HomeMy WebLinkAboutCRA - 89RESOLUTION NO. CRA-89
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF CYPRESS
APPROVING THE DRAFT SECOND AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE LOS ALAMITOS RACE TRACK AND GOLF COURSE REDEVELOPMENT
PROJECT AREA FOR THE PURPOSE OF CIRCULATION AND COMMENT
THE REDEVELOPMENT AGENCY OF THE CITY OF CYPRESS HEREBY FINDS,
RESOLVES, DETERMINES, AND ORDERS AS FOLLOWS:
1. That the City Council of the City of Cypress adopted the Redevelopment Plan for
the Los Alamitos Race Track and Golf Course Redevelopment Project Area
("Redevelopment Plan") on June 18, 1990 by Ordinance No. 851 and subsequently amended
the Redevelopment Plan to establish certain time and financial limits to conform to changes
in the California Community Redevelopment Law, Health and Safety Code Section 33000,
et. seq. ("CRL"); and
2. That the Redevelopment Plan, as adopted and amended, granted the Cypress
Redevelopment Agency ("Agency") the authority to acquire property within the Los Alamitos
Race Track and Golf Course Redevelopment Project Area by eminent domain; and
3. That the Agency's eminent domain authority will expire on June 18, 2002; and
4. That Agency staff and consultants have determined that the use of eminent
domain is necessary to implement future Redevelopment Plan projects and programs and
have identified a need to extend the eminent domain authority within the Los Alamitos Race
Track and Golf Course Redevelopment Project Area for a twelve-year period, as allowed by
the CRL; and
5. That the text in the Redevelopment Plan describing permitted land uses is
outdated and must be amended to conform to the City's General Plan; and
6. That the Agency has undertaken the required steps for the consideration of the
adoption of the Second Amendment to the Redevelopment Plan for the Los Alamitos Race
Track and Golf Course Redevelopment Project Area ("Second Amendment"); and
7. That the Agency has prepared an Draft Amended and Restated Redevelopment
Plan in connection with the Second Amendment pursuant to the requirements of the CRL.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Redevelopment Agency of
the City of Cypress does hereby approve the Draft Amended and Restated Redevelopment Plan
prepared in connection with the Second Amendment to the Redevelopment Plan for the Los
Alamitos Race Track and Golf Course Redevelopment Project Area, prepared pursuant to the
requirements of the CRL, attached hereto as Attachment A and incorporated herein, for the purposes
of circulation and comment.
PASSED AND ADOPTED by the Redevelopment Agency of the City of Cypress at a
regular meeting held on the 12a' day of February, 2001.
CHAIRMAN, AGENCY BOARD
ATI'EST:
~CRETAR~f OF T~t0AGENCY B~ARD
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
1, JILL R. INGRAM-GUERTIN, Secretary of the Board of the Redevelopment Agency of
the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a
regular meeting of the said Redevelopment Agency held on the 12~ day of February, 2001, by the
following roll call vote:
AYES: 4 AGENCY MEMBERS: Keenan, McCoy, Piercy, and McGill
NOES: 0 AGENCY MEMBERS: None
ABSENT: 0 AGENCY MEMBERS: None
ABSTAIN: 1 AGENCY MEMBERS: Sondhi
(Due to a potential conflict under the Political Reform Act, Agency Vice Chairperson
Sondhi did not participate in the consideration or action on this Resolution).
T~Y OF~kE AGENCY' BOARD
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ATTACHMENT NO. 2
PROJECT AREA MAPS
-3-
ATTACHMENT NO. 3
LAND USE MAPS
ATTACHMENT NO. 4
PROPOSED AGENCY PROJECT IMPROVEMENTS
ATTACHMENT NO. 5
PRELIMINARY PLAN
-6-
ATTACHMENT NO. 6
SUPPLEMENTAL INFORMATION
I:\REDEV\Ida\LART Em. Dom Amend\Planreso.doc
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DRAF-r
Los Alamitos Race Track and Golf Course Redevelopment Project
Area
Amended and Restated
Redevelopment Plan
Adopted:
Cypress Redevelopment Agency
5275 Orange Avenue
Cypress, Califomia 90630
Rosenow Spevacek Group, Inc.
540 North Golden Circle, Suite 305
Santa Aha, California 92705
Phone: (714) 541-4585
Fax: (714) 836-1748
E-Mail: info@webrsg.com
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TABLE OFCONTENTS
I1.
[§lOO]
|§200]
[§3001
[§3011
1§3021
[§3071
[§3O8]
[§311]
[§3131
[§3161
[§3201
[§3271
[§330]
[§4001
[§401]
[§4021
[§4O4]
INTRODUCTION ... . ................... 1
DESCRIPTION OF PROJECT AREA ................................................................... 3
REDEVELOPMENT ACTIONS PROPOSED ....................................................... 3
Genera[ 3
Participation Opportunities; Extension of Preferences
for Reentry Within Redevelopmcnt Prqiecl Area 5
[§3031 Opportunities for Owners and Tenants 5
[§304] Rules for Participation Opportuniues, Priorities and Preferences ............. 5
[§305] Participation Agreements ...................................................................... 5
[§306] Conforming Owners ................................................................................ 6
Cooperation with Public Bodies .............................................................................. 6
Property Acquisition .................................................................................................... 6
[§309] Real Property ............................................................................................. 6
[§3101 Personal Property ....................................................................................... 7
Property Management ................................................................................................. 7
Payments to Taxing Agencies to Alleviate Financial Burden ..................................... 7
Relocation of Persons, Business Concerns and Others Displaced by Project .............. 8
[§314] Assistance in Finding Other Locations ...................................................... 8
[§315] Relocation Payments 8
Demolition, Clearance, Public Improvements
and Building and Site Preparation .............................................................................. 8
[§317] Demolition and Clearance 8
[§3181 ' Public Improvements 8
[.§319] Preparation of Building Sites ..................................................................... 9
Property Disposition and Development ....................................................................... 9
[§321] Real Property Disposition and Development ............................................. 9
[§3221 General ....................................................................................................... 9
[§323] Disposition and Development Documents ............................................... 10
[§324] Development by the Agency or Other Public Bodies or Entities ............. 10
[§325] Development Plans .......................................... ; ....................................... 11
[§326] Personal Property Disposition .................................................................. 11
Rehabilitation, Conservation and Moving of Structures ........................................... 11
[§328] Rehabilitation and Conservation .............................................................. 11
[§329] Moving of Structures ............................................................................... 1 l
Housing ................................................................................................................. 11
[§331] Replacement Housing .............................................................................. 11
[§332] Improved Housing Supply ....................................................................... 12
USES PERMITTED IN THE PROJECT AREA .................................................. 12
Lan~ Use Map and Uses Permitted ............................................................................ 12
Land Use Plan ............................................................................................................ 13
[§403] General ..................................................................................................... 13
Land Uses ................................................................................................................. 13
[§405] Public Facilities ........................................................................................ 13
[§406] Public Rights.of-Way .............................................................................. 13
[§407] Other Public, Semi-Public, Institutional and Nonprofit Uses .................. 14
[§408] Interim Uses ............................................................................................. 15
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VI.
VII.
VIII.
l§410]
I§4191
1§4201
[§4091 Nonconforming Uses ..............................................................15
Limitations on the Type, Size, Height, Number and Proposed
Uses of the Buildings 15
[{}411] Construction ............................................................................................. 15
[§412] Rehabilitation and Retention of Properties 16
[§4131 Open Space 16
[§414] Signs 16
[§4151 Utilities 16
[§416] Incompatible Uses 16
[§417] Subdivision of Parcels 17
[ §418] Minor Variations 17
Redevelopment 17
Building Permits 18
[§500]
[§5Ol]
[§5021
1~5031
METHODS OF FINANCING THE PROJECT .................................................... 18
General Description of the Proposed Financing Method ........................................ 18
Tax Increment Funds ................................................................................................. 18
Agency Bonds ............................................................................................................ 20
Other Loans and Grants ............................................................................................. 20
[{}6001 ACTIONS BY THE CITY ...................................................................................... 20
[§700] ENFORCEMENT .................................................................................................... 21
[{}8001
[§801]
[§8o21
[§8031
[§8041
PLAN LIMITATIONS ............................................................................................ 21
Effectiveness of the Plan ........................................................................................... 21
Limitation on Incurring Debt .................................................................................... 22
Limitation on Receipt of Tax Increment and Payment of Indebtedness .................... 22
Limitation on the Amount of Bonded Indebtedness .................................................. 23
[§900] AMENDMENT PROCEDURE .............................................................................. 23
ATTACHMENTS
1. Legal Description of the Project Area Boundaries
2. Project Area Maps
3. Land Use Maps
4. Proposed Agency Project Improvements
Preliminary Plan
6. Supplemental Information
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AMENDED AND RESTATED
REDEVELOPMENT PLAN
FOR THE
SECOND AMENDMENT TO THE REDEVELOPMENT PLAN
FOR THE
LOS ALAMITOS RACE TRACK AND
GOLF COURSE REDEVELOPMENT PROJECT
[§100] INTRODUCTION
Ibc I os Alumitos Race l'rack and (iolf('tml.~c i,;edeveJ~,lm/Cm PIOleCt ("Projec('}, and
:tll :m~cndmcnts to such rcdcveJopmenl phm prcx~mslv adoplcd Nothing in lifts Plan is
dclcrmincd in ~lccordmtcc wilh Secti(m ;UX,~0 oi tl~' ~ ~difomia ('oIIM11Lll/It\
' , ......... , l/c ..... [' : ;!;~': } il: ti13 (i!' :h!
, . {,[.. "( iP, 2. '. 'mW. "*( ~' ........ >3::/4 I ::li2'Hli;:. ::~ , ~C iqan consists of the
Text, the Legal Description of the Project Area Boundaries (Attachment No. 1), the
Project Area Maps (Attachment No. 2), the Land Use Maps (Attachment No. 3), the
Proposed Project Improvements (Attachment No. 4), the Preliminary Plan (Attachment
No. 5), and the Supplemental Information (Attachment No.6). This Plan was prepared by
the Cypress Redevelopment Agency (the "Agency") pursuant to the Community
Redevelopment law of the State of California (Health and Safety Code Section 33000 e~t
seq., hereinafter "CRL"), the California Constitution and all other applicable local laws
and ordinances.
The proposed redevelopment of the Project Area as described in this Plan conforms to the
City of Cypress General Plan.
This Plan is based upon a Preliminary Plan formulated and adopted by the City Council
as planning agency of the City of Cypress by Resolution No.36-47 adopted on November
13, 1989.
This Plan provides the Agency with powers, duties and obligations to implement and
further the program generally formulated in this Plan for the redevelopmem,
rehabilitation and revitalization of the area within the boundaries of the Project (the
"Project Area"). This Plan does not present a specific plan or establish specific projects
for the redevelopment, rehabilitation and revitalization of miy 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,
C~press Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow Spevacek Grottp, Inc.
December, 2000 I
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specific projects will be established and specific solutions will be proposed, and by which
tools are provided to the Agency to fashion, develop and proceed with such specific
plans, projects and solutions. The accomplishment of these projects and activities may
depend upon and include the provision of proposed public improvements specified in this
Plan. However, this Plan is not dependent or conditioned upon any specific project or
activity; instead it provides a means to implement specific projects and activities.
The purposes of the CRL will be attained through the implementation of the goals of the
Plan which arc:
The elimination of environmental deficiencies and anomalous land uses in the
Project Area, including, among others, inadequate public improvelnents.
The comprehensive planning, redesign, replanning, development, reconstruction
or rehabilitation of the Project Area which would facilitate a higher and better
utilization of the lands within the proposed Project Area thereby contributing to
the public health, safety and welfare.
Stimulating construction activity and increasing employment in the commercial
sector of the conununity.
Assisting in the financing, reconstruction and/or construction of curbs, gutters,
sidewalks, streets, flood control improvements and other public facilities.
Assisting in the development of commercial and related construction by financing
such development in the Project Area in such a way which will make the
development economically feasible.
The strengthening of the economic base of the Project Area and the community,
stimulating new commercial expansion, employment and economic growth.
G. Promoting development of new residential units at a variety of sizes and costs.
The Agency will use the process of redevelopment to eliminate and mitigate the many
aspects of existing and anticipated visual economic, physical, social and environmental
blight within the Project Area.
Within the broad goals, and as criteria for the evaluation and determination of project
priorities, the following are the specific redevelopment objectives of the Agency:
The elimination of existing blighted conditions, be they properties or structures,
and the prevention of recurring blight in and about the Project Area.
The development of property within a creative, coordinated land use pattern of
residential, commercial, open space, and public facilities in the Project Area
consistent with the goals, policies, objectives, standards, guidelines and
Cypress Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow Spevacek Group, Ina
December, 2000 2
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II.
requirements as set forth in the adopted General Plan and Zoning Ordinance.
The development of public services and facilities including, but not limited to,
open space, maintenance, and operational services and facilities as are necessary
and required for the development of the Pmiecl Area.
The elimination of enviromnental deficiencies including inadequate street and
drainage improvements, inadequate utility systems, and inadequate public
improvements, facilities and services.
The development of a more efficient and effective circulation system.
The achievement of a physical environment reflecting a high'level of concern for
architectural and urban design principals deemed important to the community.
[{}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.
I11. [{}300] REDEVELOPMENT ACTIONS PROPOSED
1{}301] General
The Agency proposes to eliminate and prevent the spread of blight and deterioration in
the Project Area by:
The acquisition of real property by purchase, gift, devise or any other lawful
interest, or by exercising the power of eminent domain, where it is deemed
necessary after conduct of appropriate public hearings;
The combining of parcels or properties, site preparation and the construction of
necessary off-site improvements;
Providing for reasonable opportunities for owner participation in the
redevelopment of property in the Project Area;
Extending reasonable preference to persons who are engaged in business in the
Project Area to reenter businesses within the Project Area provided that said
business reentry conforms with this Plan, the Oeneral Plan, and the Municipal
Code;
The redevelopment of land by private enterprise or public agencies for use in
accordance with this Plan;
Cypress Redevelopment Agen~
Amended and Restated Redevelopment Plan
Rosenow Spevacek Group, Ina
December, 2000 3
A-9
11.
12.
13.
Providing for open space;
Encouraging public and private improvements so as to prevent, mitigate or
eliminate conditions of blight in the Project Area;
The disposition of property including the lease or sale of land at the value
determined by the Agency for reuse m accordance with the Plan and under all
conditions contained within it;
Providing relocation assistance to displaced occt panls (il' any);
The demolition, removal, rehabilitation, alteration, modernization, general
improvements or any combination thereol; of existing structures in the Project
Area to the extent required to implement the objectives of the Redevelopment
Plan;
The vacation or closing of certain street areas and dedication of other areas for
public street purposes;
The preparation, by the Agency, of acquired land for building sites. In connection
therewith the Agency may cause streets, bridges, bikeways and pedestrian ways to
be designed, installed, constructed or reconstructed; may cause sidewalks and
curbs to be installed; and may cause landscaping and other on-site and off-site
improvements to be completed in conformity with the Redevelopment Plan;
Providing for the use of tax increment resulting from the Project Area to be used
consistent with Section 33334.2 of the California Health and Safety Code for the
purpose of increasing and improving the community's supply of affordable
housing in accordance with the City's General Plan;
14. Providing replacement housing, if any is required;
15.
The management of any property acquired by and under the ownership and
control of the Agency;
16. The installation, construction or reconstruction of streets, sidewalks, curbs,
gutters, storm drains, medians, overcrossings, parking facilities, utilities and other
public improvements; and
17. Negotiating arrangements with taxing jurisdictions to address any financial
burdens or detriments caused to such taxing entities as a result of the adoption of
the Redevelopment Plan.
In the accomplishment of these purposes and activities and ih the implementation and
furtherance of this Plan, the Agency is authorized to use all the powers provided in this
C~pg~s Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow Spevacek Group, Ina
December, 2000 4
A-lO
Plan and all the powers now or hereafter permitted by law.
[{}302] Participation Opportunities; Extension of Preferences for Reentry Within
Redeveloped Project Area
[{}303] Opportunities for Owners and Tenants
In accordance with this Plan and the rules for owner and tenant participation adopted
by the Agency ("Rules") pursuant to the CRL contemporaneously with the adoption
of this Plan, persons who are owners of real property in the Project Area shall be
given a reasonable opportunity to participate in redevelopment by: (1) retaining all or
a portion of their properties; (2) acquiring adjacent or other properties in the Project
Area; (3) rehabilitation of existing buildings or improvements; (4) new development;
or (5) selling their properties to the Agency and purchasing other properties in or
adjacent to the Project Area, or in or adjacent to the City.
The Agency shall, subject to the Rules, 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 reenter into business within the redeveloped Project Area, if they
otherwise meet the requirements prescribed by this Plan. The Agency shall also
extend, subject to the Rules, reasonable preferences to tenants other than business
tenants in the Project Area to reenter within the redeveloped Project Area, if they
otherwise meet the requirements prescribed by this Plan. Such business, residential,
institutional and semi-public tenants shall be given reasonable opportunity, if they so
desire, to purchase and develop real property in the Project Area in accordance with
this Plan and the Rules.
[{}304] Rules for Participation Opportunities, Priorities and Preferences
In order to provide opportunities to owners and tenants to participate in the
redevelopment of the Project Area, the Agency shall promulgate Rules as provided
for in the CRL.
[{}305] Participation Agreements
The Agency may require, as a condition to participation in the redevelopment
process, each participant, defined as such in the Rules, to enter into a binding
agreement with the Agency by which the participant agrees to rehabilitate, redevelop
and use and maintain the property in conformance with this Plan and to be subject to
the provisions hereof.
In the event an owner or tenant participant fails or refuses to rehabilitate, redevelop
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 Agency
and sold or leased for rehabilitation or redevelopment in accordance with this Plan,
notwithstanding the existence of such an agreement.
Rosenow Spevacek Group, In~
December, 2000
Cypress Redevelopment Agency
Amended and Restated Redevelopment Plan
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1§306] Conforming Owners
The Agency may, at its sole and absolute discretion, determine that certain real
property within the Project Area presently conforms to the requirements of this Plan.
The Agency shall not acquire such property, once the Agency has determined that the
property does conform to the Plan, by use of eminent domain and the owner of such
property will be permitted to remain as a conforming owner without a participation
agreement with the Agency, provided that and so long as such owner continues to
operate, use and maintain the real property in conformity with the requirements of
this Plan. However, subject to Section 305 of this Plan, a conforming owner shall be
rcquired by the Agency to enter into a participation agreement with the Agency 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 conforming; or (b) expand the existing usage by acquiring additional
property within the Project Area.
[§3071 Cooperation 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 of this Project. The
Agency shall seek the aid and cooperation of such public bodies and shall attempt to
coordinate this Plan with the activities of such public bodies in order to accomplish the
purposes of redevelopment and the highest public good.
The Agency shall 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,
pursuant to the Rules and this Plan, if such public body is willing to enter into a
participation agreement with the Agency. Notwithstanding any other provision of this
Plan to the contrary, all plans for development of property in the Project Area by a public
body shall be subject to Agency approval.
The Agency 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
conform to the requirements of this Plan. The Agency is authorized, in its sole discretion,
to financially (and othep,vise) assist any public entity in the cost of land, buildings,
facilities, structures or other improvements (within or without the Project Area) which
land, buildings, facilities, structures or other improvements are or would be of benefit to
the Project.
[§308] Property Acquisition
[{}309] Real Property
The Agency may acquire, but is not required to acquire, a fee interest or any other
Rosenow Spevacek Group, Ina Oypress Redevelopment Agency
December, 2000 6 Amended and Restated Redevelopment Plan
A-12
interest in any real property 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 Agency to acquire real property in the Project Area
wbich cannot be acquired by gift, devise, exchange, purchase or any other lawful
method. Eminent domain proceedings, if used, must be commenced within twelve
(12) years from the date the ordinance adopting this Plan becomes effective ~The
Amended and Restated Redevelopmen! ?lan for the Los Alamitos Race '['rack and
Golf Course Redevelopment Proj~c_t. Such time limitations may be extended only by
amendment of this~ Plan.
The Agency shall not acquire real property to be retained by an owner pursuant to a
participation agreement if the owner fully performs under the agreement. The
Agency is authorized to acquire structures without acquiring the land upon which
those structures are located.
The Agency shall not acquire real property on which an existing building is to be
continued on its present site and in its present form and use without the consent of the
owner unless: (a) such building requires structural alterations, improvements,
modernization or rehabilitation; (b) the site, or lot in which the building is situated,
requires modification in size, shape or use; 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.
[{}310] Personal Property
Generally, personal property shall not be acquired. However, where necessary in the
execution of this Plan, the Agency is authorized to acquire personal property in the
Project Area by any lawful means.
1§311] Property Management
During such time as property, if any, in the Project Area is owned by the Agency, such
property shall be under the management and control of the Agency. Such property may
be rented or leased by the Agency pending its disposition for redevelopment, and such
rental or lease shall be pursuant to such policies as the Agency may adopt.
[{}312] Payments to Taxing Agencies to Alleviate Financial Burden
In any year during which it owns property in the Project Area, the Agency is authorized,
but not required, to pay directly to any city, county, city and county, district, including,
but not limited to, a school district, or other public corporation for whose benefit a tax
would have been levied upon such property had it not been exempt, an amount of money
in lieu of taxes.
Rosenow Spevacek Group, Ina Cypress Redevelopment Agency
December, 2000 7 Amended and Restated Redevelopment Plan
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A proportionate share of any amount of money paid by the Agency to any city and county
pursuant to the preceding paragraph shall be disbursed by the city and county to any
school district with territory located within the Project Area in the city and county.
"Proportionate share," as used in this Section 312, means the ratio of the school district
tax rate, which is included in the total tax rate of the city and county, to the total tax rate
of the city and county.
The Agency may also pay to any taxing agency with territory located within the Project
Area, other than the City, any amounts of money which, in the Agency's determination,
are appropriate to alleviate any financial burden or detriment caused to such taxing
agency by the Project.
[§313] Relocation of Persons, Business Concerns and Others Displaced by the
Project
[§314] Assistance in Finding Other Locations
The Agency shall assist all persons, business concerns and others displaced by the
Project in finding other locations and facilities in the time and manner required by
law.
[§315] Relocation Payments
The Agency shall make relocation payments to persons, business concerns and others
displaced by the Agency, as required by law.
[§316] Demolition, Clearance, Public Improvements and Building and Site
Preparation
[§317] Demolition and Clearance
The Agency is authorized to demolish and clear buildings, structures and other
improvements fi.om any real property in the Project Area as necessary to carry out the
purposes of the Plan.
[{}318] Public Improvements
The Agency is authorized to install and construct, or to cause to be installed and
constructed, the public improvements and public utilities (within or without the
Project Area) necessary to carry out this Plan. Such public improvements and public
utilities include, but are not limited to, the following: (1) over and underpasses; (2)
sewem; (3) natural gas distribution systems; (4) water distribution systems; (5) parks
and plazas; (6) parking facilities; (7) landscaped areas; (8) dr~i~'nage facilities; (9)
street and traffic improvements; (10) electrical distribution systems; (11) telephone
systems and (12) school recreational, classroom and/or administrative facilities. A
Rosenow Spevacek Group, Ina E~press Redevelopment Agency
December, 2000 8 Amended and Restated Redevelopment Plan
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particularized list of such public improvements which are to be provided as part of the
implementation of this Plan is set forth in the "Proposed Project Improvements,"
which is attached hereto as Attachment No. 4 and is incorporated herein by reference.
Prior consent of the City Council is required for the Agency to develop sites for
commercial use by providing streets, sidewalks, utilities or other improvements which
an owner or operator of the site would otherwise be obligated to provide.
The Agency, with the prior consent of the City Council, may pay all or part of the
value of the land for and the cost of the installation and construction of any building,
facility, or other improvement described in the Proposed Project Improvements
(Attachment No. 4) which is publicly owoed either within or outside the Project Area
upon a determination by resolution of the Agency and City Council: (1) that such
buildings, facilities, structures and other improvements are of benefit to the Project
Area or the immediate neighborhood in which the Project Area is located; (2) that no
other reasonable means of financing such buildings, facilities, structures or other
improvements are available to the community.
When the value of such land or the cost of the installation and construction of such
building, facility or other improvement, or both, has been, or will be, paid or provided
for initially by the community or other public corporation, the Agency may enter into
a contract with the community or other public corporation under which it agrees to
reimburse the community or other public corporation for all or part of the value of
such land or all or part of the cost of such building, facility or other improvement, or
both, by periodic payments over a period of years.
Any obligation of the Agency under such contract shall constitute an indebtedness of
the Agency for the purpose of carrying out this Plan.
[§319] Preparation of Building Sites
The Agency is authorized to prepare, or cause to be prepared, as building sites any
real property in the Project Area owned by the Agency. The Agency is also
authorized to construct foundations, platforms and other structural forms necessary
for the provision or utilization of air rights or sites for buildings to be used for
residential, commercial, public and other uses provided in this Plan.
[§320] Property Disposition and Development
[§321] Real Property~ Disposition and Development
[§322] General
For the purposes of this Plan, the Agency is authorized to sell, lease, exchange,
subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust or
othenvise dispose of any interest in real property. To the extent permitted by law, the
Rosenow Spevacek Group, Ina Cypress Redevelopment Agency
December, 2000 9 Amended and R~tated Redevelopment Plan
A-15
Agency is authorized to dispose of real property by negotiated lease, sale or transfer
without public bidding. Property containing buildings or structures rehabilitated by
the Agency shall be offered for resale within one (1) year after completion of
rehabilitation or an annual report concerning such property shall be published by the
Agency as required by law.
Real property acquired by the Agency may be conveyed by the Agency without
charge to the City and, where beneficial to the Project Area, without charge to any
public body. All real property acquired by the Agency 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.
[{}323] pisposition and Development 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 Agency, as well as all property subject to participation agreements,
is subject to the provisions of this Plan.
The Agency shall reserve such powers and controls in the disposition and
development documents as may be necessary to prevent transfer, retention or use of
property for speculative purposes and to ensure that development is carried out
pursuant to this Plan.
Leases, deeds, contracts, agreements and declarations of restrictions of the Agency
may contain restrictions, covenants, covenants running with the land, powers of
termination, conditions subsequent, equitable servitudes or any other provisions
necessary to carry out this Plan. Where appropriate, as determined by the Agency,
such documents, or portions thereof, shall be recorded in the Office of the Recorder
of the County.
All property in the Project Area is hereby subject to the following restrictions: That
there shall be no discrimination of 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 property in the Project Area. All property
sold, leased, or otherwise conveyed by the Agency or which is the subject of a
participation agreement shall be expressly made subject by appropriate documents to
the restrictions above set forth.
[§324] Development by the Agency or Other Public Bodies or Entities
To the extent now or hereafter permitted by law, the Agency is authorized to pay for,
develop or construct any publicly owned building, facility, structure or other
improvement (hereinafter "Improvements") either within or without the Project Area,
for itself or for any public body or entity, to the extent that such Improvements axe or
would be of benefit to the Project Area. Specifically, the Agency may pay for, install
Rosenow Spevocek Group, Ina Q/press Redevelot,,i~;;: /lgen~;
December, 2000 lO Amended and Restated Redevelopment Plan
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or construct any of the following improvements, and may acquire or pay for the land
required therefor:
The public improvements and public facilities referred to in Section 318 of
this Plan; and
The Proposed Project Improvements described on Attachment No. 4 attached
hereto and incorporated herein.
The Agency may enter into contracts, leases and agreements with the City or other
public body or entity pursuant to this Section 324, and the obligation of the Agency
under such contract, lease or agreement shall constitute an indebtedness of the
Agency which may be made payable out of the taxes levied in the Project Area and
allocated to the Agency under subdivision (b) of Section 33670 of the CRL and
Section 502 of this Plan or out of any other available funds.
[{}325] Development Plans
All development plans (whether public or private) shall be submitted to the Agency
for review and approval, including without limitation architectural review. All
development in the Project Area must conform to Agency development standards
which shall include standards and conditions set forth in the General Plan of the City
and its implementing ordinances and this Redevelopment Plan.
[{}326] Personal Property. Disposition
For the purposes of this Plan, the Agency is authorized to lease, sell, exchange,
transfer, assign, pledge, encumber or otherwise dispose of personal property which is
acquired by the Agency.
[{}327] Rehabilitation, Conservation and Moving of Structures
1{}3281 Rehabilitation and Conservation
The Agency is authorized to rehabilitate and conserve, or to cause to be rehabilitated
and conserved, any building or structure in the Project Area owned by the Agency.
The Agency is also authorized and directed to advise, encourage and assist in the
rehabilitation and conservation of property in the Project Area not owned by the
Agency.
I{}3291 Moving of Structures
As it finds necessary in carrying out this Plan, the Agency is authorized to move, or to
cause to be moved, any substandard structure or building or any structure or building
which can be rehabilitated to a location within or outside the Project Area.
Rosenow Spevacek Group, Ina C~press Redevelopment Agency
December, 2000 I 1 Amended and Restated Redevelopment Plan
A-17
IV.
[§330] Housing
The Plan provides for housing consistent with the City's General Plan (as may be
amended from time to time) insofar as required by law.
[§3311 Replacement Housing
In accordance with Section 33334.5 of the CRL, whenever dwelling units housing
persons and families of Iow or moderate income are destroyed or removed from the
Iow and mode[ate income housing market as part of the Project, the Agency shall,
within four (4) years of such destruction or removal, rehabilitate, develop or
construct, or cause to be rehabilitated, developed or constructed, for rental or sale to
persons and families of low or moderate income an equal number of replacement
dwelling units at affordable rents within the Project Area or within the territorial
jurisdiction of the Agency in accordance with all of the provisions of Sections 33413
and 33413.5 of said CRL.
l§332] Improved Housing Supply
Pursuant to Section 33334.2 of the CRL, the legally applicable percemage of all taxes
which are allocated to the Agency pursuant to subdivision (b) of Section 33670 of the
CRL and Section 502 of this Plan shall be used by the Agency for the purposes of
increasing and improving the City's supply of housing for persons of very low, low or
moderate income; certain findings may be made pursuant to said Section 33334.2 to
lessen or supplant such requirement. In carrying out this purpose, the Agency may
exercise any or all of its powers provided by law. The expenditure of funds pursuant
to this Section 332 shall be in furtherance of the City's Housing Element and Housing
Assistance Plan and shall be of benefit to the Project Area. However, it is not
required or intended that expenditures be made for the purposes of Section 33334.2 of
the CRL other than to the extent necessary to satisfy the legal requirements of that
Section.
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 Fund shall accrue to the Fund.
The Agency may use these funds to meet, in whole or in part, the replacement
housing provisions in Section 331 above.
[§400] USES PERMITTED IN THE PROJECT AREA
[§401] Land Use Map and Uses Permitted
The Proiect Area Maps,~~"," attached hereto as Attachment No.2_$ and
incorporated herein, by t~;.s reference, illustrates the location of the Project Area
boundaries and major streets within the Project Area. ~ t~e !'~..~n~ '.:ses ':.'h~e~ ~'~
gosenow Spevacek Group, ln~
December, 2000
12
C~press Redevelopment Agency
Amended and Re. vtated Redevelopment Plan
A-18
pcm~iltcd b~ Ibc General Plan ILIld /~min~ ~ldil~LIIcc. and ;111 olhc]' slate alld local
buildin~ codes: guidelines, or spccillc pllms :ts Ihcx exist m~xx ~,~ m'c hcrcafler amended.
\ di~lt2L~llD OJ' thc LLSCN CPI JctltJ~ I~CI'DlilIcd is t:OllliHtlCu[ ill ~the Land Use Maps. ~lttacJlcd
amen~ b> Ge~e"¢~ Plan ........ ~q ............ The ........ t
m;c~: :+ ........... cd in Zone Change No. 89 7. ~?"~;~- Plan blo=~9 2, and these ,,~
........ ~ .......... ~ ............ 0 I.
J§402] Land Use Plan
J§403] General
Pursuant to Health and Safety Code Section 33333, the amount of open space
provided or to be provided, and the property devoted or to be devoted to public
purposes and the nature of such purposes shall be as set forth in the Land Use Maps
(Attachment No. 3) and "Supplemental Information," which is attached hereto as
Attachment No. 6 and is incorporated herein by reference, and the provisions of this
Plan. The street layout shall be as set forth on the Circulation Element of the City's
General Plan, as it now exists or may hereafter be amended.
[§4041 Land Uses
[§405] Public Facilities
As illustrated on the Land Use Maps (Attachment No. 3), the Project Area contains a
total of 298.2 acres of which 223.6 acres are oriented towards public facility uses.
Uses permitted in this area include but are not limited to: public and semi-public land
uses such as colleges and universities, churches, church schools, religious facilities,
civic center and administrative facilities, health facilities (long-term non-profit),
hospitals (nonprofit), libraries (public or private), municipal, county or other
governmental buildings, police stations, correctional facilities, shelter care facilities,
animal shelters, public corporation yards and administrative facilities, schools (.public
or private elementary, junior high, or high). Other public facilities that will help
eliminate blight in the Project Area may be permitted by the Agency. Non-public uses
also may be permitted at the discretion of the Agency.
J§4061 Public Rights-of-Way
The public street system in the Project Area shall be developed in accordance with the
Circulation Element of the General Plan and to help eliminate blight in the Project
Area. The major public streets located in the Project Area are shown on the Land Use
Maps (Attachment No. 3). Certain other improvements to the foregoing enumerated
sweets are set forth in the Proposed Project Improvements (Attachment No. 4).
Streets and alleys may be widened, realigned, altered, abandoned, or closed as
Rosenow Spevacek Group, Ina
December, 2000
13
L~press Redevelopment Agency
Amended and Restated Redevelopment Plan
A-19
necessary for proper development of the Project.
Additional public streets, alleys and easements may be created in the Project Area as
needed for proper development. Existing streets, alleys and easements may be
abandoned, closed or modified as necessary for proper development of the Project.
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. In addition, all necessary easements for public uses, public
facilities, and public utilities may be retained or erected.
Any changes in the existing interior or exterior street layout shall be in accordance
with the General Plan, the objectives of this Plan and the City's design standards,
shall be effectuated in the manner prescribed by state and local law and shall be
guided by the following criteria:
A balance of the needs of the 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 roles for owner and tenant participation adopted
by the Agency for the Project and any participation agreements executed
thereunder;
The requirements imposed by such factors as topography, traffic safety and
aesthetics; and
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 safe,
convenient and efficient vehicular access and movement.
[{}407] Other Public, Semi-Public Institutional and Nonprofit Uses
In any area shown on the Land Use Maps (Attachment No. 3), the Agency is
authorized to permit the maintenance, establishment or enlargement of public, semi-
public, institutional or nonprofit uses, including community centers, senior housing,
park and recreational facilities, libraries, educational, fraternal, employee,
philanthropic, religious and charitable institutions, utilities, railroad rights-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 Agency may impose such other reasonable requirements
and/or restrictions as may be necessary to protect the development and uses of th~
Cypress Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow Spevacek Group,
December, 2000 14
A-20
Project Area.
[§408] Interim Uses
Pending the ultimate development of land by developers and participants, the Agency
is authorized to use or permit the use of any land in the Project Area fnr interim uses,
on a temporary basis, that are not in conformity with the uses permitted in this Plan.
[{}409] Nonconforming Uses
The Agency may permit an existing use to remain in an existing building m 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 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 Agency may authorize additions, alterations, repairs or other improvements in
the Project Area for uses which do not conform to the provisions of this Plan where
such improvements are within a portion of the Project where, in the determination of
the Agency, such improvements would be compatible with surrounding Project uses
and development.
[§4101
Limitations on the Type, Size, Height, Number and Proposed Uses of the
Buildings
!t ac limils on huildin¢ intensitx. ',i>~. ,:;c. ilF. t i5~.1~' i 3hall bc established i~a
~ccordancc wiih Ibc provisions oi d*c {.icnc~al iqa~':, thc applicable zoning
ordinances, Development Agreement No 90-1~ ~d all other state ~d local
building ~des, guidelines, or specific plans ~ ~ey now exist or are hereafter
[§411] Construction
All construction in the Project Area shall comply with all applicable state and local
laws 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
Agency to control and direct redevelopment activities in the Project Area.
Rosenow Spevacel~ Group, Inc.
~pre~ Redevelopment Agency
December, 2000
15
Amended and Restated Redevelopment Plan
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1§412] Rehabilitation and Retention of Properties
Any existing structure within the Project Area approved by the Agency 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.
1§413] Open Spac~e
The approximate amount of open space to be provided in the Project Area is the total
of all areas so dcNis211alcd il/ Iht I and I ~ [ ',, m,~ll ,,! ~1. q.,'~c~t[ I'km and ;~ollin¢
,.q-dinance, and all other state and local building codes, guidelines, or specific plans
as they now exist or are hereafter amended, and those areas in the public rights-of-
way or provided t~ough site coverage limitations on new development as established
by the City ~d this PI~. The approximate utllottlu ol' Opel1 Npace in the Project Area.
~ of the date of the ordinance adopting this Phm. is included in ':,'~ic~ wi!! be ;"
pertained +~.~ ~ ........ ~.~.~a by ~,aa;~..~...~ .......... ~. ,~-----~u~"' (see the Supplemental Info~ation~
included in this Plan as A~ac~ent No. 6). Landscaping shall be developed in the
Project Area to ensure optimum use of living plant material.
Sufficient space shall be maintained between buildings in all areas to provide
adequate light, air and privacy.
[§414] Signs
All signs shall conform to City sign ordinances as they now exist or are hereafter
amended. Design of all proposed new signs shall be submitted to the Agency and/or
City prior to installation for review and approval pursuant to the procedures of this
Plan.
[§415] Utilities
The Agency shall require that all utilities be placed underground whenever it
determines that such is physically and economically feasible.
[§416] Incompatible Uses
No use or structure which by reason of appearance, traffic, smoke, glare, noise, odor
or similar factors would be incompatible with the surrounding areas or structures shall
be permitted in any part of the Project Area.
~press Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow Spevacek Group, Ina
December, 2000 16
A-22
[§417] Subdivision of Parcels
No parcel in the Project Area, including any parcel retained by a participant, shall be
subdivided without the approval of the Agency.
[§418] Minor Variations
Under exceptional circumstances, the Agency is authorized to permit a variation from
the limits, restrictions and controls established by this Plan. In order to permit such
variation, the Agency must determine that:
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;
There are exceptional circumstances or conditions applicable to the property or
to the intended development of the property which do not apply generally to
other properties having the same standards, restrictions and controls;
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 of the City.
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 Agency shall impose such conditions as 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 Agency hereunder shall not supersede any
other approval required under City codes and ordina~cos. The Agency is authorized
to delegate to staff, to the Planning Agency of the City of Cypress, or to another
appropriate public body the power t6 grant minor variations based upon satisfaction
of criteria established by the Agency.
[§419] Redevelopment
No new improvement, building or structure shall be constructed, and no existing
improvement, building or structure shall be substantially modified, altered, repaired or
rehabilitated except in accordance with this Plan. All redevelopment hereunder shall be
designed and constructed giving consideration to good design, open space and other
amenities to enhance the aesthetic quality of the Project Area. The Agency shall not
approve any plans that do not comply with this Plan.
Rosenow Spevacek Group, ln~
C~press Redevelopment Agency
December, 2000 17 Amended and Restated Redevelopment Plan
A-23
[§420] Building Permits
No permit shall be issued for the construction of any new building or structure or for any
reconstruction, rehabilitation or alteration of any existing building or structure in the
Project Area until the application for such permit bas been made and processed in a
manner consistent with all City requirements.
The Agency is authorized to establish permit procedure and approvals in addition to these
set forth above where required for the purpose 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 City and the Agency at
the time of application.
V. [{}500] METHODS OF FINANCING THE PROJECT
[§501] General Description of the Proposed Financing Method
The Agency is authorized to finance this Project with financial assistance from the City,
State of California, federal government, tax increment funds, interest income, Agency
bonds, donations, loans from private financial institutions, the lease or sale of Agency-
owned property or any other available source, public or private.
The Agency is 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 increment or any other funds available to the Agency.
Advances and loans for surveying and planning and for the operating capital, for
administration of this Project may be provided by the City 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 City. The City,
as it is able, may also supply additional assistance through City loans and grants for
various public facilities.
The City or any other public agency may expend money to assist the Agency 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. All available federal, state, and local
funding services and programs may be used in the implementation of the Plan to the
greatest extent permitted by law.
[§502l Tax Increment Funds
All taxes levied upon taxable property within the Project Area each year, by or for the
benefit of the State of California, the County of Orange, the City of Cypress, and any
district or any other public corporation (hereinafter sometimes called "taxing agencies")
after the effective date of the oOrdinance No. 851, adopted on June 25, 1990, approving
theis Redevelopment Plan for the Los Alamitos Race Track and Golf Course
Redevelopment Proiect Area, shall be divided as follows:
Rosenow Spevacek Group, Ina
C~press RedevelOl~hi~it Agents
Amended and Restated Redevelopment Plan
December, 2000 18
A-24
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 as shown upon the assessment
roll used in connection with the taxation of such property by such taxing Agency, last
equalized prior to the effective date of such ordinance, shall be allocated to and when
collected shall be paid into the funds of the respective taxing agencies as taxes by or
for said taxing agencies on all other properly are paid (for the purpose of allocating
taxes levied not including 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 Orange last equalized on the
effective date of said ordinance shall be used in determining the assessed valuation of
the taxable property in the Project on said effective date).
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 Agency to pay the
principal of and interest on loans, monies advanced to or indebtedness (whether
funded, refunded, assumed or otherwise) incurred by the Agency 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.
The 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 indebtedness (whether funded, refunded, assumed or otherwise) by the
Agency to finance or refinance the Project, in whole or in part. The Agency is authorized
to make such pledges as to specific advances, loans and indebtedness as appropriate in
carrying out the Project.
The portion of taxes divided and allocated to the Agency pursuant to subdivision 2 of this
Section 502 shall not exceed Seven Hundred Seventy Million Dollars ($770,000,000)
during any one fiscal (tax) year except by amendment of this Plan.
Rosenow Spevacek Group, ln~ L~press Redevelopment Agency
December, 2000 19 Amended and Restated Redevelopment Plan
A-25
implementation acti~ ilies.
?neither thc ulelllbcl's of lhe Agcn~) nor .m~ Dcl-soll~ cxccli~lll~ lhe bonds are liable
personally on the boads or oH~er obligalio~s i~x reason of Iht4r issaanee.
'ntatc: nor arc any ~d its political suhdi~, ',~i ~,, ~hdflc fro' d~cm: nor in any e~cnl shall
ibc bOII,f.J~ Of OJ)Ii~;IIlOIIS hr' pgvabJ(' oul ~ Jj~ ~mo', ,,~ p~'.m,ulies olher Ih;HI
The amount of bonded indebtedness to Itc repaid in whole or in part from the
allocation of taxes pnrsuant to Section 33670 of the CRL~ which can be outstanding
at one time shall not exceed the limit as slated in Section 804 of this Plan~ except by
antendment to this Plau.
[§5034~ Other Loans and Grants
Any other loans grants, guarantees or financial assistance from the United States, the
State of California or any other public or private source will be utilized if available.
VI. [§600] ACTIONS BY THE CITY
The City shall aid and cooperate with the Agency in carrying out this Plan and shall take
all actions necessary to ensure the continued fulfillment of the purposes of this Plan and
to prevent the recurrence or spread in the area of conditions causing blight. Actions by
the City shall include, but not be limited to, the following:
A. Institution and completion of proceedings for opening, closing, vacating, widening or
changing the grades of streets, alleys and other public fights-of-my and for other
necessary modifications of the streets, the street layout and other public rights-of-way
Cypress Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow ~oevacek Group, Ina
December, 2000 20
A-26
VII.
in the Project Area. Such action by the City 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 shall be constructed to require the cost of such abandonment,
removal and relocation to the borne by others than those legally 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.
C. Revision of zoning (if necessary) within the Project Area to permit the land uses and
developlnent authorized by this Plan.
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.
Provision for administrative enforcement of this Plan by the City after development.
The City and the Agency 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.
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.
G. The undertaking and completion of any other proceedings necessary to carry out the
Project.
The foregoing actions to be taken by the City do not involve or constitute any
commitment for £mancial outlays by the City.
[{}700] ENFORCEMENT
Thc administration and enforcement of this Plan, including the preparation and execution
of any documents implementing this Plan, shall bc performed' by the Agency or its
designee.
VIII. [{}800] PLAN LIMITATIONS
[{}801] Effectiveness of the Plan
Except for the nondiscrimination and nonsegregation provisions which shall nm in
perpetuity, and the affordable housing covenants imposed by the Agency which shall
continue in effect for a period as may be determined and specified by the Agency, and
Rosenow Spevacek Group, In~ Cypress Redevelopment Agency
December, 2000 21 Amended and Restated Redevelopment Plan
A-27
except as provided in this Section 801, or as otherwise permitted by law, the provisions
of this Plan shall be effective, and the provisions of other documents formulated pursuant
to this Plan may be effective, for the time periods indicated below; provided however,
that subject to the limitations and exceptions set forth in Sections 802 and 803 of thi~
Plan, the Agency may issue bonds and incur obligations pursuant to this Plan which
extend beyond the termination dates below, and in such event, this Plan shall continue in
effect for the purpose of repaying such bonds or other obligations until the dates of
retirelnent of such bonds or other obligations, in accordance with Ordinance No. 932,
adopted on January 9, 1995, the provisions of this Plan shall be effective until June 18,
2030, or 40 years from the date that Ordinance No. 851 was adopted approving the
original Redevelopmenl Plan for the Los Alamitos Race 'Frack and Golf Course
Redevelopment Project.
After the time limit on the effectiveness of the Plan has expired, the Agency shall have no
authority to act pursuant to the Plan except to pay previously incurred indebtedness and
to enforce existing covenants or contracts. However, if the Agency has not completed its
housing obligations pursuant to Section 33413 of the CRL, the Agency shall retain its
authority to implement requirements under 33413, including the ability to incur and pay
indebtedness for this purpose, and shall use this authority to complete these housing
obligations as soon as is reasonably possible.
[§802] Limitation on Incurring Debt
In accordance with the above referenced Ordinance, except as provided in this Section
802, or as otherwise permitted by law, the Agency shall not establish or incur loans,
advances, or indebtedness to finance in whole or in part the Project Area beyond June 18,
2010, or 20 years from the date that Ordinance No. 851 was adopted approving the
original Redevelopment Plan for the Los Alamitos Race Track and Golf Course
Redevelopment Project.
Loans, advances, or indebtedness may be repaid over a period of time longer than these
time limits as provided herein. These limits, however, shall not prevent the Agency from
incurring debt to be paid from the Housing Fund, established pursuant to Section 33334.3
of the CRL, or establishing more debt in order to fulfill the Agency's obligations under
Section 33413 of the CRL. These limits shall not prevent the Agency from refinancing,
refunding, or restructuring indebtedness after the time limits if the indebtedness is not
increased and the time during which the indebtedness is to be repaid is not extended
beyond the time limits to repay indebtedness required by this section and the time limits
contained in Section 803.
The time limits established in this Section 802 may be extended in the manner provided
by law.
[§803] Limitation on Receipt of Tax Increment and Payment of Indebtedness
In conformance with Ordinance No. 932 referenced above, and except as provided in this
Cypress Redevelopment Agency
Amended and Restated Redevelopment Plan
Rosenow Spevacek Group, Ina
December, 2000 22
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Section 803, or as otherwise permitted by law, the Agency may not receive and shall not
repay indebtedness with the proceeds from property taxes received pursuant to Section
33670 of the CRL beyond June 18, 2040, except to repay debt to be paid from the
Housing Fund established pursuant to Section 33334.3 of the CRL or debt established in
order to fulfill the Agency's obligations under Section 33413 of the CRL.
l'hese limitations shall not affect the validity of any bond, indebtedness, or other
obligations, including any mitigation agreement entered into pursuant to Section 33401 of
the CRL, authorized by the City Council or the Agency pursuant to the CRL, prior to
January 1, 1994, or the right of the Agency to receive taxes pursuant to Section 33670 of
the CRL to pay the bonds, indebtedness or other obligations.
[§804] Limitation on the Amount of Bonded Indebtedness
This Plan authorizes the issuance of bonds to be repaid in whole or in part from the
allocation of taxes pursuant to Section 33670 of the CPL. The amount of bonded
indebtedness which can be outstanding at one time and payable in whole or in part from
tax allocations attributable to the Project Area shall not exceed One Hundred Eighty
Million Dollars ($180,000,000), except by amendment of this Plan.
IX. [§900] AMENDMENT PROCEDURE
This Plan may be amended by means of the procedure set forth in the CPL.
Rosenow ~pevacek Group, Ina C~vpress Redevelopment Agency
December, 2000 23 Amended and Restated Redevelopment Plan
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ATTACHMENT NO. 1
LEGAL DE. SCRIPTION OF THE PROJECT AREA BOUNDARIES
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LEGAL DESCRIPTION
CYPRESS REDEVELOPMENT AGENCY
LOS ALAMITOS RACE TRACK AND GOLF COURSE REDEVELOPMENT PROJECT
CITY OF CYPRESS, CALIFORNIA
This Legal Description is being used in conjuction with the
Boundary Map of the Los Alamitos Race Track and Golf Course
Redevelopment Project. The COUFSe numbers on the description
correspond with the course numbers shown on the Boundary Map.
All of that certain real property in the City of Cypress, County of
Orange, State of California, described as follows:
P.O.B.
Beginning at the intersection of the westerly line of the easterly
1/2 of section 20,.Township 4 Sou~h, RRn~e 11 West Of the San '
Bern{rdind Bench'Meriaian with the ino~therl~ Right-of-Way line-of
Cerritos:Avenue; thence
1. easterly along said northerly Right-of-Way line to its
intersection with the easterly Right-of-Way line of Walker
Street; thence
2. southerly along said easterly Right-of-Way line to its
intersection with a line 40 feet northerly and parallel with
the southerly line of section, 21, Township 4 South, Range 11 West
of the San Bernardino Meridian; thence
3. westerly along said parallel line to its intersection with the
westerly line of the easterly 1/2 of said section 20; thence
4. northerly along said westerly line to the Point of Beginning.
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ATTACHMENT NO. 2
PROJECT AREA MAPS
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C YPR~ GOLF COURS
iCYPRESS GOLF COURSE
CITY OF CYPRESS REDEVELOPMENT AGENCY
Los Alamitos Race Track and Golf Course
Redevelopment Project
wOE ;.o.o.o Project Area Boundary
$
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ATTACHMENT NO. 3
LAND USE MAPS
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Alit STATION
~ Public/Seq~i-Public
~ Business Park
CITY OF CYPRESS REDEVELOPMENT AGENCY
Los Alamitos Race Track and Golf Course
Redevelopment Project
Land Use
~ ll~Nc)RTH
ATTACHMENT NO. 4
PROPOSED AGENCY PROJECT IMPROVEMENTS
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ArI~FACHMENT NO. 4
PROPOSED AGENCY PROJECT IMPROVEMENTS
lr~tersection widening, including land acquisition, lane additions and traffic signal
upgrading necessary to fully implement redevelopment of the Project Area ilacluding, but
~ot limited to. the following intersectio~s
Cerritos Average at Walker ?.trect,
Cerritos Avenue at Moody Street;
Cerritos Avenue at Denni Street;
Katella Avenue at Siboney Street;
Katella Avenue at Denni Street;
Katella Avenue at Winners C~ircle;
Katella Avenue at Walker Street; and
Walker Street at gxecutive Drive.
Street and sidewalk construction necessary to fully implement redevelopment of the Project
Area including, but not limited to. the following specific improvements:
Construction of traffic acceleration/deceleration lanes for non-signalized intersections
serving the Project area along Cerritos Avenue. Walker Street. and Katella Avenue;
Acquisition of right of-way and construction of an extension of Denni Street between
Cerritos and Katella Aver. ues;
Construction of sidewalks along Katella Avenue, including right-oLway acquisition
where necessary;
Construction of passenger bus bays and amenities along Katella Avenue. Walker Street
and Cerrites Avenue adjacent to the Project area;
Rehabilitation and resurfacing of Cerritos Avenue. Walker Street and Katella Avenue;
Widening of Katella Avenue between Lexingtan Street and Ticonderoga Drive;
Reconstruction of medians on Katella Avenue between Walker Street and Denni Street,
including landscaping replacement and irrigation system upgrade;
Construction of raised concrete median islands with landscaping and irrigation systems
along Cerritos Avenue between Denni and Walker Streets;
Construction of Moody Street extension between Cerritos and Katetla Avenues,
including right-of-way acquisition, railroad crossing surface improvements and
protective gates, street lights, and traffic signal modifications at Cerritos and Katella
Avenues.
Traffic signalization improvements necessary to fully implement redevelopment of the
Project Area including, but not limited to, the following specific improvements:
Installation of traffic signal interconnect systems along Cerritos Avenue and Walker
Street;
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Construction ora traffic signal at the intersection of Katella Avenue and Tarawa Drive;
Installation of traffic signal at or in the vicinity of the intersection of Walker Street and
thc railroad tracks:
M itigation of traffic impacts outside the Project area and]or outside thc City limits that
would be oTbenefit to th(! area
subject property.
Railroad crossing improvements necessary to fully implement redevelopment of thc Project
Area including, but not limited to, the following specific improvements:
Construction of railroad crossing surface improvements and installation of crossing
protection devices for vehicles and pedestrians at designated points serving the golf
course patrons and the race track parking areas;
Construction of railroad crossing surface improvements and crossing protection devices
at Denni Street between Cerritos and Katella Avenues;
Upgrading of railroad crossing surface improvements and crossing protection devices at
Walker Street crossing between Katella and Cerritos Avenues;
Sewer system improvements necessary to fully implement redevelopment of the Project
Area including, but not limited to, the £ollowing specific improvements:
Construction of trunk sanitary sewer line in Denni Street between Katella and Cerritos
Avenues.
· OLher improvements necessary to fully implement redevelopment of the Project Area
including, but not limited to, the following specific improvements:
Upgrading and installation of street lights along Denni Street, Katella Avenue, Walker
Street, and Cerritos Avenue adjacent to the Project area;
Undergrounding of all overhead utilities along Denni Street, Katella Avenue, Walker
Street, and Cerritos Avenue adjacent to. or in the vicinity of, the Project area;
· i,and acquisition and redevelopment incentives as necessary to effect the objectives of the
Redevelopment Plan.
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A~FACHMENT NO. 5
PRELIMINARY PLAN
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CYPRESS REI) EVEI,OPMENT AGENCY
PRELIMINAI~Y PLAN
for the
LOS ALAMITOS RACE TRACK AND GOLF COU
REDEVELOPMENFPROJECF
Adopted by
City of Cypress Planning Agency
Resolution No. 3647
November 13, 1989
Prepared by
GRC Redevelopment Consultants, Inc.
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CYPRESS REI)EVEI-OI'MENT AGENCY
I,()SAI.AMITOS RACE TRACK AND GOLFCOURSE
REI)EVEI.OPMENT pROJECT
CITY COUNCIIJREDEVEI,OPMENTAGENCY BOARD
Margaret Arnold, Mayor/Chairman
Cecilia Age, Mayor Pro Tern/Vice Chairman
Walter Bowman, Councilman/Member
John Kanel, Councilman/Member
Gail Kerry, Councilwoman/Member
CITY AND AGENCY STAFF
Darrell Essex, City Manager/Executive Director
Christine Eynon, Planning Director
Larry Hurst, Finance Director
Robert Beardsley, Director of Public Works
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PRELIMINARY PLAN
for
' K COURSE
I.OSALAMITOSRACE PRAC AND GOLF
REI)EVEI.OPMENT PROJECT
Table of Contents
Section
Introduction
Contents of the Preliminary Plan
Project Area Boundaries and Land Use
Assessor's Parcel Numbers
Proposed Land Use
Proposed Layout of Principal Streets
Population Densities, Building Intensities and Standards
Conformance to the Cypress General Plan
Aetivities Meeting the Purposes of Redevelopment Law
General Impact of the Project Upon the Residents Located Within the
Project Area and Upon Surrounding Neighborhoods
Legal Description
Legal Description Map
I~a~
1
2
3
3
3
5
5
5
5
6
7
Appendix
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CYI'RESS REDEVELOI'MENT AGENCY
PRELIMINARY I'LAN
fo r
ALAMITOS RACETHACKANi) GOLFCOUR~E
REI)EVELOPMENI I ROJECI
Introduction
On October 9, 1989, the City Council of the City of Cypress designated the
boundaries of a redevelopment survey area made up of approximately 298 acres of
privately owned land and about 20 acres of street. The survey area is a single area
bounded by Cerritos Avenue on the north, Walker Street on the east, Katella Avenue
on the south and Denni Street on the west. The survey area includes the Los Alamitos
race track and ancillary stables; a unused golf course; and parking and support
facilities for both the golf course and race track uses. The Council's purpose in
designating the survey area was to determine the feasibility of forming a
redevelopment project area comprised of all or a portion of the survey area.
In accordance with Section 33322 of the California Community Redevelopment
Law. it is the responsibility of the community's Planning Agency to select project area
boundaries from all or any part of a redevelopment survey area designated by the City
Council, and, further, that the Planning Agency formulate a Preliminary Plan for the
redevelopment of any selected project .area or areas. The Preliminary Plan and the
boundaries selected by the Planning Agency may later be modified by the Agency
an&'or City Council pending public comment received throughout the project planning
process.
This Preliminary Plan contemplates the redevelopment of the Los Alamitos Race
Track and Golf Course Redevelopment Project. It was prepared pursuant to the
Council's direction and in compliance with the California Community Redevelopment
Law. This Preliminary Plan is required as a basis for the subsequent development of a
more definitive plan for redevelopment of the designated Project area.
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The Los Alamites Race Track and Golf Course Redevelopment Project is required
to include areas which are "blighted" or needed for effective redevelopment. A blighted
area is an area which is characterized by one or more of those conditions set forth in
Sections 33031 or 33032 of the California Health and Safety Code. These conditions
must cause a reduction of, or lack of, proper utilization of the area to such an extent that
it constitutes a serious physical, social or economic burden on the conmmnity which
cannot reasonably be expected to be reversed or alleviated by private enterprise acting
ah)ne
The primary purpose of the proposed project is to achieve an organized approach to
project planning and development on a portion of the project area and to encourage the
revitalization of other uses on the site. It is anticipated that Agency financial tools to
aid in property rehabilitation or redevelopment will be utilized. Agency assistance
with infrastructure needs and community facilities, particularly those associated with
traffic and circulation and with meeting drainage deficiencies may also be applied.
Contents of the Preliminary Plan
This Preliminary Plan has been prepared pursuant to the California Health and
Safety Code Section 33324 which requires the following:
A. A description of the boundaries ofthe Project area.
A general statement of the land uses, layout of principal streets, population
densities and building intensities and standards proposed as the basis of the
redevelopment Project area.
A demonstration of how the purposes of the Community Redevelopment Law
would be attained by such redevelopment.
D. A demonstration that the proposed redevelopment conforms to the existing
or proposed community general plan.
A general description of the physical and fiscal impact of the project upon
residents located within the Project area and upon surrounding
neighborhoods.
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Project Area Boundaries and Land Use
The Project area is comprised of a single area totaling approximately 318 acres
(see Map No. 1). As indicated previously, the property is bounded by Cerritos Avenue,
Walker Street, DenniStreetandKatella Avenue. Existing land uses include a horse
racing track and ancillary stables and a unused golf course. Other buildings and
structures on the site (including caretaker facilities, clubhouse and parking lots)
support these two primary uses. A small portion of the sit~ is generally unused and
vacant.
Assessor's Parcel Numbers
The proposed Project area consists of the following list of Orange County
Assessor's Parcel Numbers together with the public rights-of-way and publicly owned
properties generally fronting or appurtenant thereto.
241-081- 02,04
241-091- 9,10
241-221- 02,03,04,07,08,09,10,12,14,15,16,17
241-231- 01,02,03,04,06,11,12,13,1~,15
Proposed I~and Use
The land use proposed for the Los Alamitos Race Track and Golf Course
Redevelopment Project will be consistent with the Cypress General Plan as it now
exists or as it may subsequently be amended, although the existing race track and golf
course uses may remain indefinitely. According to the General Plan, the entire area is
desiffnated for Public / Semi-Public uses.
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PubliclSemi-Public
~NORTH
CITY OF CYPRESS REDE, VI~LOPMENT AGENCY
Los Alamitos Race Track and Golf Course
Redevelopment Project
General Plan Land-Use
MAP I
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Proposed Layout of Principal Streets
Principal streets in the Project area include Walker Street, Cerritos Avenue,
Katella Avenue and Denni Street. Allofthesestreetsareclassifiedasarterialsandall
carry sig~ificant traffic volumes except for Denni Street which is not yet constructed
within the proposed Project Area. Changes to the layout of these existing streets are
not contemplated although some local street widening and improvements may occur,.
especially along Denni Street. It is also possible that some new streets will be
constructed to permit local circulation in the redeveloped Project area.
Population Densities, Building Intensities and Standards
The type, size, height and density of residential structures shall be/~s limited by
the applicable federal, state and local statutes, ordinances and regulations. In
accordance with the General Plan, there will be no residential development in thc
Project area.
Conformance to the Cypress General Plan
The redevelopment activities contemplated in this Preliminary Plan conform to
the City of Cypress General Plan. Upon adoption, the Redevelopment Plan for the Los
Alamitos Race Track and Golf Course Redevelopment Project will provide for land use
conformity with the Cypress General Plan and with any subsequent amendments to the
General Plan which amendments affect land uses in the Project area.
Activities Meeting the Purposes of Redevelopment Law
General objectives to be achieved in the proposed Project area include
(1) providing for an organized approach to the development and redevelopment of this
important area of the community; (2) promoting improvements in the Project area
which will expand the City's economic base; (3) provision of new or expanded needed
public improvements and facilities in the Project area; and (4) through the use of the
mandatory 20% low- and moderate-income housing set aside funds, promote a diversity
of housing opportunities in the community at large.
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General Impact of the Project Upon the Residents I.ocated Within the Project
Area and Upon Surrounding Neighborhoods
Redevelopment of the proposed Project area is expected to encourage the
expansion of mixed business park uses; encourage development of expanded housing
opportunities; encourage development of new or improved public facilities and
improvements; and overcome econmnic and physical impediments to Lbo proper
development of the Project area. Such activities and improvements in the conmmoity
are expected to provide a generally positive impact on the community, including the
neighborhoods surrounding the Project area and by improving or expanding public
facilities and public infrastructure.
The projects proposed for the Project area will be consistent with the Cypress
General Plan. As such, all development activities will be controlled and planned by th~
Agency and City. All projects will be subject to review by the City in accordance with
normal project application procedures.
The elimination of blighting conditions generally should mean improvements to
the physical, social and economic environment which will be directly or indirectly
beneficial to all citizens of the C{ty. Such benefits include improved business park
facilities and an expanded property tax base which will help to support increased public
functions in the City, the County of Orange and in the various special districts.
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LEGAL DESCRIPTION
I.OS AI,AMITOS RACE TRACK AND GOI,F COURSE
I~.EDI~VEI.OI~M ENq' PROJECT
CITY OF CYPRESS, CAI,IFORNIA
This Legal Description is being used in conjunction with the Boundary Map of the Los
Alamitos Race Track and Golf Course Redevelopment Project. The course numbers on
the description correspond with the course numbers shown on the Boundary Map.
All of that certain real property in the City of Cypress, County of Orange, State of
California, described as follows:
(See next. page.)
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ATTACHMENT NO. 6
SUPPLEMENTAL INFORMATION
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ATTACI'IMENT NO. 6
SUPPLEMENTAL INFORMATION
I I 3 6 ac~es
Approximate number of dwelling units:
No dwelling units proposed
Property to be devoted to public purposes (approximate amount):
113.6 acres
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