HomeMy WebLinkAboutAGENDA - 10072008 - C.26 a
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TO: BOARD OF SUPERVISORS A,,i . s L `� Contra
FROM: William Walker, M.D., Health Services Director of � �;, Cjostr,
DATE: September 16, 2008
S�'4 COUIj'� ti County
SUBJECT: Medical Staff Appointments and Reappointments — September 2008
SPECIFIC REQUEST(S)OR RECOMMENDATION(S)&BACKGROUND AND JUSTIFICATION
RECOMMENDATION: Approve the following recommendations made by the Medical Executive
Committee on September 15, 2008
FISCAL IMPACT: None
BACKGROUND: The Joint Commission on Accreditation of Healthcare Organizations has requested
that evidence of Board Approval for each Medical Staff member will be placed in his
or her Credentials File. The above recommendations for appointment/reappointment
were reviewed by the Credentials Committee and approved by the Medical Executive
Committee.
New Medical Staff Members
Karen Alingog, MD Family Medicine
Lisa Quinones, MD Family Medicine
Sam Sayani, MD Emergency Medicine
Denice Tai, MD Family Medicine
CONTINUED ON ATTACHMENT:_ YES SIGNATURE: Ni"V✓`��
RECOMMENDATION OF COUP'-'ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATU (S):
ACTION OF BOARD ON APPROVE AS RECOMMENDED OT ER
VOTE OF SUPERVISORS
/ I HEREBY CERTIFY THAT THIS IS A TRUE
V UNANIMOUS (ABSENT 1 AND CORRECT COPY OF AN ACTION TAKEN
AND ENTERED ON THE MINUTES OF THE BOARD
AYES: NOES: OF SUPERVISORS ON THE DATE SHOWN.
ABSENT ABSTAIN:
ATTESTED
DAVID J.TWA,CLERK OF THE BOARD OF
SUPERVISORS AND COUNTY ADMINISTRATOR
Contact Person: Jeff Smith,MD(Hasp.Adm.)
Cc: County Administrator ��/�/�p�
County Auditor-Controller BY:ya `� DEPUTY
Health Services Director
Medical Staff Adm.(J.Fon)
H.S.Personnel(M.Brown)
'1
Family Medicine Residents —2008
Elizabeth Bieer, MD University of Arizona
Ruben Gonzalez, MD University of Washington
David Grant Medical Center—Travis AFB — Family Medicine Residents
Young-Me Christina Chung, MD
Katherine Mansalis, MD
Nathan Miller, MD
Scott Stafford, MD
Advance to Non-Provisional
Christopher Benitez, MD Psychiatry/Psychology C
Anna Budayr, MD Psychiatry/Psychology C
Kwan Chun, MD Family Medicine A
Bradly Keller, MD Psychiatry/Psychology C
Jasleen Kukreja, MD Surgery C
Zakaria Siddiqui, MD Psychiatry/Psychology C
Request for Additional Privileges
Kimberly Duir, MD Emergency Medicine
Patty Glatt, MD Family Medicine
Eve McCarthy, NP Family Medicine
Request to Change Primary Department
Brett Curtis, MD Surgery
Chistiana Weng, MD Surgery
Biennial Reappointments
Jason Appel, MD Surgery C
Gerard Bland, MD Emergency Medicine A
Justin Chatten-Brown, MD Emergency Medicine A
Martha Corcoran, MD Surgery A
Charita Dagcuta, MD Psychiatry/Psychology C
Robert Davies, MD Internal Medicine C
Krista Farey, MD Family Medicine A
Pradeep Kumar, MD Psychiatry/Psychology A
F. Jerry Mattka, DDS Dental A
Greta Perez, MD Family Medicine A
Charlotte Standefer, MD Family Medicine A
Steven Tremain, MD Internal Medicine A
Mark Vukalcic, MD Anesthesia A
Gary Yee, DDS Dental C
Biennial Renewal of Privileges
Linda Stephenson, NP Family Medicine Aff
Voluntary Resignations
Ann Cappellari, MD Emergency Medicine
Nakul Varshney, MD Psychiatry/Psychology
Medical Staff Appointments and Reappointments-September 2008 Page 2 of 1
TO: REDEVELOPMENT AGENCY -- Contra
FROM: David Twa, Executive Director , `s
Costa
DATE: October ?, 2008 v County
rA Fbiii+`�'�
SUBJECT: Orbisonia Heights Replacement Housing Plan Adoption, Bay Point Area
SPECIFIC REQUEST(S)OR RECOMMENDATION(S)&BACKGROUND AND JUSTIFICATION
Recommended Action:
ADOPT Resolution 2008/652 approving the Orbisonia Heights Replacement Housing Plan as required by
Section 33413.5 of the Health and Safety Code, for implementation of the Bay Point Redevelopment Plan
and Pittsburg/Bay Point Specific Plan.
Fiscal Impact:
This activity is funded by the Contra Costa County Redevelopment Agency (100%). No General Fund
money was used on this project.
CONTINUED ON ATTACHMENT: ❑ YES SIGNATURE: C "1
POECOMMENDATION OF EXECUTIVE DIRECTOR ❑RECOMfNEN ATION OFA 3ENCYCOMMITTEE
APPROVE FIOTHER
SIGNATURE(S): p
ACTION OF AGENCY ONr7lo
APPROVED AS RECOMMENDED VOTPER .❑
VOTE OF COMMISSIONERS: I HEREBY CERTIFY THAT THIS IS A TRUE AND
CORRECT COPY OF AN ACTION TAKEN AND
UNANIMOUS (ABSENT _F ) ENTERED ON THE MINUTES OF THE
AYES: NOES: REDEVELOPMENT AGENCY ON THE DATE SHOWN.
ABSENT: r�ABSTAIN: ATTESTED omeer
Contact: Maureen Toms 335-7230 DAVID TWA,AGENCY SECRETARY
Orig: Redevelopment Agency / �-/
;d
cc: CAO By: Deputy
County Counsel
Redevelopment Agency
SUBJECT: Orbisonia Heights Replacement Housing Plan
DATE: October 7, 2008
PAGE: 2
Reasons for Recommendations and Background:
Implementation of the adopted Pittsburg/Bay Point BART Station Area Specific Plan provides for the
redevelopment of approximately 7.6 acres of the Orbisonia Heights subdivision with residential mixed-use,
transit-oriented development. In order to meet the purpose of this portion of the Specific Plan,acquisition of
the existing residential properties southeast of the State Highway 4/Bailey Road Interchange must occur. The
Relocation Plan for the area was adopted on October 2, 2007.
While carrying out the activities contemplated in the Specific Plan,the Agency has entered into agreements
for acquisition of real property, which would lead to the destruction or removal of dwelling units from the
low and moderate income housing market. The Agency is required to adopt by resolution a Replacement
Housing Plan, which shall include the general location of the replacement housing, an explanation of the
means for financing the replacement housing, a finding that the replacement housing does not require the
approval of the voters pursuant to Article XXXIV of the California Constitution or that such approval has
been obtained, the number of dwelling units housing persons or families of low or moderate income
planned for construction or rehabilitation and a timetable for meeting the plan's relocation, rehabilitation
and replacement housing objectives.
The Replacement Housing Plan was reviewed by the Bay Point Project Area Committee on May 14, 2008
and recommended for adoption.
Consequences of Negative Action:
The Agency will be out of compliance with the Section 33413.5 of the Health and Safety Code.
THE REDEVELOPMENT AGENCY OF CONTRA COSTA COUNTY
Adopted this Order on �r2008,. . by the following vote:
AYES: 6
NOES: ��n
ABSENT:
ABSTAIN: ��ULPJ
Resolution No.: 2008-652
SUBJECT: Approving and adopting the Replacement Housing Plan for the Orbisonia
Heights project within the Bay Point Project Area.
The Board of Directors (the "Board") of the Redevelopment Agency of Contra Costa
County (the "Agency") RESOLVES THAT:
The Agency is responsible for implementing the redevelopment plan (the "Redevelopment
Plan") and redevelopment program for the Bay Point Redevelopment Project Area (the "Project
Area").
To accomplish the goals and objectives of the Redevelopment Plan, the Agency has
initiated a project in the Orbisonia Heights neighborhood of the Project Area (the "Project") to
develop a mixed-use, residential transit-oriented development south of State Route 4 on a 7.6
acre parcel bounded by State Route 4 to the north, Ambrose Park to the east, West Leland Road
to the south, and Bailey Road to the west (the "Site").
The Project includes the acquisition of the residential property, relocation of the current
occupants, and clearance of the existing structures.
The clearance of the Site to accomplish the Project will result in the permanent
displacement of thirty-nine (39) residential households of low or moderate income.
Pursuant to Health and Safety Code Section 33413(a), whenever dwelling units housing
persons and families of low or moderate income will be removed from the community's housing
stock as a result of the redevelopment program, the Agency must cause to be made available
within four (4) years of removal of such units, an equal number of replacement dwelling units of
same or greater bedroom count at affordable housing cost within the unincorporated territory of
the County of Contra Costa.
Pursuant to Health and Safety Code Section 33413.5, the Agency has prepared and made
available to the public a replacement housing plan (the "Replacement Housing Plan") setting
1
320\07\582780.2
forth the manner in which the Agency intends to comply with the foregoing replacement housing
requirement for the Project.
A copy of the Replacement Housing Plan is on file with the Agency Secretary.
The Replacement Housing Plan has been reviewed with, and input on the Replacement
Housing Plan has been obtained from, the Bay Point Project Area Committee.
Notice of the Replacement Housing Plan and this meeting to consider the Replacement
Housing Plan has been duly provided by publication in the Agency's newspaper of general
circulation.
The accompanying staff report provides additional information regarding the Project and
the Replacement Housing Plan that has been considered by the Board in connection with
approval of this Resolution.
NOW, THEREFORE, BE IT RESOLVED, that the Board finds the above recitals true
and correct.
BE IT FURTHER RESOLVED, that the Board finds that the Replacement Housing Plan
provides a suitable method for replacing the dwelling units that will be removed from the
community's housing stock as a result of redevelopment of the Site pursuant to the Project.
BE IT FURTHER RESOLVED, that based on the foregoing and in compliance with
Health and Safety Code Section 33413.5, the Board approves and adopts the Replacement
Housing Plan as the Agency's replacement housing plan for redevelopment of the Site pursuant
to the Project.
BE IT FURTHER RESOLVED, that this Resolution shall take effect immediately upon
adoption.
I hereby certify that this is a true and correct
copy of an action taken and entered on the
minutes of the Redevelopment Agency on the
date shown:
ATTESTED:
G
DAVID TWA , Executive Director and
Agelnc/y/{Secretary
By ,
Deputy
2
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REPLACEMENT HOUSING PLAN
RELATIVE TO
The 'Orbisonia Heights' Project
Prepared for
Contra Costa County
Redevelopment Agency
By
Overland, Pacific & Cutler, Inc.
7901 Oakport Street, Suite 4800
Oakland, CA 94621-2015
Phone: 877.972.89808
September, 2008
320\07\583139.2
Orbisonia Heights Replacement Housing Plan— Contra Costa County
TABLE OF CONTENTS
I. INTRODUCTION 3
II. PROJECT DESCRIPTION AND LOCATION 6
III. UNITS TO BE REPLACED 10
IV. ANNUAL INCOME RESTRICTIONS 12
V. LOCATION OF REPLACEMENT HOUSING 13
VI. FINANCING THE REPLACEMENT HOUSING 13
VII. NON-APPLICABILITY OF ARTICLE XXXIV OF THE CALIFORNIA 14
CONSTITUTION
VIII. TIMETABLE FOR REPLACEMENT HOUSING 14
IX. SUMMARY 14
TABLE OF FIGURES
Figure 1. Regional Location 7
Figure 2. Site-specific Location 8
Figure 3. Aerial View 9
STATISTICAL TABLES
TABLE 1. DISPLACED DWELLINGS & BEDROOMS BY DWELLING 11
UNIT SIZE & INCOME LEVEL
TABLE 2. AREA MEDIAN INCOME (2007) — CONTRA COSTA COUNTY 12
TABLE 3 POTENTIAL NEW DEVELOPMENT ACTIVITY 15
320\07\583139.2 2
Orbisonia Heights Replacement Housing Plan— Contra Costa County
I. INTRODUCTION
The Contra Costa County Redevelopment Agency (the 'Agency') has identified
thirty five (35) parcels of land located within the Orbisonia Heights neighborhood
of the-Bay Point Redevelopment Project Area for acquisition, consolidation and
redevelopment into a mixed-use residential, transit-oriented development
consistent with both the General, and Specific Plans for the area and, the Bay
Point Redevelopment.Plan (the 'Project'). To achieve its goals, the Agency.will
raze the existing structures, thereupon, and redevelop the site consistent with the
General, Specific and Redevelopment Plans.
The real property that has been, and is proposed to be acquired results in the
displacement of forty-two (42) households
The residential premises which are the subject of this Replacement Housing Plan
(the 'Plan') are located in the unincorporated County community of Bay Point,
south of State Route 4 and bounded on the north by State Route 4; on the east
by Ambrose Park; on the south by West Leland Road; and, on the west by Bailey
Road. Bailey Road is the nearest north/south collector to and from State Route
4, and in close proximity to the Pittsburgh/Bay Point BART Station. The specific
seven, and six-tenths acre (7 6/10th ac.) site consists primarily of single-family
homes and existing public rights-of-way.
Section 33413.5 of California Community Redevelopment Law (Health and
Safety Code Section 33000 et. seq.) requires a redevelopment agency to adopt a
'Replacement Housing Plan' (the 'Plan') whenever the agency executes an
agreement for acquisition of real property, or an agreement for the disposition
and development of real property; either of which will lead to the clearance, or
removal of dwelling units from the low- and moderate-income housing market
within the community.
320\07\583139.2 3
Orbisonia Heights Replacement Housing Plan— Contra Costa County
The Plan should identify the impacts that a particular project will have on the
community's supply of low and moderate income housing and detail the
measures that the agency will take to ensure that appropriate replacement
housing is produced within four (4) years of the loss of said units from the
municipality's real estate market. In this regard, the Agency has retained
Overland, Pacific & Cutler, Inc. ('OPC' or, 'Consultant'), to prepare this Plan.
Agencies have two (2) options for pursuing replacement housing either pursuant
to Section 33413(a) or, Section 33413(f) of the California Redevelopment Law.
Section 33413(a) of the California Redevelopment Law requires that whenever
dwelling units housing persons or families of low or moderate income are
destroyed or removed from the low- and moderate-income housing market as
part of a redevelopment project the agency shall rehabilitate, develop, or
construct or cause to be rehabilitated, developed, or constructed, for rental or
sale to persons and families of low to moderate income, an equal number of
replacement dwelling units at affordable housing cost within the Redevelopment
Project Area or within the territorial jurisdiction of the agency.
Inasmuch as the units are being removed post-January 01, 2002, one hundred
percent (100%) of the replacement dwelling units shall be available at affordable
housing cost to, and occupied by persons in either the same or a lower income
category (i.e., 'Very Low', 'Lower' and 'Moderate') as the persons displaced from
those units destroyed, or otherwise removed (e.g., a conversion from rental, to
condominium ownership, for example).
Section 33413(a) notwithstanding, Section 33413(f) states that an agency may
replace dwelling units destroyed, or otherwise removed from the municipality's
inventory with a fewer number of replacement dwelling units if the replacement
units meet both of the following criteria:
1. the total number of bedrooms in the replacement dwelling units equals
or exceeds the number of bedrooms in the destroyed or removed units;
and,
320\07\583139.2 4
Orbisonia Heights Replacement Housing Plan— Contra Costa County
2. the replacement units are affordable to the same income category of
the households which occupied the destroyed or removed units.
The units must be within the agency's "jurisdiction", in standard condition and
designed to remain affordable to very low, lower and moderate income
households, respectively, for a minimum of the longest feasible time, as
determined by the agency, but for no less than the period of land use controls
established in the applicable Redevelopment Plan, unless a longer time period is
applicable pursuant to California Health & Safety Code Section 33413(c).
In compliance with the Community Redevelopment Law Reform Act of 1993 —
commonly referred to as AB1290 — redevelopment agencies were required to
adopt a five (5)-year 'Implementation Plan' for each redevelopment project area
by December 31, 2004. In accordance with that provision, Consultant is advised
that the Agency adopted an Implementation Plan which identifies the obligation
established by the subject Project.
This Replacement Housing Plan (the 'Plan') has been prepared by the Agency
as a result of the prospective elimination of residential property for the 'Orbisonia
Heights' Project and, to satisfy the requirements for replacement housing
contemplated pursuant to California Redevelopment Law.
This Plan describes the following:
a) The proposed Project;
b) The general location of the very-low, lower and moderate income
dwelling units which will or may be removed or destroyed as a
result of the Project;
c) The general location and intentions for the development of the
replacement housing units;
d) The means proposed for financing such development;
e) An anticipated schedule for the construction of the replacement
housing;
320\07\583139.2 5
Orbisonia Heights Replacement Housing Plan— Contra Costa County
f) The period for which the replacement units will remain affordable;
and,
g) The non-applicability of California Constitution Article XXXIV.
II. PROJECT DESCRIPTION AND LOCATION
The Agency has initiated a Project in the Orbisonia Heights neighborhood, of the
Bay Point Redevelopment Project Area to develop a mixed-use, residential
transit-oriented development south of State Route 4 on a 7.6 acre parcel
bounded by State Route 4 to the north; Ambrose Park to the east; West Leland
Road to the south; and, Bailey Road to the west. The Project includes the
acquisition of 35 parcels of property and clearance of the existing structures.
The clearance of the site which is the subject of this Plan will result in the
permanent displacement of thirty-nine (39) residential households of very low to
moderate income levels.
Figures 1., 2., and 3. following provide graphic representation as to the Regional,
Site-specific and, an Aerial view of the Project site.
(Remainder of page intentionally left blank)
320A07A583139.2 6
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Orbisonia Heights Replacement Housing Plan- Contra Costa County
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320\07\583139.2 7
Orbisonia Heights Replacement Housing Plan— Contra Costa County
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Orbisonia Heights Replacement Housing Plan— Contra Costa County
III. UNITS TO BE REPLACED
Interviews of the occupants of the Project site residing in the dwelling units which
were, prospectively, to be razed were conducted during late April through May of
2007. Information obtained from the occupants was used to determine the
number of bedrooms per dwelling unit occupied, and gross household income of
each household to be displaced by the Project. A total of four (4) households —
two (2), each, of tenants and homeowners — did not provide income information
during the interview process.
Based upon the median annual income of respondent households residing on the
premises, an income has been imputed for the four (4) units — two (2) tenant-
occupied and two (2) owner-occupied — for which income information was not
available. In addition, incomes were imputed for two (2) occupied, three (3)-
bedroom residential dwelling units, both on South Broadway Avenue, which were
acquired and razed in 2005 and 2006.
Replacement Housing Requirements
Pursuant to California Redevelopment Law as discussed in Section I.
INTRODUCTION, the Agency shall make available one hundred percent (100%)
of the replacement dwelling units at affordable housing cost to, and to be
occupied by households in the same, or a lower income category as/than the
households displaced from the units removed from the community's inventory.
Table 1., following, defines the number of dwelling units, with the corresponding
number of bedrooms that will be displaced, and the one hundred percent (100%)
requirement for replacement dwelling units by number of bedrooms and income
level.
320\07\583139.2 10
Orbisonia Heights Replacement Housing Plan— Contra Costa County
TABLE 1:
DISPLACED DWELLINGS & BEDROOMS
BY DWELLING UNIT SIZE & HOUSEHOLD INCOME LEVEL (100% Requirement)
Unit Size Lower Income Moderate Above Total
by Very Low Income Units/Beds Income Moderate Units/Beds to
Units/Beds Units/Beds Income be Replaced*
Bedroom Count Units/Beds*
One Bedroom 13/13** 1/1 0/0 1/1 14/14
Two Bedroom 7/14 4/8 0/0 0/0 11/22
Three Bedroom 3/9 7/21 1/3 0/0 11/33
Four Bedroom 0/0 2/8 1/4 2/8 3/12
Total 23/36 14/38 2/7 3/9 39/81
Units/Bedrooms
Displaced
• 'Above-moderate' income dwelling units/bedrooms are not considered for replacement housing
purposes and, therefore, totals in column seven do not include units/bedrooms occupied by above-
moderate income households.
**Youth Homes counted as 12 units/12 beds.
The above results indicate that thirty-nine (39) residential dwelling units,
comprising a total of eighty-one (81) bedrooms need to be rehabilitated,
developed or otherwise constructed pursuant to Section 33413(a) of the
Community Redevelopment Law. The above-moderate dwelling units shown in
the table 1 above shall not be considered further in this Plan, as they are not
subject to a replacement housing obligation.
Based on the criteria of replacing all bedrooms by income level, thirty-three (36)
bedrooms should be made affordable to households of 'Very Low' income; thirty
eight (38) bedrooms should be made affordable to households of 'Lower' income;
and, seven (7) bedrooms should be made affordable to households of 'Moderate'
income.
320\07\583139.2 11
Orbisonia Heights Replacement Housing Plan— Contra Costa County
IV. ANNUAL INCOME RESTRICTIONS
California Health and Safety Code Sections 50079.5 and 50105 provide that the
Extremely Low, Very Low, Lower and Moderate income limits established by the
U.S. Department of Housing and Urban Development (HUD) are the State limits
for those same income categories. Sections 50079.5 and 50105 direct the
Department of Housing and Community Development (HCD) to publish the
income limits. Accordingly, HCD has filed with the Office of Administrative Law,
amendments to Section 6932 of Title 25 of the California Code of Regulations.
The amendments contain the new HUD income limits prepared by HCD pursuant
to Health and Safety Code Section 50093.
The following figures, shown in Table 2, are approved for use in Contra Costa
County to define and determine housing eligibility by income level:
TABLE 2: HUD ANNUAL INCOME CATEGORIES, CONTRA COSTA COUNTY, CALIFORNIA
MEDIAN FOUR-PERSON HOUSEHOLD INCOME: $86,100.
Household Extremely Low Very Low Lower Median Moderate
Size Income Income Income Income Income
1 Person $18,100. $30,150. $46,350. $60,300. $72,300.
2 Person $20,700. $34,450. $53,000. $68,900. $82,600.
3 Person $23,250. $38,750. $59,600. $77,500. $93,000.
4 Person $25,850. $43,050. $66,250. $86,100. $103,300.
5 Person $27,900. $46,500. $71,550. $93,000. $111,600.
6 Person $30,000. $49,950. $76,850. $99,900. $119,800.
7 Person $32,050. $53,400. $82,150. $106,800. $128,100.
8 Person $34,100. $56,850. $87,450. $113,700. $136,400.
Effective February 28, 2008
320\07\583139.2 12
Orbisonia Heights Replacement Housing Plan— Contra Costa County
V. LOCATION OF REPLACEMENT HOUSING
The Agency has two (2) options available to provide replacement
housing/bedrooms relative to the Orbisonia Heights project at hand, including:
the acquisition and rehabilitation of existing units and/or the development of
entirely new units.
It is the intent of the Agency that all replacement housing/bedrooms
subsequently developed in response to the loss of the units/bedrooms in Table
1, above, will be located within the boundary of the Bay Point Redevelopment
Project Area, within four (4) years of the loss of these units/bedrooms. The
replacement housing will be provided on-site through the development of the
Project itself, and in future off-site developments as shown on Table 3 below.
Pursuant to recorded affordability restrictions the Agency will require that the
replacement housing units be made available for occupancy for at least the
required time period described in Section I above, and at the required sizes and
income levels, to meet the Agency's replacement housing obligation with respect
to the Project. If the replacement units are not being developed within the time
allowed, the Agency shall identify other replacement units in order to meet the
replacement housing requirements.
320A07\583139.2 13
Orbisonia Heights Replacement Housing Plan— Contra Costa County
TABLE 3:
CONTRA COSTA COUNTY REDEVELOPMENT AGENCY
BAY POINT PROJECT AREA
POTENTIAL NEW DEVELOPMENT
Very Low Lower Moderate Total
Income Income Income Replacement
Units/Beds Units/Beds Units/Beds Units
Marina Townhomes 12/24 68/136 320/640 400/800
Orbisonia Town homes/Apartments 18/36 27/54 255/510 300/600
Canal Road Townhomes 1/2 9/18 10/20
Canal Road/Mims Townhomes 4/8 21/42 25/50
Driftwood - Denova SFR 5/10 28/56 33/66
Driftwood - Denova SFR- Phase 2 2/4 10/20 1224
Clearland Mixed Use 5/10 12/24 36/72 53/106
Habitat-Inglewood Street 9/18 9/18
Youth Homes 12/12* 12/12
TOTAL 47/82 128/256 679/1358 854/1696
'Youth Homes counted as 12 units/12 beds.
VI. FINANCING THE REPLACEMENT HOUSING
The Agency's Redevelopment Plan for the Project Area authorizes the Agency to
finance its activities with assistance from primary sources, including the County
of Contra Costa, the State of California, the United States Government, property
Tax Increment (T.I.) revenues, interest income, Agency bonds or, other sources
available to public agencies.
In the acquisition, construction and/or rehabilitation of affordable replacement
housing units identified in the preceding Sections of this Plan, the Agency may
utilize a variety of funding sources to finance these activities. Sources which
may be utilized include: State and/or Federal grants and loans including, but not
limited to: HUD Community Development Block Grant (CDBG) funds; HOME
grants; various mortgage subsidy or guarantee programs and instruments,
including Section 202 and programs offered by the California Housing Finance
320\07A583139.2 14
Orbisonia Heights Replacement Housing Plan— Contra Costa County
Agency (CHFA); Redevelopment Tax Increment funds, including Redevelopment
twenty percent (20%) housing "set-aside" funds; below-market rate financing
through the sale of tax exempt Mortgage Revenue bonds; and, developer equity
and/or financing. Specific funding for future replacement housing units may be
through the use of one or any combination of the above-described methods and
sources.
VII. NON-APPLICABILITY OF ARTICLE XXXIV OF THE
CALIFORNIA CONSTITUTION
The development of the replacement housing does not require approval of the
voters pursuant to Article XXXIV of the California Constitution for the following
reasons. First, Article XXXIV requires approval of the electorate only when a
state public body develops, constructs or acquires a low-rent housing project.
The Legislature has enacted the Public Housing Implementation Law (Health &
Safety Code Section 37000 et seq.) to interpret and implement Article XXXIV.
Health and Safety Code Section 37001(f) states that the term "low-rent housing
project" in Article XXXIV does not apply to any development that consists of
rehabilitation, reconstruction, improvement, or replacement of dwelling units of a
previously existing low-rent housing project, or a project previously or currently
occupied by households with incomes at or below 80% of the area median
income.
Second, the Agency may structure its requirement for the provision of affordable
housing in a manner that complies with the provisions of Health and Safety Code
Section 37001(a), which will also mean that the election requirements of Article
XXXIV will expressly not apply to the replacement housing. The above cited
section provides an exclusion from the requirements of Article XXXIV when
"(1) the development is privately owned housing, receiving no ad valorem
property tax exemption, other than exemptions granted pursuant to
subdivisions (0 or (g) of Section 214 of the Revenue and Taxation Code,
not fully reimbursed to all taxing entities; and (2) not more than 49 percent
of the dwellings, apartments, or other living accommodations of the
development may be occupied by persons of low income."
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VIII. TIME TABLE FOR REPLACEMENT HOUSING
The Agency commits to complete the development of the requisite replacement
housing units necessary to fulfill the commitment to affordable dwelling
units/bedrooms discussed in this Plan. Based on the schedule of assembly and
removal of units, all housing created as replacement housing units/bedrooms will
be completed within four (4) years of the clearance of the subject site. The
planned units will remain income restricted for the period of the land use controls
established in the County's Redevelopment Plan, as required by law or, for a
period of fifty-five (55) years for rental units and forty-five (45) years for owner-
occupied units from the date of completion; whichever period of time is greater.
IX. SUMMARY
In summary, eighty-one (81) bedrooms, within thirty-nine (39) dwelling units of
very low to moderate income housing will be removed from the community's
inventory as a result of the development of the Project.
Based upon the dwelling units' bedrooms razed for the proposed Project, and the
income categories of the occupant households of the units containing those
bedrooms, the Agency will commit to develop, within four (4) years of the loss of
said bedrooms, residential dwelling units providing no fewer than thirty-six (36)
bedrooms for households of 'Very Low' income; thirty eight (38) bedrooms of
housing for households of 'Lower' income; and, seven (7) bedrooms of housing
for households of 'Moderate' income.
The Agency commits to the development, either through new construction and/or
rehabilitation, of the replacement housing units/bedrooms, by income category as
identified in this Plan. The resultant replacement bedrooms may, however, be
located within a fewer number of dwelling units than those razed or otherwise
removed from the community's inventory however, the total number of bedrooms
within their respective income categories shall be no less than maintained or,
shall be provided in an even lower income category.
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Orbisonia Heights Replacement Housing Plan— Contra Costa County
The above actions will yield the required number of replacement dwelling
units/bedrooms as mandated pursuant to California Redevelopment Law.
The Agency recognizes both its legally-mandated, and community
responsibilities in this matter and shall make a sincere, good faith effort to
accomplish these goals. The Agency retains its options to use other approaches
and strategies not discussed, herein, to fulfill its replacement housing obligations
in a timely manner.
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