckeye Project (FY 2005-2006), it is anticipated that there will be
adequate funds to package and sell a moderate ($1.1 million) bond issue. These funds will
be expended on activities scheduled during the ensuing five-year planning period. Actual
accomplishment of the scheduled activities will be subject to an assortment of variables.
Important factors will include the availability of matching State and/or Federal funds,
continued private sector support for proposed projects, and possible additional demands at
the State level for increased school augmentation payments, thereby, reducing estimates of
available tax increment revenues.
Table I identifies anticipated project area revenues over the first five-year planning period.
Table 2 identifies programs/projects anticipated to be undertaken during the five-year period
covered by the Plan. The specific program or project is listed along with an estimate of
program/project expenditures during this time period, a brief description of the proposed
activity, and the specific blighting condition the activity is intended to address. Total project
expenditures depicted in Table 2 exceed the estimated tax increment revenue for this five-
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year period; however, it is possible that a portion or all of the tax increment could be
combined with other available public or private sources to accomplish the listed activities.
TABLE I
'.J'
. ..PROJECTED.REVENUES.2000-2004
Buckeye Redevelopment Pioject Area I
Starting Balance $0 $0 $2,575 $3,680 $23,230
Tax Increment Deposits' $0 $33,000 $51,000 $69,000 $88,000
Interest & Other Income $0 $825 $1,405 $1,900 $3,360
Balance Available $0 $33,825 $54,980 $74,580 $114,590
For Debt Service' $0 $30,000 $50,000 $50,000 $50,000
For Projects $0 $0 $ $0 $60,000
For Athninistration' $0 $1,250 $1,300 $1,350 $3,000
To Be Accrued for Specific $0 $2,575 $3,680 $23,230 $1,590
Future Year Projects
Notes:
1 The cash flow analysis in the Buckeye Preliminary Report differs from this table in that it includes
in revenue $180,000 borrowed from Canby-Hilltop-Cypress for the formation of the Buckeye Project
and in the administration the formation expenditures.
, Represents nettax increment revenues after deducting mandatory pass-through funds to other taxing
entities, housing set-aside, and Shasta County fees for collection of tax increment.
3 Debt service consists of the repayment of the funds from the Canby-Hilltop-Cypress Redevelopment
Project Area to establish the Buckeye Project.
4 Administrative fees are kept at a minimum, as the only activities for the second through fourth years
are the repayment of debt and meeting the reporting requirements set forth by Redevelopment Law.
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V. DESCRIPTION OF HOUSING ACTIVITIES TO BE UNDERTAKEN DURING THE
FIVE-YEAR TERM OF THE PLAN
California Community Redevelopment Law, Health and Safety Code (H&S) Sections 33000
et seq., states that one of the fundamental purposes of redevelopment is to increase and
improve the community's supply oflow- and moderate-income housing. This is accomplished
in part through three different but interrelated requirements imposed on redevelopment
agencies by California Law. These three requirements, contained in H&S Sections 33334.2,
33413( a), and 33413(b), provide for the production, improvement, and preservation of housing
for low- and moderate-income persons. These requirements are:
· 20 percent oftax increment must be expended to increase, improve, and preserve the supply
oflow- and moderate-income housing in the community (33334.2);
· A redevelopment agency must replace low- and moderate-income housing which is removed
as a result of a redevelopment project [the replacement rule, 33413(a)]; and
· A fixed percentage of all housing constructed in a redevelopment project area must be
affordable to low- and moderate-income persons and families [the inclusionary rule,
334l3(b )].
Section 334l3(b)(4) further requires that each redevelopment agency, as part of the
implementation plan, adopt a specific plan to comply with the inclusionary, or "production"
requirements. The plan shall ensure that the inclusionary requirements are met every ten years.
The plan, typically referred to as the AB315 Plan or Housing Production Plan, is incorporated
into this document as Appendix A.
The implementation plan itself must describe how the requirements of Sections 33334.2,
33334.4, and 33413 will be implemented during the upcoming five-year period. Specifically,
as described in Section 33490(a)(2), the implementation plan shall contain, for each of the five
years, an annual housing program with sufficient detail to measure performance pursuant to
the implementation plan, and the number of housing units developed, rehabilitated, price-
restricted, or otherwise assisted. If the implementation plan describes a project in which units
will be destroyed, the plan shall identify proposed locations suitable for the replacement of
those dwelling units [Section 33490(a)(3)].
Due to the small amount of tax increment revenue anticipated in the beginning years of the
Buckeye Project, the tax increment funds designated for housing will be allowed to accrue for
the first five years of the planning period. This will enable approximately $113,000 to be
available in the sixth year of the planning period for housing programs.
Low- and Moderate-Income Housing Fund
As required by current regulations, Table 3 is a detailed breakdown of the revenues and
expenditures levels from the Low- and Moderate-Income Housing Fund which are anticipated
to occur over the next five-year planning period.
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TABLE 3
OF LOW~AND M()DERA:rE INCOME HOUSING FUND 2()()(b2004. "
f " "BuckeyeRe<JevelopnienIProject Ai:ea ,,' , ,'CC c, L
2000-2001 2001-2002 2002-2003 2003-2004 2004-2005
Starting Balance $0 $0 $9,250 $23,450 $44,050
20 % Tax Increment Deposits $0 $10,000 $15,000 $21,000 $26,000
Interest & Other Income $0 $250 $700 $1,700 $2,850
Balance Available for Housing $0 $10,250 $24,950 $46,150 $72,900
For Housing Debt Service $0 $0 $0 $0 $0
For Affordable Housing $0 $0 $0 $0 $0
Projects
For Program Administration I $0 $1,000 $1,500 $2,100 $2,600
To Be Accrued for Specific $0 $9,250 $23,450 $44,050 $70,300
Future Year Projects
NOTE:
I Program Administration includes a portion of the tax administration fees charged by Shasta County for
the collection of tax increment revenue.
Housing Projects and Programs
Following is an overview of the housing projects, programs, and expenditures which the
Redding and Shasta County Redevelopment Agencies expect to undertake during the life of
the Buckeye Project. As previously noted, housing activities will begin in the sixth year after
accruing set-aside funds. It is important to note that it is anticipated that additional projects
other than those shown may be considered and developed in addition to or in lieu of those
presented here as opportunities present themselves. It is both agencies' ongoing goal to develop
housing opportunities in compliance with current legislation and with available Project
resources.
Single-Family Rehabilitation Program
This program will offer low-interest loans to eligible homeowners within the City of Redding' s
and Shasta County's jurisdiction. Fully deferred loans at about three percent (3%) simple
interest will be available for the elderly and disabled. Other qualifying applicants can receive
loans at approximately five percent (5%) simple interest amortized up to 15 years.
2-7
2-8
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Sub~anualRehabiluauon
Assistance will be given to those qualifYing rental properties with rehabilitation costs that
exceed other program limits. Properties assisted in this manner must meet statutory guidelines
for substantial rehabilitation and must be subject to appropriate affordability covenants
following rehabilitation.
Affordable Rental Housing New Construction
This program will provide financial assistance to private sector nonprofit housing developers
to develop affordable rental housing. Land purchase loans, pre-development loans, and
development loans will be provided to encourage and support affordable housing development
within the jurisdiction of the City of Redding and Shasta County. These affordable units will
be developed pursuant to agreements with affordability restrictions enforced for the longest
feasible time or, at a minimum, the length of time remaining in the effective life of the Buckeye
Project. These developments will be used to help meet the Project Area's housing production
obligations.
Assistance for Preservauon of Affordable Units
The possibility of there being existing affordable housing projects at risk to convert to a
market-rate rent structure will be researched. Each project will be reviewed individually and
consideration will be given to offering assistance to extend the affordable housing covenants.
Other Affordable Housing Efforts
The Redding and Shasta County Redevelopment Agencies have historically participated in a
variety of community endeavors which have furthered the affordable housing opportunities
available within the community. In addition to the above-noted programs and activities,
housing efforts have included non-substantial rental housing rehabilitation, first-time home
buyer's assistance, matching funds for the HOME Program, and new homeowner construction
assistance. It is anticipated that in future years as revenues allow, the majority ofthe above
activities will be pursued within the Buckeye project.
Replacement Housing Requirements
Pursuant to regulations contained within Health and Safety Code Section 33413(a), a
redevelopment agency must replace low- and moderate-income housing which is removed
from the housing market as a result of redevelopment activity. During the next five-year
period, it is not anticipated that there will be any such housing eliminated from the Buckeye
Project Area as a result of redevelopment activity.
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Five-Year Housing Production Activity
It is not anticipated that there will be any housing activity which falls under the "production"
category over the next five years. For a complete discussion, refer to the Buckeye Housing
Production Plan, contained in Attachment A of this report.
VI. SUMMARY
The Implementation Plan for the Buckeye Redevelopment Project sets forth specific projects
and programs planned for the Project Area during the next five years in accordance with the
Buckeye Redevelopment Plan and California Community Redevelopment Law. These projects
and programs, collectively and individually, will further the elimination of the blighting
conditions that exist within the Project Area. The efforts of the Redding and Shasta County
Redevelopment Agencies will also provide a catalyst for private investment within the Area
and will act to stabilize the negative economic forces which prevail in the Project.
Additionally, these projects and programs will help secure the long-term success of the public
and private investments already in place within the Buckeye Project Area.
N,\.8uckoy<:'l'rojeo:IPf.n.<BudeyelmpPln.wpd
2-9
Attachment A
BUCKEYE REDEVELOPMENT PROJECT AREA
HOUSING PRODUCTION PLAN
(Fiscal Year 2000 - 2001 through 2009 - 2010)
I.
. INTRODUCTION
California Community Redevelopment Law, Health and Safety Code Sections 33000 et seq., states
that one of the fundamental purposes of redevelopment is to increase and improve the community's
supply oflow- and moderate-income housing. This is accomplished in part through three different
but interrelated requirements imposed on redevelopment agencies by California Law. These three
requirements, contained in Sections 33334.2, 33413(a), and 33413(b), providefor the production,
improvement, and preservation of housing for low- and moderate-income persons. These
requirements are:
. 20 percent of tax increment must be expended to increase, improve, and preserve the supply
oflow- and moderate-income housing in the community (33334.2);
. a redevelopment agency must replace low- and moderate-income housing which is removed
as a result ofa redevelopment project [the replacement rule, 33413(a)]; and
. a fixed percentage of all housing constructed in a redevelopment project area must be
affordable to low- and moderate-income persons and families [the inclusionary rule,
33413(b)].
Section 33413(b)(4) of the Health and Safety Code specifies that each redevelopment agency, as
part of the implementation plan required by Section 33490, shall adopt a plan indicating how it will
comply with the inclusionary rule. The plan shall be consistent with the community's Housing
Element of the General Plan. In addition, the plan shall be reviewed and, if necessary, amended
at least every five years in conjunction with the Housing Element cycle or the Implementation Plan
cycle. The plan shall ensure that the inclusionary obligations of the redevelopment agency are met
every ten years.
According to State law, the plan shall include estimates of the total number of new or substantially
rehabilitated residential units to be developed within the project area both over the life of the
redevelopment plan and over the next ten years and the number of units affordable to very-Iow-
income households and low- and moderate-income households required to be developed in order
to meet the inclusionary requirement, both over the life of the redevelopment plan and during the
next ten years. The plan should contain an estimate of the number of affordable units which have
previously been developed within the applicable project area(s) that meet the inclusionary
obligation. The plan shall also include estimates of the number of redevelopment agency-
developed residential units which will be developed during the next five years, if any, and the
number of units for very-low-income households and low- and moderate-income households which
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will be developed during the same period of time to meet the percentage requirements for
affordable agency-developed housing.
The following Housing Production Plan covers the initial ten-year planning period: July 1,2000,
through June 30, 2010, and discusses the affordable housing production obligations which affect
the Buckeye Project Area.
It is the goal of the participating redevelopment agencies, that is, the Redding Redevelopment
Agency and the Shasta County Redevelopment Agency, to implement an aggressive, fiscally sound
program of varied housing activities which will allow the affordable housing production
obligations to be met in a timely and efficient manner.
II. PERIODIC REVIEW
The Housing Production Plan will be reviewed every five years in conjunction with the mandatory
review and update of the Implementation Plan for the Buckeye Redevelopment Project Area. Any
necessary modifications may be made at that time to accurately reflect changing market conditions.
The Redding Redevelopment Agency, as lead agency, will continue monitoring compliance with
all State housing requirements on a project-by-project basis. The annual Report to the State
Controller on the Project Area will also summarize annual housing activity and progress made
toward meeting specified production goals.
III. SUMMARY OF CURRENT REGULATORY REQUIREMENTS PERTAINING TO
INCLUSIONARY OBLIGA nONS
Section 33413(b )(1) of the Health and Safety Code requires that at least 30 percent of all dwelling
units actually developed by a redevelopment agency shall be available at affordable housing cost
to persons and families oflow or moderate income, and not less than 50 percent of the units shall
be available at affordable housing cost to persons or families of very-low income.
Section 33413(b )(2) requires that at least 15 percent of all dwelling units developed or substantially
rehabilitated within a project area by public or private entities or persons other than the
redevelopment agency, but including those developed pursuant to a written agreement with the
agency, shall be available at affordable housing cost to persons and families oflow or moderate
income, and not less than 40 percent of the affordable units shall be available at affordable housing
cost to very-low-income households. To illustrate the inclusionary rule in terms of numbers, for
every 100 dwelling units developed or substantially rehabilitated by entities other than the
participating agencies, 15 shall be affordable, 9 to low- or moderate-income households and
6 affordable to very-low-income households. In order to satisfy this requirement, an agency may
cause by regulation or agreement, to be available at affordable housing costs, to persons and
families of low or moderate income or to very-low-income households, as applicable, two units
outside a project area for each unit that otherwise would have had to be available inside a project
area.
Attachment A - Page 2
As used in the above regulations, "substantially rehabilitated" means substantially rehabilitated
multi-family rented dwelling units with three or more units or substantially rehabilitated, with
agency assistance, single-family dwelling units with one or two units. Substantial rehabilitation
also means rehabilitation, the value of which constitutes 25 percent or more of the after
rehabilitation value of the dwelling, inclusive of the land value.
As used in the above regulations, "developed by the agency" is generally held to mean units whose
construction has been contracted for by the redevelopment agency. When an agency simply enters
into an agreement for the development or rehabilitation of residential units by a developer of other
entity, the units are developed by persons "other than the agency."
In order to satisfY the above requirements, an agency may aggregate new or substantially
rehabilitated dwelling units in one or more project areas, provided that the agency finds that the
aggregation will not cause or exacerbate racial, ethnic, or economic segregation.
In addition to constructing new units or substantially rehabilitating existing units as a means to
fulfill this obligation, an agency may also impose price restrictions on existing units in order to
create affordable units. Briefly, an agency may purchase, or otherwise acquire or cause by
regulation or agreement the purchase or other acquisition of, long-term affordability covenants on
multi-family units that restrict the cost of renting or purchasing units that either: I) are not
presently available at affordable housing cost to persons and families oflow or very-low income,
as applicable; or 2) are units that are presently available at affordable cost to this same group of
persons or families, but are units that the redevelopment agency finds, based upon substantial
evidence, after a public hearing, cannot reasonably be expected to remain affordable to this same
group of persons or families. The long-term affordability covenants are required to be maintained
on the units for not less than 30 years. In addition, at least 50 percent of the units made affordable
by long-term affordability covenants as described above must be made available to very-Iow-
income households. This last method of fulfilling inclusionary requirements also is subject to the
restriction that no more than 50 percent of an agency's affordable housing production obligation
may be satisfied in this way.
Finally, Health and Safety Code Section 33413( c) requires that the inclusionary units shall remain
available at affordable housing cost to the income levels indicated for the longest feasible time,
which includes, but is not limited to, unlimited duration. Health and Safety Code Section
33334.3(f) states that when housing units are developed or assisted with money from the Low- and
Moderate-Income Housing Fund, the redevelopment agency shall require that those housing units
shall remain affordable for the longest feasible time, but for not less than 15 years for rental units
or 10 years for owner-occupied units. Section 33413( c)(2)(A) furthers allows that an agency may
permit sales of owner-occupied units prior to the expiration of the period of the land use controls
established by the agency, pursuant to an adopted program which protects the agency's investment
of moneys by requiring that the recaptured funds be redeposited into the Low- and Moderate-
Income Housing Fund to be re-expended within three years to make affordable an equal number
of units at the same income level as the units that were sold.
Attachment A - Page 3
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IV. SUMMARY OF POTENTIAL HOUSING DEVELOPMENT IN THE BUCKEYE
REDEVELOPMENT PROJECT AREA
Table I represents the estimated number of housing units which could potentially be constructed
in the Buckeye Project Area under hypothetical build-out conditions. The data in the table was
derived from information contained within Final Environmental Impact Report (EIR) EIR-I-97
prepared for the Buckeye Redevelopment Project and land use data collected during the
development of the Preliminary Report for the Buckeye Project. As part of the EIR process, a
study was made of vacant land located within the proposed project area that currently is classified
as suitable for residential development under the General Plans of the participating jurisdictions
(Redding and Shasta County). Within the Project Area, there is a total of85.9 acres of vacant land
designated for residential development at a variety of densities. The total acreage within each
residential classification was multiplied by the appropriate density factor to reach the potential
number of housing units able to be developed under each classification.
The likelihood of reaching build-out conditions in the area within the effective period of the
redevelopment plan is not great. The lack of availability of an urban sewer system within the
County portions of the Project will limit the residential growth in this area to substantially below
typical urban densities. In addition, Redding's proposed General Plan, when adopted, will
reclassify some of the available vacant multi- family acreage to nonresidential designations. This
will further reduce the amount of new residential units that could be built within the Project.
Vacant, developable land with access to a sewer system exists in sufficient quantity throughout
adjacent communities to meet the needs of development over the next several decades. While the
competition for developable residential land may become greater towards the end of the
redevelopment project lifetime, in perhaps the third decade of the twenty-first century, it is unlikely
that full build-out in the Project Area will be reached. The Buckeye Redevelopment Project has
the potential to be in existence for up to 45 years following adoption, or to year 2045. The
"effective" period of the Project, that is, the time frame within which activities can be undertaken
by the participating agencies is 30 years from adoption, or 2030. The EIR utilized a build-out
scenario of 80 percent at year 2020 for the purpose of analyzing the environmental impacts of the
Project, however, is not anticipated that this level of development will actually be reached during
that time frame. Regardless of actual development expectations, the analysis contained within this
Production Plan must take into consideration the "worst case" scenario, that is 100% build-out
during the Project lifetime. For that reason, Table I illustrates both an 80 percent build-out
scenario and a 100 percent build-out scenario.
Attachment A - Page 4
TABLE I
"., < -", ;'<'. ,"",-, '^
, ., Buckeye Redevelopment Project Area
Undevelope(IResidentially.Clas~ified Land as of March 1998
"-,,.;'...",;,;,
";""--(,.
, ;"'''i
'-'f;:;"
.POTENTIAL
'1%W:UNITS
,(8Q% Build-out) ·
'poTENTiAi;, :
, NEWUNITS ' :
."C!.", ';""'_' .",',"
(100% Biiild-').ut)l
Residential- 3.5 units/acre
4
II
14
SuburbanlResidential- 3.0
units/acre
40
2
5
25
96
10
36
240
120
12
45
300
Residential - 6.0 units/acre
Residential- 9.0 units/acre
Residential- 12.0 units/acre
TOTAL:
86
393
491
Potential production housing obligation (inclusionary requirement) for Buckeye Project based upon
100% build-out scenario over the 30-year project effective period:
Total low/mod-income units:
Total very-low-income units:
44
30
Total affordable units:
74
Table 2 represents the potential production housing obligation of the participating agencies for the current
ten-year planning period based upon a one-third share (ten-year planning period/30-year project life) of
100% build-out within the redevelopment area.
TABLE 2
BUCKEYE REDEVELOPMENT PROJECT AREA
PRODUCTION HOUSING REQUIREMENT
, 2000 - 2010
I, VERY-LOW LOW-MOD TOTAL
Inclusionary units required 2000 - 2010:
(Based upon 1/3 share of potential 74 affordable units needed to 10 15 25
meet obligation over life of project area)
Attachment A - Page 5
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Table 3 illustrates the projected production housing obligation of the participating agencies over the
remaining lifetime of the project area.
TABLE 3
..
BUCKEYE REDEVELOPMENT PROJECT AREA
PRODUCTION HOUSING REQUIREMENT
2011 - 2030 . .
.. ..
. VERY-LOW LOW-MOD TOTAL
Inclusionary Units required 20 II - 2030: 20 29 49
(Assumes 1/3 of total Buckeye obligation fulfilled during I"
ten-year period)
2011 - 2020: 10 15 25
(Based upon 1/3 share of potential 74 low/mod units
needed to meet obligation over life ofproject area)
2021 - 2030: 10 14 24
(Based upon 1/3 share of potential 74 low/mod units
needed to meet obligation over life of project area)
.
v. HOUSING PRODUCTION ACTION PLAN
In order to meet the production housing obligations, the participating agencies will implement an
aggressive, fiscally-sound program of varied housing activities. It is the intent of these agencies
to pursue the production goals utilizing all avenues allowed by current redevelopment regulations,
including new construction, acquisition of existing units with the implementation of affordability
covenants, and substantial rehabilitation of existing units. Table 4 details the anticipated number
of units to be assisted in each activity category over the initial ten-year planning period.
Attachment A . Page 6
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The following is a narrative description of the activities that the participating agencies expect to
undertake within the next ten years, the number of affordable housing units anticipated to be
created, and the targeted income levels of the resident households. It is anticipated that additional
programs may be considered and developed over the time period which may take the place of or
be added to those presented here.
Substantial Rehabilitation
The participating agencies will provide funding from the Buckeye Low- and Moderate-Income
Housing Fund to supplement existing rental rehabilitation efforts in place within each Participating
Jurisdiction. Properties assisted in this manner must meet statutory guidelines for substantial
rehabilitation and must be subject to appropriate affordability covenants following rehabilitation.
It is anticipated that approximately five existing multi-family units affordable to low-income
households will be assisted through this activity during the planning period.
Affordable Housing New Construction
The participating agencies will partner with private sector nonprofit housing developers to develop
affordable rental housing in the project area as well as jurisdiction wide as the law allows. It is not
anticipated that the participating agencies will directly contract for the development of any units.
Affordable units developed pursuant to agreements between developers and the participating
agencies restrict the affordability for the longest feasible time or, at a minimum, the length of time
remaining in the effective life of the Project Area. It is anticipated that approximately 20
affordable units will be constructed within the Project Area within the next ten years. All units
developed with redevelopment assistance will be price restricted to very-low or low-income
households.
VI. CONSISTENCY WITH HOUSING ELEMENTS OF THE GENERAL PLANS OF THE
PARTICIPATING JURISDICTIONS
The Participating Jurisdictions, the City of Redding and the County of Shasta, have adopted the
Housing Elements of their respective General Plans that have been found to be in substantive
compliance with current State housing law. The housing production goals and proposed programs
outlined in this Plan are in conformance with the goals, policies, objectives, and programs
contained within these Housing Elements. At the time Redding's Housing Element was adopted,
the Redding Redevelopment Agency's Low- and Moderate-Income Housing Fund was identified
as a potential source of funding for new construction of affordable rental units, for rehabilitation
of existing units, for home purchase assistance for first -time home buyers, and for possible funding
to preserve the affordability of units at-risk of converting to a market-rate rent structure. These are
the same proposed uses contained within this Housing Production Plan. The Housing Production
Plan is also consistent with the stated goals and objectives of the City of Redding's new proposed
Housing Element of its updated General Plan. It is anticipated that this document will be adopted
following the adoption of the Project Area. The County of Shasta did not anticipate the availability
of a redevelopment housing set-aside fund at the time of adoption of its Housing Element;
Attachment A - Page 8
however, the goals and activities proposed within this plan are consistent with the stated goal of
that element to further affordable housing opportunities within its jurisdiction.
VII. SUMMARY
The Housing Production Plan outlined herein provides the framework necessary to operate a
realistic, achievable program of housing activities over the next ten years. As stated earlier, it is
the goal of the participating agencies to carry forth an aggressive, fiscally-sound program of varied
housing activities which will allow the Project Area's affordable housing production obligations
to be met in a timely and efficient manner.
As can be readily seen from the tables and narrative, the proposed programs and production goals
set forth in this Plan have the potential to meet the production housing obligations generated by
the Buckeye Project over the lifetime of the Project Area. The activities and programs outlined in
this Plan have the potential to create 25 units of housing affordable to lower-income households
within the community over the next ten years. It is important to note that actual accomplishment
of the goals will be subject to an assortment of variables, as are all projects undertaken by the
participating agencies. Important among these are continued availability of matching public and
private funding on most activities, continued support by the local public and political bodies for
affordable housing activities, actual receipt of redevelopment revenues at the level projected based
upon appreciation of area property values, and continued private investment in the project areas.
With some consistency in these factors, the goals and objectives stated herein should be achievable
and will immeasurably enhance the affordable housing opportunities for the residents of the
community now and into the future.
K:\BUCKEYEIOTHER\HSGPROD.WPD
Attachment A - Page 9
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SECTION 3
METHOD OR PLAN
FOR RELOCATION
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METHOD OR PLAN FOR RELOCATION
To the extent families, persons, or businesses are temporarily or permanently displaced as a result
of redevelopment action within the Project, the participating redevelopment agencies shall comply
with all Federal, State, and local laws regarding the relocation of same. Relocation assistance will
be consistent with the procedures set forth in the Redding Redevelopment Agency Relocation Plan
adopted by Resolution No. 95-8 on April 19, 1995, and amended by Resolution No. 98-006 on
July 20, 1998, and incorporated herein by reference, and as set forth in Sections 313 - 315 of the
Buckeye Redevelopment Plan relating to the preparation of a relocation plan and relocation
assistance. The Relocation Plan is available for review at the Redding Redevelopment Agency
Office, 777 Cypress Avenue, Redding, California.
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SECTION 4
PRELIMINARY PLAN
ANAL YSIS
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PRELIMINARY PLAN ANALYSIS
The Preliminary Plan for the Buckeye Redevelopment Project, as formulated and approved by the
Planning Commissions of the Participating Jurisdictions, (Redding Planning Commission Resolution
. No. 97-1 dated September 15, 1997; Shasta County Planning Commission Resolution No. 97-127
dated October 9, 1997) was accepted and approved by the Redding Redevelopment Agency acting
as lead agency for the Buckeye Project formation by Resolution No. 97-12 on October 20, 1997.
This Preliminary Plan is in compliance with the requirements of Community Redevelopment Law
as contained in Health and Safety Code Section 33324.
Since adoption of the Preliminary Plan, the Redding Redevelopment Agency, as lead agency, has
developed a more detailed final Redevelopment Plan for the Buckeye Redevelopment Project Area.
The proposed final Redevelopment Plan builds upon the Preliminary Plan in the following ways:
Goals and Objectives of the Plan: The final Buckeye Redevelopment Plan greatly expands upon
the goals and objectives of the redevelopment project. Where the Preliminary Plan was general in
regard to goals and objectives, the final Plan provides a detailed account of the Project's major goals
and specific objectives and describes how the activities of the Agencies will serve to achieve the
goals and objectives.
Project Area: The final Plan incorporates the same Project boundaries defined in the Preliminary
Plan with no changes. The total land area as contained in the proposed final Redevelopment Plan
is 1,063 acres.
Land Uses: The final Redevelopment Plan, like the Preliminary Plan, provides for land uses
consistent with the General Plan of the Participating Jurisdictions and, as such, may be amended
over time. The Redevelopment Plan does not anticipate changes in the current land use designations
to be necessary to carry out the intent of the Plan.
Principal Streets: The final Redevelopment Plan has not changed the street layout proposed in the
Preliminary Plan.
Population Densities: The final Plan, like the Preliminary Plan, allows that population densities,
in general, shall not exceed those resulting from the residential densities permitted under the General
Plan of the Participating Jurisdiction, currently and as amended overtime, in which the individual
parcel is located within the Project Area.
Building Intensities and Standards: Similar to the Preliminary Plan, the final Redevelopment Plan
proposes that building intensities and standards within the Project Area be governed by applicable
Federal, State and local statutes, ordinances, and regulations, including the General Plans of the
Participating Jurisdictions.
Impact of Project on Properly Owners, Residents, and Businesses: The final Plan builds upon the
initial discussion contained within the Preliminary Plan regarding opportunities for participation by
owners and businesses. The final Plan describes the manner in which the participating agencies will
provide opportunities and preferences for owners and business tenants to participate in the
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redevelopment process. Additionally, the final Plan describes in greater detail the relocation process
to be followed by the participating agencies if such action becomes necessary.
Such additions as have been made to the Redevelopment Plan have been designed to clarifY and
provide requisite detail as required by the Community Redevelopment Law and are fully consistent
with the adopted goals and objectives contained within the Preliminary Plan.
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SECTION 5
PLANNING COMMISSION
REPORT
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PLANNING COMMISSION REPORT
Section 33346 of the Community Redevelopment Law (Health and Safety Code Section 33000 et
seq.) requires that before the redevelopment plan of any project area is submitted to the legislative
body, it shall be submitted to the Planning Commission for its report and recommendation
concerning the redevelopment plan and its conformity to the general plan. The Planning
Commission may recommend for or against the approval of the redevelopment plan. In the case of
Buckeye, the proposed Plan must be reviewed by the Planning Commission of each participating
jurisdiction.
During May 2000 the proposed final Redevelopment Plan for the Buckeye Redevelopment Project
is scheduled to be reviewed by the Planning Commission of the City of Redding and the Planning
Commission of Shasta County. Following that review, each Commission will submit its report and
recommendation in the form of a resolution adopted by that body to the participating jurisdictions.
Upon receipt, copies of these resolutions will be forwarded to each official for inclusion in this
Section 5. It is anticipated that each Planning Commission will find both the proposed Plan and the
proposed public activities in conformance with their respective General Plan and will recommend
approval and adoption of the Redevelopment Plan.
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SECTION 6
COMMUNITY
CONSULTATIONS
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COMMUNITY CONSULT A nONS
No Project Area Committee (PAC) was fonned for the Buckeye Redevelopment Project Area, as the
public projects proposed in the Plan will not displace a substantial number oflow- and moderate-
income persons and as the Redevelopment Plan does not contain eminent domain authority to
acquire property on which persons reside.
In January 1998 approximately 900 letters were mailed to property owners in the Project Area
infonning them of the proposed Project and providing a map of the survey area, a list of anticipated
activities, a time line for Project Area adoption, as well as the appropriate staff to contact for further
infonnation. A copy of the letter is included as Exhibit A. Staff responded to a number of calls
regarding the proposed Project from interested citizens.
On April 14, 2000, a large (3 columns x 7") display ad was placed in the Record Searchlight
newspaper. The notice announced the availability of the Preliminary Report and the proposed
Redevelopment Plan for the Project. In addition, the notice explained that a public infonnation
meeting to discuss the Project was to be held on April 25, 2000. A copy of the publication is
attached as Exhibit B.
The purpose of the infonnational meeting was to allow City and County staff associated with the
Project to describe the requirements of Redevelopment Law, review the EIR and Preliminary Report
for the Project, review the redevelopment adoption process, discuss the proposed redevelopment
activities, and answer questions.
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cREddlnfj cRdeU"dojunmt dffjw.ay
EXHIBIT A
January 1998
Dear Interested Party:
Subject: PROJEer ADVISORY NOTICE
The City of Redding, the County of Shasta and the Redding Redevelopment Agency are exploring the
feasibility of establishing a redevelopment project to accomplish certain projects in the Lake Boulevard/Oasis
Road area. The purpose of this letter is to make you aware of this study and to give you background on why
it is occurring.
Currently, there are three existing redevelopment project areas in Redding. These are known as the Market
Street Project - Highway 273 Conidor, the Canby-HiIltop-Cypress Redevelopment Project in the Enterprise
area, and the SHASTEC Redevelopment Project along Airport Road. Revenues from these project areas
have enabled many needed public improvement projects to be completed. For example, without
redevelopment, it is likely that these projects and the resulting economic benefits of the projects would not
have been accomplished.
WHERE?
As proposed, the project area shown on the attached map runs along Lake Boulevard from approximately
Irish Road in the north to approximately Keswick Dam Road in the south and east along Oasis Road from
Lake Boulevard to just east of IS. The survey area consists of approximately 1,063 acres. Of these, 539 acres
(51%) are within the City of Redding, and 524 acres (49"/0) are within the County. It is possible that the area
may be adjusted as additional studies Occur.
WHAT IS PROPOSED?
In looking at this area, it is the opinion of the City and the County that neither they, nor the property owners,
nor the developers in the area, have the revenues individually or jointly to make the public improvements
needed in the area over the next 25 years.
Projects within this area that are hoped to be funded, or partially funded by redevelopment, include the
following:
- Widen several existing bridges;
- Traffic signals along Lake Boulevard;
- Improved lighting;
- Economic development activities to stimulate business growth in area;
- Improvements to existing dirt roads;
Safety improvements such as bike lanes and bus turnouts;
- Drainage improvements;
- Interchange improvements at Interstate 5/0asis Road;
- Housing rehabilitation;
- Improvement/expansion of existing park facilities in area.
<:Phon.: (916) 225.40....
760 <:Pa.J.vi<w c4v<mu. d?<ddinfJ. Ca[ifo,nia 96001
7=: (9,6) 225-..,26
Project Advisory Notice
WHAT IS REDEVELOPMENT?
2
January 1998
Redevelopment is a process established by State law whereby local agencies can form a redevelopment
project area to raise money to fund public improvements, remove blight, alleviate health and safety problems,
improve housing conditions, and remove conditions that can cause blight. A redevelopment project does not
raise taxes. A redevelopment project obtains the natural increase in property taxes that occurs in a projeCt
area through property appreciation and it then reinvests the money in the area.
For example, say you bought a house in 1975 for $50,000. Currently, you might be paying about $600 per
year in property taxes. In 1997, you sell that property to another party for $140,000. Upon the close of the
sale, the County Assessor reassesses the property tax to $1,400 per year, or a net gain of$800. Under State
law, the redevelopment project area would get the additional $800 for a period of time to fund the public
improvements, less funds obligated to be forwarded to schools or other agencies. The remaining $600 that
was previously paid continues to go to those taxing agencies that were previously receiving a share of the
$600. Also, as time goes by, the amount of property tax that goes to other agencies is stepped up in three
blocks so that they also share in the increase.
HOW LONG?
A Redevelopment Project would last an initial twenty years with an option to extend an additional ten years
if certain findings can be made. Most of the progress in terms of projects will be made in the latter years of
the project when there are more funds. Typically, revenues begin low and grow as the area grows.
HOW DOES THIS BENEFIT ME?
Property owners, residents, and business persons may benefit from redevelopment in several ways. The level
of personal benefit will probably depend on your circumstances. Generally, benefits can be seen in the
following areas, if the redevelopment project is formed and able to make improvements in the area:
· A wider range of jobs available by removing obstacles to development and redevelopment of
property;
· Improvements made to control or reduce flooding;
· Increased property values and opportunities to develop or redevelop property;
· Improved street systems that can handle the projected increases in traffic from growth within the
area and from outside the area that travels through the area;
· Elimination of adverse health and safety conditions;
· Public Works projects scheduled when they are needed, not years after they were needed;
· Low-interest funds for home improvements for eligible homeowners;
· More local dollars available to make public improvements.
Improvements made through the redevelopment process are an investment both in your neighborhood and
in the community.
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Project Advisory Notice.
WILL TIlIS CHANGE ZONING?
3
January 1998
No. Zoning is detennined by the local general plan of the jurisdiction where you are located. The goal of
redevelopment is to support these general plans.
WILL TIlIS RAISE MY TAXES?
No. Redevelopment only uses the natura1 property tax increase that occurs from land sales, subdivision, and
improvements. It is not a separate tax, nor does it raise taxes.
WHAT HAPPENS NOW?
A redevelopment project does not occur quickly. It takes hard work and active citizen involvement. Before
actual implementation of the redevelopment project, a redevelopment plan and environmental documents
must be prepared and approved. A draft Environmental Impact Report (EIR) and a Preliminary Report on
the proposed redevelopment project are currently being prepared and should be available for public review
and comment at the beginning of February. Informational public meetings will then be scheduled to discuss
the project and to solicit comment from the public.
In addition to these informational meetings, additional formal public hearings will be conducted by the City
Council of the City of Redding and the County Board of Supervisors prior to adoption of the project area.
It is anticipated that these public hearings will be held in the spring of 1998.
FURTIlER INFORMATION
If you would like additional information or would like to discuss the proposed redevelopment project, please
contact either of the following individuals:
CITY OF REDDING
Sarah Haddox, Senior Planner
Redding Redevelopment Agency
760 Parkview Avenue
Redding, California 96001
225-4041
COUNTY OF SHASTA
Julie Howard, Redevelopment Director
County Administrator's Office
1815 Yuba Street, Suite 2
Redding, California 96001
225-5550
, '-v ~ truly yours, I ( {r
~~l,- ~<S-yC
SARAH HADDOX
Senior Planner
Redding Redevelopment Agency
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OCTOBER 1996 SURVEY AREA MAP
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SOURCE:
DEVELOPMENT SERVICES DEPART\,(ENT
GIS DIVISION
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PROPOSED BUCKEYE REDEVELOPMENT,PROJECT AREA
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EXHIBIT B
Friday, April 14, 2lXXl
Record SearchlighJ
.
.. . ~'i~F,,+
Public Meeting Notice (aD})
. '., '1t(/F~Y
The City of Redding and the County of Shasta would like to announce an
upcoming public meeting and the availability of several reports related to the
establishment of the proposed Buckeye Redevelopment Project. The reports include
the Preliminaiy Report and the draft Redevelopment Plan, as well as environmental
documents pertaining to the Project. The proposed Project is a joint endeavor
between the City and the County focused on the elimination of blighting conditions
within the proposed Project Area. The Project Area runs along Lake Boulevard from
approximately Irish Road in the north to approximately Keswick Dam Road in the
south and east along Oasis Road from Lake Boulevard to just east of Interstate 5.
Upon adoption, the City and the County anticipate undertaking a variety of activities
within the Project. These activities may include road improvements, bridge
replacement or improvement, water system improvements, parks and open space
development, enhancement of street lighting and pedestrian safety, and economic
development activities. It is anticipated that the City and County will formally
consider adoption of the Buckeye Redevelopment Project in June 2000.
The above-described documentS are available for review or purchase at the
Redding Redevelopment Agency's office located 'on the third floor. of the new City
of Redding Civic Center, 777 Cypress Avenue, Redding; California. A public
meeting to discuss the Project has been scheduled for 5:30 p.m. .on Tuesday, April
25, 2000, in the Community Room located adjacent to the new City Council
Chambers at 777 Cypress Avenue, Redding, California. All interested persons are
invited to attend City and County staff will be available at that time to discuss the
Project and answer questions.
If you have questions or would like to discuss the proposed Project prior to the
meeting, please contact either ofthefollowing staff persons, Monday-Friday,
8:00a.m.-5:00p.m.: .
Sarah Haddox, Senior Planner
Redding Redevelopment Agency
777 Cypress Avenue
Redding, CA 9600 I
(530) 225-4041
shaddoxlalci.reddine.ca.us
Julie Howard, Executive Director
Shasta County Redevelopment Agency
1815 Yuba Street, Suite 2
Redding, CA 9600 I
(530) 225-5558
ihowardlalco. shasta.ca.us
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SECTION 7
PROJECT
ENVIRONMENTAL
IMPACT REPORT
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PROJECT ENVIRONMENTAL IMPACT REPORT
The Draft Environmental Impact Report (DEIR) for the Buckeye Redevelopment Project Area was
completed by the consulting firm of Wagstaff & Associates with the assistance of redevelopment
staff in January 1998. The DEIR was prepared pursuant to California Community Redevelopment
Law (Health and Safety Code 33333.3) and all relevant sections ofthe California Environmental
Quality Act (CEQA). The document was prepared to evaluate the potential environmental impacts
associated with the establishment and the planned activities of the Buckeye Redevelopment Project.
The document was distributed to all responsible agencies, affected parties, and interested persons
for the mandatory 45-day review period beginning February 13, 1998. A public hearing was held
before the Redding Planning Commission on April 18, 1998, to hear public testimony regarding the
DEIR. Notice of the public hearing was published in the Record Searchlight on March 13, 1998,
in advance of the hearings. No written or oral comments were received at the hearing.
During the DEIR review period, written comments were submitted by the following:
State of California, Department of Transportation
· Jerry L. Severson, Local Development Review Unit, District 2
State of California, Governor's Office of Planning and Research
. Antero A. Rivasplata, Chief, State Clearinghouse
Shasta County Department of Resource Management
· Marcelino Gonzalez, Associate Planner
City of Redding
· Bruce Russell, Distribution System Manager, Electric Utility
These comments and the lead agency's response thereto are contained in the Final Environmental
Impact Report (FEIR) EIR-I-97, completed in October 1998. The FEIR will be the subject of a
public hearing by the Redding City Council on June 6, 2000. At that time, the Redding City Council
as lead agency, will determine whether the document adequately addresses the Project's potential
environmental effects as required by CEQA. Following certification by the City Council that the
document has been completed in accordance the requirements of State CEQA guidelines, the FEIR
will serve as the principal background reference for environmental impact and mitigation
information for decision makers during subsequent deliberations pertaining to the Project itself.
In compliance with Section 33352[k] of the Community Redevelopment Law, the FEIR document
is incorporated by reference into this "Report to the Legislative Bodies."
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SECTION 8
REPORT FROM THE
COUNTY FISCAL OFFICER
-~
SHASTA COUNTY
OFFICE OF THE AUDITOR-CONTROLLER
Courtl1ouse, Room 104
Redding, Caii/omia 96001
Phone (530) 225-5771
November 19, 1999
RICK GRAHAM
AUDITOR-CONTROLLER
CONNIE REGNELL
ASST. AUDITOR-CONTROLLER
Phillip A. Perry
Assistant City Manager
City of Redding
760 Parkview Avenue
Redding, California 96001
)J~ .
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Re: Proposed Buckeye Redevelopment Project
Dear Mr. Perry:
The Redevelopment Agency of the City of Redding is proceeding with the adoption of the
Buckeye Redevelopment Project pursuant to provisions of California Community
Redevelopment Law. Part of this process involves establishing a base year valuation used for the
allocation of future taxes and notifying the affected agencies within the project area. Section
33328 of the Health and Safety Code requires that the Shasta County Auditor-Controller's Office
provide the Redevelopment Agency and all affected taxing entities with the following
information: (see attachments for details)
(a) The total assessed valuation of all taxable property within the project area as
shown on the base year assessment roll.
(b) The identification of each taxing agency levying taxes in the project area.
(c) The amount of tax revenue to be derived by each taxing agency from the base
year assessment roll from the project area, including state subventions for
homeowners.
(d) For each taxing agency, the total ad valorem tax revenues from all property within
its boundaries, whether inside or outside the project area.
(e) The estimated first year taxes available to the redevelopment agency, if any, based
upon information submitted by the redevelopment agency, broken down by taxing
agency.
(f) The assessed valuation of the project area for the preceding year, except for state
assessed property on the board roll.
Please note that all tax revenues presented are gross taxes before redevelopment, ERAF, and
County administrative cost adjustments. Additionally, all RDA projects adopted after January 1,
1994 are subject to the mandated pass through provisions contained in Health and Safety Code
Section 33607.5.
If you need any additional information or have any questions, please call me at 245-6651.
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Sincerely,
Rick Graham
Auditor-Controller
~~W~
By: Nancy Warsinger
Supervising Accountant/Property Tax Manager
Attachments
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BASE TAX BY TRA 11/15/99 I
1999/00 GROSS TAX LEVY INFORMATION I
BUCKEYE REDEVELOPMENT PROJECT
GROSS TAX LEVY
GROSS SEE PROJECT AREA I
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.368696483
001-006 04-0170 COUNTY GENERAL FUND 0.272418418 56,151 20,703
04-0371 SHASTA CO WATER AGENCY 0.001108628 229 84 I
04-3010 CO SCHOOLS SERVICE FUND 0.027340188 5,635 2,078
08-3610 S T & T JR COLLEGE 0.063531515 13,095 4,828
16-3110 GATEWAY UNIFIED 0.407367009 83,967 30,958 I
64-0462 SHASTA MOSQIVECT CONTROL 0.016289674 3,358 1,238
88-0824 CITY OF REDDING 0.211944569 43,686 16,107
93-0919 CSA #4 URBAN TRANSP -0- -0- -0-
1.000000 206,121 75,996 I
GROSS TAX LEVY
GROSS SEE PROJECT AREA I
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.108764169
001-007 04-0170 COUNTY GENERAL FUND 0.276912921 83,458 9,077
04-0371 SHASTA CO WATER AGENCY 0.001128248 340 37 I
04-3010 CO SCHOOLS SERVICE FUND 0.027798116 8,378 911
08-3610 S T & T JR COLLEGE 0.064598212 19,469 2,118
16-3110 GATEWAY UNIFIED 0.414187121 124,831 \3,577 I
88-0824 CITY OF REDDING 0.215375383 64,912 7,060
60-0442 BUCKEYE FIRE -0- -0- -0-
93-0919 CSA #4 URBAN TRANSP -0- -0- -0-
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0- I
1.000000 301,389 32,780
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.04346525
001-014 04-0170 COUNTY GENERAL FUND 0.27243164 81,268 3,532 I
04-0371 SHASTA CO WATER AGENCY 0.001099253 328 14
04-3010 CO SCHOOLS SERVICE FUND 0.027343929 8,157 355
08-3610 S T & T JR COLLEGE 0.063527687 18,951 824 I
16-3110 GA TEW A Y UNIFIED 0.407364998 121,519 5,282
64-0462 SHASTA MOSQIVECT CONTROL 0.016305593 4,864 211
88-0824 CITY OF REDDING 0.2119269 63,219 2,748
91-9103 TWIN VIEW AREA SM -0- -0- -0- I
93-0919 CSA #4 URBAN TRANSP -0- -0- -0-
1.000000 298,305 12,966
I
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BASETAXBYTRA 11/15/99
I 1999/00 GROSS TAX LEVY INFORMATION
BUCKEYE REDEVELOPMENT PROJECT
GROSS TAX LEVY
I GROSS TAX LEVY
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
I 0.20486607
001-015 04-0170 COUNTY GENERAl FUND 0.27693029 308,845 63,272
04-0371 SHASTA CO WATER AGENCY 0.001132101 1,263 259
04-3010 CO SCHOOLS SERVICE FUND 0.02n99378 31,003 6,351
I 08-3610 S T & T JR COLLEGE 0.064581237 72,024 14,755
16-3110 GA TEW A Y UNIFIED 0.414103239 461,826 94,612
88-0824 CITY OF REDDING 0.215453755 240,283 49,226
I 91-9103 TWIN VIEW AREA SM -0- -0- -0-
93-0919 CSA #4 URBAN TRANSP -0- -0- -0-
64-0462 SHASTA MOSQNECT CONTROL -0- -0- -0-
1.000000 1,115,243 228,475
I GROSS TAX LEVY
GROSS SEE PROJECT AREA
I TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.016623735
001-021 04-0170 COUNTY GENERAl FUND 0.26873385 41,538 691
04-0371 SHASTA CO WATER AGENCY 0.000968992 ISO 2
I 04-3010 CO SCHOOLS SERVICE FUND 0.026808786 4,144 69
08-3610 S T & T JR COLLEGE 0.062661499 9,686 161
16-3110 GA TEW A Y UNIFIED 0.431847545 66,751 1,110
I 88-0824 CITY OF REDDING 0.208979328 32,302 537
64-0462 SHASTA MOSQNECT CONTROL -0- -0- -0-
1.000000 154,570 2,570
I GROSS TAX LEVY
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
I 0.084525529
001-022 04-0170 COUNTY GENERAl FUND 0.276941219 23,441 1,981
04-0371 SHASTA CO WATER AGENCY 0.00113389 96 8
04-3010 CO SCHOOLS SERVICE FUND 0.027802975 2,353 199
I 08-3610 S T & T JR COLLEGE 0.064586357 5,467 462
16-3110 GA TEW A Y UNIFIED 0.414096517 35,050 2,963
88-0824 CITY OF REDDING 0.215439042 18,235 1,541
I 93-0919 CSA #4 URBAN TRANSP -0- -0- -0-
64-0462 SHASTA MOSQNECT CONTROL -0- -0- -0-
1.000000 84,642 7,154
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BASE TAX BY TRA 11/15/99
1999/00 GROSS TAX LEVY INFORMATION I
BUCKEYE REDEVELOPMENT PROJECT
GROSS TAX LEVY
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.904540142 I
001-044 04-0170 COUNTY GENERAL FUND 0.125965499 2,053 1,857
04-0371 SHASTA CO WATER AGENCY 0.001289491 21 19
04-3010 CO SCHOOLS SERVICE FUND 0.028368794 462 418
08-3610 S T & T 1R COLLEGE 0.066408769 1,082 979 I
16-3110 GATEWAY UNIFIED 0.42488717 6,925 6,264
60-0445 SHASTA LAKE FIRE 0.195035461 3,179 2,875
88-0824 CITY OF REDDING 0.158044817 2,576 2,330 I
64-0462 SHASTA MOSQNECT CONTROL -0- -0- -0-
1.000000 16,299 14,743
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.001719858 I
001-051 04-0170 COUNTY GENERAL FUND 0.246436484 36,765 63
04-0371 SHASTA CO WATER AGENCY 0.001216545 181 0
04-3010 CO SCHOOLS SERVICE FUND 0.0324412 4,840 8
08-3610 S T & T 1R COLLEGE 0.076236821 11,373 20 I
16-3110 GA TEW A Y UNIFIED 0.48783455 72,778 125
60-0442 BUCKEYE FIRE -0- -0- -0-
40-0391 FIRE PROTECTION CSA #1 -0- -0- -0- I
88-0824 CITY OF REDDING 0.1558344 23,248 40
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
1.000000 149,185 257
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY I
0.197569656
001-052 04-0170 COUNTY GENERAL FUND 0.268604813 31,043 6,133
04-0371 SHASTA CO WATER AGENCY 0.001112811 129 25
04-3010 CO SCHOOLS SERVICE FUND 0.026985673 3,119 616 I
08-3610 S T & T 1R COLLEGE 0.062595632 7,234 1,429
16-3110 GA TEW A Y UNIFIED 0.431770761 49,900 9,859
88-0824 CITY OF REDDING 0.20893031 24,146 4,771
93-0919 CSA #4 URBAN TRANSP -0- -0- -0- I
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
1.000000 115,570 22,833
I
I
8 I
I
I
I
I BASE TAX BY TRA 11/15/99
1999/00 GROSS TAX LEVY INFORMATION
I BUCKEYE REDEVELOPMENT PROJECT
GROSS TAX LEVY
GROSS TAX LEVY <:)
GROSS SEE PROJECT AREA
I TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.228012046
001-118 04-170 COUNTY GENERAL FUND 0.194792419 528 120
I 04-0371 SHASTA CO WATER AGENCY 0.001343183 4 1
04-3010 CO SCHOOLS SERVICE FUND 0.033523618 91 21
08-3610 S T & T JR COLLEGE 0.077848668 211 48
16-3110 GA TEW A Y UNIFIED 0.536657712 1,456 332
I 88-0824 CITY OF REDDING 0.1558344 423 96
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
1.000000 2,713 619
I GROSS TAX LEVY
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
I 0.037480847
001-309 04-0170 COUNTY GENERAL FUND 0.284186929 409 15
04-0371 SHASTA CO WATER AGENCY 0.001207105 2 0
I 04-3010 CO SCHOOLS SERVICE FUND 0.028453182 41 2
08-3610 S T & T JR COLLEGE 0.066218314 95 4
16-3110 GATEWAY UNIFIED 0.424900845 612 23
88-0824 CITY OF REDDING 0.195033627 281 11
I 64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
1.000000 1,440 54
I GROSS TAX LEVY
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
1
I 001-310 04-0170 COUNTY GENERAL FUND 0.325884455 18 18
04-0371 SHASTA CO WATER AGENCY 0.001330723 0 0
04-3010 CO SCHOOLS SERVICE FUND 0.03270726 2 2
I 08-3610 S T & T JR COLLEGE 0.075993765 4 4
16-3110 GATEWAY UNIFIED 0.487244074 26 26
88-0824 CITY OF REDDING 0.076839724 4 4
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
I 1.000000 54 54
I
I
I 9
I
I
I
BASE TAX BY TRA 11115/99
1999/00 GROSS TAX LEVY INFORMATION I
BUCKEYE REDEVELOPMENT PROJECT
GROSS TAX LEVY
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
Q.400115093 I
082-011 04-0170 COUNTY GENERAL FUND 0.325884455 111,611 44,657
04-0371 SHASTA CO WATER AGENCY 0.001330723 456 182
04-3010 CO SCHOOLS SERVICE FUND 0.03270726 11,202 4,482
08-3610 S T & T JR COLLEGE 0.075993765 26,027 10,414 I
16-3110 GATEWAY UNIFIED 0.487244074 166,874 66,769
40-0386 CSA #15 STREET LIGHTING -0- -0- -0-
60-0442 BUCKEYE FIRE 0.076839724 26,317 10,530 I
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
1.000000 342,486 137,034
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
1 I
082-013 04-0170 COUNTY GENERAL FUND 0.329787234 45 45
04-0371 SHASTA CO WATER AGENCY -0- -0- -0-
04-3010 CO SCHOOLS SERVICE FUND 0.031914894 4 4
08-3610 S T & T JR COLLEGE 0.074468085 10 10 I
16-3110 GATEWAY UNIFIED 0.489361702 66 66
40-0386 CSA #15 STREET LIGHTING -0- -0- -0-
40-0391 FIRE PROTECT SERV AREA #1 0.074468085 10 10 I
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- -0-
1.000000 136 136
GROSS TAX LEVY I
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.925768175 I
082-014 04-0170 COUNTY GENERAL FUND 0.325887842 25,668 23,763
04-0371 SHASTA CO WATER AGENCY 0.001339324 105 98
04-3010 CO SCHOOLS SERVICE FUND 0.032705435 2,576 2,385
08-3610 S T & T JR COLLEGE 0.075995852 5,986 5,541 I
16-3110 GATEWAY UNIFIED 0.487254817 38,378 35,530
40-0386 CSA #15 STREET LIGHTING -0- -0- -0-
60-0442 BUCKEYE FIRE 0.076816729 6,050 5,601
64-0462 SHASTA MOSQIVECT CONTROL -0- -0- .0- I
1.000000 78,765 72,918
I
I
10 I
I
I BASE TAX BY TRA 11/19/99
1999/00 GROSS TAX LEVY INFORMA nON
I BUCKEYE REDEVELOPMENT PROJECT
GROSS TAX LEVY
GROSS TAX LEVY
GROSS SEE PROJECT AREA
I TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
1
082-015 04-0170 COUNTY GENERAL FUND 0.325454546 17 17
I 04-0371 SHASTA CO WATER AGENCY 0.001818182 0 0
04-3010 CO SCHOOLS SERVICE FUND 0.032727273 2 2
08-3610 S T & T JR COLLEGE 0.076363636 4 4
16-3110 GA TEW A Y UNIFIED 0.487272727 26 26
I 40-0386 CSA #15 STREET LIGHTING .0- -0- .0-
60-0442 BUCKEYE FIRE 0.076363636 4 4
93-0919 CSA #4 URBAN TRANSP .0- -0- .0-
I 64-0462 SHASTA MOSQNECT CONTROL .0- -0- .0-
1.000000 54 54
I GROSS TAX LEVY
GROSS SEE PROJECT AREA
TRA FUND AGENCY INCREMENT % TAX LEVY PAGE 3 ONLY
0.951365606
I 082-091 04-0170 COUNTY GENERAL FUND 0.284186929 1,676 \,595
04-0371 SHASTA CO WATER AGENCY 0.001207105 7 7
04-3010 CO SCHOOLS SERVICE FUND 0.028453182 168 160
08-3610 S T & T JR COLLEGE 0.066218314 39\ 372
I 16-3110 GATEWAY UNIFIED 0.424900845 2,507 2,385
40-0386 CSA #15 STREET LIGHTING -0- -0- .0-
60-0442 BUCKEYE FIRE 0.195033627 1,151 1,095
I 64-0462 SHASTA MOSQNECT CONTROL . -0- -0- -0-
1.000000 5,899 5,612
I SUMMARY
GROSS TAX GROSS TAX TOTAL AB 8 *
PROJECT AREA TOTAL GROSS TAX AB454
I FUND AGENCY ONLY TRA LEVY TAX TOTAL
04-0170 couNTY GENERAL FUND 177,540 804,535 21,649,158 2,328,588 23,977,746
04-0371 SHASTA CO WATER AGENCY 737 3,310 94,786 9,704 104,490
I 04-3010 CO SCHOOLS SERVICE FUND 18,062 82,177 2,335,794 239,775 2,575,569
08-3610 S T & T JR COLLEGE 41,972 191,109 5,409,187 548,305 5,957,492
16-3110 GATEWAY UNIFIED 269,907 1,233,493 5,511,668 362,815 5,874,483
I 40-0386 CSA #15 STREET LIGHTING .0- -0- 65,387 5,942 71,329
40-0391 FIRE PROTECT SERV AREA #1 10 10 1,109,220 102,012 1,21\,232
60-0442 BUCKEYE FIRE 17,230 33,522 75,553 2,466 .78,019
60-0445 SHASTA LAKE FIRE 2,875 3,179 432,612 16,405 449,017
I 64-0462 SHASTA MOSQNECT CONTROL 1,449 8,222 775,571 27,445 803,016
88-0824 CITY OF REDDING 84,471 513,315 8,011,064 237,111 8,248,175
91-9\03 TWIN VIEW AREA SM .0- -0- .0- .0- .0-
I 93-0919 CSA #4 URBAN TRANSP .0- -0- .0- -0- -0-
614,255 2,872,87\ 45,470,000 3,880,568 49,350,568
I *AB8 TAX a GROSS TAX LEVY BEFORE ERAF, RDA AND ADMIN ADJUSTMENTS.
I 11
I
TRA ATI FACTORS I
001-006 04-0170 COUNTY GENERAL FUND 0.272418418 I
001-006 04-0371 SHASTA CO WATER AGENCY 0.001108628
001-006 04-3010 CO SCHOOLS SERVICE FUND 0.027340188 I
001-006 08-3610 S T & T JR COLLEGE 0.063531515
001-006 16-3110 GA TEW A Y UNIFIED 0.407367009 I
001-006 64-0462 SHASTA MOSQNECT CONTR' 0.016289674
001-006 88-0824 CITY OF REDDING 0.211944569
001-006 93-0919 CSA #4 URBAN TRANSP 0 I
001-007 04-0170 COUNTY GENERAL FUND 0.276912921 I
001-007 04-0371 SHASTA CO WATER AGENCY 0.001128248
001-007 04-3010 CO SCHOOLS SERVICE FUND 0.027798116 I
001-007 08-3610 S T & T JR COLLEGE 0.064598212
001-007 16-3110 GA TEW A Y UNIFIED 0.414187121
001-007 88-0824 CITY OF REDDING 0.215375383 I
001-007 93-0919 CSA #4 URBAN TRANSP 0
001-007 64-0462 SHASTA MOSQNECT CONTR 0
I
001-014 04-0170 COUNTY GENERAL FUND 0.27243164 I
001-014 04-0371 SHASTA CO WATER AGENCY 0.001099253
001-014 04-3010 CO SCHOOLS SERVICE FUND 0.027343929
001-014 08-3610 S T & T JR COLLEGE 0.063527687 I
001-014 16-3110 GA TEW A Y UNIFIED 0.407364998
001-014 64-0462 SHASTA MOSQNECT CONTRo 0.016305593
001-014 88-0824 CITY OF REDDING 0.2119269 I
001-014 91-9103 TWIN VIEW AREA SM 0
001-014 93-0919 CSA #4 URBAN TRANSP 0 I
001-015 04-0170 COUNTY GENERAL FUND 0.27693029 I
001-015 04-0371 SHASTA CO WATER AGENCY 0.001132101
001-015 04-3010 CO SCHOOLS SERVICE FUND 0.027799378
001-015 08-3610 S T & T JR COLLEGE 0.064581237 I
001-015 16-3110 GA TEW A Y UNIFIED 0.414103239
001-015 88-0824 CITY OF REDDING 0.215453755 I
001-015 91-9103 TWIN VIEW AREA SM 0
001-015 93-0919 CSA #4 URBAN TRANSP 0
001-015 64-0462 SHASTA MOSQNECT CONTR' 0 I
12 I
I
I
I 001-021 04-0170 COUNTY GENERAL FUND 0.26873385
001-021 04-0371 SHASTA CO WATER AGENCY 0.000968992
001-021 04-3010 CO SCHOOLS SERVICE FUND 0.026808786
I 001-021 08-3610 S T & T JR COLLEGE 0.062661499
001-021 16-3110 GA TEW A Y UNIFIED 0.431847545
I 001-021 88-0824 CITY OF REDDING 0.208979328
001-021 64-0462 SHASTA MOSQNECT CONTR' 0
I 001-022 04-0170 COUNTY GENERAL FUND 0.276941219
001-022 04-0371 SHASTA CO WATER AGENCY 0.00113389
I 001-022 04-3010 CO SCHOOLS SERVICE FUND 0.027802975
001-022 08-3610 S T & T JR COLLEGE 0.064586357
I 001-022 16-3110 GA TEW A Y UNIFIED 0.414096517
001-022 88-0824 CITY OF REDDING 0.215439042
001-022 93-0919 CSA #4 URBAN TRANSP 0
I 001-022 64-0462 SHASTA MOSQNECT CONTR 0
I 001-044 04-0170 COUNTY GENERAL FUND 0.125965499
001-044 04-0371 SHASTA CO WATER AGENCY 0.001289491
I 001-044 04-3010 CO SCHOOLS SERVICE FUND 0.028368794
001-044 08-3610 S T & T JR COLLEGE 0.066408769
001-044 16-3110 GA TEW A Y UNIFIED 0.42488717
I 001-044 60-0445 SHASTA LAKE FIRE 0.195035461
001-044 88-0824 CITY OF REDDING 0.158044817
001-044 64-0462 SHASTA MOSQNECT CONTR 0
I
I 001-051 04-0170 COUNTY GENERAL FUND 0.246436484
001-051 04-0371 SHASTA CO WATER AGENCY 0.001216545
001-051 04-3010 CO SCHOOLS SERVICE FUND 0.0324412
I 001-051 08-3610 S T & T JR COLLEGE 0.076236821
001-051 16-3110 GA TEW A Y UNIFIED 0.48783455
001-051 88-0824 CITY OF REDDING 0.1558344
I 001-051 64-0462 SHASTA MOSQNECT CONTR' 0
I
I
I 13
I
I
001-052 04-0170 COUNTY GENERAL FUND 0.268604813
001-052 04-0371 SHASTA CO WATER AGENCY 0.001112811 I
001-052 04-3010 CO SCHOOLS SERVICE FUND 0.026985673
001-052 08-3610 S T & T JR COLLEGE 0.062595632
001-052 16-3110 GA TEW A Y UNIFIED .0.431770761 I
001-052 88-0824 CITY OF REDDING 0.20893031
001-052 93-0919 CSA #4 URBAN TRANSP 0 I
001-052 64-0462 SHASTA MOSQNECT CONTh 0
001-118 04-170 COUNTY GENERAL FUND 0.194792419 I
001-118 04-0371 SHASTA CO WATER AGENCY 0.001343183
001-118 04-3010 COSCHOOLSSER~CEFUND 0.033523618 I
001-118 08-3610 S T & T JR COLLEGE 0.077848668
001-118 16-3110 GA TEW A Y UNIFIED 0.536657712 I
001-118 88-0824 CITY OF REDDING 0.1558344
001-118 64-0462 SHASTA MOSQNECT CONTh 0
I
001-309 04-0170 COUNTY GENERAL FUND 0.284186929
001-309 04-0371 SHASTA CO WATER AGENCY 0.001207105 I
001-309 04-3010 CO SCHOOLS SERVICE FUND 0.028453182
001-309 08-3610 S T & T JR COLLEGE 0.066218314 I
001-309 16-3110 GA TEW A Y UNIFIED 0.424900845
001-309 88-0824 CITY OF REDDING 0.195033627
001-309 64-0462 SHASTA MOSQNECT CONTRo 0 I
001-310 04-0170 COUNTY GENERAL FUND 0.325884455 I
001-310 04-0371 SHASTA CO WATER AGENCY 0.001330723
001-310 04-3010 CO SCHOOLS SERVICE FUND 0.03270726 I
001-310 08-3610 S T & T JR COLLEGE 0.075993765
001-310 16-3110 GA TEW A Y UNIFIED 0.487244074
001-310 88-0824 CITY OF REDDING 0.076839724 I
001-310 64-0462 SHASTA MOSQNECT CONTR' 0
I
I
I
14 I
I
I
082-011 04-0170 COUNTY GENERAL FUND 0.325884455
I 082-011 04-0371 SHASTA CO WATER AGENCY 0.001330723
082-011 04-3010 CO SCHOOLS SERVICE FUND 0.03270726
082-011 08-3610 S T & T JR COLLEGE 0.075993765
I 082 -0 11 16-3110 GA TEW A Y UNIFIED 0.487244074
082-011 40-0386 CSA #15 STREET LIGHTING 0
I 082-011 60-0442 BUCKEYE FIRE 0.076839724
082-011 64-0462 SHASTA MOSQNECT CONTR< 0
I 082-013 04-0170 COUNTY GENERAL FUND 0.329787234
082-013 04-0371 SHASTA CO WATER AGENCY 0
I 082-013 04-3010 CO SCHOOLS SERVICE FUND 0.031914894
082-013 08-3610 S T & T JR COLLEGE 0.074468085
I 082-013 16-3110 GA TEW A Y UNIFIED 0.489361702
082-013 40-0386 CSA #15 STREET LIGHTING 0
082-013 40-0391 FIRE PROTECT SERV AREA #J 0.074468085
I 082-013 64-0462 SHASTA MOSQNECT CONTR' 0
I 082-014 04-0170 COUNTY GENERAL FUND 0.325887842
082-014 04-0371 SHASTA CO WATER AGENCY 0.001339324
I 082-014 04-3010 CO SCHOOLS SERVICE FUND 0.032705435
082-014 08-3610 S T & T JR COLLEGE 0.075995852
082-014 16-3110 GA TEW A Y UNIFIED 0.487254817
I 082-014 40-0386 CSA #15 STREET LIGHTING 0
082-014 60-0442 BUCKEYE FIRE 0.076816729
082-014 64-0462 SHASTA MOSQNECT CONTR< 0
I
I 082-015 04-0170 COUNTY GENERAL FUND 0.325454546
082-015 04-0371 SHASTA CO WATER AGENCY 0.001818182
082-015 04-3010 CO SCHOOLS SERVICE FUND 0.032727273
I 082-015 08-3610 S T & T JR COLLEGE 0.076363636
082-015 16-3110 GATEWAY UNIFIED 0.487272727
082-015 40-0386 CSA #15 STREET LIGHTING 0
I 082-015 60-0442 BUCKEYE FIRE 0.076363636
082-015 93-0919 CSA #4 URBAN TRANSP 0
I 082-015 64-0462 SHASTA MOSQNECT CONTR< 0
I
I 15
082-091 04-0170
082-091 04-0371
082-091 04-3010
082-091 08-3610
082-091 16-3110
082-091 40-0386
082-091 60-0442
082-091 64-0462
COUNTY GENERAL FUND
SHASTA CO WATER AGENCY
CO SCHOOLS SERVICE FUND
S T & T JR COLLEGE
GA TEW A Y UNIFIED
CSA #15 STREET LIGHTING
BUCKEYE FIRE
SHASTA MOSQNECT CONTR'
16
0.284186929
0.001207105
0.028453182
0.066218314
0.424900845
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0.195033627
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SECTION 9
ANALYSIS OF REPORT
FROM THE
COUNTY FISCAL OFFICER
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ANALYSIS OF REPORT FROM THE COUNfY FISCAL OFFICEll
The County Fiscal Officer's Report required by Health and Safety Code (H&S) Section 33328 was
originally completed by the Shasta County Auditor-Controller's Office and transmitted to the Redding
Redevelopment Agency on December 30, 1997. Due to delays experienced in the adoption process, an
updated 33328 Report was requested from the County on September 19,1999. It was delivered to the
Agency on November 19, 1999. This later document is included in this Report to the Legislative Bodies
as Section 8, "Report From the County Fiscal Officer." The later fiscal Report uses as the Project Base
Year fiscal year 1999-00. The total assessed valuation of all taxable property within the project area as
shown on the base year assessment roll is $61,462,376.
As noted in the County Fiscal Officer's Report, the local taxing entities that may be affected by the Plan
include the Shasta County Office of Education, the Shasta-Tehama-Trinity Joint Community College
District, Shasta County Fire Protection Service Area # I, the Gateway Unified School District, the Shasta
County Water Agency, the Shasta Mosquito & Vector Control District, the Buckeye Fire Protection
District, and the Shasta Lake Fire District.
Current Community Redevelopment Law contained at H & S Code Section 33607.5 establishes the
statutory method of pass-through payments that will be made to these entities through the life of the
Project. The County Fiscal Officer's Report details the fiscal year 1999-00 total ad valorem tax revenue
received by each of the taxing entities as well as the portion of tax revenue each entity received from the
Project Area. As detailed on the Report, the tax revenues from the Project Area make up only a small
portion of each taxing entity's total ad valorem tax revenues from all the property within its boundaries
as shown in Table I on the following page.
The Redevelopment Agency has maintained a steady flow of information to each of these entities
regarding the proposed Buckeye Project. Individual and group meetings have been scheduled with each
of the taxing entities throughout the process. Topics discussed during the consultations with the taxing
entities included information on the statutory pass-through amounts, descriptions of the proposed projects,
project activity time lines, and anticipated growth within the Project Area. A summary of both formal
and informal consultation meetings is contained in Table 2. No objection to the formation of the Project
was voiced by any of the taxing entities.
K:\BUCKEYE\OTHERISEClN9b.wpd
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taxents.wk3
20-Apr-oOl
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TABLE 1
ALLOCATION OF PROPERTY TAX REVENUE DERIVED FROM
PROJECT AREA BY AFFECTED TAXING ENTITIES IN FY 1999-00 (BASE YEAR)
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1(1)
[ .'
IAffected Taxing Enti~
" e
(2)
Total Coun
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Estimated Distribution of : (4)" ' . i
1999.QO Pro e Tax Project Area Revenue i
(3) As A Percent Of Total
'Total Project Area Coun Tax Revenue'
, I '
$104,490 I $737 i 0.705% I
$2,575,569 [ $18,062 i 0.701% i
$5,957,492 i $41,972, 0.705%!
$5,874,4831 $269'9071' 4.595% I
$71,329, $0 0.000%
$1,211,2321 $10, 0.001%
$78,019 $17,230 [ 22.084%
$449,017 $2'8751 0.6<0% 'I
$803,016 $1,449 0.180%
$23,977,746 $177,540 0.740% I'
$8,248,1751 $84,471 1.024%
$49,350,568 !___ $614,253 i --1~24507.1
Shasta County Water Agency
County Schools Service Fund
S T & T Jr. College
i Gateway Unified
i CSA #15 Street Lighting
i Fire Protection Service Area #1
i Buckeye Fire District
I Shasta Lake Fire
i Shasta MosquitoNector Control
I Shasta County General Fund
LCity_ of Redding
i
,
1(1) (2) (3) The information in these columns was transposed directly from the Shasta County Auditor-Controller's
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I' (4) The figures in this column represent the percentage of the total property tax revenue that is derived
, from the Project Area. These percentages were computed by dividing the Total Project Area entry in
, Column (3) by the Total County in Column (2).
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SECTION 10
NEIGHBORHOOD
IMPACT REPORT
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NEIGHBORHOOD IMPACT REPORT
Section 33352(m) of the California Redevelopment Law (CRL) requires the preparation of a
neighborhood impact report if a redevelopment project contains low- or moderate-income housing.
The purpose of the report is to describe in detail the impact of the project upon the residents of the
project area and surrounding areas in terms of relocation, traffic circulation, environmental quality,
availability of community facilities and services, effect on school population and quality of
education, property assessments and taxes, and other matters affecting the physical and social quality
of the neighborhood. The neighborhood impact report is also to include: (a) the number of dwelling
units housing persons and families oflow or moderate income expected to be destroyed or removed
from the low- and moderate-income housing market as part of the redevelopment project; (b) the
number of persons and families [households] of low or moderate income expected to be displaced
by the project; (c) the general location of housing to be rehabilitated, developed, or constructed
pursuant to Section 33413 of the CRL; (d) the number of dwelling units housing persons and
families of low and moderate income planned for construction or rehabilitation, other than
replacement housing; (e) the projected means of financing the proposed dwelling units for housing
persons and families oflow and moderate income planned for construction or rehabilitation; and (f) a
projected timetable for meeting the plan's relocation, rehabilitation, and replacement housing
objectives.
Because the Buckeye Project Area contains persons and families with low or moderate incomes, a
neighborhood impact report is included herein. Due to overlapping among the data required in the
Environmental Impact Report (EIR), the Plan for Relocation, the Implementation Plan, and the
Neighborhood Impact Report--all of which are contained in this Report--cross-referencing is
employed in order to reflect the most comprehensive data source and to avoid repetition where
possible.
A. Impact on Residents in Project Area and Surrounding Area
The Environmental Impact Report (EIR), referenced in Part 7 of this Report to the
Legislative Bodies, presents information on the potential impacts of the Project upon
residents in the Project Area and the surrounding areas, in terms of the transportation system;
environmental quality; availability of community facilities and services, including the school
system serving the Project Area; and other matters affecting the physical and social quality
of the neighborhood.
The EIR identifies single-family residential land uses as being located throughout the Project
Area. Multi-family uses are primarily located immediately west of Lake Boulevard at Oasis
Road, along the east side of Lake Boulevard between Nicholas A venue and St. Marks Street,
and in the Buckeye Terrace area in the southerrunost portion of the redevelopment area.
Residential uses in general, comprise the primary land use within the Project. It is estimated
that approximately 3,400 persons currently reside in the Project Area. While no income
means testing has been done as part of the redevelopment analysis, it is likely that a large
percentage of the Project Area residents have household incomes at the low- to moderate-
income level.
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The EIR determined that there were no significant impacts pertaining to the operation or
adequacy of the transportation system within the redevelopment area solely related to the
establishment ofthe project area. The EIR determined that redevelopment stimulated growth
in the project area may have a significant impact on air quality however, these potential
impacts would be reduced to a level of insignificance when the recommended mitigation
measures are implemented. Other identified significant environmental impacts, such as
population growth and related impacts to the housing supply and availability of community
services, were also found to be able to be mitigated to a less than significant level upon
implementation of the recommended mitigation measures. The following is a summary of
analysis on these issues provided in the EIR and the potential impacts to the redevelopment
area residents, including the benefits of redevelopment as they relate to quality of life and
property assessment and taxes.
1. Traffic Circulation, Environmental Quality, and Community Facilities and
Services
a. Traffic Circulation
The EIR examined potential traffic impacts at 24 intersections and a number
of road sections in and around the Project Area that would result from Project
build-out. The EIR build-out scenario assumes some amount of cumulative
community-wide development coupled with 85 percent build-out of the
redevelopment area by year 2020. In addition, a number of roadway and
intersection improvements identified by City, County, and State agencies as
needed and likely to be constructed by the year 2020 with or without
redevelopment were assumed to be in place. Cumulative-with-project traffic
projections (anticipated traffic plus additional traffic generated by the
Project) under the "worst case" build-out scenario will not significantly
impact the majority of the roadway system due to the redevelopment project
alone. The vast majority of significant impacts are identified to occur with
or without the redevelopment project. In the EIR, a redevelopment
plan/project-related adverse roadway system impact is considered to be
"significant" and in need of mitigation ifthe addition of project-related traffic
would change operational conditions at an analyzed roadway link or
intersection from an existing level of service (LOS) C or better to a projected
LOS D or worse. Under this criteria, no significant project impacts on
roadway segments or intersections were identified. The anticipated
circulation system improvements will serve to enhance the residents' ability
to travel safely and expediently to destinations both inside and outside of the
Project Area.
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b.
Environmental Quality
i. Air Quality
While the Project is anticipated to have a significant impact on air
quality, these impacts can be mitigated to a less than significant level
upon application of the recommended mitigation measures. Although
the proposed Project would not in and of itself create new
development, it potentially could accelerate the time line for
development and as a result, accelerate the potential for air pollution
related to that development. Nearly all of the anticipated air pollution
will be generated by an increased number of vehicles traveling to and
from the Project Area. To reduce the increase in air pollution,
mitigation measures are recommended that include: 1) improvements
to the circulation system to reduce congestion and increase average
travel speed; 2) requirements that additional measures designed to
reduce vehicle trips and miles be adopted on a project-by-project
basis; 3) encouraging and facilitating the use of alternative modes of
transportation; and 4) requiring future development to comply with
the Transportation Control Measures outlined in the Shasta County
Air Quality Management District's (SCAQMD) Rules and
Regulations. With the implementation of the mitigation measures,
change in the levels of air pollution will not significantly affect
residents in the Project Area or expose residents to a substantial
concentration of air pollution due to new development.
ii. Population Growth, Employment, and Housing
Based upon analysis contained within the EIR, the projected
population within the Project Area under the build-out scenario in
year 2020 is anticipated to be approximately 4,500, an increase of
32% (1,100 persons) over the existing population, or an increase of
approximately 55 persons per year. New redevelopment assisted
housing opportunities, growth in the economic base resulting in
additional job opportunities due to new businesses locating in the
Project or expansion of existing businesses, and improved public
amenities provided through the redevelopment project all may
stimulate additional persons to locate to the Project Area. The
anticipated population increase does not result in a significant impact
for the following reasons. First, the population increase would occur
incrementally over the life of the Project. Second, within the Project
there is sufficient land suitable for new or intensified residential
development, both single and multifamily, to accommodate the
additional population.
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The establishment and implementation of the redevelopment project
would stimulate the development of additional commercial activity
in the Project Area. Additional permanent job opportunities would
be made available to both residents of the area and of the surrounding
community. Short-term construction jobs would also be created by
project-assisted real estate and infrastructure development over the
project's implementation period. Both permanent and temporary
employment opportunities represent a significant, beneficial impact
of the Project for area residents.
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In general, current and future residents will benefit by the increased
housing choices; increased job opportunities; and improved public
amenities such as recreational facilities, enhanced lighting, improved
streets, and new pedestrian amenities such as sidewalks anticipated
to be a result of the redevelopment project.
iii. Other Environmental Issues
The EIR analyzes a variety of other environmental issues potentially
affected by the establishment of the Project and the resulting impact
on the existing residents of the Project Area. These include visual
impacts of increased development; noise; loss of natural environment
due to urbanization; and impacts to biological, natural, and cultural
resources. The EIR found that all potential impacts could be
mitigated to a less than significant level when the identified
mitigation measures were implemented. For this reason, Project Area
residents will not be negatively affected by the establishment of the
Project.
c.
Community Facilities and Services
i. School Population and Quality of Education
Currently, Project Area K-12 students attend schools within the
Gateway Unified School District (Gateway). Gateway had a district-
wide October 1999 enrollment of approximately 3,820 students. Two
of the District's ten schools are located in or adjacent to the Project
Area, Buckeye Elementary School and Buckeye Middle School.
High school age students within the Project Area attend Central
Valley High School, located outside of the redevelopment area to the
north in the City of Shasta Lake. As of October 1999, Buckeye
Elementary reported an enrollment of 493 students, Buckeye Middle
School reported 424 students, and Central Valley High School
reported 1,061 students. Over the past several years, enrollment has
dropped below capacity for Buckeye Elementary and Middle Schools
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while the high school remains substantially over capacity by 200+
students.
The Shasta- Trinity-Tehama Community College District also serves
the Buckeye Project Area. Shasta College, which is currently
operating at close to capacity, had an estimated enrollment of 7,245
full-time students in October 1999.
The EIR estimates that 172 additional K-12 students would be
generated under the build-out scenario in the Project Area. Although
the Project would accelerate development, this would take place over
a period of time such that no rapid increase in student numbers would
occur in any given year.
Redevelopment regulations require redevelopment agencies to pay
statutory "pass-through" payments to school districts and other taxing
agencies. These statutory pass-throughs are intended to alleviate
adverse impacts which school districts may encounter as a result of
redevelopment activities, including the need to build schools to
accommodate any increased enrollment. Each school district also
receives a State "backfill" amount calculated to offset any revenue
loss to the school district due to the redevelopment project.
In addition, future commercial/industrial development as well as
residential development in the Project Area will be subject to
development fees of $0.31 per square foot and $1.93 per square foot,
respectively, pursuant to California State Education Code Section
17620 et al. This provides authority for development fees to be
levied by local school districts to assist in building new schools
and/or renovating existing schools.
Based upon the analysis contained within the EIR, potential impacts
to the capacity of Project Area schools to accommodate the
anticipated incremental growth attributable to the redevelopment
activity will be mitigated to a less than significant level through the
collection of redevelopment "pass-through" payments, State
education subvention funds, and developers' fees.
ii.
Police, Fire, and Utilities
In addition to the potential impact to the Project Area school system
described above, establishment of the Project Area and the
acceleration of development has the potential to impact the effective
delivery of urban services, including police and fire protection,
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water delivery, storm drainage, and sewer services. The EIR analyzes
the potential impact of the Project Area on these systems. It
concludes that while development may be facilitated by the
establishment of the Project, the delivery of efficient urban services
to both current and future residents will not be negatively impacted.
The EIR contains mitigation measures that will effectively mitigate
any potential impacts to a less than significant level. In addition, it
is anticipated that redevelopment revenues generated by the Project
will be utilized to enhance the existing water delivery system and the
storm drainage system within the redevelopment area. These
enhancements will benefit existing residents and property owners by
providing greater access to the urban water system, providing
increased fire flow capacity, and providing greater protection from
flooding during storm events.
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2.
Property Assessment and Taxes
In general, the taxable valuations of property within the Buckeye Project Area and
adjoining area should increase as development is facilitated by redevelopment of the
Project Area. Existing property owners will not be reassessed, however, unless
individual properties are developed, redeveloped, or sold. Both within and outside
the Project Area, the assessor may only increase property valuations for existing
properties at the maximum rate of two percent per year allowed under Proposition
13, regardless of Project-related actions. New development within the Project Area
will be assessed at market value, as determined by the assessor. And, in cases where
property changes hands, the assessor will likely assess the property at the newly
recorded market value. Additionally, the assessor will reassess the added value to
property and improvements due to any new development or rehabilitation which
occurs.
In 1999 the City of Redding began work on a "Specific Plan" and EIR to plan for the
organized development of properties in the vicinity of the Oasis Road/l-5
interchange. Some of these properties are within the Buckeye Project Area. When
development occurs, as allowed by Assembly Bill 1600, the City will collect
additional fees as reimbursement for costs incurred for preparation of the Specific
Plan and EIR.
The only other matter potentially affecting property taxes in the Project Area and
surrounding area would be the possibility of additional levies resulting from
formation of special assessment districts. There are no other specific proposals for
formation of additional special assessment districts at this time. A parcel evaluation
would be undertaken at a later date should it be desired to create a special assessment
district within the Project Area. Special assessment districts for various legally
permitted purposes may be established by the participating jurisdictions in the
manner provided by the law where feasible irrespective of whether a redevelopment
project is proposed or has been adopted.
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B.
Relocation and Low and Moderate Income Housing
1. Housing Units to be Destroyed or Removed
Whenever dwelling units housing persons and families oflow and moderate income
are destroyed orremoved from the low- and moderate-income housing market as part
of redevelopment activities in the Project Area, the redevelopment agencies
participating in the Project shall, within four years of such destruction or removal,
rehabilitate, develop, or construct, or cause to be rehabilitated, developed, or
constructed for rental or sale to persons and families of low and moderate income,
an equal number of replacement dwelling units which have an equal or greater
number of bedrooms as those destroyed or removed units at affordable housing cost
within the participating jurisdictions. Seventy-five percent of the replacement
dwelling units shall replace dwelling units available at affordable housing cost in the
same income level of very low income households, lower income households, and
persons and families of low and moderate income, as the persons displaced from
those destroyed or removed units. Replacement housing units must remain available
at affordable housing costs to persons and families of very low, low, and moderate
income throughout the period ofland use controls established in the Redevelopment
Plan.
The Buckeye Redevelopment Plan does not provide eminent domain authority to the
participating redevelopment agencies, and there are no current plans which would
result in the removal oflow- and moderate-income housing within the Project Area.
The initial Implementation Plan for the Buckeye Project, Part 2 of this Report to the
Legislative Bodies, details the anticipated activities to be undertaken by the
participating agencies for the five-year period, 2000 - 2001 through 2005 - 2006. No
activity during this period is anticipated to remove low- and moderate-income
housing.
Documentation and near future (five-year) projection of the number of dwelling units
housing persons and families oflow and moderate income expected to be destroyed
or removed from the low- and moderate-income housing market will be provided
within each of the Buckeye Implementation Plans prepared for subsequent five-year
periods throughout the duration of the Redevelopment Plan.
2. Projected Residential Displacement
As mentioned above, the participating agencies do not currently have any plans
within the Project Area which would involve the removal of low- and moderate-
income housing. Should such displacement be contemplated, the lead agency
designated for the particular displacing activity will conduct individual household
surveys to determine the exact number, type, and location of comparable replacement
housing units and the required number of referrals thereto prior to displacement of
any persons oflow or moderate income. See Part 3, "Method or Plan of Relocation,"
of this Report for an overview of the steps in the relocation process that must be
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undertaken by the lead agency prior to displacing any person(s), family(ies), or
business(es).
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3.
Number and Location of Replacement Housing
As mentioned above, the participating agencies have no plans at this time to remove
low and moderate income housing from within the Redevelopment Project Area.
As part of each subsequent Buckeye Implementation Plan, the participating agencies
will be required to identify near tenn suitable locations for replacement housing if
any of the programs included in the Implementation Plan involve the removal oflow-
and moderate-income housing.
The Legislative Bodies and the participating agencies will make those findings as
may be necessary to provide such replacement housing. Whenever the participating
agencies acquire property, enter into a disposition and development agreement,
participation agreement or other agreement, or undertake any other activities
requiring or causing the destruction or removal of housing units from the low- and
moderate-income housing market, replacement housing will be provided as required
pursuant to Section 33413 of the CRL.
4.
Number and Location of Low and Moderate Income Housing Units Planned Other
than Replacement Housing Units
It is likely that most of the affordable housing funds made available through the
Buckeye Redevelopment Project will be allocated to provide affordable housing
where the need is potentially the greatest. As required by current redevelopment
regulations, at least 30 percent of all new or rehabilitated dwelling units developed
directly by the participating agencies shall be available at affordable housing costs
to persons and families oflow and moderate income. Not less than 50 percent of
these dwelling units will be made available at affordable housing costs to persons and
families of very-low income.
The EIR indicates that approximately 500 additional housing units could potentially
be built within the Project Area. As required by current redevelopment regulations,
at least 15 percent of all new or rehabilitated dwelling units developed within the
Project Area by public or private entities or persons other than the Agency will be
available at affordable housing cost to persons and families of low or moderate
income. Not less than 40 percent of these dwelling units, or an estimated 30 units,
are required to be available to very-low-income households. The Implementation
Plan and the Housing Production Plan for the Buckeye Project, included as Section 2
of this Report to the Legislative Bodies, details the housing activities anticipated over
the first ten years of the Project.
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5. Financing Methodsfor Replacement Housing Requirements
The participating agencies will employ as necessary any of the methods outlined in
Part 2 of this Report to the Legislative Bodies to meet replacement housing
requirements and other obligations under the CRL. Not less than 20 percent of all
tax increment which may be allocated to the Buckeye Project pursuant to Section
336700f Article 4 of the CRL shall be used for purposes of increasing and improving
the supply oflow- and moderate-income housing available at affordable housing cost
to persons and families oflow or moderate income and very-low-income households.
This source of funding is expected to be utilized for replacement housing should the
participating agencies be required to create such housing.
6. Timetable for Provision of Relocation and Housing Objectives
Ifreplacement housing is to be provided pursuant to Section 33413 of the CRL, the
participating agencies shall take necessary steps to cause the construction,
rehabilitation, or development of such housing in accordance with the time limits
prescribed by law. The relocation plan(s) prepared by the participating agencies for
a particular development activity shall contain schedules to insure comparable
replacement housing is available in accordance with the requirements of the CRL and
the State Relocation Guidelines.
C. Other Matters Affecting the Physical and Social Quality of the Environment
The proposed Project will have a beneficial effect on the physical environment of the
Buckeye Redevelopment Project Area and surrounding neighborhoods through the
rehabilitation of deteriorated buildings, construction of new buildings, provision of enhanced
parks, open space, and pedestrian amenities, and installation of public improvements. These
actions will be accomplished by the proposed land assembly/disposition program, site
preparation/toxic program, relocation program, commercial/industrial rehabilitation program,
development partnerships, and public infrastructure improvement activities.
Factors improving the social quality of the environment include the availability of increased
job opportunities that will be created by attracting new businesses to the area and assisting
existing businesses to thrive and expand. Also, the Project will provide increased housing
choices and improved housing quality within the Project Area for residents and others in the
community.
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