HomeMy WebLinkAboutMINUTES - 01172006 - D.4 Scanning Worksheet - CCC Clerk Of The Board
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Tb:"" - Contra-
REDEVELOPMENT TU: REDEVELOPMENT AGENCY E..sE--L-..°,�
'.
FROM: John,Sweeten, Executive Director Costa
o: 7il:iAdt. .
DATE: January 17, 2006 '��� �� �.,� County
SUBJECT: 2005-2009 Redevelopment Agency AB 1290 Implementation
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION:
HOLD Public Hearing and ADOPT the Contra Costa County Redevelopment Agency 2005-2009 AB
1290 Implementation Plan in compliance with California Community Redevelopment Law.
FISCAL IMPACT:
No general fund money will be used on this project.
BACKGROUND/REASONS FOR RECOMMENDATIONS
California Redevelopment Law AB 1290, the Community Redevelopment Law Reform of 1993, requires
all redevelopment agencies administering redevelopment plans adopted prior to January 1, 1994, to
adopt a five-year Implementation Plan every five years thereafter. The Implementation Plan has a non-
housing and housing component which, in total, must describe the following: (1) specific goals and
objectives for the next five years; (2) specific projects, including a program of activities and
expenditures to be made within the five years of the plan; (3) an explanation of how the goals,
objectives, projects and expenditures will eliminate blight; (4) an explanation of how the goals,
objectives, projects and expenditures will implement the low- and moderate-income housing set-aside
and housing production requirements; (5) the number of housing units to be rehabilitated, price-
restricted, assisted or destroyed; (6) plans for using annual deposits to the Housing Fund; (7) if a
planned project will result in destruction of existing affordable housing, an identification of proposed
locations for the replacement housing the Agency will be required to produce, and (8) the project area
affordable housing production plan (AB 315).
CONTINUED ON ATTACHMENT: YES SIGNATURE:
J''
❑ RECOMMENDATION OF COUNTY ADMINISTRATOR ❑ RECO MEN ATION OF OARD COMMITTE
❑ APPROVE ❑ OTHER
SIGNATURE(S):
ACTION OF BOARD ON z:7 1490le
APPROVED AS RECO NDED VTH1 ❑
VOTE OF SUPERVISORS: I HEREBY CERTIFY THAT THIS IS A TRUE AND
CORRECT COPY OF AN ACTION TAKEN AND
UNANIMOUS(ABSENT ENTERED ON THE MINUTES OF THE BOARD OF
AYES: NOES: SUPERVISORS/AGEN Y ON THE DATE SHOWN.
ABSENT: ABSTAIN: ATTESTED
Contact: James Kennedy JOH ETEN, CL OF THE BOARD OF
(925)335-7225 SU ISOR /AGENCY SECRETARY
orig: Community Development
cc: Redevelopment Agency By Deputy
County Administrator
County Counsel
Auditor- Controller
Attachment
G:\CDBG-REDEV\redev\LNoble\Personal\Board Orders and Greenies\board.bos.rda.01.17.06.AB 1290 Implemention.doc
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BACKGROUND Cont:
The Agency adopted its first AB 1290 Implementation Plan in December 1995, and one subsequently in
1999. The prior Implementation Plans included a five-year capital program and a ten-year housing
program as required by California Redevelopment Law (CRL). This new Implementation Plan will
provide for Agency activities for the years 2005 through 2009.
AB 1290 further requires that prior to adoption, the Redevelopment Agency conduct a public hearing for
the Implementation Plan for the Agency's five existing redevelopment areas; (1) The North Richmond
Redevelopment Project Area; (2) The Montalvin Manor Redevelopment Project Area; (3) The Rodeo
Redevelopment Project Area; (4) The Pleasant Hill/Contra Costa Centre BART Station Area
Redevelopment Project Area; and (5) The Bay Point Redevelopment Project Area. This
Implementation plan has been reviewed and supported unanimously by the various local
Redevelopment Area Committees.
G:\CDBG-REDEV\redev\LNoble\Personal\Board Orders and Greenies\board.bos.rda.01.17.06.AB 1290 Implemention.doc
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Contra Costa County Redevelopment Agency
Five Year Implementation Plan
FY 05 to FY 09
Public Hearing Draft
January 17,2006
REDEVELOPMENT AGENCY
Contra ., e---------------
2530 Arnold Drive Costa
n.
Suite 190
Martinez, CA 94553-1229 County '
srA.ro---
0
Table of Contents
Five Year Implementation Plan
Public Hearing Draft - January 2006
I. Introduction ................................................................................................I-1
A. Organization of the Implementation Plan.....................................................................................................I-1
B. Description of the Project Areas.....................................................................................................
C. Financial Resources Available to the Agency..............................................................................................I-5
D. Agency Obligations to Improve Access to Affordable Housing..................................................................1-7
E. Affordable Housing Goals and Objectives...................................................................................................1-8
F. Housing Programs Utilized by the Agency..................................................................................................I-9
II. Implementation Plan for the North Richmond Project Area.............. II-1
A. Agency Accomplishments,FY 1999/00—FY 2003/04...............................................................................II-2
B. Project Area Goals and Objectives......................::......................................................................................1I-3
C. Projected Five Year Non-Housing Projects and Activities..........................................................................II-4
D. Revenues Available for Non-Housing Improvements.................................................................................11-4
E. Projected Five Year Non-Housing Expenditures........................................................................................II-7
F. Linkage Between Project Area Improvements and Elimination of Remaining Blight................................I1-9
• G. Affordable Housing Obligations.................................................................................................................I1-9
H. Overview of Agency's Affordable Housing Program...............................................................................II-10
1. Housing Fund Revenues............................................................................................................................II-11
J. Housing Production Plan...........................................................................................................................II-13
K. Replacement Housing Requirements.........................................................................................................II-l6
L. Income and Age Targeting Requirements for Housing Fund Expenditures..............................................I1-16
M. Completion of Housing Obligations..........................................................................................................II-18
• Contra Costa County Redevelopment Agency i
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing 1
Table of Contents
Five Year Implementation Plan
Public Hearing Draft - January 2006
(cont.)
III. Implementation Plan for the Rodeo Project Area ...............................III-1
A. Agency Accomplishments,FY 1999/00—FY 2003/04.............................................................................III-2
B. Project Area Goals and Objectives...................................................................................................I.........III-2
C. Projected Five Year Non-Housing Projects and Activities........................................................................III-3
D. Revenues Available to Implement Non-Housing Improvements..............................................................III4
E. Projected Five Year Non-Housing Expenditures......................................................................................III-7
F. Linkage Between Project Area Improvements and Elimination of Remaining Blight..............................III-8
G. Affordable Housing Obligations for the Project Area...............................................................................III-8
H. Overview of Agency's Affordable Housing Program...............................................................................III-9
I. Housing Fund Revenues................................:.........................................................................................III-10
J. Housing Production Plan.........................................................................................................................III-12
K. Replacement Housing Requirements.......................................................................................................III-14
L. Income and Age Targeting Requirements for Housing Fund Expenditures....................:.......................III-15
M. Completion of Housing Obligations........................................................................................................III-16 •
IV. Implementation Plan for the Montalvin Manor Project Area............IV-1
A. Agency Accomplishments Since 2003......................................................................................................IV-2
B. Project Area Goals and Objectives............................................................................................................IV-2
C. Projected Five Year Non-Housing Projects and Activities........................................................................IV-4
D. Revenues Available to Implement Non-Housing Improvements..............................................................IV-4
E. Projected Five Year Non-Housing Expenditures......................................................................................IV-7
F. Linkage Between Project Area Improvements and Elimination of Remaining Blight..............................IV-8
G. Affordable Housing Obligations for the.Project Area...............................................................................IV-9
H. Overview of Agency's Affordable Housing Program...............................................................................IV-9
I. Housing Fund Revenues..........................................................................................................................IV-1 I
J. Housing Production Plan.........................................................................................................................IV-I 1
K. Replacement Housing Requirements.......................................................................................................IV-13
L. Income and Age Targeting Requirements for Housing Fund Expenditures............................................IV-15
M. Completion of Housing Obligations........................................................................................................IV-16
Contra Costa County Redevelopment Agency ii
Five Year Implementation Plan Hearing Draft,January 17,2006—Public He 1
Table of Contents
Five Year Implementation Plan
Public Hearing Draft - January 2006
(cont.)
V. Implementation Plan for the Pleasant Hill/Contra Costa Centre
BARTStation Project Area......................................................................V-1
A. Agency Accomplishments,FY 1999/00-FY 2003/04.................................................................................V-2
B. Project Area Goals and Objectives..............................................................................................................V-2
C. Projected Five Year Non-Housing Projects and Activities...........................................................................V-4
D. Revenues Available to Implement Non-Housing Improvements................................................................V-6
E. Projected Five Year Non-Housing Expenditures........................................................................................V-9
F. Linkage Between Project Area Expenditures and Elimination of Blighting Influences............................V-10
G. Affordable Housing Obligations for the Project Area.........:.....................................................................V-10
H. Overview of Agency's Affordable Housing Program...............................................................................V-11
I. Housing Fund Revenues............................................................................................................................V-12
J. Housing Production Plan...........................................................................................................................V-14
K. Replacement Housing Requirements........:..................................................................................................V-16
L. Income and Age Targeting Requirements for Housing Fund Expenditures..............................................V-17
• M. Completion of Housing Obligations...........................................................................................................V-19
VI. Implementation Plan for the Bay Point Project Area .........................VI-1
A. Agency Accomplishments,FY 1999/00-FY 2003/04...............................................................................VI-2
B. Project Area Goals and Objectives............................................................................................................VI-3
C. Projected Five Year Non-Housing Projects and Activities........................................................................V14
D. Revenues Available to Implement Non-Housing Improvements..............................................................VI-5
E. Projected Five Year Non-Housing Expenditures ......................................................................................VI-8
F. Linkage Between Project Area Improvements and Elimination of Remaining Blight..............................VI-9
G. Affordable Housing Obligations for the Project Area...............................................................................VI-9
H. Overview of Agency's Affordable Housing Program..............................................................................VI-10
I. Housing Fund Revenues..........................................................................................................................VI-11
J. Housing Production Plan..........................................................................................................................VIA I
K. Replacement Housing Requirements.......................................................................................................VI-16
L. Income and Age Targeting Requirements for Housing Fund Expenditures............................................VI-16
M. Completion of Housing Obligations........................................................................................................VI-18
Contra Costa County Redevelopment Agency iii
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing 1
Table of Contents
Five Year Implementation Plan
Public Hearing Draft - January 2006
(cont)
_Table of Figures
Figure I-1 Contra Costa County Redevelopment Project Areas.................................................................................I-2
Figure II-1 North Richmond Project Area..................................................................................................................II-1
Figure III-1 Rodeo Project Area..............................................................................................................................III-1
Figure IV-1 Montalvin Manor Project Area............................................................................................................IV-1
Figure V-1 Pleasant Hill/CCC BART Station Project Area................................:.....................................................V-1
Figure VI-1 Bay Point Project Area........................................................................................................................VI-1
Tables of Tables
Table I-1 Summary of Project Areas Time and Fiscal Limits and Projected Tax Increment Revenue Earned in
Each Project Area Through 2008/09 Contra Costa Redevelopment Agency.................................I-6
Table II-1 Summary of Project Areas Time and Fiscal Limit North Richmond Project Area...................................II-5
Table II-2 Summary of Projected Non-Housing Revenues North Richmond Project Area.......................................11-6.
Table II-3 Projected Five Year Non-Housing Expenditures North Richmond Project Area.....................................II-8
Table II4 Projected Revenues Available for Affordable Housing in the North Richmond Project Area...............II-12
Table II-5 Housing Production and Affordable Housing Obligation North Richmond Project Area......................1I-15
Table II-6 Replacement Housing Obligation North Richmond Project Area..........................................................II-16
Table III-1 Summary of the Time and Fiscal Limits for the Rodeo Project Area...................................................II1 4
Table III-2 Summary of Projected Non-Housing Revenues Rodeo Project Area...................................................III-5
Table III-3 Projected Five Year Non-Housing Expenditures Rodeo Project Area..................................................III-7
Table III4 Projected Revenues Available for Affordable Housing in the Rodeo Project Area............................III-11
Table III-5 Housing Production and Affordable Housing Obligation Rodeo Project Area...................................III-13
Table IV-1 Summary of Project Area Time and Fiscal Limits Montalvin Manor Project Area..............................IV-5
Table IV-2 Summary of Projected Non-Housing Revenues Montalvin Manor Project Area.................................IV-6
Table IV-3 Five Year Non-Housing Expenditures Montalvin Manor Project Area................................................IV-8
Table IV4 Projected Revenues Available for Affordable Housing in the Montalvin Manor Project Area
FY 2004/05 to FY 2008/09.......................................................................................................IV-12
Table IV-5 Housing Production and Affordable Housing Obligation Montalvin Manor Project Area.................IV-14
Table IV-6 Projected Housing Fund Expenditures Montalvin Manor Project Area
FY 2004/05 to FY 2008/09.......................................................................................................IV-15
Table V-1 Summary of Time and Fiscal Limits for the Pleasant Hill/CCC BART Station Project Area..................V-6
Table V-2 Summary of Projected Non-Housing Revenues Pleasant Hill/CCC BART Station Project Area............V-7
Table V-3 Projected Five Year Non-Housing Expenditures Pleasant Hill/CCC BART Station Project Area..........V-9
Table V-4 Projected Revenues Available for Affordable Housing in the
Pleasant Hill/CCC BART Station Project Area..........................................................................V-13
Table V-5 Housing Production and Affordable Housing Obligation
Pleasant Hill/CCC BART Station Project Area..........................................................................V-15
Table V-6 Replacement Housing Obligation Pleasant Hill/CCC BART Station Project Area................................V-17
Table VI-1 Summary of Time and Fiscal Limits for the Bay Point Project Area....................................................VI-5
Table VI-2 Summary of Projected Non-Housing Revenues Bay Point Project Area FY 2004/05-FY 2008/09......VI-6
Table VI-3 Projected Five Year Non-Housing Expenditures Bay Point Project Area.............................................VI-8
Table VI-4 Projected Revenues Available for Affordable Housing in the Bay Point Project Area.......................VI-12
Table VI-5 Housing Production and Affordable Housing Obligation Bay Point Project Area.............................VI-14
Table VI-6 Replacement Housing Obligation Bay Point Project Area..................................................................VI-16
Table VI-7 Projected Housing Fund Expenditures Bay Point Project Area FY 2004/05 to FY 2008/09..............VI-17
Contra Costa County Redevelopment Agency iv
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing I
I. Introduction
All redevelopment agencies in the State of California are required to adopt an Implementation Plan every
five years.This report is the Contra Costa County Redevelopment Agency's Implementation Plan for its
five redevelopment project areas for FY 2004/05 to FY 2008/09.
As required by State Law,the'Implementation Plan presents the Agency's goals,objectives and programs
for its community and economic development efforts to revitalize each project area. It describes how
these programs will remove blight by helping to attract new private investment, create jobs,rehabilitate
buildings and improve infrastructure and community facilities.
The redevelopment plans document the goals, objectives and programs for each Project Area, which
guides this Implementation Plan. The plan includes a description of how the Agency will increase,
improve and preserve affordable housing, in conformance with the latest requirements of State Law. In
addition,the plan summarizes the Agency's projected tax increment revenues and expenditures for both
non-housing and housing activities,and describes how the Agency will spend its tax increment funds to
accomplish its efforts over the five year period,while providing the Agency with flexibility to adjust to
changing circumstances and new opportunities. Of course,the annual budgeting process is used to refine
the Agency's proposed programs and prioritized expenditures.The physical setting and characteristics of
each Project Area are described in the next section.
A. Organization of the Implementation Plan
This section provides and overall context for the Implementation Plan.The introduction includes a
physical description of the Project Areas and an overview of the financial resources available to the
Agency to fund Project Area improvements. The introduction also includes a description of Agency's
obligations to increase access to affordable housing as well as the affordable housing goals and objectives
and the available programs.
This Implementation Plan is then subdivided into a chapter for each Project Area due to the separate and
distinct nature of each community.All five chapters include the following components:
❑ Agency accomplishments during the past five years.
❑ Project Area goals and objectives.
❑ Five Year Implementation Plan projects and activities.
❑ Revenues available for non-housing improvements.
❑ Projected non-housing expenditures for community and economic development.
❑ Linkage between Project Area improvements and the elimination of remaining blight.
❑ Affordable housing obligations for each Project Area.
❑ Overview of Agency's affordable housing program.
❑ Housing fund revenues,production plan,replacement housing requirements and projected
expenditures.
Contra Costa County Redevelopment Agency I-1
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
B. Description of the Project Areas
Contra Costa County covers a total of 805 square miles and stretches approximately forty miles from west
to east and approximately twenty miles from north to south. Due to the County's large size and varied
natural topography,three subregions are generally used to describe the County: West County,
Central County and East County, displayed in Figure I-1 and described below in more detail.
Figure I-1
Contra Costa County
Redevelopment Project Areas
Contra Costa_County
Redevelopment Project AreasAN-
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Contra Costa County Redevelopment Agency 1-2
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hear l
1. West County
The West County area includes the urbanized shoreline of the San Francisco and San Pablo Bays,which
is separated from the rest of the County by the Briones Hills. The West County was among the first areas
of the County to develop with suburbs and industry. Three of the Agency's Project Areas are located
within the West County:North Richmond,Rodeo and Montalvin Manor, as described below.
North Richmond Project Area
The North Richmond Redevelopment Project Area includes 900 acres of land,which was established in
1987.North Richmond is surrounded by the City of Richmond and borders the San Francisco Bay to the
west. (See Figure I-1.)The Project Area is characterized by an abundance of substandard housing as well
as vacant and dilapidated commercial structures. The industrial area has historically been underdeveloped,
and the underlying infrastructure is older and typically substandard.
North Richmond remained an economically stagnant community for many years, in part due to its
regional isolation.However,the 1991 opening of the Richmond Parkway enhanced the area's access by
placing North Richmond in the middle of a new transportation corridor.between Interstate 80 and the
Richmond—San Rafael Bridge. The Parkway has enabled the Project Area to attract new housing and
business establishments.
Rodeo Project Area
The Rodeo Redevelopment Project Area was established in 1990 and consists of approximately 650 acres
of land,with a mix of residential,commercial, industrial, and waterfront related uses. The Project Area is
located next to the City of Hercules,between Interstate 80 and San Pablo Bay.
• The Rodeo Project Area is dominated by residential land uses,with commercial strips located along the
major corridors.Rodeo has a number of substandard and deteriorating structures, particularly in the
Old Town area.Large parts of the Project Area lack neighborhood amenities, such as sidewalks, gutters
and curbs and suffer from antiquated public infrastructure.The Old Town area contains commercial
buildings constructed of unreinforced masonry that need new private investment.
Montalvin Manor Project Area
Montalvin Manor is a 211 acre neighborhood that was established as a Redevelopment Project Area in
June 2003.The Project Area is located in an attractive natural setting with direct views to San Pablo Bay.
The residential area consists of two adjacent low and moderate income communities. The Montalvin
Manor subdivision is a residential development with 750 small single family homes,which are separated
by a fence from the 179 unit Tara Hills Mobile Home Park.
The commercial uses in the neighborhood consist of the visually unappealing Big Box Storage Center at
the southwest corner of the neighborhood,the Tara Hills Shopping Center,a retail strip consisting of a
few shops and a gas station. On the outskirts of the Project Area at San Pablo Avenue and Kay Road is
Walgreens,the neighborhood's primary retail amenity.
The neighborhood is bounded by the Union Pacific Railroad tracks to the north,a steep uphill slope
leading to San Pablo Avenue to the south,the Pinole's Tara Hills/Bayview community to the east, and the
City of Richmond to the west. The neighborhood can be accessed from Interstate 80 through the
Richmond Parkway, from San Pablo Avenue through Kay Road, Shamrock Avenue, and Tara Hills
Drive.
Contra Costa County Redevelopment Agency I-3.
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing 1
2. Central County
More than half of Contra Costa County's population lives in the Central County area. Central County is
comprised of mostly bedroom communities that have developed in the flat valleys between the East Bay
Hills and the Diablo Range to the east,extending north and south of Mt.Diablo. The Pleasant Hill/
Contra Costa Centre BART Station Project Areas is located in Central County area as described below.
Pleasant Hill/Contra Costa Centre BART Station Project Area
The Pleasant Hill/Contra Costa Centre(CCC)BART Station Redevelopment Project Area includes the
unincorporated land that surrounds the Pleasant Hill BART Station.The Project Area includes
approximately 130 acres of land that is strategically located adjacent to the 680 Freeway and the
Pleasant Hill BART station.
The Project Area was explicitly created to implement the Specific Plan,which facilitated the development
of more than 3.3 million square feet of new office and commercial space and more than 1,200 new
residential units. The full build out of the Project Area is intended to reduce regional traffic by locating
new office and housing development next to a regional transportation hub.
3. East County
The East County area is the largest land area in the County and includes much of the hilly terrain of the
Diablo Range.A large portion of this area tends to be rural in nature,with pockets of suburban
communities. The Bay Point Redevelopment Project Area is located in the East County area.
Bay Point Project Area
The Bay Point Redevelopment Project Area was adopted in 1987 and consists of 1,550 acres of land. The
Project Area is generally bounded on the east by the City of Pittsburg,on the south by State Route 4,on
the west by the U.S.Navy property and newer residential development in Bay Point, and on the north by
Suisun Bay and the Sacramento Northern right-of-way.
The Project Area is dominated by residential land uses.There is also a scattered inventory of local serving
commercial services located along Willow Pass Road and Port Chicago Highway. The neighborhood
serving Shore Acres Shopping Center suffers from significant blight and a poor location.Many
commercial uses are scattered along the Willow Pass strip,and are blighted and intermixed with vacant
properties.
The Project Area includes a substantial amount of undeveloped infill properties that can be developed to
attract new residential, commercial and industrial businesses to the Project Area. In addition,the
Project Area has many aging, deteriorating and poorly maintained structures,and suffers from inadequate
and obsolete utilities,drainage, sewers and streets. The improvement of basic services could attract new
private investment, leading to job creation and greater access to affordable housing.
Contra Costa County Redevelopment Agency 14
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hemog l
C. Financial Resources Available to the Agency
The Agency manages a significant amount of financial resources that can be invested in improving each
Project Area.Property tax increment revenues are the primary revenue source available to the Agency for
reinvestment into each Project Area. The Agency can issue bonds to borrow against the projected future
tax increment revenues. The Agency's ability to borrow and raise funds for improvement projects is
limited by the future revenues that are projected,as well as the legal parameters that limit the total amount
of tax increment that can be collected during the life of a project area and the total amount of
indebtedness that can be outstanding at any one time.
The projected tax increment revenues can also be used by the Agency to leverage grant, loans and other
sources of public funding that will help the Agency achieve its goals and objectives for the Project Areas.
Thus,the Agency's role goes beyond managing and investing the projected tax increment revenues.
1. Financial Resources for Non-Housing Projects
The Agency's resources that can be invested in non-housing projects are obtained from the actual and
projected tax increments, less the pass through payments,administrative costs and the Housing Fund
deposit. The Agency is able to borrow against a portion of the projected tax increment revenues by
issuing bonds to fund the non-housing projects and programs that are described in this Implementation
Plan.In addition,the Agency can leverage funding from other sources in order to help fund the
Project Area improvements. Thus the revenues from all sources that are available to fund non-housing
projects and programs are summarized in Table I-1 and listed below.
❑ North Richmond- $19.4 million
❑ Rodeo- $ 16.7 million
❑ Montalvin Manor-$1.6 million
❑ Pleasant Hill/CCC BART Station-$80.7 million
❑ Bay Point- $6.2 million
❑ Agency Total - $124.6 million
The summary table documents why the Agency can invest a substantial amount of funding for
non-housing projects in the Pleasant Hill/CCC BART Station Project Area,while the resources are very
limited for non-housing improvements in Montalvin Manor. The Agency can easily access funding from
the financial markets for Pleasant Hill/CCC BART Station Project Area improvements, but the cost of
borrowing may be prohibitive in Montalvin Manor due to the lack of projected tax increment revenues
and the ability to leverage other funding resources.
Contra Costa County Redevelopment Agency I-5
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing 1
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2. Financial Resources for Affordable Housing Projects and Programs
The primary funding source for the Agency's affordable housing activities is 20 percent of the annual tax
increment revenue,which is set-aside into the Agency's Housing Fund. The Housing Fund resources are
then used to facilitate the expansion, improvement and preservation of the affordable housing supply
within the Project Areas.In addition,the Agency may be able to leverage other federal and state grant
funds and utilize bond proceeds and earned interest.For example, other sources have contributed a
significant amount of funding for affordable housing in the Pleasant Hill/CCC BART Station
Project Area.
Thus,a significant amount of money is projected to be set-aside in the Housing Fund for each
Project Area.In fact,each project area currently has more resources available for housing than there are
available to fund non-housing improvements. The projected revenues that will be available for use
Affordable Housing Projects and Program through FY 2008/09 are listed below.
❑ North Richmond- $4.4 million
❑ Rodeo-$3.7 million
❑ Montalvin Manor-$432,000
❑ Pleasant Hill/CCC BART Station - $132.5 million
❑ Bay Point- $3.4 million
❑ Agency Total- $144.5 million
D. Agency Obligations to Improve Access to Affordable Housing
The Agency is required by the California Community Redevelopment Law(CRL)to meet certain
obligations to provide expanded access to affordable housing,replace housing that is removed as a result
of redevelopment activities and spend 20 percent of its tax increment revenues to serve population
segments that are targeted by age and income.' Accordingly,the Implementation Plan must document
how the Agency intends to meet its obligations to improve access to affordable housing. The three basic
legal requirements that the Agency must meet are described below.
1. Housing Production Requirement
The Agency must make available specified minimum percentages of new or substantially rehabilitated
housing units for very low, low and moderate-income households at a legally defined affordable housing
cost.'Thirty percent(30%)of all Agency developed units must be made available to very low, low or
moderate income households.' Of those units, 50 percent must be affordable to very low income
households.
'The housing production obligation applies to redevelopment plans adopted on or after January 1, 1976,and territory added to
project areas by amendment adopted on or after January 1, 1976.
'The CRL currently defines substantially rehabilitated units as all units substantially rehabilitated with Agency assistance.
Substantial rehabilitation means rehabilitation,the value of which constitutes at least 25 percent of the after rehabilitation value
of the dwelling,inclusive of land value(33416(b)(2)(A)(iii)).Prior to January 1,2002,also included multifamily units without
Agency assistance.
' Occupancy of affordable housing for very low income residents is restricted occupancy to households with incomes up to
50 percent of area median.Affordable housing for moderate income residents is restricted to occupancy by households with
incomes up to 110 percent of the area median.
Contra Costa County Redevelopment Agency 1-7
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing 1
Fifteen percent(15%)of all non-Agency developed units must be made available to very low, low or
moderate income households, of which 40 percent must be affordable to very low income households.
The Agency must either meet this requirement within the Project Area,or two units produced outside the
Project Area can be counted as one unit produced within the Project Area.
2. Housing Replacement Requirement
The Agency must replace housing units that were destroyed or taken out of the housing inventory as a
result of redevelopment activities that were previously occupied by low and moderate income persons.
These housing units must be replaced with new units that are affordable to households at the same income
categories of the units that were removed. The Implementation Plan must describe how the housing units
will be replaced, and should include the following items.
❑ General location of the new housing units.that will be made available to low and moderate income
persons.
❑ Identification of the number of low and moderate units to be developed, and the number of low and
moderate income persons to be served by the new replacement units.
❑ Method of financing new units.
3. Housing Fund Expenditure Requirements
The Agency must set-aside at least 20 percent of tax increment revenue into a Housing Fund. The Agency
must also spend the Housing Fund revenues in a way that improves,preserves,and/or produces more
affordable housing for low and moderate income residents and fbr residents of all age segments.
A description of how the Agency will meet its Housing Fund requirements is included in this
Implementation Plan.
E. Affordable Housing Goals and Objectives
The Implementation Plan includes a description of the Agency's goals and objectives to expand access to
affordable housing through FY 2008/09.The Agency's affordable housing goals and objectives are
guided by the goals and objectives imbedded in the County's Housing Element and the Consolidated
Plan. Accordingly,the affordable housing goals and objectives are listed below.
❑ Provide housing to meet the present and future needs of residents in the County and provide a fair
share of the market area housing needs.
❑ Provide housing to meet the needs of all income groups in the County and provide a fair share of the
allocations by income categories.
❑ Address the housing needs of senior,physically disabled,homeless, large families, farm workers and
female head of households.
❑ Adhere to or exceed the State Redevelopment Law housing requirements.
❑ Ensure decent, safe living environments for the County's residents regardless of age, sex, family
composition,race,ethnicity,religion,physical or mental disability,or income.
4 The rehabilitation of existing housing units can substitute for new housing units.
Contra Costa County Redevelopment Agency 1-8
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hear g 1
F. Housing Programs Utilized by the Agency
The Implementation Plan identifies affordable housing projects and programs that the Agency projects to
support through FY 2008/09. The projected affordable housing projects and programs are key elements of
the revitalization effort within each Project Area. Thus,the Redevelopment Agency has five basic
programs to assist affordable housing production within each Project Area, as described below:
1. Multifamily Rental Housing
The Agency can provide assistance with the new construction of multifamily rental housing that is
affordable and can be occupied by low and moderate income households. The multifamily rental program
is appropriate in all redevelopment areas.
2. Senior Housing New Development
The Agency can promote the development of new rental multifamily housing affordable to low and
moderate income senior households.This program is active in North Richmond and Rodeo.
3. First-Time Homebuyer Program for Single Family Housing
The Agency can assist developers to construct single family housing that is affordable to low and
moderate income households.This can be accomplished through a first-time homebuyer program,where
Agency assistance is structured as a second loan, and the home buyer can defer the principal and interest
on the second loan until the property is resold or transferred. The Agency is currently using this program
in North Richmond and Bay Point.
• 4. Mortgage Credit Certificate Program
The County manages a program that provides qualified homebuyers with a 20 percent Federal tax credit,
based upon the amount of interest on the homebuyer's loan.This credit is often used in combination with
First-Time Homebuyer Programs active in North Richmond and Bay Point.
5. Substantial Rehabilitation Program
The Agency is evaluating the possibility of establishing a residential rehabilitation program or
supplementing existing countywide programs in Project Areas where needed. The program goal will be to
offer subsidized loans for the maintenance and rehabilitation of housing owned and/or occupied by low
and moderate income households.
Contra Costa County Redevelopment Agency I-9
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing 1
II. Implementation Plan for the
North Richmond Project Area
The North Richmond Project Area consists of approximately 900 acres in western Contra Costa County,
adjacent to the City of Richmond.North Richmond was historically an isolated community,but this
changed dramatically when the Richmond Parkway opened to traffic in 1991.The Parkway connects
Interstate 80 with Interstate 580 at the Richmond San Rafael Bridge and has placed the North Richmond
Project Area in the path of a regional thoroughfare. (See Figure 11-1.)
The intent of the redevelopment program is to remove blight by revitalizing the neighborhood and by
attracting jobs to the industrially zoned properties that are in need of more intensive development and
redevelopment.This Implementation Plan identifies the Agency's goals and objectives, documents the
Agency's accomplishments during the past five years,as well as identifies future priority projects to
create jobs and housing and improve the infrastructure systems. The Implementation Plan also identifies
the Agency's available resources and planned expenditures to accomplish the Agency's proposed
projects. Lastly,this Plan describes how the Agency will help expand the supply of affordable housing,
spend its Housing Fund and meet its affordable housing obligations.
Figure II-1
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Contra Costa County Redevelopment Agency II-1
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
A. Agency Accomplishments, FY 1999/00 — FY 2003/04
The Agency has undertaken numerous housing,public safety,health, infrastructure,urban design, and
economic and community development projects as part of its efforts to attract jobs,remove blight and
improve access to affordable housing. The Agency's accomplishments since FY 1999/2000 are listed
below:
❑ Funded road and streetscape improvements to 3`d Street and connector roads.
❑ Initiated a planning process with the Contra Costa Community Development Department's
Transportation Division to identify alternative truck routes around the North Richmond
neighborhood and site a pedestrian railroad crossing.
❑ Initiated a First-Source Hiring Program with the Workforce Investment Board that works with local
and potential businesses to encourage the hiring of local residents.
❑ Developed a Machining and Tooling Incubator that will work with adults and youth to provide the
skills and training necessary to work in the Machining and Tooling trades.
❑ Established a youth build program in conjunction with the Housing Authority to train high school
dropouts between the ages of 16 and 22 in the construction industry and work towards completion of
the GED.Participants work with qualified contractors to rehabilitate substandard units in the North
Richmond area. Once homes are rehabilitated,they are sold to a qualified low income
First-Time Homebuyers.
❑ Financially sponsored a commercial retail center on P Street developed by a non-profit developer,
which has achieved good occupancy rates.
❑ Promoted economic development in North Richmond through a website with site selection assistance
for those interested in locating either residential or commercial developments in the project area.
❑ Created marketing materials for business attraction and retention.
❑ Created a Comprehensive Economic Development Strategy in conjunction with other County
departments and community members.
❑ Applied to the Economic Development Administration to fund the construction of a
Machining/Tooling Business Incubator.
❑ Established the Community Preservation-Abatement and Revolving Loan Fund.
❑ Initiated a comprehensive infrastructure planning program for the industrial area north of Wildcat
Creek. To date,the redevelopment of the Project Area has been constrained by the lack of basic
infrastructure.
❑ Formed a partnership with the City of Richmond and Contra Costa County to address
cross jurisdictional issues such as code enforcement,junk vehicle abatement,trash collection, and
other community clean-up activities.
❑ Facilitated the development of two new affordable and/or mixed-income housing projects known as
the Parkway Estates and the North Richmond Senior Heritage Apartments,which were awarded as
the best HOME project by the National Association of Local Housing Funding Agencies.
❑ Initiated First-Time Homebuyer and Individual Deposit Account Programs with Agency and Federal
funds to assist first time homebuyers.
❑ Established an operating Farmer's Market for the area.
Contra Costa County Redevelopment Agency II-2
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
B. Project Area Goals and Objectives
The Project Area's goals and objectives are intended to guide Agency actions toward eliminating the
Project Area's physical and economic blight.The community and Agency first established goals in the
Redevelopment Plan, and together with zoning regulations,they will continue to direct future actions
within the Project Area for thelife of the Redevelopment Plan. Since the adoption of the Redevelopment
Plan, other long term goals have become important to the Agency, as expressed in documents like the
2000 Implementation Plan and Midterm Review. Those goals are synthesized below as Community
Improvement and Economic Development goals.In addition to these two sets of goals,the Agency has
established particular goals and objectives for the Five Year Implementation Plan period, as required by
Community Redevelopment Law(CRL). The Redevelopment Plan goals, Community Improvement and
Economic Development goals and the Five Year Implementation Plan goals and objectives are listed
below.
1. Redevelopment Plan Goals
❑ Revitalize the northern portion of the Project Area through light industrial infrastructure
improvements and land use policy changes.
❑ Strengthen the existing residential neighborhood in the southern portion of the project area through
development of a neighborhood commercial district, park and open space development, street
improvement and landscaping, and expansion of community facilities,and infill residential.
❑ Upgrade the deteriorated housing stock in the project area and stimulate the construction of new
affordable housing.
2. Community Improvement and Economic Development Goals
❑ Improve road, drainage, and sewer infrastructure and construct public utility facilities in the
industrial section of the Project Area. (These improvements are required to provide full and safe
access to industrial land made developable by the completion of the Richmond Parkway.)
❑ Encourage and support public-private partnerships that address community needs.
❑ Encourage and support citizen participation through the North Richmond Municipal Advisory
Council.
❑ Capitalize on existing and future financing resources and opportunities.
❑ Provide the framework to restore the economic and social health through public and private actions.
3. Five Year Implementation Plan Goals and Objectives
❑ Continue to facilitate employment programs for North Richmond residents, industries and
businesses.
❑ Implement marketingprogram to attract new businesses and generate revenue.Use this marketing
program to promote infrastructure improvements in industrial lands and improve the Project Area's
image.
❑ Initiate a reuse development planning process for specific sites in the Project Area.
❑ Initiate a commercial/retail development program for specific sites in the Project Area.
Contra Costa County Redevelopment Agency II-3
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
C. Projected Five Year Non-Housing Projects and Activities
The Agency will undertake projects and activities in the North Richmond Project Area through
FY 2008/09 in order to reduce blight and achieve the Project Area's goals and objectives. The projects
and activities supported by the Agency will continue to expand the job base and improve the quality of .
life for Project Area residents.The Agency will also partner with property owners and potential investors
to implement land development projects that help achieve the Project Area's goals and objectives. The
Agency will offer land development assistance through business incentives,loans and land write down
cost reductions.In addition, it will apply for grants when doing so furthers the Redevelopment Plan.
Projects and activities that the Agency may fund through FY 2008/09 are described below in more detail.
❑ Initiate efforts to attract new commercial and neighborhood-serving businesses to North Richmond.
(Efforts may lead to the construction of new commercial space or the occupancy and the
revitalization of existing space, including mixed-use developments along Third Street.)
❑ Maintain business attraction and site selection website that was developed for the Project Area.
❑ Continue efforts to access low interest business loans from existing small business loan programs.
❑ Continue streamlining the permitting process for developers,businesses and local property owners.
❑ Continue evaluating the potential impact of an Indian Gaming facility on the Project Area, and
identify appropriate mitigations that should be adopted if the proposed facility is implemented.
❑ Support efforts to plan and implement efforts to divert trucks away from the residential streets in the
Project Area.
❑ Plan and implement roadway, drainage and utility improvements within the industrial portion of the
Project Area to facilitate development. Develop mechanisms for maintenance as well.
❑ Continue to fund and raise new funds to improve the circulation and streetscapes along 3rd Street.
❑ Implement a drainage plan for industrial lands north of Parr Boulevard that recently received an •
approved flood map.
❑ Continue to monitor progress of removing areas in North Richmond from FEMA designated Flood
Zones.
❑ Improve creeks to 100 year flood standards.
❑ Continue efforts to enforce the existing land use codes,remove junk vehicles, improve trash
collection,and implement other community clean-up activities. Efforts to coordinate these activities
with community safety and crime prevention initiatives will also be facilitated through the provision
of interim financial support for a resident Sheriff Deputy.
D. Revenues Available for Non-Housing Improvements
The primary source of revenue available to the Agency for improvement projects and programs has been
and will continue to be property tax increment, as it is used both to directly fund projects and to secure
bond revenues and pay debt service. As shown in Table U-1,the Redevelopment Plan was adopted in
1987, and the Agency will be able to undertake project activities through 2027.The Agency can collect a
maximum of$60 million in tax increment revenue over the life of the Redevelopment Plan and has the
legal authority to have up to $30 million in outstanding debt at any one time.
Contra Costa County Redevelopment Agency II-4
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
Table II-1
Summary of Project Areas Time and Fiscal Limit
North Richmond Project Area
Acres 900
Adopted July 14, 1987
Eminent Domain July 14, 2011
Time Limit for Incurring Debt July 14,2026
Time Limit for Project Activities July 14,2027
Time Limit for Tax Increment Receipt July 14, 2027
Fiscal Limit for Tax Increment Collection $60,000,000
Outstanding Indebtedness $30,000,000
Source: Contra Costa County Redevelopment Agency.
The Agency is projected to collect$19.4 million in revenue that can be used to fund non-housing projects
through FY 2008/09. The four sources of revenues that the Agency can spend and reinvest in the Project
Area are net tax increment proceeds from the sale of bonds secured by tax increment, interest earned on
non-housing funds and other revenue sources, each of which is displayed in Table U-2. More information
about each source of revenue is provided below.
1. Tax Increment Revenues
The Agency is projected to earn $1.97 million of net tax increment revenues that can be reinvested for
non-housing projects and programs through FY 2008/09. Property tax increment is that portion of the
total amount of property tax revenues collected annually from all the properties in the Project Area above
the amount collected at the time the Project Area was adopted.Per Proposition 13,increases in property
taxes can result only from increases in assessed value,which in turn can only come from reassessment
upon property sale or improvement or the maximum annual inflationary increase of 2 percent.
Contra Costa County Redevelopment Agency I1-5
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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�. Net tax increment revenue is the amount of tax increment remaining to the Agency for non-housing
projects and activities after it has met its other financial obligations.These financial obligations typically
include Housing Fund deposits, debt services payments, County property tax administration fees,
Administration costs, and pass-through payments to other taxing entities.
The Agency must reinvest a portion of property tax increment revenues back into non-housing projects
that will help reduce and eliminate blight. By encouraging and expanding local commercial,retail,
industrial and residential opportunities,the Agency shall achieve the greatest return on its investment
while creating local jobs, enhancing sales tax generation and increasing property values. Increased
property values translate to increased tax increment revenues to the Agency,which can then be reinvested
in the Project Area.
2. Proceeds from the Sale of Bonds
The Agency is able to issue bonds and invest the proceeds of those bond sales in Project Area
improvements. The bond sale proceeds are forms of borrowing against projected tax increment revenues.
The Agency meets annually to discuss and prioritize projects and activities to be funded each year from
bond sales,as well as to coordinate expenditures of bond proceeds with the County's Capital
Improvement Program.
The Agency has a maximum bonded indebtedness of$30 million for the Project Area.The Agency
projects to expend $5.2 million of bond proceeds through FY 2008/09 on the projects previously
described.No new bonds will be issued to raise additional capital within the Implementation Plan
timeframe.
3. Other Agency and Non-Agency Financial Resources
Wherever possible,the Agency will continue to leverage other sources of funding to achieve the
Project Area's goals and objectives.The Agency has already demonstrated an ability to acquire additional
funding in the form of grants and loans from Contra Costa County and other government entities. The
Agency also earns interest and revenue from the lease of Agency owned property, and it can collect fees
from developers.
Accordingly,the Agency projects to collect$12.1 million in additional funding from grants, loans, impact
fees,the sale or lease of Agency-owned property and other sources of revenues. The other revenue
sources will be supplemented by$127,000 of interest earned on the Non-Housing Fund.
E. Projected Five Year Non-Housing Expenditures
The Agency is projected to spend$19.4 million on improvement projects through FY 2008/09.
(See Table II-3).Expenditures will be targeted for the following type of projects and activities:
❑ Capital Projects—Projects and activities within this category include utility, road and other
infrastructure improvement projects, urban design and streetscape improvements,property
acquisition and site improvements particularly related to public/private real estate development
partnerships,transit and mixed-use facilities,and other physical development projects.
Contra Costa CountyRedevelopment Agency II-7
Five Year Implementation Plan Hearing Draft,January 17,2006–Public Hearing Draft-January 2006
❑ Community Improvement Activities—Projects and activities within this category include
beautification programs,hazardous waste and other garbage remediation programs,code
enforcement support,and other initiatives that enhance the appearance of the Project Area as well as
the quality of life for residents.
❑ Economic Development Promotion—Projects and activities within this category include job creation
and retention initiatives,policies or programs that enhance the competitiveness of local residents
including job training,and skills development,marketing programs,and other promotional projects,
events, or activities.
❑ Planning Activities–Projects and activities within this category include those that modify or enforce
zoning and land use policies,design future capital improvement projects, strategize economic
development and community improvement activities,and plan for urban design and streetscape
improvements.
❑ Unallocated Expenditures—The Agency plans to reserve $10.5 million to be used for future
improvement projects.
Table II-3
Projected Five Year Non-Housing Expenditures
North Richmond Project Area
FY 2004/05 to FY 2008/09
Projects and Activities Projected
Expenditures
Capital Projects $4,730,000
Community Improvement Activities $484,000
Economic Development Activities $3,667,000
Planning Activities $80,000
Unallocated Expenditures $10,472,000
Total Estimated Expenditures $19,433,000
Source:Contra Costa County Redevelopment Agency,
The Agency will also continue to meet its Housing Fund obligations,make debt service payments,pay
pass-through payments to other agencies, and cover administration and technical assistance costs.
Contra Costa County Redevelopment Agency II-8
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
•
F. Linkage Between Project Area Improvements and Elimination
of Remaining Blight
The Agency's actions since the adoption of the North Richmond Project Area have eliminated a
significant amount of blight. However,the lack of public infrastructure,an economic base and community
improvements continues to thwart the eradication of remaining blight. Remaining economic blight in
North Richmond includes a lack of necessary commercial facilities(grocery stores,banks and other
lenders, etc.),a high crime rate, and abnormally high business vacancies and turnover rates.Persistent
physical blight includes unsafe and unhealthy buildings, incompatible adjacent and/or nearby land uses,
and inadequate public improvements,namely the lack of sufficient flood and drainage infrastructure.
The Agency's proposed programs and expenditures will help eliminate this remaining blight in the
Project Area. Community improvement.activities, such as support for neighborhood-serving businesses,
the efforts to reduce illegal dumping, cooperation with the CDBG program, and work with non-profit and
other developers,will help attract and retain necessary commercial facilities, as well as lower business
vacancies and turnover rates. Streamlining the permitting process and the Community Preservation-
Abatement and Revolving Loan Program will address unsafe and unhealthy buildings by encouraging
new construction and rehabilitation.
Economic development promotion programs that encourage job creation and increase local economic
activity will provide alternatives to crime for the unemployed and more generally strengthen the local
economy.Finally,the myriad of capital projects underway in the North Richmond Project Area will help
eliminate blight caused by incompatible land uses,deteriorated buildings,poor circulation and access,
inadequate drainage, and poor design.
G. Affordable Housing Obligations
The Agency is required by the California Community Redevelopment Law(CRL)to meet certain
obligations with respect to the provision of affordable housing and the expenditure of tax increment funds
on affordable housing.In summary,there are three basic legal requirements that the Agency must meet:
❑ Housing Production—For certain project areas,the Agency must make available specified
minimum percentages of new or substantially rehabilitated housing units available to very low, low
and moderate income households at a legally defined affordable housing cost.'
❑ Replacement Housing—The Agency must replace housing units removed from the housing stock in
a project area as a result of redevelopment activities within four years at a legally defined affordable
housing cost.
❑ Housing Fund Expenditures—The Agency must set-aside and spend at least 20 percent of tax
increment revenue(Housing Fund)to improve,preserve, and/or produce affordable housing for
targeted segments of the project area residents,with various conditions on their use.
s The housing production obligation applies to redevelopment plans adopted on or after January 1, 1976,and territory added to
project areas by amendment adopted on or after January 1, 1976.The Agency must include a plan for how it intends to meet its
housing production obligations in its implementation plan.
• Contra Costa County Redevelopment Agency II-9
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The following sections of this implementation plan describe the Agency's Affordable Housing Program •
and specifically outline how the Agency will meet its legal obligations.The Agency's Affordable
Housing Program is guided by the most recent adopted and certified Housing Element, as well as the
County's regional fair share housing needs allocation and various County policies and programs to
promote affordable housing.
H. Overview of Agency's Affordable Housing Program
During the five year implementation plan period,the Agency will concentrate on affordable housing
activities that are most applicable to the Agency's goals and objectives.The Agency recognizes the
important role of the Affordable Housing Program and its activities in its overall Redevelopment
Program. Consequently,the proposed Affordable Housing Program should be viewed not simply as the
means of implementing the Agency's stated goals and objectives related to affordable housing,but as a
key element in its overall blight alleviation and revitalization efforts. The Agency's Affordable Housing
Program is focused on working with appropriate organizations to facilitate development of a variety of
affordable housing activities in the North Richmond Project Area.
In developing its Affordable Housing Program,the Agency has been guided by the goals and objectives
of the County's Housing Element of the General Plan, incorporated into this Implementation Plan by this
reference. Through its affordable housing activities,the Agency will support and advance the overall
Housing Element programs as well as contribute to the implementation of the policies and strategies
identified in the County's General Plan. The Agency is committed to assisting the County in achieving
the goals presented in the Housing Element, including:
❑ Improve housing affordability for both renters and homeowners. •
❑ Preserve the existing affordable housing stock in Contra Costa County.
❑ Increase the supply of housing with a priority on the development of affordable housing.
❑ Increase the supply of appropriate and supportive housing for special needs populations.
❑ Mitigate potential governmental constraints to housing development and affordability.
❑ Promote equal opportunity for all residents to reside in the housing of their choice.
❑ Promote infill development.
The Agency will make every effort to encourage the preservation,rehabilitation and development of
housing affordable to a variety of income levels combining various funding sources. Leveraging other
funding sources devoted to the provision of affordable housing will maximize the number of affordable
units that can be developed or substantially rehabilitated. By partnering and collaborating with other
entities dedicated to the preservation and development of affordable housing,the Agency is confident that
it will be able to meet its affordable housing production obligations and Housing Fund expenditure
requirements within the compliance period ending in 2014,as well as over the life of the Redevelopment
Plan.
The Affordable Housing Program promotes residential and mixed-use development on vacant and
underutilized sites in the North Richmond Project Area. The Agency's Housing Fund revenues will be
used in a flexible manner to respond to favorable development, substantial rehabilitation and grant
opportunities.In carrying out its purpose to preserve, improve and increase the affordable housing supply,
the Agency may use the following methods:
Contra Costa County Redevelopment Agency II-10 •
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
❑ The Housing Authority and the Agency are continuing to work towards improving Housing
Authority sites, including the 224-unit Las Deltas Housing Development and numerous scattered
sites and vacant public housing units.
❑ The Housing Authority and Agency hope to receive a HOPE VI Federal Grant in the near future to
do major rehabilitation. The goals for HOPE VI are physical improvements,management
improvements, and social and community services to address the needs of Housing Authority
residents.
❑ The Agency will continue to work with appropriate private, public and non-profit organizations and,
when feasible,actively participate in the development of affordable housing. This participation
includes,but is not limited to,pursuing lease-to-own or mutual housing projects and the
implementation of the Agency's inclusionary housing requirement for new home subdivisions.
❑ Facilitation of affordable homeownership opportunities through the resale of the Parkway Estates,
rehabilitated homes completed by youth build homes,the to-be-constructed Bella Flora homes
(KB Homes),the County's First-Time Homebuyer Program and the newly created Individual
Deposit Account(IDA)Program. Additional new home development is also under consideration.
❑ The Agency will support the ongoing development of the Community Housing Development
Corporation of North Richmond by providing project based capacity building financial assistance.
❑ Implementation of a multi-year Memorandum of Understanding with Community Housing
Development Corporation of North Richmond,Local Initiative Support Corporation,the
City of Richmond and the Contra Costa County Housing Authority.
The Agency expects to take advantage of various opportunities as they are presented and to initiate
actions as necessary, consistent with the CRL and the County's Housing Element,to preserve and
facilitate the development of housing affordable to households whose basic needs are not met by the
private housing market.
The Agency expects to meet its legal housing production obligations under CRL. The Agency will use the
Housing Fund in a strategic approach to assist residential developments create and preserve affordable
housing within the community and meet the Agency's housing production requirement. It should be
noted,however,that several factors may result in estimated expenditures and unit production being either
less than or greater than what is projected for any given year.These factors include the timing of the
development process,the levels of Housing Fund revenue and other public assistance,the need to amass
sufficient funds for an efficiently sized development,and development opportunities.
I. Housing Fund Revenues
The primary funding source for the Agency's affordable housing activities is 20 percent of the annual tax
increment revenue,which is set-aside into the Agency's Housing Fund. The Housing Fund resources are
then used by the Agency to facilitate the expansion, improvement and preservation of the affordable
housing supply within the Project Area. The Housing Fund balance for the Project Area was $421,016 at
the beginning of the Implementation Plan period.The Agency is projected to have approximately
$1.3 million of net tax increment revenues available to fund affordable housing through FY 2008/09.
It is projected that the Agency will have$4.4 million from all sources available to fund affordable
housing projects and programs through FY 2008/09.(See Table II-4). This includes $1.3 million of
revenue from the sale of tax exempt municipal bonds and $1.3 million of revenue from other sources.
Contra Costa County Redevelopment Agency II-11
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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The Agency intends to use the Housing Fund revenue to leverage other federal and state funds to develop,
• rehabilitate or preserve more affordable housing. The available funding sources that can be leveraged
include the Community Development Block Grants(CDBG),HOME Investment Partnership funds,
U.S.Department of Housing and Urban Development funds(HUD), California Housing Finance Agency
(CalHFA),and Department of Housing and Community Development(HCD) low income housing tax
credit equity funds.
J. Housing Production Plan
The Project Area is subject to the CRL affordable housing production requirements since the Project Area
was established after 1975. In simple terms,the CRL requires that 15 percent of all non-Agency
developed housing units in the Project Area be affordable to moderate, low, and very low income
households of which 40 percent must be restricted to very low income households. The legislation
requires the Agency to comply with the production requirements throughout a series of ten year periods,
and through the life of the Plan.
If the Agency has fallen behind in its legal requirements to produce affordable housing,then the Agency
must assure that all new non-Agency housing developments built in the project area individually meet the
production requirement until the Agency has fully met its production requirement. Conversely, if the
Agency has produced more housing than is legally required,then the future number of affordable housing
units that are required to be developed within the Project Area will be less.Accordingly,the information
below describes the Agency's housing production requirements and presents a plan for how the Agency
will meet its affordable housing production obligations.
1. Historical Housing Production and Affordable Housing Obligations
• The Agency reports that 309 housing units were either developed or substantially rehabilitated within the
Project Area between 1976 and FY 2003/04.6 The Agency also reports that 97 affordable units were
produced, of which 54 units were produced for very low-income households.
Thus,the Agency is currently exceeding its legal requirements to produce affordable housing in the
North Richmond Project Area. Given the historical production of housing in the Project Area, the CRL
obligates the Agency to produce only 47 affordable units, of which 19 units must be for very low income
households.Due to its excellent past performance,the Agency has produced a surplus of 50 affordable
housing units including a surplus of 35 units with occupancy restricted to the very low income
households. (See Table H-5.)
6 The 2000 Implementation Plan identified 55 new housing units and 17 substantially rehabilitated units were developed in the
Project Area The Midterm Review identified an additional 169 new units and 6 substantially rehabilitated units were
developed.Since that time,there were 51 new units constructed and 11 units substantially rehabilitated in the Project Area.The
CRL currently defines substantially rehabilitated units as all units substantially rehabilitated with Agency assistance.
Substantial rehabilitation means rehabilitation,the value of which constitutes at least 25 percent of the after rehabilitation value
of the dwelling,inclusive of land value.(33416(b)(2)(A)(iii)).Prior to January 1,2002,also included multifamily units without
Agency assistance.
7 Occupancy of affordable housing for very low income residents is restricted occupancy to households with incomes up to
50 percent of area median.Affordable housing for moderate income residents is restricted to occupancy by households with
incomes up to 110 percent of the area median.
• Contra Costa County Redevelopment Agency I1-13
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
2. Future Housing Production and Affordable Housing Obligations
The Agency has evaluated the potential for future housing production in the North Richmond •
Project Area through the end of the Redevelopment Plan. Based on the Agency's analysis of the potential
for new development on existing vacant residential parcels,the opportunity for substantial rehabilitation
with Agency assistance,the possibility for federal and state funding and the anticipated date of
development,the Agency has developed a projection for the number of units likely to be produced in the
Project Area over the next ten years and through the life of the Redevelopment Plan.
A total of 573 units are estimated to be produced in the next ten year compliance period!It is also
projected that 95 units of affordable housing will be produced,of which 23 units will be affordable to
very,low income households.
Taking into consideration the surplus from the previous Implementation Plan period as described above,
the Agency will meet its legal requirements to produce affordable housing during the ten year compliance
period.Based upon the ten year forecast of housing production in the Project Area,the CRL obligates the
Agency to produce 87 affordable units,of which 35 units must be for very low income households.Due
to past performance,the Agency has produced a surplus of affordable units that will more than offset the
projected shortfall for the ten year period.
Based on historical production and an analysis of remaining developable residential land,the potential for
substantial rehabilitation with Agency assistance,and other opportunities,the Agency projects that a total
of 952 units could potentially be produced in the Project Area prior to the end of the Redevelopment Plan
activities. The Agency also anticipates that over the life of the Redevelopment Plan,222 housing units
affordable to very low, low and moderate income households will be produced,and 92 of these will be
affordable to very low income households.The CRL obligates the Agency to produce 145 affordable •
units, of which 59 units must be for very low income households thus,the Agency expects that it will
exceed its affordable housing production obligations over the life of the Redevelopment Plan.
8 During the next five years,the Agency estimates 178 housing units would be produced in the Project Area.During the
following five year period,the Agency estimates 395 housing units will be produced in the Project Area.
Contra Costa County Redevelopment Agency II-14 •
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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K. Replacement Housing Requirements
The Agency is required to replace any Project Area housing that has been removed within four years after
the removal has occurred.Previous redevelopment activities resulted in the removal of 9 housing units
(seven low income and two moderate income units),totaling 29 low income bedrooms in 1995.
The surplus affordable units produced by the Parkway Estates and the North Richmond Senior Housing is
more than sufficient to fulfill the replacement-housing obligation.This means that the Agency does not
have a replacement housing obligation,as all housing units that were removed from the Project Area have
been replaced as required by law(See Table II-6).
The Agency may undertake additional projects that could result in the displacement of households in the
next ten years. In the event that the removal of housing occurs,the Agency will plan for and undertake
replacement of any units and will follow all state requirements for replacement housing and relocation.9
Table II-6
Replacement Housing Obligation
North Richmond Project Area
Units Units,
Years Removed Replaced
Historical through FY 2003/04 Actual 9 9
FY 2004/05-FY 2008/09(Estimated) None planned N/A
Total 9 9
Source: Contra Costa County Redevelopment Agency.
L. Income and Age Targeting Requirements for Housing Fund
Expenditures
The Implementation Plan must provide annual estimates of the units to be assisted and the expenditures
anticipated to be made during the next five years.10 Accordingly,the Agency plans to spend $2.24 million
to support the development of more affordable housing over the next five year period. (See Table II-7.)
The Agency plans to allocate 74 percent of their housing fund expenditure toward the youth build
program.Another 25 percent may be allocated for infill and 1 percent will be targeted for the Las Deltas
Public Housing Project.The Agency plans to allocate a portion of the Housing Fund expenditures to
assist in the production of a minimum of 30 housing units affordable to very low, low, and moderate
households by FY 2008/09."
9 As of January 1,2002,AB 637 requires an agency to maintain a list of displaced households who are to be given priority.The
agency may establish rules to determine priority on this list.
10 Compliance with targeting requirements is measured based on dollars expended over the current compliance period,which
ends in 2014.
11 Please note that the number of affordable housing units referenced includes only affordable housing units produced with
Agency assistance and it does not correspond to the number of affordable housing units in Table II-5,which quantifies the total
amount of housing production produced,both with and without Agency assistance.
Contra Costa County Redevelopment Agency II-16
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
In addition,the Agency is required to target its Housing Fund expenditures based on housing need by
income level and age."Thus,the Housing Fund should be expended to assist households in the same
proportion to the housing need by income, as indicated by the regional fair share allocation,and by age
level in the community,as indicated by the most recent U.S. Census.
Table II-7
Estimated Affordable Housing to be Produced with Agency Assistance/
Housing Fund Expenditures
North Richmond Project Area
FY 2004/05 to FY 2008/09
Agency
Assisted
Housing Housing FY FY FY FY FY
Program' Units 2004/05 2005/06 2006/07 2007/08 2008/09 Total %Total
Youthbuild 10
Program $214,400 $266,200 $350,000 $435,200 $462,700 $1,668,500 74%
Infill 20
Program $64,900 $80,500 $105,900 $131,700 $121,900 $550,000 25%
Las Deltas N/A
Public
Housing $2,800 $3,500 $4,600 $5,700 $5,300 $21,900 1%
Total 30 $282,100 $350,200 1 $460,500 $572,600 $529,900 $2,240,400
a.Housing Program costs do not include Agency administration costs.
• Source: Contra Costa County Redevelopment Agency.
The CRL requires the Agency to allocate its Housing Fund in a manner that is consistent with the housing
need allocation by household income distribution in the Contra Costa County's Fair Share Allocation.13
Based on the Association of Bay Area Governments(ABAG)determination for the County's Fair Share
Allocation,the Agency should target at least 35 percent of its housing funds to very low income
households and not more than 45 percent to moderate income households. The remainder of the housing
fund should be spent on projects and activities for very low, low or moderate income households."
The actual Housing Fund expenditures since January 1, 2002 show that the Agency has met its household
income targeting requirements and should be able to meet its future income targeting obligations. Total
Housing Fund expenditures amounted to approximately$35,600. Approximately 86 percent of the
Housing Fund has been expended on very low income households and 14 percent has been expended on
low income households.The percentage of Housing Fund monies spent on each of the targeted income
levels are more than adequate to satisfy the requirements of AB 637.15
12 Assembly Bill 637 became effective on January 1,2002.
13 The Agency plans to meet its income targeting requirements based on its fair share of regional housing needs as determined by
ABAG,from January 1,2002 through the end of the ten year compliance period in 2014.
14 The Agency has the option of spending a disproportionate amount of its Housing Funds for very low income households and to
subtract a commensurate amount from the low and/or moderate income thresholds.The Agency can also provide a
disproportionate amount of funding for low income housing by reducing the amount of funds allocated to housing affordable to
moderate income households.In no event can the expenditures targeted to housing affordable to moderate income households
exceed the threshold amount(45 percent).
15 Household income targeting expenditure data was provided by the Agency.
Contra Costa County Redevelopment Agency 11-17
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The CRL also requires the Agency to allocate its housing funds in a way that is consistent with the .
population by age distribution'present in the community. That is,the Agency should spend no more than
11 percent of its Housing Fund to support age restricted affordable housing.16 The data shows that since
January 1,2002,the Agency has spent 100 percent of its Housing Fund expenditures on non-age
restricted housing and$0 on age restricted housing."
Thus,the percentage of Housing Funds spent on non-age restricted housing is more than adequate to
satisfy the CRL requirement of a minimum expenditure of funds on non-age restricted housing for the
first two years of the current compliance period. The Agency will continue to monitor Housing Fund
expenditures in order to comply with the requirement for minimum expenditures on non-age restricted
housing.
M. Completion of Housing Obligations
The Agency is required to comply with and fulfill its affordable housing responsibilities, including
housing fund, replacement housing, and affordable housing production responsibilities,prior to the
expiration of the time limit on redevelopment plan effectiveness.18 The law further requires that for a
Redevelopment Project that is within six years of reaching its limit on plan effectiveness,an
implementation plan needs to address the ability of the agency to comply with its housing responsibilities.
The Project Area will not reach its time limit on plan effectiveness.prior to the expiration of this
implementation plan and is not within six years of reaching this time limit,thus this implementation plan
does not need to address how the Agency will complete its housing obligations.
•
16 The determination of the targeting by age is based on 2000 Census data,which indicates that 89 percent of the County's
population is under 65 years of age,as shown in Table 1I-8.This requirement must be achieved over the period between
January 1,2002 and the current compliance period ending in 2014.
17 Data on age restricted affordable housing expenditure was provided by the Agency.
18 CRL Section 33333.8,as amended by SB 211.
Contra Costa County Redevelopment Agency II-18
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
III. Implementation Plan for the
Rodeo Project Area
The Rodeo Project Area consists of approximately 650 acres with a mix of residential, commercial,
industrial, and waterfront land uses. The Project Area is located next to the City of Hercules,and between
Interstate 80 and San Pablo Bay. Large parts of the Project Area either lack or need neighborhood
amenities such as sidewalks, gutters and curbs,and other public improvements. The commercial areas are
old,and many buildings that are constructed with unreinforced masonry are in need of revitalization and
increased investment.
The Implementation Plan identifies the Agency's goals and objectives and documents the Agency's
accomplishments within the Rodeo Project Area during the past five years. The Implementation Plan also
identifies the Agency's available resources and planned expenditures through FY 2008/09. In addition,
the Implementation Plan describes how the Agency will help expand the supply of affordable housing,
spend its Housing Funds and meet its affordable housing obligations.
Figure III-1
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Contra Costa County Redevelopment Agency III-1
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
A. Agency Accomplishments, FY 1999/00- FY 2003/04
The Agency has undertaken many projects and activities in the Rodeo Project Area since its adoption in
1990.Past improvement projects improved public safety, infrastructure, urban design,and access to
affordable housing. The Agency's accomplishments since FY 1999/00 are listed below:
❑ Completed the planning and design portions of the Parker Avenue Utility Undergrounding and
Reconstruction Project along Parker Avenue from 7h Street to San Pablo Avenue.
❑ Completed an areawide P-1 rezoning of the Project Area to accomplish consistency between the
zoning and the General Plan land use designations.The planning process allowed Rodeo residents to
have input on how future development will look, streamline the permitting process, encourage
consistent,orderly growth, and enhance Rodeo's Old Town character.
❑ Funded the development of a website to promote economic development in Rodeo by helping
prospective businesses identify sites that could be developed for residential or business uses.
❑ Created marketing materials to be used for business attraction and retention.
❑ Created a Waterfront/Downtown Specific Plan,which-identified potential catalyst projects and sites.
❑ Continued a Fagade Improvement Program that offers rebates and low interest loans for business and
property owners in Rodeo to improve storefronts and commercial building fagades.
❑ Established a Community Preservation-Abatement and Revolving Loan Fund.
❑ Improved the Rodeo Gateway and accompanying signage.
❑ Rehabilitated the fagade of 189/199 Parker Avenue—the Rodeo Senior Center,the sheriff substation
and the local jobs program.
❑ Supported the creation of a new classroom for after school childcare in Lefty Gomez Park.
0 Supported the construction of new and affordable housing
B. Project Area Goals and Objectives
The ProjectArea's goals and objectives are intended to guide Agency actions toward eliminating the
Project Area's physical and economic blight. The Rodeo community and Agency first established goals in
the Redevelopment Plan, and together with zoning regulations,they will continue to direct future actions
within the Project Area for the life of the Redevelopment Plan. In addition to these goals,the Agency has
established particular goals and objectives for the Five Year Implementation Plan period,as required by
Community Redevelopment Law. The Redevelopment Plan goals and the Five Year Implementation Plan
goals and objectives are listed below:
Contra Costa County Redevelopment Agency II1-2
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft January 2006
1. Redevelopment Plan Goals
In accordance with Community Redevelopment Law(CRL),the Redevelopment Plan was designed to
achieve five major goals:
❑ Fund circulation and transportation improvements throughout the Project Area.
❑ Provide public and community facilities where lacking, or upgrade/replace where inadequate.
0 Provide other infrastructure improvements, including drainage improvements and utility upgrading.
❑ Upgrade existing older residential neighborhoods through rehabilitation of a substantial number of
existing housing units,the facilitation of infill housing construction, and development of
neighborhood amenities such as landscaping and parks.
0 Create new employee opportunities in the Project Area and enhance the local tax base.
2. Five Year Implementation Plan Goals and Objectives
0 Create and implement a Downtown/Waterfront Improvement Program for the older and more
historic section of the Project Area.
❑ Improve Rodeo's entry ways,public right-of-ways and other community amenities.
0 Continue to support career development program for Rodeo residents, industries and businesses.
0 Initiate development planning processes for specific reuse sites in the Project Area.
0 Initiate a commercial/retail development program for specific sites in the Project Area.
❑ Create a business attraction marketing program.
• C. Projected Five Year Non-Housing Projects and Activities
The Agency will undertake projects and activities in the Rodeo Project Area during the next five years in
order to reduce blight and achieve the Project Area's goals and objectives. The Agency will continue to
encourage projects and activities that expand the job base and improve the quality of life for Project Area
residents. The Agency will also partner with property owners and potential investors to implement land
development projects that help achieve the Project Area's goals and objectives. Land development
assistance will be provided through business incentives, loans, land write downs,and other tools that can
reduce the cost of business operations. In addition,the Agency will apply for grants when doing so
furthers the Redevelopment Plan.Projects and activities that the Agency may help fund during the
five year Implementation Plan are listed below.
❑ Support the improvement of Parker Avenue from 7th Street to California Street by placing utilities
underground and completing the reconstruction project.
❑ Implement the P-1 Rezoning Program,which will improve the consistency between the General Plan
and the Zoning Ordinance. This program is intended to streamline the permitting process, encourage
consistent orderly growth and enhance Rodeo's Old Town character.
0 Offer low interest loans and other forms of financial assistance for property owners in order to
improve their storefronts and commercial building facades.Financial assistance can also be provided
to improve the community's substandard and unsafe structures,which must be brought up to code to
ensure the health and safety of the community.
0 Maintain the Agency website to promote economic development in Rodeo.
❑ Continue to implement the Rodeo Waterfront/Downtown Specific Plan.
• Contra Costa County Redevelopment Agency III-3
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
0 Complete an assessment of the Rodeo waterfront in order to understand the environmental,
regulatory, and economic constraints to redeveloping the waterfront area. '
❑ Continue environmental testing in the Project Area where appropriate.
❑ Complete a marina revitalization study.
❑ Continue to pursue waterfront improvement agreements with Contra Costa County,the East Bay
Regional Park District and other local/regional agencies.
❑ Continue to support the Town Square Mixed Use project by strategically assembling key land
parcels, identifying and selecting a master developer, funding public improvements, and providing
financial support for pre-development and site preparation.
❑ Continue efforts to attract private developers that may invest in the community and help implement
the Project Area goals and objectives.
❑ Continue to support community based efforts to prevent crime, empower youth and revitalize the
neighborhood including interim financial support for a resident Sheriff Deputy.
D. Revenues Available to Implement Non-Housing Improvements
The primary source of revenue available to the Agency for the improvement projects and programs has
been and will continue to be property tax increment, as it is used both directly for projects and to secure
bond revenues and pay debt service.As shown in Table III-1,the Agency will be able to undertake
project activities through 2030. The Agency can collect a maximum of$125 million in tax increment
revenue over the life of the Redevelopment Plan.Moreover,the Redevelopment Plan allows the Agency
to have up to$60 million of outstanding debt at any one time.
Table III-1
Summary of the Time and Fiscal]Limits for the
Rodeo Project Area
Acres 650
Adopted July 12, 1990
Eminent Domain July 12, 2014*
Time Limit for Incurring Debt July 12,2029
Time Limit for Project Activities July 12,2030
Time Limit for Tax Increment Receipt July 12,2030
Fiscal Limit for Tax Increment Collection $125,000,000
Outstanding Indebtedness Limit $60,000,000
Source:Contra Costa County Redevelopment Agency.
*Note:Ability limited to downtown areas.
The Agency is projected to collect$16.7 million in revenue that can be used to fund non-housing projects
through FY 2008/09. The four sources of revenues that the Agency can spend and reinvest in the Project
Area include the net tax increment,proceeds from the sale of bonds secured by tax increment, interest
earned on non-housing funds,and other revenue sources;these revenue sources are displayed by year in
Table III-2.More information about each source of revenue is provided below.
Contra Costa County Redevelopment Agency II14 •
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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Tax Increment Revenue
The Agency is projected to earn almost$691,000 in net tax increment revenues through FY 2008/09 in
the Rodeo Project Area. The projected tax increment revenues set a limit on the amount of expenditures
that the Agency can reinvest in the Project Area through FY 2008/09. Property tax increment is that
portion of the total amount of property tax revenues collected annually from all the properties in the
Project Area above the amount collected at the time the Project Area was adopted.Per Proposition 13,
increases in property taxes can result only from increases in assessed value,which in turn,can only come
from reassessment upon property sale or improvement or the maximum annual inflationary increase
of 2 percent.
Net tax'increment revenue is the amount of tax increment remaining to the Agency for non-housing
projects and activities after it has met its other financial obligations. These financial obligations typically
include Housing Fund deposits, debt services payments, County property tax administration fees,
Administration costs, and pass-through payments to other taxing entities.
The Agency must reinvest a portion of property tax increment revenues back into non-housing projects
that will help reduce and eliminate blight. By encouraging and expanding local commercial,retail,
industrial and residential opportunities,the Agency shall achieve the greatest return on its investment
while creating local jobs, enhancing sales tax generation and increasing property values. Increased
property values translate to increased tax increment revenues to the Agency,which can then be reinvested
in the Project Area.
2. Proceeds from the Sale of Bonds
The Agency is able to issue bonds and invest the proceeds of those bonds in Project Area improvements.
The bond sale proceeds are forms of borrowing against projected tax increment revenues.The Agency
meets annually to discuss and prioritize projects and activities to be funded from bond sales,as well as to
coordinate expenditures of bond proceeds with the County's Capital Improvement Program.
The Agency has a maximum bonded indebtedness of$60 million for the Project Area.The Agency
reserved approximately$10.1 million as capital from bond proceeds for use in the Project Area through
FY 2008/09.The Agency projects to expend$4 million of the bond sale proceeds before the end of the
Implementation Plan period and expects to issue no new bonds within that timeframe.
3. Other Agency and Non-Agency Financial Resources
Wherever possible,the Agency will continue to leverage other sources of funding to achieve the
Project Area's goals and objectives. The Agency has already demonstrated an ability to acquire additional
funding in the form of grants and loans from Contra Costa County and other government entities. The
Agency also earns interest and revenue from the lease of Agency-owned property, and it can collect fees
from developers.
Accordingly,the Agency projects to collect$11.8 million in funding leveraged from grants, loans, impact
fees,the sale or lease of Agency-owned property and other,sources through FY 2008/09.The other
revenue sources will be supplemented by$133,000 of interest earned on the Non-Housing Fund.
Contra Costa County Redevelopment Agency III-6
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
•
E. Projected Five Year Non-Housing Expenditures
The Agency is projected to spend $16.7 million on improvement projects through FY 2008/09.
(See Table III-3).Expenditures will be targeted for the following types of projects and activities:
❑ Capital Projects—Projects and activities within this category include utility,road and other
infrastructure improvement projects,urban design and streetscape improvements,property
acquisition and site improvements particularly related to public/private real estate development
partnerships,transit and mixed-use facilities,and other physical development projects.
❑ Community Improvement Activities—Projects and activities within this category include
beautification programs,hazardous waste and other garbage remediation programs, code
enforcement support, and other initiatives that enhance the appearance of the Project Area as well as
the quality of life for residents.
❑ Economic Development Promotion—Projects and activities within this category include job creation
and retention initiatives,policies or programs that enhance the local economy, marketing programs,
and other promotional projects, events,or activities.
❑ Planning Activities—Projects and activities within this category include those that modify or enforce
zoning and land use policies, design future capital improvement projects, strategize economic
development and community improvement programs, and plan for urban design and streetscape
improvements.
❑ Unallocated Expenditures—The Agency plans to reserve$966,800 to be used for future
improvement projects.
Table III-3
Projected Five Year Non-Housing Expenditures
Rodeo Project Area
FY 2004/05 to FY 2008/09
Projects and Activities Projected
Expenditures
Capital Projects $5,421,400
Community Improvement Activities $242,000
Economic Development Activities $9,546,800
Planning Activities $480,000
Unallocated Expenditures $966,800
Total Estimated Expenditures $16,657,000
Source: Contra Costa County Redevelopment Agency.
The Agency will also continue to meet its Housing Fund obligations, make debt service payments,pay
pass-through payments to other agencies, and cover administration and technical assistance costs.
Contra Costa County Redevelopment Agency I11-7
Five Year Implementation Plan Hearing Draft,January 17,2006–Public Hearing Draft-January 2006
•
F. Linkage Between Project Area Improvements and Elimination
of Remaining Blight
The Agency's actions since the adoption of the Rodeo Project Area have eliminated a significant amount
of blight. However,past environmental degradation,a lack of public improvements, and inappropriate
zoning and mixes of land uses continue to thwart the elimination of remaining blight. Remaining
economic blight includes impaired investments on properties that potentially contain hazardous materials.
Persistent physical blight includes unsafe and unhealthy buildings,incompatible adjacent and/or nearby
land uses, and inadequate public improvements,namely along Parker Avenue and pockets of residential
neighborhoods.
The Agency's proposed programs and expenditures will help eliminate this remaining blight in the
Project Area.Economic development activities such as the waterfront project,the fagade improvement
program and the Town Center mixed-use development project will also support private investment and an
improved building stock. The Agency's assessment of properties potentially contaminated by hazardous
materials,part of the Rodeo Waterfront Project,will help make the area safe for private investment and
development. Community improvement activities like the Community Preservation-Abatement and
Revolving Loan Program will address unsafe and unhealthy buildings by enabling rehabilitation. Planning
activities such as the P-1 Rezoning Program will help eliminate blight caused by incompatible land uses.
Finally, capital projects will address the lack of public improvements along Parker Avenue.
G. Affordable Housing Obligations for the Project Area
The Agency is required by the California Community Redevelopment Law(CRL)to meet certain
obligations with respect to the provision of affordable housing and the expenditure of tax increment funds
on affordable housing. In summary,there are three basic legal requirements that the Agency must meet:
❑ Housing Production—For certain project areas,the Agency must make available specified
minimum percentages of new or substantially rehabilitated housing units available to very low, low
and moderate income households at a legally defined affordable housing cost.19
❑ - Replacement Housing—The Agency must replace housing units removed from the housing stock in
a project area as a result of redevelopment activities within four years at a legally defined affordable
housing cost.
❑ Housing Fund Expenditures—The Agency must set-aside and spend at least 20 percent of tax
increment revenue(Housing Fund)to improve,preserve, and/or produce affordable housing for
targeted segments of the project area residents,with various conditions on their use.
The following sections of this Implementation Plan describe the Agency's Affordable Housing Program
and specifically outline how the Agency will meet its legal obligations.The Agency's Affordable
Housing Program is guided by the most recent adopted and certified Housing Element, as well as the
County's regional fair share housing needs allocation and various County policies and programs to
promote affordable housing.
19 The housing production obligation applies to redevelopment plans adopted on or after January 1, 1976,and territory added to
project areas by amendment adopted on or after January 1, 1976.The Agency must include a plan for how it intends to meet its
housing production obligations in its implementation plan.
Contra Costa County Redevelopment Agency III-8
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
H. Overview of Agency's Affordable Housing Program
During the five year implementation plan period,the Agency will concentrate on affordable housing
activities that are most applicable to the Agency's goals and objectives.The Agency recognizes the
important role of the Affordable Housing Program and its activities in its overall Redevelopment
Program. Consequently,the proposed Affordable Housing Program should.be viewed not simply as the
means of implementing the Agency's stated goals and objectives related to affordable housing, but as a
key element in its overall blight alleviation and revitalization efforts.The Agency's Affordable Housing
Program is focused on working with appropriate organizations to facilitate development of a variety of
affordable housing activities in the Rodeo Project Area.
In developing its Affordable Housing Program,the Agency has been guided by the goals and objectives
of the County's Housing Element of the General Plan, incorporated into this Implementation Plan by this
reference.Through its affordable housing activities,the Agency will support and advance the overall
Housing Element programs as well as contribute to the implementation of the policies and strategies
identified in the County's General Plan. The Agency is committed to assisting the County in achieving
the goals presented in the Housing Element, including:
❑ Improve housing affordability for both renters and homeowners.
❑ Preserve the existing affordable housing stock in Contra Costa County.
❑ Increase the supply of housing with a priority on the development of affordable housing.
❑ Increase the supply of appropriate and supportive housing for special needs populations.
❑ Mitigate potential governmental constraints to housing development and affordability.
❑ Promote equal opportunity for all residents to reside in the housing of their choice. .
The Agency will make every effort to encourage the preservation,rehabilitation and development of
housing affordable to a variety of income levels combining various funding sources. Leveraging other
funding sources devoted to the provision of affordable housing will maximize the number of affordable
units that can be developed or substantially rehabilitated. By partnering and collaborating with other
entities dedicated to the preservation and development of affordable housing,the Agency is confident that
it will be able to meet its affordable housing production obligations and Housing Fund expenditure
requirements within the compliance period ending in 2014, as well as over the life of the Redevelopment
Plan.
In order to facilitate the creation of housing opportunities in the area,the Agency's Housing Fund
revenues will be used in a flexible manner to respond to favorable development, substantial rehabilitation
and grant opportunities.In carrying out its purpose to preserve, improve and increase the affordable
housing supply,the Agency may use the following methods:
❑ Continued work with private and non-profit developers interested in residential and mixed use infill
development,with particular support for affordable housing development.
❑ Continue planning efforts for an Affordable Housing Production Strategy to meet the inclusionary
redevelopment requirement
❑ Establish a homebuyer assistance program and/or rehabilitation program in the Project Area
❑ Begin an analysis of infill parcels for first time homebuyer and other special needs housing for the
Project Area.
Contra Costa County Redevelopment Agency III-9
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The Agency expects to take advantage of various opportunities as they are presented and to initiate •
actions as necessary, consistent with the CRL and the County's Housing Element,to preserve and
facilitate the development of housing affordable to households whose basic needs are not met by-the
private housing market.
The Agency expects to meet its legal housing production obligations under the CRL. The Agency will use
the Housing Fund in a strategic approach to assist residential developments to create and preserve
affordable housing within the community and meet the Agency's housing production requirement. It
should be noted,however,that several factors may result in estimated expenditures and unit production
being either less than or greater than what is projected for any given year. These factors include the
timing of the development process,the levels of Housing Fund revenue and other public assistance,the
need to amass sufficient funds for an efficiently sized development, and development opportunities.
I. Housing Fund Revenues
The primary funding source for the Agency's affordable housing activities is 20 percent of the annual tax
increment revenue,which is set aside into the Agency's Housing Fund.The Housing Fund resources are
then used by the Agency to facilitate the expansion, improvement and preservation of the affordable
housing supply within the Project Area.The Housing Fund balance was$555,462 at the beginning of the
Implementation Plan period. The Agency is projected to have approximately$950,000 of net tax
increment revenue available to fund affordable housing through FY 2008/09.
The Agency intends to use the Housing Fund revenue to leverage other federal and state funds to develop,
rehabilitate, or preserve more affordable housing. The available funding sources that can be leveraged
include the Community Development Block Grants(CDBG),HOME Investment Partnership funds,U.S.
Department of Housing and Urban Development funds(HUD), California Housing Finance Agency
(CalHFA),Department of Housing and Community Development(HCD)program funds, and low income
housing tax credit equity funds.
It is projected that the Agency will have $3.7 million from all sources available to fund affordable
housing projects and programs through FY 2008/09(See Table III-4). This includes $1.2 million of
revenue from the sale of tax exempt municipal bonds and $1 million of revenue from other sources.
Contra Costa County Redevelopment Agency III-10
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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J. Housing Production Plan
The Project Area is subject to the CRL affordable housing production requirements since the Project Area
was established after 1975.In simple terms,the CRL requires that 15 percent of all non-Agency
developed housing units in the Project Area be affordable to moderate, low, and very low-income
households.of which 40 percent must be restricted to very low income households.20 The legislation
requires the Agency to comply with the production requirements.throughout a series of ten year periods,
as well as through the life of the Plan.
If the Agency has fallen behind in its legal requirements to produce affordable housing,then the Agency
must assure that all new non-Agency housing developments built in the project area individually meet the
production requirement until the Agency has fully met its production requirement. Conversely, if the
Agency has produced more housing than is legally required,then the future number of affordable housing
units that are required to be developed within the Project Area will be less.Accordingly,the information
below describes the Agency's housing production requirements,and presents a plan for how the Agency
will meet its affordable housing production obligations.
1. Historical Housing Production and Affordable Housing.Obligations
The Agency reports that 157 new units were produced in the Project Area at the starting point for this
Implementation Plan.21 Thirty housing units were substantially rehabilitated in the Project Area from Plan
Adoption to 1/1/02,while the Agency has not assisted in the rehabilitation of any housing units since
then.22 The Agency also reports that 65 affordable units have been produced in the Project Area since Plan
Adoption, of which at least 24 are affordable to very low income households(See Table 111-5).
Thus,the Agency is currently exceeding its legal requirements to produce affordable housing in the
Rodeo Project Area. Given the historical production of housing in the Project Area,the CRL obligates the
Agency to only produce 29 affordable units,of which 12 units must be affordable to very low income
households.2' Due to excellent past performance,the Agency has produced a surplus of 36 affordable
units, including a surplus of 12 units with occupancy restricted to very low income households.
20 Occupancy of affordable housing for very low income residents is restricted occupancy to households with incomes up to
50 percent of area median.Affordable housing for moderate income residents is restricted to occupancy by households with
incomes,up to l 10 percent of the area median.
21 The 2000 Implementation Plan identified that 39 new housing units were developed in the Project Area.Since that time,there
were 51 Rodeo Senior Housing units,58 Schuler Home units and 9 infill units constructed in the Project Area.
zz The CRL currently defines substantially rehabilitated units as all units substantially rehabilitated with Agency assistance.
Substantial rehabilitation means rehabilitation,the value of which constitutes at least 25 percent of the after rehabilitation value
of the dwelling,inclusive of land value.(33416(b)(2)(A)(iii)).Prior to January 1,2002,also included multifamily units without
Agency assistance.
23 The Agency itself has not directly developed any housing in the past,nor does it have plans to do so in the future.The Agency
has found it more cost effective and administratively efficient to provide financial assistance,as necessary,to private
developers(both for-profit and non-profit)to construct affordable housing,than to act as a housing developer. Since it is not
directly developing housing,the Agency does not have an affordable housing production requirement of 30 percent with
respect to Agency-developed housing.
Contra Costa County Redevelopment Agency III-12
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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2. Future Housing Production and Affordable Housing Obligation
The Agency has evaluated the potential for future housing production in the Rodeo Project Area through
the end of the Redevelopment Plan. Based on the Agency's analysis of the potential for new development
on existing vacant residential parcels,the opportunity for substantial rehabilitation with Agency
assistance,the possibility for federal and state funding, and the anticipated date of development,the
Agency has developed a projection for the number of units likely to be produced in the Project Area over
the next ten years and through the life of the Redevelopment Plan.
A total of 161 units are estimated to be produced in the next ten year compliance period.24 It is also
projected that 26 units of affordable housing will be produced,of which 6 units will be affordable to very
low income households.
Taking into consideration the surplus from the previous Implementation Plan period as described above,
the Agency will meet its legal requirements to produce affordable housing during the ten year compliance
period. Based upon the ten year forecast of housing production in the Project Area,the CRL obligates the
Agency to produce 25 affordable units,of.which 11 units must be for very low income households. Due
to past performance,the Agency has produced a surplus of affordable units for very low income
households that will more than make up for the projected shortfall for the ten year period.
Based on historical production and an analysis of remaining developable residential land,the potential for
substantial rehabilitation with Agency assistance,and other opportunities,the Agency projects that a total
of 393 units could potentially be produced in the Project Area prior to the end of the Redevelopment Plan
activities. The Agency also anticipates that over the life of the Redevelopment Plan,99 housing units
affordable to very low, low and moderate income households will be produced,and of these 33.will be
affordable to very low income households.
The CRL obligates the Agency to produce only 61 affordable units,of which 26 units must be for very
low income households thus the Agency expects that it will exceed its affordable housing production
obligations over the life of the Redevelopment Plan.
K. Replacement Housing Requirements
The Agency is required to replace any Project Area housing that has been removed within four years after
the removal has occurred. The Agency does not have an existing replacement housing obligation in the
Rodeo Project Area since no housing units have been previously removed from the Project Area as a
result of redevelopment activities.
The Agency may undertake additional projects that could result in the displacement of households in the
next ten years. In the event that the removal of housing occurs,the Agency will plan for and undertake
replacement of any units and will follow all state requirements for replacement housing and relocation"
24 During the next five years,the Agency estimates 71 housing units would be produced in the Project Area.During the following
five year period,the Agency estimates 90 housing units will be produced in the Project Area.
zs As of January 1,2002,AB 637 requires an agency to maintain a list of displaced households who are to be given priority.The
agency may establish rules to determine priority on this list.
Contra Costa County Redevelopment Agency III-14
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
•
L. Income and Age Targeting Requirements for Housing Fund
Expenditures
The Implementation Plan must provide annual estimates of the units to be assisted and the expenditures
anticipated to be made during the next five years.26 Accordingly,the Agency plans to expend $3.1 million
to support the development of more affordable housing over the next five year period(See Table III-6).
The Agency plans to allocate 64 percent of their housing fund expenditures at the Town Center. Another
16 percent may be expended at the large Besualo site, 10 percent at Bennett's Marina and another
10 percent as miscellaneous projects. The Agency plans to allocate a portion of the Housing Fund
expenditures to assist in the production of a minimum of 8 housing units affordable to very low, low, and
moderate households by FY 2008/09?'
In addition,the Agency is required to target its Housing Fund expenditures based on housing need by
income level and age.28 Thus,the Housing Fund should be expended to assist households in the same
proportion to the housing need by income, as indicated by the regional fair share allocation,and by age
level in the community, as indicated by the most recent U.S. Census.
Table III-6
Projected Housing Fund Expenditures
Rodeo Project Area
FY 2004/05 to FY 2008/09
Housing Fund Expenditures
Housing FY FY FY FY FY
Program' 2004/05 2005/06 2006/07 2007/08 2008/09 Total % Total
Town Center
Site $0 $0 $2,000,000 $0 $0 $2,000,000 64%
Bennett's
Marina $0 $0 $0 $300,000 $0 $300,000 10%
Large Besualo
Site(Near
Town Center) $0 $0 $0 $0 $500,000 $500,000 16%
Miscellaneous
Housing
Rehabilitation
Projects $0 $0 $100,000 $100,000 $101,747 $303,747 10%
Total $0 $0 $2,100,000 $400,000 $601,747 $3,103,747
a.Housing Program costs do not include Agency administration costs.
Source: Contra Costa County Redevelopment Agency.
26 Compliance with targeting requirements is measured based on dollars expended over the current compliance period,which
ends in 2014.
27 Please note that the number of affordable housing units referenced includes only affordable housing units produced with
Agency assistance and it does not correspond to the number of affordable housing units in Table III-5,which quantifies the
M total amount of housing production produced,both with and without Agency assistance.
28 Assembly Bill 637 became effective on January 1,2002.
Contra Costa County Redevelopment Agency III-15
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The CRL requires the Agency to allocate its Housing Fund in a:manner that is consistent with the housing
need allocation by household income in the Contra Costa County's Fair Share Allocation 29 Based on the •
Association of Bay Area Governments(ABAG)determination for the County's Fair Share Allocation,the
Agency should target at least 35 percent of its housing funds to very low income households and not more
than 45 percent to moderate income households.The remainder of the housing fund should be spent on
projects and activities for very low, low or moderate income households.30
The actual Housing Fund expenditures since January 1,2002 indicate that the Agency should be able to
meet its household income targeting requirements. Total Housing Fund expenditures amounted to
$473,537,and all expenditures will serve the very low income population.31 This means that
the percentage of Housing Fund monies spent on each of the targeted income levels are more than
adequate to satisfy the requirements of AB 637.
The CRL also requires the Agency to allocate its housing funds in a way that is consistent with the
population by age distribution present in the community. That is,the Agency should spend no more than
11 percent of its Housing Fund to support age restricted affordable housing.32 The data show that since
January 1,2002,the Agency's affordable housing expenditures have amounted to$473,587,and all have
been spent on age restricted housing.ss
Thus,the percentage of Housing Funds spent on non-age restricted housing is not yet adequate to satisfy
the CRL requirement of a minimum expenditure of funds on non-age restricted housing. The Agency will
monitor future Housing Fund expenditures in order to comply with the requirement for minimum
expenditures on non-age restricted housing by the end of the compliance period in 2014.
29 The Agency plans to meet its income targeting requirements based on its fair share of regional housing needs as determined by
ABAG,from January 1,2002 through the end of the ten year compliance period in 2014.
30 The Agency has the option of spending a disproportionate amount of its Housing Funds for very low income households and to
subtract a commensurate amount from the low and/or moderate income thresholds.The Agency can also provide a
disproportionate amount of funding for low income housing by reducing the amount of funds allocated to housing affordable to
moderate income households.In no event can the expenditures targeted to housing affordable to moderate income households
exceed the threshold amount(45 percent).
31 The household income targeting expenditure data was provided by the Agency.
32 The determination of the targeting by age is based on 2000 Census data,which indicates that 89 percent of the County's
population is under 65 years of age.This requirement must be achieved over the period between January 1,2002 and the
current compliance period ending in 2014.
33 Data on age restricted housing expenditures was provided by the Agency.
Contra Costa County Redevelopment Agency III-16
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
M. Completion of Housing Obligations
The Agency is required to comply with and fulfill its affordable housing responsibilities, including
housing fund,replacement housing, and affordable housing production responsibilities,prior to the
expiration of the time limit on redevelopment plan effectiveness.34 The law further requires that for a
Redevelopment Project that is within six years of reaching its limit on plan effectiveness, an
implementation plan needs to address the ability of the agency to comply with its housing responsibilities.
The Project Area will not reach its time limit on plan effectiveness prior to the expiration of this
implementation plan and is not within six years of reaching this time limit,thus this implementation plan
does not need to address how the Agency will complete its housing obligations.
34 CRL Section 33333.8,as amended by SB 211.
Contra Costa County Redevelopment Agency I1I-17
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
IV. Implementation Plan for the
Montalvin Manor Project Area
Montalvin Manor is a 211-acre neighborhood that was established as a Redevelopment Project Area in
June 2003. The Project Area is dominated by residential uses and includes 750 small single family and
multifamily homes and a 179-unit mobile home park. The commercial uses in the neighborhood consist
of the visually unappealing big box Storage Center at the southwest corner of the neighborhood, the
Tara Hills Shopping Center—a retail strip consisting of a few shops, and a gas station. On the outskirts of
the project area at San Pablo Avenue and Kay Road is Walgreens, the neighborhood's primary retail
amenity. The neighborhood is bounded by the Union Pacific Railroad tracks to the north, a steep uphill
slope leading to San Pablo Avenue to the south, the Pinole's Tara Hills/Bayview community to the east,
and the City of Richmond to the west. The neighborhood can be accessed from Interstate 80 through the
Richmond Parkway, and from San Pablo Avenue.through Kay Road, Shamrock Avenue and Tara Hills
Drive. (See Figure N-l.)
Redevelopment of the Project Area is intended to remove blight by revitalizing the neighborhood,
attracting new commercial services, and improving the infrastructure and community services available to
local residents.Thus,the Implementation Plan identifies the Agency's goals and objectives,and
documents the accomplishments since the Redevelopment Plan was adopted. The Implementation Plan
also identifies available resources and anticipated expenditures for the Agency's proposed projects. In
addition,the Plan describes how the Agency will help expand access to affordable housing.
Figure IV-1
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Contra Costa County Redevelopment Agency IV-1
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
A. Agency Accomplishments Since 2003
The Agency has accomplished a number of planning and fund raising accomplishments in the Montalvin
Manor Project Area since the Redevelopment Plan was adopted in 2003.
❑ Completed the.Redevelopment Plan adoption process.
❑ Completed the Montalvin Manor Pedestrian and Transit Access Improvement Planning Strategy.
❑ Established and trained an Advisory Committee to help with decision making for various planning
efforts.
❑ Applied to the Metropolitan Transportation Commission's Transportation for Livable Communities
program grant as a potential source of capital project funding.
❑ Applied to the Safe Routes to School program to fund an alternative access to Montalvin Manor
Elementary School.
❑ Received a grant from the West Contra Costa Transportation Advisory Committee for the installation
of bicycle route signage along San Pablo Avenue between Tara Hills Drive and the Richmond
Parkway.
❑ Reserved funds for a number of upcoming projects, including the Montalvin Park Lighting and
Landscape District,Montalvin Park Soccer Field Improvements, and future school
access/transportation projects.
❑ Created a volunteer effort to raise funding from the existing community groups and local volunteers.
B. Project Area Goals and Objectives
The Project Area's goals and objectives are intended to guide Agency actions toward eliminating the
Project Area's physical and economic blight. The Montalvin community and Agency first established
goals in the Redevelopment Plan,and,together with zoning regulations,they will continue to direct future
actions within the Project Area for the life of the Redevelopment Plan. Since the adoption of the
Redevelopment Plan, other long term goals have become important to the Agency, as expressed in
documents like the 2000 Implementation Plan and Midterm Review. Those goals are synthesized below
as Community Improvement and Economic Development goals.In addition to these two sets of goals, the
Agency has established particular goals and objectives for the Five Year Implementation Plan period,
based on the Montalvin Manor Pedestrian and Transit Access Improvement Planning Strategy, as
required by Community Redevelopment Law.The Redevelopment Plan goals,Community Improvement
and Economic Development goals,and the Five Year Implementation Plan goals and objectives are listed
below.
1. Redevelopment Plan Goals
❑ Eliminate blighting conditions within the Project Area.
❑ Eliminate substandard buildings and those that conflict with the uses proposed in the General Plan
and applicable County standards and guidelines.
❑ Install and enhance public improvements and public utilities in the Project Area, including without
limitation parks,community centers and schools.
❑ Create residential opportunities for all segments of the community, including low and moderate
income households, especially through rehabilitation and new construction.
Contra Costa County Redevelopment Agency IV-2
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
❑ Develop a strong commercial incentive program to encourage upgrading of commercial buildings
and to attract new commercial users in the area.
❑ Install,improve, and enhance improvements that promote pedestrian and bicycle utilization.
❑ Initiate programs to increase employment opportunities for Project Area residents.
2. Community Improvement and Economic Development Goals
❑ Improve traffic and vehicular circulation.
❑ Improve parking conditions.
❑ Strengthen pedestrian and bike access.
❑ Improve the overall image of Montalvin Manor.
❑ Initiate access to public transit.
❑ Develop opportunity sites.
❑ Improve community infrastructure.
❑ Ensure community involvement in the redevelopment process.
3. Five Year Implementation Plan Goals and Objectives
❑ Implement a street calming plan for the neighborhood, in a phased manner, creating some one-way
streets.
❑ Provide traffic calming devices such as chokers,chicanes, etc., especially on key streets like
Christine Road.
❑ Extend Kay Road at Rachel Road to connect with Montalvin Manor Elementary School and create a
new drop off point.
❑ Increase parking restrictions to limit trailers,motor homes, and commercial vehicles parked on
neighborhood streets.
❑ Landscape and create sidewalks on Kay Road.
❑ Finalize design concepts that create a sense of identity for the Montalvin Manor neighborhood,
particularly by landscaping the sloping area between San Pablo Avenue and Madeline Drive.
❑ Install bus shelters at bus stops, both existing and future/relocated ones.
❑ Improve park maintenance and facilities with vandal proof lighting, better basketball hoops,
regularly mowed lawns, etc., and add new amenities like new restfooms,trash cans, shade trees,
barbeque facilities,etc.
❑ Develop drainage improvements to reduce flooding on:
— Madeline and Francis Drive;
— Montalvin and Madeline Drive;
— PUE between backyards of houses facing Madeline and Francis Drive;
— Montalvin and Lettia Drive;
— Entrances to Montalvin Park from Lettia and Denise Drives;
— Entrance to Mobile Home;and
— Tara Hills Drive at the Garrity Creek area.
Contra Costa County Redevelopment Agency IV-3
Five Year Implementation Plan Hearing Draft,January-17,2006—Public Hearing Draft-January 2006
❑ Strengthen and better organize ongoing community outreach surrounding and involvement in
proposed neighborhood improvements.
C. Projected Five Year Non-Housing Projects and Activities
The Agency will undertake projects and activities in the Montalvin Manor Project Area during the next
five years in order to reduce blight and achieve the Project Area's goals and objectives.,The Agency will
continue to encourage projects and activities that expand the job base and improve the quality of life for
Project Area residents. The Agency will also partner with property owners and-potential investors to
implement land development projects that help achieve the Project Area's goals and objectives. Land
development assistance will be provided through business incentives, loans, land write downs,and other
tools that can reduced the cost of business operations.In addition,the Agency will apply for grants when
doing so furthers the Redevelopment Plan.Projects and activities that the Agency may help fund during
the five year Implementation Plan are listed below.
❑ Continue the Community Information Program and community meetings to educate and update
residents about redevelopment tools and processes.
❑ Work with the Redevelopment Advisory Committee to develop a long term strategic plan for
achieving Redevelopment Plan goals.
❑ Work with the County and the Redevelopment Advisory Committee to fund and maintain
community facilities such as bathrooms, lighting, landscaping,drainage, and recreational facilities.
❑ Work with the City of Richmond and the West Contra Costa Unified School District to improve
sidewalks and entry ways into Montalvin Manor Elementary School. .
❑ Work on projects that will implement the Montalvin Manor Pedestrian and Transit Access
Improvement Strategy.
❑ Encourage the County to implement Code Enforcement.
❑ Improve neighborhood parking options.
❑ Attract new commercial businesses and encourage the development of new commercial real estate on
vacant and/or underutilized properties at the intersection of Tara Hills and San Pablo Avenue,
D. Revenues Available to Implement Non-Housing Improvements
The primary source of revenue available to the Agency for community improvement and economic
development projects has been and will continue to be property tax increment, as it is used both directly
for projects and to secure bond revenues and pay debt service.Table IV-I shows that the Agency will be
able to undertake project activities through 2033. The Agency can have up to$50 million in outstanding
debt at any one time.
Contra Costa County Redevelopment Agency IV4
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
Table IV-1
Summary of Project Area Time and Fiscal Limits
Montalvin Manor Project Area
Acres 211
Adopted June 17, 2003
Eminent Domain June 17,2015
Time Limit for Incurring Debt June 17,2023
Time Limit for Project Activities June 17,2033
Time Limit for Tax Increment Receipt June 17,2048
Fiscal Limit for Tax Increment Collection n/a
Outstanding Indebtedness $50,000,000
Source: Contra Costa County Redevelopment Agency.
The Agency is projected to collect$1.62 million in revenue that can be reinvested for non-housing
projects and programs through FY 2008/09. The four sources of revenues that the Agency can spend and
reinvest in the Project Area include the net tax increment,proceeds from the sale of bonds secured by tax
increment, interest earned on non-housing funds,and other revenue sources, each of which is displayed in
Table IV-2. More information about each source of revenue is provided below.
1. Tax Increment Revenues
The Agency is projected to earn $350,000 of net tax increment revenues through FY 2008/09 in the
Montalvin Manor Project Area. Property tax increment is that portion of the total amount of property tax
. revenues collected annually from all the properties in the Project Area above the amount collected at the
time the Project Area was adopted.Per Proposition 13, increases in property taxes can result only from
increases in assessed value,which in turn can only come from reassessment upon property sale or
improvement or the maximum annual inflationary increase of 2 percent.
Net tax increment revenue is the amount of tax increment remaining to the Agency for non-housing
projects and activities after it has met its other financial obligations. These financial obligations typically
include Housing Fund deposits, debt services payments, County property tax administration fees,
Administration costs, and pass thorough payments to other taxing entities.
The Agency must reinvest a portion of property tax increment revenues back into non-housing projects
that will help reduce and eliminate blight. By encouraging and expanding local commercial, retail,
industrial and residential opportunities,the Agency shall achieve the greatest return on its investment
while creating local jobs,enhancing sales tax generation and increasing property values. Increased
property values translate to increased tax increment revenues to the Agency,which can then be reinvested
in the Project Area.
Contra Costa County Redevelopment Agency IV-5
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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2. Proceeds from the Sale of Bonds
The Agency is able to issue bonds and invest the proceeds of those bonds in Project Area improvements.
The bond sale proceeds are forms of borrowing against projected tax increment revenues.The Agency
meets annually to discuss and prioritize projects and activities to be funded from bond sales,as well as to
coordinate expenditures of bond proceeds with the County's Capital Improvement Program.
The Agency can incur up to$50 million of debt at any one time for improvements in the Montalvin
Manor Project Area. However,the Agency does not anticipate issuing bonds secured by tax increment
from the Montalvin Manor Project Area before FY 2008/09.The lack of projected tax increments is
certainly a factor in that decision.
3. Other Agency and Non-Agency Financial Resources
Wherever possible,the Agency will continue to leverage other sources of funding to achieve the
Project Area's long-term goals and objectives.The Agency has already demonstrated an ability to acquire
additional funding in the form of grants and loans from Contra Costa County and the state and federal
governments. The Agency also earns interest and revenue from the lease of Agency-owned property, and
it can also collect fees from developers.
Accordingly,the Agency projects to collect$1.25 million of additional funding from grants, loans, impact
fees,the sale or lease of Agency-owned property and other sources of revenues through FY 2008/09.
These revenue sources will be combined with another$24,000 of interest earned on the Non-Housing
Fund,which can be reinvested in non-housing projects.
E. Projected Five Year Non-Housing Expenditures
As shown in Table N-3,the Agency is projected to spend$1.62 million on Montalvin Manor
improvement projects through FY 2008/09. The projects will focus on the following:
❑ Capital Projects—Projects and activities within this category include utility, road and other
infrastructure improvement projects, urban design and streetscape improvements,property
acquisition and site improvements particularly related to public/private real estate development
partnerships,transit and mixed-use facilities,and other physical development projects.
❑ Community Improvement Activities—Projects and activities within this category include
beautification programs,hazardous waste and other garbage remediation programs, code
enforcement support,and other initiatives that enhance the appearance of the Project Area as well as
the quality of life for residents.
❑ Economic Development Promotion—Projects and activities within this category include job creation
and retention initiatives,policies or programs that enhance the local economy, marketing programs,
and other promotional projects, events, or activities.
❑ Planning Activities—Projects and activities within this category include those that modify or enforce
zoning and land use policies,design future capital improvement projects, strategize economic
development and community improvement programs,and plan for urban design and streetscape
improvements.
❑ Unallocated Expenditures—The Agency plans to reserve $718,000 to be used for future
improvement projects.
Contra Costa County Redevelopment Agency IV-7
Five Year Implementation Plan Hearing Draft,January 17,2006–Public Hearing Draft-January 2006
Table IV-3
Five Year Non-Housing Expenditures
Montalvin Manor Project Area
FY 2004/05 to FY 2008/09 .
Projects and Activities Projected
Expenditures
Capital Projects $876,000
Community Improvement Activities $22,000
Economic Development Promotion $0
Planning Activities $5,000
Unallocated Expenditures $718,000
Total Estimated Expenditures $1,621,000
Source: Contra Costa County Redevelopment Agency.
The Agency will also continue to meet its Housing Fund obligations,make debt service payments, pay
pass though payments to other agencies, and cover administration and technical assistance costs.
F. Linkage Between Project Area Improvements and Elimination
of Remaining Blight
The Agency's actions since the Montalvin Manor Project Area was established have been focused on the
planning and fund raising efforts that will be needed to eliminate blight.As the Montalvin Manor Project
Area was adopted in 2003,the blighting factors that plagued it at the time of Redevelopment Plan
Adoption are still largely present, and include the presence of unsafe and unhealthy buildings, outside
storage, and other forms of blight.The Agency's actions since the Project Area was established have been
directed towards eliminating this blight,but the Agency has not had enough time or funding to make
much progress in alleviating blight thus far.
The Agency's capital projects will facilitate the redevelopment of blighted, underutilized and vacant
properties by investing resources in property acquisition, demolition, and site preparation, as well as
public infrastructure projects. Community improvement activities will improve the supply and quality of
community services,beautify the neighborhoods,rehabilitate the housing stock, and remove hazardous
materials and garbage.
Economic development promotion activities will help attract more private investment to the Project Area,
which will,help create new jobs and increase the local tax base and economy, all of which will counteract
blighting conditions remaining in the Montalvin Manor Project Area.Accordingly,the projects and
activities described in this Implementation Plan will help reduce and eliminate Project Area blight,
consistent with the Redevelopment Plan.
Contra Costa County Redevelopment Agency IV-8
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
G. Affordable Housing Obligations for the Project Area
The Agency is required by the California Community Redevelopment Law(CRL)to meet certain
obligations with respect to the provision of affordable housing and the expenditure of tax increment funds
on affordable housing.In summary,there are three basic legal requirements that the Agency must meet:
0 Housing Production—For certain project areas,the Agency must make available specified minimum
percentages of new or substantially rehabilitated housing units available to very low, low and
moderate income households at a legally defined affordable housing cost."
❑ Replacement Housing—The Agency must replace housing units removed from the housing stock in
a project area as a result of redevelopment activities within four years at a legally defined affordable
housing cost.
0 Housing Fund Expenditures—The Agency must set-aside and spend at least 20 percent of tax
increment revenue(Housing Fund)to improve,preserve, and/or produce affordable housing for
targeted segments of the project area residents,with various conditions on their use.
The following sections of this Implementation Plan describe the Agency's Affordable Housing Program
and specifically outline how the Agency will meet its legal obligations.The Agency's Affordable
Housing Program is guided by the most recent adopted and certified Housing Element, as well as the
County's regional fair share housing needs allocation and various County policies and programs to
promote affordable housing.
H. Overview of Agency's Affordable Housing Program
During the five year implementation plan period,the Agency will concentrate on affordable housing
activities that are most applicable to the Agency's goals and objectives.The Agency recognizes the
important role of the Affordable Housing Program and its activities in its overall Redevelopment
Program. Consequently,the proposed Affordable Housing Program should be viewed not simply as the
means of implementing the Agency's stated goals and objectives related to affordable housing, but as a
key element in its overall blight alleviation and revitalization efforts. The Agency's Affordable Housing
Program is focused on working with appropriate organizations to facilitate development of a variety of
affordable housing activities in the Montalvin Manor Project Area.
In developing its Affordable Housing Program,the Agency has been guided by the goals and objectives
of the County's Housing Element of the General Plan, incorporated into this Implementation Plan by this
reference. Through its affordable housing activities,the Agency will support and advance the overall
Housing Element programs as well as contribute to the implementation of the policies and strategies
identified in the County's General Plan. The Agency is committed to assisting the County in achieving
the goals presented in the Housing Element, including:
❑ Improve housing affordability for both renters and homeowners.
❑ Preserve the existing affordable housing stock in Contra Costa County.
❑ Increase the supply of housing with a priority on the development of affordable housing.
0 Increase the supply of appropriate and supportive housing for special needs populations.
❑ Mitigate potential governmental constraints to housing development and affordability.
35 The housing production obligation applies to redevelopment plans adopted on or after January 1, 1976,and territory added to
project areas by amendment adopted on or after January 1, 1976.The Agency must include a plan for how it intends to meet its
housing production obligations in its implementation plan.
Contra Costa County Redevelopment Agency IV-9
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
❑ Promote equal opportunity for all residents to reside in the housing of their choice.
The Agency will make every effort to encourage the preservation,rehabilitation and development of
housing affordable to a variety of income levels combining various funding sources. Leveraging other
funding sources devoted to the provision of affordable housing will maximize the number of affordable
units that can be developed or substantially rehabilitated.By partnering and collaborating with other
entities dedicated to the preservation and development of affordable housing,the Agency is confident that
it will be able to meet its affordable housing production obligations and Housing Fund expenditure
requirements within the compliance period ending in 2014, as well as over the life of the Redevelopment
Plan.
The Affordable Housing Program promotes residential and mixed-use development on vacant and
underutilized sites in the Montalvin Manor Project Area. The Agency's Housing Fund revenues will be
used in a flexible manner to respond to favorable development, substantial rehabilitation and grant
opportunities.In carrying out its purpose to preserve, improve and increase the affordable housing supply,
the Agency may use the following methods:
❑ Proactively seek and assist the production of new affordable:housing units by private and nonprofit
developers at identified key locations in the Project Area.
❑ Implement residential rehabilitation programs to assist existing homeowners and mobile home
owners with deferred maintenance, code deficiencies,health and safety violations,and zoning
deficiencies.
❑ Develop a housing rehabilitation program in conjunction with the Building Inspection Department's
Neighborhood Preservation Program.
The Agency expects to take advantage of various opportunities as they are presented and to initiate
actions as necessary,consistent with the CRL and the County's Housing Element,to preserve and
facilitate the development of housing affordable to households whose basic needs are not met by the
private housing market.
The Agency expects to meet its legal housing production obligations under CRL.The Agency will use the
Housing Fund in a strategic approach to assist residential developments to create and preserve affordable
housing within the community, and meet the Agency's housing production requirement. It should be
noted,however,that several factors may result in estimated expenditures and unit production being either
less than or greater than what is projected for any given year.These factors include the timing of the
development process,the levels of Housing Fund revenue and other public assistance,the need to amass
sufficient funds for an efficiently sized development, and development opportunities.
Contra Costa County Redevelopment Agency IV-10
Five Year Implementation Plan Hearing Draft,January-l7,2006—Public Hearing Draft-January 2006
I. Housing Fund Revenues
The primary funding source for the Agency's affordable housing activities is 20 percent of the annual tax
increment revenue,which is set-aside into the Agency's Housing Fund. The Housing Fund resources are
then used by the Agency to facilitate the expansion, improvement and preservation of the affordable
housing supply within the Project Area. It is projected that the Agency will have $426,000 of net tax
increment revenues,which can be used to facilitate the development of more affordable housing by
FY 2008/09.
The Agency intends to use the Housing Fund revenue to leverage other federal and state funds to develop,
rehabilitate or preserve more affordable housing.The available funding sources that can be leveraged
include the Community Development Block Grants(CDBG),HOME Investment Partnership funds,U.S.
Department of Housing and Urban Development funds(HUD), California Housing Finance Agency
(CalHFA)and Department of Housing and Community Development(HCD)program funds, and low
income housing tax credit equity funds.
The only other revenue sources available to the Agency to support affordable housing will be from
interest earned on the Housing Fund. The Agency projects no revenues from grants, loans, and other
sources of funding. After adding additional revenues,the Agency will have approximately$432,000
available for the Affordable Housing Program, which is quantified in Table N-4 below.
J. Housing Production Plan
The Project Area is subject to the CRL,which requires that 15 percent of all non-Agency developed
housing units in the Project Area be affordable to moderate, low, and very low-income households of
which 40 percent must be restricted to very low income households.3'The legislation requires the Agency
to comply with the production requirements throughout a series of ten year periods, as well as through the
life of the Plan.
If the Agency has fallen behind in its legal requirements to produce affordable housing,then the Agency
must assure that all new non-Agency housing developments built in the project area individually meet the
production requirement until the Agency has fully met its production requirement. Conversely, if the
Agency has produced more housing than is legally required,then the future number of affordable housing
units that are required to be developed within the Project Area will be less.Accordingly,the information
below describes the Agency's housing production requirements, and presents a plan for how the Agency
will meet its affordable housing production obligations.
36 Occupancy of affordable housing for very low income residents is restricted occupancy to households with incomes up to
50 percent of area median.Affordable housing for moderate income residents is restricted to occupancy by households with
incomes up to 110 percent of the area median.
Contra Costa County Redevelopment Agency IV-11
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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1. Historical Housing Production and Affordable Housing Obligations
There have been no housing.units developed or rehabilitated in Montalvin Manor since the Project Area
was created in 2003.Therefore,there is neither a shortage nor a surplus of affordable housing that has
been produced to date.
2. Future Housing Production and Affordable Housing Obligations
The Agency has evaluated the potential for future housing production in the Montalvin Manor
Project Area through the end of the Redevelopment Plan. The Agency has prepared a projection for the
number of units likely to,be produced in the Project Area over the next ten years and through the life of
the Redevelopment Plan,which is based on an analysis of the potential for new development on existing
vacant residential parcels, substantial rehabilitation opportunities,the availability of federal and state
funding, and the anticipated date of development.37
A total of 175 units are estimated to be produced in the next ten year compliance period.38 It is also
projected that 27 units of affordable housing will be produced,of which 11 units will be affordable to
very low income households(See Table N-5). The Agency projects that the Project Area will achieve
full build-out by FY 2013/14. Thus the Agency will fulfill its legal requirements to produce affordable
housing during the ten year compliance period and through the life of the Plan.
The Agency also intends to undertake a significant program of financial assistance related to the
rehabilitation of the existing housing stock for single family homeowners, rental property owners, and the
owners of mobile homes. The assistance provided may not conform to the Health&Safety Code
definition of Substantial Rehabilitation,nonetheless housing rehabilitation financial assistance represents
an important policy initiative. Funding may not be limited to the use of the Housing Set-Aside.
K. Replacement Housing Requirements
The Agency has not destroyed or removed and does not plan to destroy or remove any residential units in
the Project Area.However,the Agency may undertake projects that could result in the displacement of
households in the next ten years. In the event that the removal of housing occurs,the Agency will plan for
and undertake replacement of any units and will follow all state requirements for replacement housing
and relocation.39
37 The CRL currently defines substantially rehabilitated units as all units substantially rehabilitated with Agency assistance.
Substantial rehabilitation means rehabilitation,the value of which constitutes at least 25 percent of the after rehabilitation value
of the dwelling,inclusive of land value.(33416(b)(2)(A)(iii)).Prior to January 1,2002,also included multifamily units without
Agency assistance.
38 During the next five years,the Agency estimates 50 housing units would be produced in the Project Area.During the following
five year period,the Agency estimates 125 housing units will be produced in the Project Areas.
39 As of January 1,2002,AB 637 requires an agency to maintain a list of displaced households who are to be given priority.
The Agency may establish rules to determine priority on this list.
Contra Costa County Redevelopment Agency IV-13
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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L. Income and Age Targeting Requirements for Housing Fund
Expenditures
The Implementation Plan must provide annual estimates of the units to be assisted and the expenditures
anticipated to be made during the next five years.40 Accordingly,the Agency plans to expend $302,000 to
support the development of more affordable housing over the five-year Implementation Plan period.
(See Table IV-6.)The Agency plans to allocate 73 percent of their housing fund expenditures for housing
rehabilitation,and 27 percent of expenditures will be targeted for new housing development.The Agency
plans to allocate a portion of the Housing Fund expenditures to assist in the production of a minimum of 8
housing units affordable to very low, low,and moderate households by FY 2008/09.41
In addition,the Agency is required to target its Housing Fund expenditures based on housing need by
income level and age 42 Thus,the Housing Fund should be expended to assist households in the same
proportion to the housing need by income, as indicated by the regional fair share allocation, and by age
level in the community, as indicated by the most recent U.S. Census.
Table IV-6
Projected Housing Fund Expenditures
Montalvin Manor Project Area
FY 2004/05 to FY 2008/09
H using Fund Ex enditures
FY FY FY FY FY
Housing Program' 2004/05 2005/06 1 2006/07 2007/08 2008/09 Total
Housing Rehabilitation $0 $0 $40,000 $87,000 $94,000 $221,000
Housing Development $0 $0 $20,000 $35,792 $25,000 $80,792
Total 1 $0 $0 $60,000 $122,792 $119,000 $301,792
a.Housing Program costs do not include Agency administration costs.
Source: Contra Costa County Redevelopment Agency.
40 Compliance with targeting requirements is measured based on dollars expended over the current compliance period,which
ends in 2014.
41 Please note that the number of affordable housing units referenced includes only affordable housing units produced with
Agency assistance and it does not correspond to the number of affordable housing units in Table IV-5,which quantifies the
total amount of housing production produced,both with and without Agency assistance.
az Assembly Bill 637 become effective on January 1,2002.
Contra Costa County Redevelopment Agency IV-15
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The CRL requires the Agency to allocate its Housing Fund in a manner that is consistent with the housing
need allocation by household income distribution in the Contra Costa County's Fair Share Allocation.43
Based on,the Association of Bay Area Governments(ABAG)determination for the County's Fair Share
Allocation,the Agency should target at least 35 percent of its housingfunds to very low-income
households and not more than 45 percent to moderate income households.The remainder of the housing
fund should be spent on projects and activities for very low, low or moderate-income households."Future
expenditures for this new Project Area must conform to the income and age targeting requirements
required by CRL. The Agency will monitor the percentage of future Housing Fund monies spent on each
of the targeted income levels in order to satisfy the requirements of AB 637.
CRL also requires the Agency to allocate its housing funds in a way that is consistent with the population
by age distribution present in the community. That is,the Agency should spend no more than 11 percent
of its Housing Fund to support age restricted affordable housing.45 Thus, future expenditures must
conform to the age targeting requirements for this nearly created Project Area.The Agency will monitor
Housing Fund expenditures in order to comply with the requirement for minimum expenditures on
non-age restricted housing.
M. Completion of Housing Obligations
The Agency is required to comply with and fulfill its affordable housing responsibilities, including
housing fund, replacement housing,and affordable housing production responsibilities,prior to the
expiration of the time limit on redevelopment plan effectiveness.4'The law further requires that for a
Redevelopment Project that is within six years of reaching its limit on plan effectiveness, an
implementation plan needs to address the ability of the agency to comply with its housing responsibilities.
The Project Area will not reach its time limit on plan effectiveness prior to the expiration of this
implementation plan and is not within six years of reaching this time limit,thus this implementation plan
does not need to address how the Agency will complete its housing obligations.
43 The Agency plans to meet its income targeting requirements based on its fair share of regional housing needs as determined by
ABAG,from Plan Adoption through the end of the ten year compliance period in 2014.
as The Agency has the option of spending a disproportionate amount of its Housing Funds for very low-income households and to
subtract a commensurate amount from the low and/or moderate-income thresholds.The Agency can also provide a
disproportionate amount of funding for low income housing by reducing the amount of funds allocated to housing affordable to
moderate income households.In no event can the expenditures targeted to housing affordable to moderate income households'
exceed the threshold amount(45 percent).
as The determination of the targeting by age is based on 2000 Census data,which indicates that 89 percent of the County's
population is under 65 years of age This requirement must be achieved over the period between January 1,2002 and the current
compliance period ending in 2014.
46 CRL Section 33333.8,as amended by SB 211.
Contra Costa County Redevelopment Agency IV-16
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
V. Implementation Plan for the Pleasant
Hill/Contra Costa Centre BART Station
Project Area
The Pleasant Hill/Contra Costa Centre(CCC)BART Station Project Area consists of approximately 130
acres that is strategically located adjacent to the 680 Freeway and the BART Station(see Figure V-1).
The redevelopment of the Project Area is intended to remove blight and reduce regional traffic by
locating new office and housing development next to a regional transportation hub.
The Implementation Plan identifies the Agency's goals and objectives,and documents the
accomplishments for the.Pleasant Hill/CCC BART Station Project Area during the past five years.The
Implementation Plan also identifies available resources and anticipated expenditures on the Agency's
proposed projects.In addition,this Implementation Plan describes how the Agency will help expand the
supply of housing, spend its Housing Funds and meet its affordable housing production obligations.
Figure V-1
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Contra Costa County Redevelopment Agency V-1
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
A. Y A enc AccomP lishments, FY 1999/00-FY 2003/04
Agency
The Agency has undertaken many projects and activities in the Pleasant Hill/CCC BART Project Area
since its adoption in 1988. In recent years,the Agency has invested more than$20 million in the Project
Area,which leveraged another$20 million of private sector investments in infrastructure through special
assessment districts.The Agency's resources have been used to fund improvement projects such as road
widening, signal installations, drainage improvements, landscaping, utility installation,and open space
improvements.The Agency's investments have been made consistent with the Pleasant Hill BART
Station Specific Plan, and have helped attract new private investment,which has created hundreds of
thousands of square feet of office space,hotel,and new housing units, including affordable housing. The
efforts described above have taken many years and sustained effort to accomplish. The Agency's
accomplishments since FY 1999/00 are listed below:
❑ Submitted the final development plan for a transit village to the Community Development
Department for planning entitlements.
❑ Completed a major community planning program in 2001,the results of which were memorialized in
the Transit Village Final Development Plan and new property codes and architectural standards.
❑ Continued planning for the construction of a new parking structure for BART passengers.
❑ Leveraged private investment to develop more than 500,000 square feet of office space.
❑ Leveraged private investment to complete the Renaissance Club Sport project,which includes a
175 room hotel and a 69,000 square foot athletic club.
❑ Continued funding the planning and implementation of the Iron Horse Trail Links project,which
included the relocation of displaced businesses and the completion of the community design portion
of the project. •
❑ Funded the production of over 140 units of market rate and affordable housing in the Project Area,
by assisting with the development of the Coggin Square Apartments and the Iron Horse lofts and
townhomes.
B. Project Area Goals and Objectives
The Project Area's goals and objectives are intended to guide Agency actions toward eliminating the
Project Area's physical and economic blight. The community and Agency first established goals in the
Redevelopment Plan, and,together with zoning regulations,they will continue to direct future actions
within the Project Area for the life of the Redevelopment Plan. In addition to these goals,the Agency has
established particular goals and objectives for the Five Year Implementation Plan period, as required by
Community Redevelopment Law.The Redevelopment Plan goals and the Five Year Implementation Plan
goals and objectives are listed below.
1. Redevelopment Plan Goals
The Agency's Redevelopment Plan goals are listed below and are organized into three categories:
transit-oriented development,transportation and circulation, and urban design.
Contra Costa County Redevelopment Agency V-2 •
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
a. Transit-Oriented Development
❑ Expand the supply of employment and residential land uses in the Project Area in order to better
utilize the regional transit accessibility provided by BART;
❑ Integrate residential and business land uses within the Project Area wherever environmental
constraints or overall land use considerations do not preclude it;
❑ Provide sufficient retail, commercial, public services and public open space amenities for the
Project Area;
❑ Prevent preemption of land suitable for intensification by low intensity development or uses which
will not contribute to increased regional and local transit usage;
❑ Prevent underutilization of the Project Area land supply and a discordant development pattern by
assembling small parcels into functionally viable sites,and/or by engaging in a cooperative planning
effort by the property owners and other interested parties;
❑ Encourage BART and the private sector to cooperate on solving land development challenges;
❑ Protect housing within and adjacent to the Project Area from adverse effects of intensification
including noise,traffic_intrusions,parking conflicts,visual incompatibilities and obstruction of
sunlight;
❑ Maximize the Project Area's strategic location next to BART, so that new revenues from more
intensive land development can be used to support further public improvements;
❑ Equitably disburse the area wide development costs among all affected Project Area property
owners;
❑ Provide childcare facilities to serve the expanding population of the Project Area; and
❑ Provide low and moderate income housing as required to achieve a balance of jobs and affordable
housing for the effective redevelopment of the entire Project Area. The new housing is expected to
be developed in the area generally bounded by Las Juntas Way,Coggins Drive,Treat Boulevard and
Oak Road.
b. Transportation and Circulation
❑ Encourage the use of and improve public transit systems as a means of transportation;
❑ Improve automobile access to the BART station;
❑ Discourage auto traffic patterns within the Project Area that will preempt roadway capacity and
discourage travel needed to serve the BART facility and land uses in the Project Area;
❑ Provide for safe and convenient pedestrian,bicycle and alternative mode movement within and in
and out of the Project Area;
❑ Expand BART parking facilities to accommodate vehicles that are parked at nearby residential areas;
❑ Additional BART parking should be designed to reduce traffic congestion,and encourage more use
of public transit; '
❑ Encourage Project Area employees to use public transit and reduce the demand for employee
parking; and
❑ Encourage the integration of proposed regional rail systems within the Iron Horse Corridor into and
through the Project Area.
Contra Costa County Redevelopment Agency V-3
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
C. Urban Design
❑ Promote an appearance for the Project Area,which will project.a positive image and have high
regional and local identity;
❑ Provide for an appearance within the Project Area,which both contrasts with and complements
adjoining areas;
❑ Protect major stands and individual specimens of native oaks and make the trees a major design
feature of the Project Area,and protect other natural environmental resources to the extent feasible;
❑ Provide for a network of public open spaces(parks and urban plazas)to promote a unified sense of
development and provide for other amenities in the Project Area;
❑ Maintain views to Mt.Diablo and other distant but dominant natural features from the BART
platform; and
❑ Ensure that buildings and related site improvements through the Project Area are well designed and
functionally and visually compatible with their surroundings.
2. Five Year Implementation Plan Goals and Objectives
❑ Evaluate alternative approaches to improving access to the area using alternative modes and
determine Preferred Projects.
❑ Initiate infrastructure improvements through property acquisition,road, drainage and sewer
improvements in the Project Area. Infrastructure improvements are required to facilitate
transit-oriented development, enhance appearance and safety.
❑ Continue to undertake a Transportation Demand Management(TDM)Program. A TDM Program is
necessary to reduce trip generation and to facilitate the use of public transit.
❑ Provide enhancements to regional pedestrian/bicycle trail line.
❑ Encourage and facilitate the establishment of public facilities and open space amenities that are
consistent with the transit-oriented development concept.
❑ Support efforts to enhance community safety programs through the provision of interim financial
support for a resident Sheriff Deputy,particularly during the initial construction phase of the BART
property.Transit Village project.
C. Projected Five Year Non-Housing Projects and Activities
The Agency will undertake projects and activities during the next five years in order to reduce blight and
achieve the Project Area's goals and objectives.These projects and activities, like the Redevelopment
Plan Goals,are grouped into three program categories.These projects and activities are described below.
They are designed to be mutually supportive and thus often overlap.
Contra Costa County Redevelopment Agency V-4 0
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
1. Transit-Oriented Development
The Agency will continue to invest in the Project Area to encourage job creation, improve the
jobs/housing balance and reduce the need to commute elsewhere to work.Accordingly,the Agency will
help fund infrastructure improvement projects,which encourage additional private investment in job
creation.Moreover,the Agency will partner with property owners and potential investors to implement
land development projects that are consistent with the long-term goal of creating a model transit-oriented
community within the Project Area.The Agency will offer infrastructure and community facility
financing assistance.Agency staff will also apply for federal and state grants that can help achieve the
long-term goals and objectives. Projects and activities that the Agency may support during the five year
Implementation Plan include:
❑ Projects designed to improve the Project Area's sewer,water and storm drain systems,which will
attract new private investment and create jobs.
❑ Land development and infrastructure improvement projects that will help implement the Transit
Village Development Plan.As part of these projects,the Agency may facilitate property transfers
and/or enter into negotiations and Disposition and Development Agreements(DDAs)with land
developers and property owners.
❑ Land development projects that help create or retain jobs within the Project Area. The Agency may
facilitate property transfers and/or enter into negotiations and DDAs with land developers and
property owners.
❑ A marketing strategy to attract new business prospects and identify new development opportunities.
❑ An ongoing effort to market and promote the Project Area as a place to do business and visit. The
marketing activities may include programs and events that attract activity to the streets and invite
people to linger in public places.
2. Transportation and Circulation
The Agency will help fund improvement projects that are designed to upgrade, repair and improve the
transportation and circulation systems. Potential transportation and circulation projects that the Agency
may support include:
❑ A new BART Patron replacement parking structure at the BART Station.
❑ Roadway and street improvements to and within the Project Area.
0 Sidewalks for improved pedestrian circulation.
❑ Additional traffic and pedestrian signalization.
0 New pedestrian bridges and overpasses.
❑ Circulation improvements that enhance the appearance, safety, and access within the Project Area.
❑ Pedestrianibicycle overpass above Treat Boulevard for users of the Iron Horse Trail.
❑ Development of a TDM Program.
Contra Costa County Redevelopment Agency V-5
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
I Urban Design •
The Agency will help fund urban design and streetscape projects to improve the appearance of the
Project Area.Potential urban design and streetscape activities that the Agency may fund include:
❑ Placement of utilities underground.
❑ Additional lighting, landscaping,parks and trails.
❑ Public beautification improvements.
❑ Placemaking amenities, including parks,plaza,civic uses, etc.
D. Revenues Available to Implement Non-Housing Improvements
The primary source of revenue available to the Agency for improvement projects and programs has been
and will continue to be property tax increment, as it is used both directly for projects and to secure bond .
revenues and pay debt service.Table V-1 shows that the Agency will be able to undertake project
activities through FY 2025. The Agency can collect a maximum of$423 million in tax increment revenue
over the life of the Redevelopment Plan. Moreover,the Redevelopment Plan allows the Agency to have
up to $160 million in outstanding debt at any one time:
Table V-1
Summary of Time and Fiscal Limits for the
Pleasant Hill/CCC BART Station Project Area
Cres 140 •
Adopted July 19, 1988
Eminent Domain Expired
Time Limit for Incurring Debt None
Time Limit for Project Activities July 10,2025
Time Limit for Tax Increment Receipt July 10, 2035
Fiscal Limit for Tax Increment Collection $423,000,000
Outstanding Indebtedness $160,000,000
Source: Contra Costa County Redevelopment Agency.
The Agency is projected to collect$80.69 million in revenues that can be reinvested for non-housing
projects and programs through FY 2008/09. The four sources of revenues that the Agency can.spend and
reinvest in the Project Area include the net tax increment,proceeds from the sale of bonds secured by tax
increment, interest earned on non-housing funds, and other revenue sources;these are displayed in Table
V-2.More information about each source of revenue is provided below.
Contra Costa County Redevelopment Agency V-6
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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1. Tag Increment Revenues
The Agency is projected to earn $5.93 million of net tax increment revenues for the Project Area through
FY 2008/09. The projected tax increment revenues set a limit on the amount of expenditure that the
Agency can reinvest in the Project Area through FY 2008/09.Property tax increment is that portion of the
total amount of property tax revenues collected annually from all the properties in the Project Area above
the amount collected at the time the Project Area was adopted.Per Proposition 13, increases in property
taxes can result only from increases in assessed value,which in turn can only come from reassessment
upon property sale or improvement or the maximum annual inflationary increase of 2 percent.
Net tax increment revenue is the amount of tax increment remaining to the Agency for non-housing
projects and activities after it has met its other financial obligations. These financial obligations typically
include Housing Fund deposits, debt services payments,County property tax administration fees,
Administration costs, and pass thorough payments to other taxing entities.
The Agency must reinvest a portion of property tax increment revenues back into non-housing projects
that will help reduce and eliminate blight. By encouraging and expanding local commercial,retail,
industrial and residential opportunities,the Agency shall achieve the greatest return on its investment
while creating local jobs,enhancing sales tax generation and increasing property values. Increased
property values translate to increased tax increment revenues to the Agency,which can then be reinvested
in the Project Area.
2. Proceeds from the Sale of Bonds
The Agency is able to issue bonds and invest the proceeds of those bonds in Project Area improvements. •
The bond sale proceeds are forms of borrowing against projected tax increment revenues. The Agency
meets annually to discuss and prioritize projects and activities to be funded each year from bond sales,as
well as to coordinate expenditures of bond proceeds with the County's Capital Improvement Program.
The Agency has a maximum bonded indebtedness of$160 million for the Project Area. The Agency
anticipates expending$43.6 million in bond capital by FY 2008/09 for the projects previously described,
and no new bonds will be issued to raise additional capital within that timeframe.
3. Other Agency and Non-Agency.Financial Resources
Wherever possible,the Agency will continue to leverage other sources of funding to achieve the
Project Area's goals and objectives.The Agency has already demonstrated an ability to acquire additional
funding in the form of grants and loans from Contra Costa County and other government entities.
Accordingly,the Agency projects to collect$30.5 million in funding from grants, loans, impact fees,the
sale or lease of Agency-owned property,and other sources of revenues through FY 2008/09. These
revenue sources will be combined with another$573,000 of interest earned on the Non-Housing Fund,
which can be reinvented in non housing projects.
Contra Costa County Redevelopment Agency V-8
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
•
E. Projected Five Year Non-Housing Expenditures
As shown in Table V-3,the Agency is projected to spend $115.5 million on improvement projects
through FY 2008/09. The projects will focus on the following:
❑ Capital Projects—Projects and activities within this category include utility, road and other
infrastructure improvement projects, urban design and streetscape improvements,property
acquisition and site improvements particularly related to public/private real estate development
partnerships,transit and mixed-use facilities,and other physical development projects.
❑ Community Improvement Activities—Projects and activities within this category include
beautification programs,placemaking improvements including parks,plazas, and civic uses ,and
other initiatives that enhance the appearance of the Project Area as well as the quality of life for
residents.
❑ Economic Development Promotion—Projects and activities within this category include job creation
and retention initiatives,policies or programs that enhance the local economy,marketing programs,
and other promotional projects, events,or activities.
❑ Planning Activities—Projects and activities within this category include those that modify or enforce
zoning and land use policies, design future capital improvement projects, strategize economic
development and community improvement programs, and plan for urban design and streetscape
improvements.
❑ Unallocated Expenditure—The Agency plans to reserve $10.3 million to be used for future
non-housing improvement projects.
• Table V-3
Projected Five Year Non-Housing Expenditures
Pleasant Hill/CCC BART Station Project Area
FY 2004/05 - FY 2008/09
Projected
Projects and Activities Expenditures
Capital Projects $67,373,000
Community Improvement Activities $2,641,000
Economic Development Activities $2,240,000
Planning Activities $414,000
Unallocated Expenditures $10,257,000
Total Estimated Expenditures $80,685,000
Source: Contra Costa County Redevelopment Agency.
The Agency will also continue to meet its Housing Fund obligations,make debt service payments,pay
pass though payments to other agencies, and cover administration and technical assistance costs.
Contra Costa County Redevelopment Agency V-9
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
s .
F. Linkage Between Project Area Expenditures and Elimination
of Blighting Influences
The Agency's actions since the Project Area was established have eliminated a significant amount of
blight.However,the lack of public infrastructure throughout the Project Area continues to impede the
removal of additional blight.Blighted conditions include the surface parking lot at the BART Station and
other underutilized and blighted sites throughout the Project Area.
The Agency's proposed programs and expenditures will help eliminate this remaining blight throughout
the Project Area. Capital projects facilitate private and public redevelopment of underutilized sites.These
sites will then be more intensively redeveloped,eliminating blight and indirectly creating local jobs..
Community improvement activities will improve the supply and quality of community services,beautify
the neighborhoods and rehabilitate the housing stock. Economic development promotion and planning
activities support these programs,and in doing-so the elimination and prevention of blight.
G. Affordable Housing Obligations for the Project Area
The Agency is required by the California Community Redevelopment Law(CRL)to meet certain
obligations with respect to the provision of affordable housing and the expenditure of tax increment funds
on affordable housing.In summary,there are three basic legal requirements that the Agency must meet:
❑ Housing Production—For certain project areas,the Agency must make available specified minimum
percentages of new or substantially rehabilitated housing units available to very low, low and
moderate income households at a legally defined affordable housing cost 47
❑ Replacement Housing—The Agency must replace housing units removed from the housing stock in
a project area as a result of redevelopment activities within four years at a legally defined affordable
housing cost.
❑ Housing Fund Expenditures—The.Agency must set-aside and spend at least 20 percent of tax
increment revenue(Housing Fund)to improve, preserve, and/or produce affordable housing for
targeted segments of the project area residents,with various conditions on their use.
The following sections of this Implementation Plan describe the Agency's Affordable Housing Program
and specifically outline how the Agency will meet its legal obligations.The Agency's Affordable
Housing Program is guided by the most recent adopted and certified Housing Element, as well as the
County's regional fair share housing needs allocation and various County policies and programs to
promote affordable housing.
47 The housing production obligation applies to redevelopment plans adopted on or after January 1, 1976,and territory added to
project areas by amendment adopted on or after January 1, 1976.The Agency must include a plan for how it intends to meet its
housing production obligations in its implementation plan.
Contra Costa County Redevelopment Agency V-10
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
H. Overview of Agency's Affordable Housing Program
During the five year implementation plan period,the Agency will concentrate on affordable housing
activities that are most applicable to the Agency's goals and objectives. The Agency recognizes the
important role of the Affordable Housing Program and its activities in its overall Redevelopment
Program. Consequently,the proposed Affordable Housing Program should be viewed not simply as the
means of implementing the Agency's stated goals and-objectives related to affordable housing, but as a
key element in its overall blight alleviation and revitalization efforts
The Agency's Affordable Housing Program is focused on promoting residential and mixed-use
development on vacant and underutilized sites within the Project Area. In developing its Affordable
Housing Program,the Agency has been guided by the goals and objectives of the County's Housing
Element of the General Plan, incorporated into this Implementation Plan by this reference. Through its
affordable housing activities,the Agency will support and advance the overall Housing Element programs
as well as contribute to the implementation of the policies and strategies identified in the County's
General Plan. The Agency is committed to assisting the County in achieving the goals presented in the
Housing Element, including:
❑ Improve housing affordability for both renters and homeowners.
❑ Preserve the existing affordable housing stock in Contra Costa County.
❑ Increase the supply of housing with a priority on the development of affordable housing.
❑ Increase the supply of appropriate and supportive housing for special needs populations.
❑ Mitigate potential governmental constraints to housing development and affordability.
❑ Promote equal opportunity for all residents to reside in the housing of their choice.
The Agency will make every effort to encourage the preservation,rehabilitation and development of
housing affordable to a variety of income levels combining various funding sources.Leveraging other
funding sources devoted to the provision of affordable housing will maximize the number of affordable
units that can be developed or substantially rehabilitated. By partnering and collaborating with other
entities dedicated to the preservation and development of affordable housing,the Agency is confident that
it will be able to meet its affordable housing production obligations and Housing Fund expenditure
requirements within the compliance period ending in 2014, as well as over the life of the Redevelopment
Plan.
In order to facilitate the creation of housing opportunities in the area,the Agency's Housing Fund
revenues will be used in a flexible manner to respond to favorable development, substantial rehabilitation
and grant opportunities.In carrying out its purpose to preserve, improve and increase the affordable
housing supply,the Agency may use the following methods:
❑ Provide financial assistance to developers to facilitate the delivery of affordable housing.
❑ Undertake property transfers necessary to facilitate the additional development of affordable housing
in the area.
❑ Determine financing plan for the development of the BART Transit Village as a mixed-income
residential/mixed-use property.
❑ In conjunction with the City of Walnut Creek, determine a development type, developer, plan of
finance, and development schedule for the Agency owned property at 1250 Las Juntas Way.
Contra Costa County Redevelopment Agency V-11
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The Agency expects to take advantage of various opportunities as they are presented and to initiate •
actions as necessary,consistent with the CRL and the County's Housing Element,to preserve and
facilitate the development of housing affordable to households whose basic needs are not met by the
private housing market.
The Agency expects to meet its legal housing production obligations under CRL. The Agency will use the.
Housing Fund in a strategic approach to assist residential developments to create and preserve affordable
housing within the community, and meet the Agency's housing production requirement. It should be
noted,however,that several factors may result in estimated expenditures and unit production being either
less than or greater than what is projected for any given year.These factors include the timing of the
development process,the levels of Housing Fund revenue and other public assistance,the need to amass
sufficient funds for an efficiently sized development, and development opportunities.
I. Housing Fund Revenues
The primary funding source for the Agency's affordable housing activities is 20 percent of the annual tax
increment revenue,which is set aside into the Agency's Housing Fund. The Housing Fund resources are
then used by the Agency to facilitate the expansion, improvement and preservation of the affordable
housing supply within the Project Area.The Housing Fund balance was $810,343 at the beginning of the
Implementation Plan period. It is projected that the Agency will have approximately$6.5 million of net
tax increment available to fund affordable housing projects and programs through FY 2008/09.
The Agency intends to use the Housing Fund revenue to leverage other federal and state funds to develop,
rehabilitate or preserve more affordable housing. The available funding sources that can be leveraged
include the Community Development Block Grants(CDBG),HOME Investment Partnership funds,
U.S.Department of Housing and Urban Development funds(HUD),Department of Housing and
Community Development(HCD)program funds,tax-exempt bonds and low income housing tax credit
equity funds.It is projected that the Agency will have$132.5 million from all sources available to fund
affordable housing projects and programs through FY 2008/09(See Table V-4).
It is projected that the Agency will have $131.7 million from all sources available to fund affordable
housing projects and programs through FY 2008/09(See Table V-4). The County expects to receive
$125 million of revenue from the sale of a tax-exempt municipal bond which can be used fund affordable
housing on the BART Transit Village site. These resources can be supplemented with $6.5 million of net
tax increment revenues that should be expended on affordable housing and $140,300 of revenue from
interest earning on the Housing Fund.
Contra Costa County Redevelopment Agency V-12
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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J. Housing Production Plan
The Project Area is subject to the CRL affordable housing production requirements since the Project Area
was established after 1975. In simple terms,the CRL requires that 15 percent of all non-Agency
developed housing units in the Project Area be affordable to moderate, low,and very low income
households which 40 percent must be restricted to very low income households. The legislation requires
the Agency to comply with the production requirements throughout a series of ten year periods,as well as
through the life of the Plan.
If the Agency has fallen behind in its legal requirements to produce affordable housing,then the Agency
must assure that all new non-Agency housing developments built in the project area individually meet the
production requirement until the Agency has fully met its production requirement. Conversely, if the
Agency has produced more housing than is legally required,then the future number of affordable housing
units that are required to be developed within the Project Area will be less.Accordingly,the information
below describes the Agency's housing production requirements, and presents a plan for how the Agency
will meet its affordable housing production obligations.
1. Historical Housing Production and Affordable Housing Obligations
The Agency reports that 1,183 housing units were produced in the Project Area at the starting point for
this Implementation Plan48 The Agency also reports that 208 affordable units were produced, of which
164 units were produced for very low income households(See Table V-5).
Thus,the Agency is currently exceeding its legal requirements to produce affordable housing in the
Project Area. Given the historical production of housing in the Project Area,the CRL obligates the •
Agency to produce only 178 affordable units,of which 71 units must be affordable to very low income
households.49 Due to excellent past performance,the Agency has produced a surplus of 30 affordable
housing units,.including a surplus of 93 units with occupancy restricted to the very low income
households.
48 The 2000 Implementation Plan identified that 1,042 new housing units were developed in the Project Area.Since that time
there were 54 Iron Horse lofts and townhomes constructed and 87 Coggins Square are units constructed.
49 The Agency itself has not directly developed any housing in the past,nor does it have plans to do so in the future.The Agency
has found it more cost effective and administratively efficient to provide financial assistance,as necessary,to private
developers(both for-profit and non-profit)to construct affordable housing,than to act as a housing developer.Since it is not
directly developing housing,the Agency does not have an affordable housing production requirement of 30 percent with
respect to Agency developed housing. .0
Contra Costa County Redevelopment Agency V-14
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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2. Future Housing Production and Affordable Housing Obligation
The Agency has evaluated the potential for future housing production in the Project Area through the end
of the Redevelopment Plan.Based on the Agency's analysis of the potential for new development on
existing vacant residential parcels,the opportunity for substantial rehabilitation with Agency assistance,
the possibility for federal and state funding,and the anticipated date of development, the Agency has
developed a projection for the number of units likely to be produced in the Project Area over the next ten
years and through the life of the Redevelopment Plan."
A total of 589 units are estimated to be produced in the next ten year compliance period." It is also
projected that 110 units of affordable housing will be produced, of which 90 units will be affordable to
very low income households.
Thus,the Agency will meet its legal requirements to produce affordable housing during the.ten year
compliance period.Based upon the ten year.forecast of housing production in the Project Area,the CRL
obligates the Agency to produce only 89 affordable units, of which 36 units must be for very low income
households.
Full buildout is estimated to occur by the end of the ten year compliance period in FY 2013/14.
Therefore,during the period from FY 2013/14 to the end of the Plan,the Agency estimates that no
housing units will be produced in the Project Area.Thus,the Agency projects that a total of 1,772 units
could potentially be produced in the Project Area prior to the end of the Redevelopment Plan activities.
The Agency also anticipates that over the life of the Redevelopment Plan,318 housing units affordable to
very low, low and moderate income households will be produced,and of these, 254 will be affordable to
very low income households.
Thus,the Agency expect to exceed its affordable housing production obligations over the life of the
Redevelopment Plan.The CRL obligates the Agency to produce only 267 affordable units,of which 107
units must be for very low income households, and the Agency will produce more than required.
K. Replacement Housing Requirements
The Agency is required to replace any Project Area housing that has been removed within four years after
the removal has occurred.Previous redevelopment activities resulted in the removal.of 93 housing units .
between 1984 and 1988 (See Table V-6). The housing units removed were subsequently replaced in 1991,
when the Park Regency apartment complex was developed. This means that the Agency does not have a
remaining replacement housing obligation,as all housing units that were removed from the Project Area
have been replaced as required by law.
50 The CRL currently defines substantially rehabilitated units as all units substantially rehabilitated with Agency assistance.
Substantial rehabilitation means rehabilitation,the value of which constitutes at least 25 percent of the after rehabilitation value
of the dwelling,inclusive of land value.(33416(b)(2)(A)(iii)).Prior to January 1,2002,also included multifamily units without
Agency assistance.
51 During the next five years,the Agency estimates 549 housing units would be produced in the Project Area.During the
following five year period,the Agency estimates 40 housing units will be produced in the Project Area.
Contra Costa County Redevelopment Agency V-16
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The Agency does not expect to undertake additional projects that could result in the displacement of
households in the next ten years. In the event that changes and the removal of housing occurs, the Agency
will plan for and undertake replacement of any units and will follow all state requirements for
replacement housing and relocation."
Table V-6
Replacement Housing Obligation
Pleasant Hill/CCC BART Station Project Area
Units
Anticipated
to be Units
Years Removed Replaced
Historical through FY 2003/04 Actual 93 93
FY 2004/05-FY 2008/09(Estimated) None None
Planned Planned
Total 93 93
Source: Contra Costa County Redevelopment Agency.
L. Income and Age Targeting Requirements for Housing Fund
Expenditures
The Implementation Plan must provide annual estimates of the units to be assisted and the expenditures
. anticipated to be made during the next five years 53 Accordingly, the Agency plans to expend $6.6 million
to support the development of more affordable housing over the five year Implementation Plan period.
(See Table V-7.)The Agency plans to allocate 44 percent for affordable housing on the BART property,
39 percent for affordable housing at Park Regency, 8 percent for the housing development fund, 8 percent
for BRIDGE Housing, and 1 percent for the pre-development at 1250 Las Juntas. The Agency plans to
allocate a portion of the Housing Fund expenditures to assist in the production of a minimum of 90
housing units affordable to very low, low, and moderate households by FY 2008/09.54
In addition,the Agency is required to target its Housing Fund expenditures based on housing need by
income level and age.55 Thus,the Housing Fund should be expended to assist households in the same
proportion to the housing need by income, as indicated by the regional fair share allocation,and by age
level in the community,as indicated by the most recent U.S. Census.
52 As of January 1,2002,AB 637 requires an agency to maintain a list of displaced households who are to be given priority.The
agency may establish rules to determine priority on this list.
53 Compliance with targeting requirements is measured based on dollars expended over the current compliance period,which
ends in 2014.
54 Please note that the number of affordable housing units referenced includes only affordable housing units produced with
Agency assistance and it does not correspond to the number of affordable housing units in Table V-5,which quantifies the total
amount of housing production produced,both with and without Agency assistance.
55 Assembly Bill 637 became effective on January 1,2002.
Contra Costa County Redevelopment Agency V-17
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
Table V-7
Projected Housing Fund Expenditures
Pleasant Hill/CCC BART Station Project Area
FY 2004/05 to FY 2008/09
Housing Fund Expenditures
Housing FY FY FY FY FY %
Program' 2004/05 2005/06 2006/07 2007/08 2008/09 Total Total
Park Regency $553,100 $553,100 $500,000 $500,000 $500,000 $2,606,200 39%
BRIDGE
Housing
Assistance $100,000 $100,000 $100,000 $100,000 $100,000 $500,000 8%
BART Property
Financial
Assistance $2,400,000 $0 $500,000 $0 $0 $2,900,000 44%
Pre-
Development-
1250 Las
Juntas $0 $25,000 $25,000 $0 $0 $50,000 1%
Housing
Development
Fund 1 $49,000 1 $0 1 $83,300 $50,000 $400,000 $582,000 8%
Total $3,103,100 1 $678,100 1 $1,208,300 $650,000 $1,000,000 $6,638,700
a.Housing Program costs do not include Agency administration costs. .
Source:Contra Costa County Redevelopment Agency.
The CRL requires the Agency to allocate its Housing Fund in a manner that is consistent with the housing
need allocation by household income distribution in the Contra Costa County's Fair Share Allocation.56
Based on,the Association of Bay Area Governments(ABAG)determination for the County's Fair Share
Allocation,the Agency should target at least 35 percent of its housing funds to very low income
households and not more than 45 percent to moderate income households. The remainder of the housing
fund should be spent on projects and activities for very low, low or moderate-income households.57
To date,the Agency has invested$1.5 million on property that will eventually be developed for
affordable housing,but the plans are still being developed, and the income(s)to which the units will be
targeted has yet to be determined. However,even if the recently purchased land is used for low and
moderate income housing,the Agency should be within its target and should be able to meet its future
income targeting obligations.
56 The Agency plans to meet its income targeting requirements based on its fair share of regional housing needs as determined by
ABAG,from January 1,2002 through the end of the ten year compliance period in 2014.
57 The Agency has the option of spending a disproportionate amount of its Housing Funds for very low-income households and to
subtract a commensurate amount from the low and/or moderate income thresholds.The Agency can also provide a
disproportionate amount of funding for low income housing by reducing the amount of funds allocated to housing affordable to
moderate income households.In no event can the expenditures targeted to housing affordable to moderate income households
exceed the threshold amount(45 percent).
Contra Costa County Redevelopment Agency V-18
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The CRL also requires the Agency to allocate its housing funds in a way that is consistent with the
. population by age distribution present in the community. That is,the Agency should spend no more than
11 percent of its Housing Fund to support age restricted affordable housing.58
Since January 1, 2002,the amount of Housing Fund expenditures for age restricted housing is
inconclusive due to the fact that that the Agency has purchased $1.5 million of property with no specific
plans about the types of units that will be developed. If the entire property was developed for age
restricted housing,then the.Agency will not meet its age targeting requirements and will need to target
additional Housing Funds to non-age restricted housing. Conversely, if the land is not used for any age
restricted housing,then the Agency will meet its targeting requirements for non-age restricted housing.
The Agency will monitor Housing Fund expenditures in order to comply with the requirement for
minimum expenditures on non-age restricted housing by the end of the compliance period in 2014.
M. Completion of Housing Obligations
The Agency is required to comply with and fulfill its affordable housing responsibilities, including
housing fund,replacement housing, and affordable housing production responsibilities,prior to the
expiration of the time limit on redevelopment plan effectiveness.59 The law further requires that for a
Redevelopment Project that is within six years of reaching its limit on plan effectiveness, an
implementation plan needs to address the ability of the agency to comply with its housing responsibilities.
The Project Area will not reach its time limit on plan effectiveness prior to the expiration of this
implementation plan and is not within six years of reaching this time limit,thus this implementation plan
does not need to address how the Agency will complete its housing obligations.
58 The determination of the targeting by age is based on 2000 Census data,which indicates that 89 percent of the County's
population is under 65 years of age.This requirement must be achieved over the period between January 1,2002 and the
current compliance period ending in 2014.
59 CRL Section 33333.8,as amended by SB 211.
Contra Costa County Redevelopment Agency V-19
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
VI. implementation Plan for the
Bay Point Project Area
The Bay Point Project Area consists of approximately 1,550 acres of land in eastern Contra Costa County
(see Figure VI-1). The Project Area is a mix of residential, commercial,and industrial land uses, which
are located near the Pittsburg BART Station. Bay Point also has an underutilized waterfront.Access to
the Project Area is limited to the Highway 4 transportation corridor. The Naval Weapons Station
separates Bay Point from the City of Concord. The freeway separates the Project Area from the City of
Pittsburg to the south.
The redevelopment of the Project Area is intended to remove blight by revitalizing the existing
commercial spaces,restoring the waterfront for public purposes,redeveloping properties for new business
establishments that will create jobs for local residents, and revitalizing the residential neighborhoods.
Thus,the Implementation Plan identifies the Agency's goals and objectives, and documents the
accomplishments for Bay Point during the past five years. The Implementation Plan also identifies
available resources and anticipated expenditures on the Agency's proposed projects. This Implementation
Plan also describes how the Agency will help expand the supply of housing, spend its Housing Funds and
meet its affordable housing obligations.
Figure VI-1
Bay Point Project Area
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Contra Costa County Redevelopment Agency VI-1
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
A. Agency Accomplishments, FY 1999/00-FY 2003/04
The Agency has funded a number of housing,public safety,health, infrastructure,urban design, and
economic and community development projects,which are a continuation of the efforts to attract jobs,
remove blight,and improve access to affordable housing. The Agency's accomplishments since
FY 1999/00 are listed below:
❑ Sponsored a Pittsburg/Bay Point BART Station Specific Plan and General Plan amendment in
collaboration with the City of Pittsburg and the BART District. The Specific Plan was adopted by the
County in 2002 and was part of a larger joint effort to plan the area around the BART Station for
transit-oriented development.
❑ Acquired six parcels near the BART station, which will be used for commercial/mixed use
development that is consistent with the Specific Plan.
❑ Funded the Waterfront Strategic Plan,which planned for the revitalization of the Marina and urban
design improvements to better pedestrian and bicycle access to the waterfront.
❑ Funded a community planning process to create a conceptual plan for the development of an
eight-acre site in the North Broadway Neighborhood.The plan followed new urbanist concepts,
allowing for a mix of residential and commercial development along Willow Pass Road.
❑ Completed the first two phases of infrastructure and traffic circulation improvements for the North
Broadway,Neighborhood.The improvements were implemented for portions of North Broadway,
Solano,Pullman, and Poinsettia Avenues.
❑ Secured approval from the County Board of Supervisors to adopt a Planned-Unit District Zoning
(P-1)Program for the Project Area and adjacent waterfront property.
❑ Funded a retail capacity study to identify and prioritize areas in Bay Point best suited for retail
development.
.❑ Funded the creation of a website that identifies available sites within Bay Point that could
accommodate new residential or commercial development.
❑ Funded economic development promotion in Bay Point by creating marketing materials for business
attraction and retention.
❑ Secured approval from the County Board of Supervisors, on.July 13, 2004, for the Bay Harbor
Commerce Center Project,which allowed Bay Point Venture One to develop a light
industrial/business park at the northeast intersection of Port Chicago Highways and Pacifica Avenue.
❑ Created the Community Group Funding Program to support neighborhood beautification projects .
that eliminate blight in the Bay Point Redevelopment Project area and foster a sense of community
and pride among the local residents.
❑ Assisted the Mt. Diablo Unified School District to secure a portable building for after school
programs at Riverview Middle School.
❑ Established the Community Preservation-Abatement and Revolving Loan Fund.
❑ Facilitated the development of 69 single family, and 49 multi family units,which were part of a
residential and commercial mixed use project in the North Broadway Area.
❑ Provided financial assistance to Habitat for Humanity in June 2005 to acquire real property to
expand the supply of affordable housing in the Project Area.
❑ Created a Housing Development Fund to be used for site acquisition and/or predevelopment costs to
expand the supply of affordable housing.
Contra Costa County enc Redevelopment A VI-2
P Agency
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
B. Project Area Goals and Objectives
The Project Area's goals and objectives are intended to guide Agency actions toward eliminating the
Project Area's physical and economic blight. The community and Agency first established goals in the
Redevelopment Plan, and the General Plan,which will continue to direct future actions within the
Project Area. Since the adoption of the Redevelopment Plan, other long term goals have become
important to the Agency, as expressed in documents like the 2000 Implementation Plan and Midterm
Review. Those goals_are synthesized below as Community Improvement and Economic Development
goals. In addition to these two sets of goals,the Agency has established particular goals and objectives for
the Five Year Implementation Plan period,as required by Community Redevelopment Law.The
Redevelopment Plan goals,Community Improvement and Economic Development goals, and the
Five Year Implementation Plan goals and objectives are listed below.
1. Redevelopment Plan Goals
In accordance with Community Redevelopment Law,the Bay Point Redevelopment Plan was designed to
achieve five major goals:
❑ Stimulate new industrial development in the Project Area in order that it may become a productive
and attractive economic center,providing jobs for community residents and enhancing the local tax
base.
❑ Revitalize and expand commercial development in the area.
❑ Provide major infrastructure improvements in the Project Area in order to serve the existing area
residents and businesses, as well as to accommodate new residential, commercial,and industrial
development.
❑ Upgrade the existing residential neighborhoods through rehabilitation of a substantial number of
existing housing units,the facilitation of infill housing construction, and development of
neighborhood parks and infrastructure improvements.
❑ Stimulate the construction of new affordable housing in the Project Area.
2. Community Improvement and Economic Development Goals
❑ Attract industrial and other job creating businesses to the Project Area,which may create jobs for
community residents and enhance the local tax base.
❑ Implement road, drainage,water and sewer improvements in the Project Area.
❑ Encourage and support public-private partnerships that address community needs.
❑ Encourage and support community participation.
❑ Leverage the Agency's resources with grants, loans and other funding opportunities.
❑ Improve and expand the type and quality of community facilities available within the Project Area.
❑ Expand and improve the commercial/economic development opportunities in the Project Area and
create focal points to the existing commercial strips.
Contra Costa County Redevelopment Agency VI-3
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
3. Five Year Implementation Plan Goals and Objectives •
❑ Implement the Pittsburg/Bay Point BART Station Specific Plan.
❑ Implement marketing program to attract new businesses, improve jobs/housing balance and expand
the tax base.
❑ Continue efforts to improve the attractiveness of Bay Point at the community entrances and at the
waterfront.
❑ Continue efforts to improve the Willow Pass Road, Bailey Road, and Port Chicago Highway
corridors.
❑ Continue to.promote residential infill development.
C. Projected Five Year Non-Housing Projects and Activities
The Agency will undertake projects and activities in the Bay Point Project Area during the next five years
in order to reduce blight and achieve the Project Area's goals and objectives.The Agency will continue to
encourage projects and activities that expand the job base and improve the quality of life for Project Area
residents. The Agency will also partner with property owners and potential investors to implement land
development projects that help achieve the Project Area's goals and objectives. Land development
assistance will be provided through business incentives, loans, land write downs,and other tools that can
reduce the cost of business operations.In addition,the Agency will apply for grants when doing so
furthers the Redevelopment Plan.Projects and activities that the Agency may help fund during the
five year Implementation Plan are listed below.
❑ Projects that create jobs and enhance the Project Area's economic health like the Bay Harbor
Commerce Center Project, a light industrial business park under development.
❑ Efforts to improve the infrastructure needed to attract light industrial and other job creating
businesses to the Project Area.
❑ Efforts to market the Bay Point Project Area through the Agency's website and printed marketing
materials.
❑ Efforts to refer new and existing businesses to programs like the County CDBG Small Business and
Micro-Enterprise Loan and Grant,those offered by the Small Business Administration,and the
Recycling Market Development Revolving Loan.
❑ Initiatives to implement the Pittsburg/Bay Point BART Station Specific Plan.
❑ Initiatives to attract a land developer to plan and implement a residential mixed-use,transit-oriented
project at the Orbisonia Heights site.
❑ Initiatives to redevelop and revitalize the marina and waterfront in collaboration with property
owners,state and regional agencies, and other private interests.
❑ Efforts to design and construct bike lanes along Port Chicago Highway between Pacifica Avenue and
McAvoy Road/Harris Yacht Harbor area.
❑ Administration of the Community Group Funding Program,which will support neighborhood
beautification projects that eliminate blight and encourage community pride.
❑ Relocation of the Contra Costa Fire District Station 86.
❑ Provision of office space for the Pittsburg Pre-School Coordinating Council's Family Preservation
and Support Program in the North Broadway area.
❑ Design of the Delta DeAnza trail gap closure project and identification of potential funding sources.
Contra Costa County Redevelopment Agency VI-4 0
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
❑ Community Preservation-Abatement and Revolving Loan Program to fund the repair of substandard
and unsafe structures in the Project Area.
❑ Implementation of the Waterfront Strategic Plan,which provides a framework for revitalizing the
waterfront area.
❑ Implementation of urban design standards and streetscape improvements called for by the
Pittsburg/Bay Point BART Station Area Specific Plan.
❑ Implementation of the P-I Zoning District,a district that allows for more creative and flexible design
for all developments than would be permitted under conventional residential districts.
D. Revenues Available to Implement Non-Housing Improvements
The primary source of revenue available to the Agency for improvement projects and programs has been
and will continue to be property tax increment,as it is used both directly for projects and to secure bond
revenues and pay debt service. Table VI-1 shows that the Agency will be able to undertake project
activities through 2027. The Agency can collect a maximum of$116 million in tax increment revenue
over the life of the Redevelopment Plan. Moreover,the Redevelopment Plan allows the Agency to have
up to$60 million in outstanding debt at any one time.
Table VI-1
Summary of Time and Fiscal Limits for the
Bay Point Project Area
Acres 1,550
Adopted December 29, 1987
Eminent Domain December 29,2011
Time Limit for Incurring Debt December 29, 2026
Time Limit for Project Activities December 29, 2027
Time Limit for Tax Increment Receipt December 29, 2027
Fiscal Limit for Tax Increment Collection $116,000,000
Outstanding Indebtedness $60,000,000
Source:Contra Costa County Redevelopment Agency.
The Agency is projected to collect$6.22 million in revenue through FY 2008/09. The four sources of
revenues that the Agency can spend and reinvest in the Project Area are net tax increment,proceeds from
the sale of bonds secured by tax increment, interest earned on non-housing funds,and other revenue
sources,each of which is displayed in Table VI-2. More information about each source of revenue is
provided below.
Contra Costa County Redevelopment Agency VI-5
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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1. Tax Increment Revenues
The Agency is projected to earn.$2.2 million of net tax increment revenues through FY 2008/09 in the
Bay Point Project Area. The projected tax increment revenues set a limit on the amount of expenditures
that the Agency can reinvest in the Project Area through FY 2008/09. Propertytax increment is that
portion of the total amount of property tax revenues collected annually from all the properties in the
Project Area above the amount collected at the time the Project Area was adopted.Per Proposition 13,
increases in property taxes can result only from increases in assessed value,which in turn can only come
from reassessment upon property sale or improvement or the maximum annual inflationary increase of
2 percent.
Net tax increment revenue is the amount of tax increment remaining to the Agency for non-housing
projects and activities after it has met its other financial obligations. These financial obligations typically
include Housing Fund deposits, debt services payments, County property tax administration fees,
Administration costs, and pass thorough payments to other taxing entities.
The Agency must reinvest a portion of property tax increment revenues back into non-housing projects
that will help reduce and eliminate blight.By encouraging and expanding local commercial,retail,
industrial and residential opportunities,the Agency shall achieve the greatest return on its investment
while creating local jobs,enhancing sales tax generation and increasing property values.Increased
property values translate to increased tax increment revenues to the Agency,which can then be reinvested
in the Project Area.
2. Proceeds from the Sales of Bonds
The Agency can also generate revenue by issuing bonds and investing the proceeds of those bonds in
Project Area improvements. The bond sale proceeds are forms of borrowing against projected tax
increment revenues. The Agency meets annually to discuss and prioritize projects and activities to be
funded from bond sales, as well as to coordinate expenditures of bond proceeds with the County's Capital
Improvement Program.
The Agency has a maximum bonded indebtedness of$60 million for the Project Area. Approximately
$3.9 million of a bond sale was reserved as a capital fund for the Agency to reinvest in the Project Area
through FY 2008/09. The Agency projects to expend$2.6 million of the bond sale proceeds before the
completion of the Implementation Plan.
3. Other Agency and Non-Agency Financial Resources
Wherever possible,the Agency will continue to leverage other sources of funding to achieve the
Project Area's long term goals and objectives.The Agency has already demonstrated an ability to acquire
additional funding in the form of grants and loans from Contra Costa County and the state and federal
governments. The Agency also earns interest and revenue from the lease of Agency owned property, and
it can also collect fees from developers.
Accordingly,the Agency also projects to collect approximately $1.2 million of additional funding from
grants, loans, impact fees,the sale or lease of Agency-owned property and other sources of revenues that
can be invested in the Project Area through FY 2008/09. These revenue sources will be combined with
$246,000.of interest earned on the Non-Housing Fund and$2.6 million of bond proceed expenditures.
Contra Costa County Redevelopment Agency VI-7
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
E. Projected Five Year Non-Housing Expenditures
As shown in Table VI-3,the Agency is projected to spend $6.22 million on improvement projects through
FY 2008/09.The projects will focus on the following:
❑ Capital Projects—Projects and activities within this category include utility,road and other:
infrastructure improvement projects,urban design and streetscape improvements,property
acquisition and site improvements particularly related to public/private real estate development
partnerships,transit and mixed-use facilities, and other physical development projects.
❑ Community Improvement Activities—Projects and activities within this category include
beautification programs, hazardous waste and other garbage remediation programs, code
enforcement support, and other initiatives that enhance the appearance of the Project Area as well as
the quality of life for residents.
❑ Economic Development Promotion—Projects and activities within this category include job creation
and retention initiatives,policies or programs that enhance the local economy,marketing programs,
and other promotional projects, events,or activities.
❑ Planning Activities—Projects and activities within this category include those that modify or enforce
zoning and land use policies,design future capital improvement projects, strategize economic
development and community improvement programs,and plan for urban design and streetscape
improvements.
❑ Unallocated Expenditures—The Agency plans to reserve $585,000 to be used for future
improvement projects.
Table VI-3
Projected Five Year Non-Housing Expenditures
Bay Point Project Area
FY 2004/05-FY 2008/09
Projects and Activities Projected
Expenditures
Capital Projects $3,615,000
Community Improvement Activities $1,075,000
Economic Development Promotion $150,000
Planning Activities $794,000
Unallocated Expenditures $585,000
Total Estimated Expenditures $6,219,000
Source: Contra Costa County Redevelopment Agency.
The Agency will also continue to meet its Housing Fund obligations,make debt service payments,pay
pass-through payments to other agencies, and cover administration and technical assistance costs.
Contra Costa County Redevelopment Agency VI-8
Five Year Implementation Plan Hearing Draft,January 17,2006-Public Hearing Draft-January 2006
F. . Linkage Between Project Area Improvements and Elimination
of Remaining Blight
The Agency's actions since the Bay Point Project Area was established have eliminated a significant
amount of blight in the Project Area.However,blighting conditions continue to exist along Willow Pass
Road, along Port Chicago Highway,within the unincorporated sites located near the Pittsburg/Bay Point
BART Station, along Bailey Road, along the waterfront, and elsewhere in the Project Area. Those
blighting conditions include incompatible adjacent land uses,buildings that are vacant,obsolete, and/or
dilapidated beyond the point of rehabilitation,and inadequate public improvements and infrastructure. In
addition,the Bay Point Project Area has underutilized and blighted sites that can be more intensively
redeveloped for retail commercial and light industrial uses.
The Agency's capital projects will facilitate the redevelopment of blighted, underutilized, and vacant
properties by investing resources in property acquisition, demolition,and site preparation, as well as
public infrastructure projects. Community improvement activities will improve the supply and quality of
community services, beautify the neighborhoods,rehabilitate the housing stock,and remove hazardous
materials and garbage.Economic development promotion activities will help attract more private
investment to the Project Area,which will help create new jobs and increase the local tax base and
economy,all of which will counteract blighting conditions remaining in the Bay Point Project Area.
Accordingly,the projects and activities described in this Implementation Plan will help reduce and
eliminate Project Area blight, consistent with the Redevelopment Plan.
G. Affordable Housing Obligations for the Project Area
The Agency is required by the California Community Redevelopment Law(CRL)to meet certain
obligations with respect to the provision of affordable housing and the expenditure of tax increment funds
on affordable housing.In summary,there are three basic legal requirements that the Agency must meet:
❑ Housing Production—For certain project areas,the Agency must make available specified
minimum percentages of new or substantially rehabilitated housing units available to very low, low
and moderate income households at a legally defined affordable housing cost."
❑ Replacement Housing—The Agency must replace housing units removed from the housing stock in
a project area as a result of redevelopment activities within four years at a legally defined affordable
housing cost.
❑ Housing Fund Expenditures—The Agency must set-aside and spend at least 20 percent of tax
increment revenue(Housing Fund)to improve,preserve, and/or produce affordable housing for
targeted segments of the project area residents,with various conditions on their use.
The following sections of this Implementation Plan describe the Agency's Affordable Housing Program
and specifically outline how the Agency will meet its legal obligations. The Agency's Affordable
Housing Program is guided by the most recent adopted and certified Housing Element, as well as the
County's regional fair share housing needs allocation and various County policies and programs to
promote affordable housing.
60 The housing production obligation applies to redevelopment plans adopted on or after January 1, 1976,and territory added to
project areas by amendment adopted on or after January 1, 1976.The Agency must include a plan for how it intends to meet its
housing production obligations in its implementation plan.
Contra Costa County Redevelopment Agency VI-9
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
H. Overview of Agency's Affordable Housing Program
During the five year implementation plan period,the Agency will concentrate on affordable housing
activities that are most applicable to the Agency's goals and objectives.The Agency.recognizes the
important role of the Affordable Housing Program and its activities in its overall Redevelopment
Program. Consequently,the proposed Affordable Housing Program should be viewed not simply as the
means of implementing the Agency's stated goals and objectives related to affordable housing, but as a
key element in its overall blight alleviation and revitalization efforts.The Agency's Affordable Housing
Program is focused on working with appropriate organizations to facilitate development of a variety of
affordable housing activities in the Bay Point Project Area.
In developing its Affordable Housing Program,the Agency has been guided by the goals and objectives
of the County's Housing Element of the General Plan, incorporated into this Implementation Plan by this
reference. Through its affordable housing activities,the Agency will support and advance the overall
Housing Element programs as well as contribute to the implementation of the policies and strategies
identified in the County's General Plan. The Agency is committed to assisting the County in achieving
the goals presented in the Housing Element, including:
❑ Improve housing affordability for both renters and homeowners.
❑ Preserve the existing affordable housing stock in Contra Costa County.
❑ Increase the supply of housing with a priority on the development of affordable housing.
❑ Increase the supply of appropriate and supportive housing for special needs populations.
❑ Mitigate potential governmental constraints to housing development and affordability.
❑ Promote equal opportunity for all residents to reside in the housing of their choice.
The Agency will make every effort to encourage the preservation,rehabilitation and development of
housing affordable to a variety of income levels combining various funding sources. Leveraging other
funding sources devoted to the provision of affordable housing will maximize the number of affordable
units that can be developed or substantially rehabilitated. By partnering and collaborating with other
entities dedicated to the preservation and development of affordable housing,the Agency is confident that
it will be able to meet its affordable housing production obligations and Housing Fund expenditure .
requirements within the compliance period ending in 2014,as well as over the life of the Redevelopment
Plan.
The Affordable Housing Program promotes residential and mixed-use development on vacant and
underutilized sites in the Bay Point Project Area. The Agency's Housing Fund revenues will be used in a
flexible manner to respond to favorable development, substantial rehabilitation and grant opportunities.In
carrying out its purpose to preserve, improve and increase the affordable housing supply,the Agency may
use the following methods:
❑ Work with appropriate non-profit and for-profit organizations in developing affordable housing and
actively participate in development activities where that is feasible.
❑ Facilitate the final stages of the North Broadway Area Revitalization Strategy. Agency funds may be
required for predevelopment, construction, and/or land acquisition.
❑ Provide funding or other assistance to Habitat for Humanity for the acquisition of property and
entitlements for single-family residences on infill sites.
❑ Assist with additional site acquisition and/or predevelopment costs for previously funded projects or
assist new scattered site property acquisition and/or housing rehabilitation.
Contra Costa County Redevelopment Agency VI-10
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The Agency expects to take advantage of various opportunities as they are presented and to initiate
actions as necessary, consistent with the CRL and the County's Housing Element,to preserve and
facilitate the development of housing affordable to households whose basic needs are not met by the
private housing market.
The Agency expects to meet its legal housing production obligations under CRL. The Agency will use the
Housing Fund in a strategic approach to assist residential developments to create and preserve affordable
housing within the community, and meet the Agency's housing production requirement. It should be
noted, however,that several factors may result in estimated expenditures and unit production being either
less than or greater than what is projected for any given year. These factors include the timing of the
development process,the levels of Housing Fund revenue and other public assistance,the need to amass
sufficient funds for an efficiently sized development, and development opportunities.
I. Housing Fund Revenues
The primary funding source for the Agency's affordable housing activities is 20 percent of the annual tax
increment revenue,which is set-aside into the Agency's Housing Fund. The Housing Fund resources are
then used by the Agency to facilitate the expansion, improvement and preservation of the affordable
housing supply within the Project Area.The Housing Fund balance for the Project Area was $373,039 at
the beginning of the Implementation Plan period. The Agency is projected to have accumulated
$2.2 million of net tax increment revenues available to fund affordable housing through FY 2008/09.The
tax increment revenues will be supplemented by$763,000 of bond proceed expenditures and $60,400 of
interest earned on the Housing Fund. (See Table VI-4.)Thus,there will be revenue total of$3.4 million
available to support affordable housing projects and programs.
The Agency intends to use the Housing Fund revenue to leverage other federal and state funds to develop,
rehabilitate or preserve more affordable housing. The available funding sources that can be leveraged
include the Community Development Block Grants(CDBG),HOME Investment Partnership funds,U.S.
Department of Housing and Urban Development funds(HUD), California Housing Finance Agency
(CalHFA),Department of Housing and Community Development(HCD), and low income housing tax
credit equity funds.
J. Housing Production Plan
The Project Area is subject to the CRL affordable housing production requirements since the Project Area
was established after 1975.In simple terms,the CRL requires that 15 percent of all non-Agency
developed housing units in the Project Area be affordable to moderate, low, and very low income
households. The CRL also requires that 40 percent of the total supply of affordable housing be restricted
to very low income households. The legislation requires the Agency to comply with the production
requirements throughout a series of ten year periods, as well as through the life of the Plan.
If the Agency has fallen behind in its legal requirements to produce affordable housing,then the Agency
must assure that all new non-Agency housing developments built in the project area individually meet the
production requirement until the Agency has fully met its production requirement. Conversely, if the
Agency has produced more housing than is legally required,then the future number of affordable housing
units that are required to be developed within the Project Area will be less.Accordingly,the information
below describes the Agency's housing production requirements, and presents a plan for how the Agency
will meet its affordable housing production obligations.
Contra Costa County Redevelopment Agency VI-1 I
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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1. Historical Housing Production and Affordable Housing Obligations
The Agency reports that 196 new units have been produced in the Project Area after the Redevelopment
Plan was adopted in 1987,until the starting point for this Implementation Plan. The Agency has
determined that 33 housing units were substantially rehabilitated in the Project Area from Plan Adoption.
to 1/1/02 61 Since 1/1/02,the Agency has assisted the substantial rehabilitation of four housing units and
the Agency itself has substantially rehabilitated 160 units.12,63 The Agency also reports that 186 affordable
units were produced,of which 41 units were produced for very low income households(See Table VI-
5).64
Thus,the Agency is currently exceeding its legal requirements to produce affordable housing in the Bay
Point Project Area. Given the historical production of housing in the Project Area,the CRL obligates the
Agency to produce only 83 affordable units, of which 38 units must be for very low income households.bs
Due to its excellent past performance,the Agency has produced a surplus of 103 affordable housing units
including a surplus of 3 units with occupancy restricted to very low-income households.
61 The 2000 Implementation Plan identified that 190 new units were developed and 33 units were substantially rehabilitated in
the Project Area.Since that time there were six new infill units constructed.
62 The Midterm Review identified that the County/Agency facilitated the acquisition and rehabilitation of the 72 unit
Willowbrook Apartments and the 88 unit Hidden Cove Apartments by private parties through the issuance of tax exempt
bonds.
63 Prior to 1/1/02,inclusionary housing requirements applied to all new and rehabilitated units in the project area.As of I/1/02,
single family dwelling units(with one or two units)that are substantially rehabilitated with agency assistance and multifamily
rented dwelling units that are substantially rehabbed,with or without Agency assistance are subject to inclusionary housing
requirements.
64 Occupancy of affordable housing for very low income residents is restricted occupancy to households with incomes up to
50 percent of area median.Affordable housing for moderate income residents is restricted to occupancy by households with
incomes up to 110 percent of the area median.
65 When units are produced or substantially rehabilitated by the Agency,30 percent of units must be made affordable,of which
50 percent of the affordable units must be allocated for very low income households.Therefore,the Agency has a housing
production obligation for 83 affordable units(15 percent of 233 units plus 30 percent of 160 units),of which 38 units
(40 percent of 35 units plus 50 percent of 48 units)must be affordable to very low income households.
Contra Costa County Redevelopment Agency VI-13
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
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2. Future Housing Production and Affordable Housing Obligations
The Agency has evaluated the potential for future housing production in the Bay Point Project Area
through the end of the Redevelopment Plan. Based on the Agency's analysis of the potential for new
development on existing vacant residential parcels,the opportunity for substantial rehabilitation with
Agency assistance,the possibility for federal and state funding, and the anticipated date of development,
the Agency has developed a projection for the number of units likely to be produced in the Project Area
over the next ten years and through the life of the Redevelopment Plan.
A total of 1,134 units are estimated to be produced in the next ten year compliance period 66 It is also
projected that 393 units of affordable housing will be produced, of which 187 units will be affordable to
very low income households.
It is projected that the Agency will not meet its legal requirements to produce affordable housing during
the ten year compliance period. Based upon the ten year forecast of housing production in the Project
Area,the CRL obligates the Agency to produce 172 affordable units, of which 69 units must be for very
low income households.
Based on historical production and an analysis of remaining developable residential land,the potential for
substantial rehabilitation with Agency assistance,and other opportunities,the Agency projects that a total
of 1,856 units could potentially be produced in the Project Area prior to the end of the Redevelopment
Plan activities. The Agency also anticipates that over the life of the Redevelopment Plan,629 housing
units affordable to very low, low and moderate income households will be produced, and of these 243
will be affordable to very low income households.
Based upon this projection,the Agency expects that it will meet its affordable housing production
obligation over the life of the Redevelopment Plan. The CRL obligates the Agency to produce 305
affordable units, of which 127 units must be for very low income households.
66 During the next five years,the Agency estimates 219 housing units would be produced in the Project Area.During the
following five year period,the Agency estimates 587 housing units will be produced in the Project Area
Contra Costa County Redevelopment Agency VI-15
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
K. Replacement Housing Requirements
The Agency is required to replace any Project Area housing that has been removed within four years after
the removal has,occurred. Previous redevelopment activities resulted in the removal of 12 dilapidated low
and moderate income units in 1993 (See Table VI-6). The 14 unit Elaine Null Apartments were built to
replace these units in 1996 with six very low-income and eight low to moderate-income units. This means
that the Agency does not have a remaining replacement housing obligation, as all housing units that were
removed from the Project Area have been replaced as required by law.
The Agency anticipates that approximately ten units may be destroyed to accommodate the North
Broadway Mixed Use Development. These units will be replaced by affordable new development or
substantial rehabilitation. The 84 unit DeAnza Gardens public housing project will be demolished and
replaced with 180 new units, 84 of which will be counted as replacement units.Therefore,no replacement
housing obligation will remain.
The Agency may undertake additional projects that could result in the displacement of households in the
next ten years.In the event that the removal of housing occurs,the Agency will plan for and undertake
replacement of any units and will follow all state requirements for replacement housing and relocation."
Table VI-6
Replacement Housing Obligation
Bay Point Project Area
Years Units Removed Units Replaced
Historical through FY 2003/04 Actual 12 12
FY 2004/05-FY 2008/09(Estimated) 94 94
Total 106 106
Source:Contra Costa County Redevelopment Agency.
L. Income and Age Targeting Requirements for Housing Fund
Expenditures
The Implementation Plan must provide annual estimates of the units to be assisted and the expenditures
anticipated to be made during the next five years.68 Accordingly,the Agency plans to expend $2.3
million to support the development of more affordable housing over the next five year period. (See Table
VI-7.)The Agency plans to allocate 29 percent of its projected expenditures on projects and programs
that are targeted for very low income families.The remaining 71 percent of expenditures are targeted for
low and moderate income families.The Agency plans to allocate a portion of the Housing Fund
expenditures to assist in the production of a minimum of 30 housing units affordable to very low, low,
and moderate households by FY 2008/09 69
67 As of January 1,2002,AB 637 requires an agency to maintain a list of displaced households who are to be given priority.The
agency may establish rules to determine priority on this list.
68 Compliance with targeting requirements is measured based on dollars expended over the current compliance period,which
ends in 2014.
69 Please note that the number of affordable housing units referenced includes only affordable housing units produced with
Agency assistance and it does not correspond to the number of affordable housing units in Table VI-5,which quantifies the
total amount of housing production produced,both with and without Agency assistance.
Contra Costa County Redevelopment Agency VI-16
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
In addition,the Agency is required to target its Housing Fund expenditures based on housing need by
income level and age.70 Thus,the Housing Fund should be expended to assist households in the same
proportion to the housing need by income,as indicated by the regional fair share allocation, and by age
level in the community, as indicated by the most recent U.S. Census
Table VI-7
Projected Housing Fund Expenditures
Bay Point Project Area
FY 2004/05 to FY 2008/09
Housing Fund Ex enditures
Affordable
Housing Projects FY FY FY FY FY %
and Programs' 2004/05 2005/06 2006/07 2007/08 2008/09 Total Total
Targeted to Very
Low Income
Families $135,700 $181,400 $145,800 $153,600 $150,500 $767,000 29%
Targeted to Low
and Moderate
Income Families $135,700 $723,300 $340,200 $358,400 1 $351,200 $1,908,800 71%
Total 1 $271,400 1 $904,700 1 $486,000 1 $512,000 1 $501,700 $2,675,800
a.Housing Program costs do not include Agency administration costs.
Source: Contra Costa County Redevelopment Agency.
The CRL requires the Agency to allocate its Housing Fund in a manner that is consistent with the
household income distribution requirements imbedded in the Contra Costa County's Fair Share
Allocation.71 That is,the Association of Bay Area Governments(ABAG)determination for the County's
Fair Share Allocation indicates that the Agency should target at least 35 percent of its housing funds to
very low-income households and not more than 45 percent to moderate income households. The
remainder of the housing fund should be spent on projects and activities for very low, low or moderate
income households.72
The actual Housing Fund expenditures since January 1,2002 show that the Agency has met its household
income targeting requirements, and should be able to meet its future income targeting obligations. Total
Housing Fund expenditures amounted to approximately$2.3 million.Approximately 72 percent of the
Housing Fund expenditures served the low and very low income population.Another 28 percent of the
Housing Fund expenditures served the moderate income population.73 The percentage of Housing Fund
monies spent on each of the targeted income levels are more than adequate to satisfy the requirements of
AB 637.
70 Assembly Bill 637 become effective on January 1,2002.
71 The Agency plans to meet its income targeting requirements based on its fair share of regional housing needs as determined by
ABAG,from January 1,2002 through the end of the ten year compliance period in 2014.
72 The determination of the targeting by age is based on 2000 Census data,which indicates that 89 percent of the County's
population is under 65 years of age.The Agency has the option of spending a disproportionate amount of its Housing Funds for
very low-income households and to subtract a commensurate amount from the low and/or moderate-income thresholds.The
Agency can also provide a disproportionate amount of funding for low income housing by reducing the amount of funds
allocated to housing affordable to moderate income households.In no event can the expenditures targeted to housing affordable
• to moderate income households exceed the threshold amount(45 percent).
73 Household income targeting data was provided by the Agency.
Contra Costa County Redevelopment Agency VI-17
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006
The CRL also requires the Agency to allocate its housing funds in a way that is consistent with the. •
population by age distribution present in the community. That is,the Agency should spend no more than
11 percent of its Housing Fund to support age restricted affordable housing.74 The data shows that since
January 1,2002,the Agency's expenditures have amounted to$2.3 million,and no funds have been
expended on age restricted housing.75
Thus,the percentage of Housing Funds spent on non-age restricted housing is more than adequate to
satisfy the CRL requirement of a minimum expenditure of funds on non-age restricted housing for the
first two years of the current compliance period. The Agency will continue to monitor Housing Fund
expenditures in order to comply with the requirement for minimum expenditures on non-age restricted
housing.
M. Completion of Housing Obligations
The Agency is required to comply with and fulfill its affordable housing responsibilities,including
housing fund,replacement housing,and affordable housing production responsibilities,prior to the
expiration of the time limit on redevelopment plan effectiveness.76The law further requires that for a
Redevelopment Project that is within six years of reaching its limit on plan effectiveness, an
implementation plan needs to address the ability of the agency to comply with its housing responsibilities.
The_Project Area will not reach its time limit on plan effectiveness prior to the expiration of this
implementation plan and is not within six years of reaching this time limit,thus this implementation plan
does not need to address how the Agency will complete its housing obligations.
74 This requirement must be achieved over the period between January 1,2002 and the current compliance period ending in 2014.
75 Data on age restricted housing expenditures have been provided by the Agency.
76 CRL Section 33333.8,as amended by SB 211.
Contra Costa County Redevelopment Agency VI-18
Five Year Implementation Plan Hearing Draft,January 17,2006—Public Hearing Draft-January 2006