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HomeMy WebLinkAboutMINUTES - 07101984 - 1.27 ORDINANCE NO. 84-30 (RD) AN ORDINANCE ADOPTING A REDEVELOPMENT PLAN FOR THE PLEASANT HILL BART STATION AREA REDEVELOPMENT PROJECT PLAN PURSUANT TO THE COMMUNITY REDEVELOPMENT LAW OF THE STATE OF CALIFORNIA The Contra Costa Board of Supervisors hereby ordains THAT: Section 1 : Preliminary Statement The Contra Costa County Redevelopment Agency has made studies of the location, physical condition of. structures, environmental influences, land use, social, economic and cultural conditions and traffic congestion problems of that certain area - known as the Pleasant Hill BART Station Area, Contra Costa County, more particularly described on the attached Exhibit A and hereafter referred to as the "Project Area, " and has determined that the Project Area is a blighted area and is detrimental to the safety, health, and welfare of the users thereof and of Contra Costa County at large because of: 1 . Economic dislocation, deterioration or disuse resulting from faulty planning; 2 . The ineffective, uneconomic and unproductive use of land due to the existence of lots of inappropriate size or placement or inappropriate access to vehicular traffic, pedestrian traffic, or utilities necessary to allow private development as well as inadequate streets , utilities .and other public improvements. 3. The continuing problems of access, circulation, congestion, and parking. The Agency has prepared and submitted to the Board of Supervisors for review and adoption the Redevelopment Plan (the "Plan") for ne Pleasant Hill BART Station Area Redevelopment Project (the "Project") . The Plan consists of forty-nine (49) pages and two (2) exhibits and is incorporated in this ordinance by this reference. A copy of the Plan is on file with the County Clerk. The County Planning Commission, which is the duly designated and acting official planning body of Contra Costa County, has submitted to the Board of Supervisors its report and recommendation dated June 12, 1984 , recommending approval and adoption of the Plan and has certified. that the Plan conforms to the General Plan for Contra Costa County. The Board of Supervisors has accepted the recommendations of the. Planning Commission recommending the adoption of the Plan. The Plan for the Area prescribes certain land uses for the Area and may require, among other things, changes in zoning, the vacating and removal of .streets of record and other public rights of way, and the establishment of new street patterns, the location of sewers, water mains, lighting and utility lines and other public facilities. OR NO. 84-30 (RD) 00 (03 - 1 The Agency has prepared and submitted and the Board of Supervisors has reviewed and considered_the• Report.-on the Plan pursuant to Health and Safety Code Section 33352. The Agency has prepared and submitted to the Board of Supervisors a program for the relocation of individuals and families that may be displaced as a result of implementing the Plan. The Board of Supervisors is cognizant of the conditions that. are imposed in the undertaking and implementation of redevelopment projects under State law, including those prohibiting discrimination because of race, color, creed, religion, sex, marital status, national origin, or ancestry. The Agency has prepared and submitted to the Board of Supervisors for review and certification an Environmental Impact Report ("EIR") prepared pursuant to the California Environmental Quality Act of 1970 as amended (CEQA) , the Official State Guidelines as amended for the implementation of the Act (the "State EIR Guidelines") , and the Agency's adopted Guidelines for • the implementation of the Act (the "Agency EIR Guidelines") . A copy of the EIR is on file with the County Clerk. Section 2: Findings & Determinations The Board of Supervisors hereby certifies that the EIR has been completed in compliance with CEQA, the State EIR Guidelines, and the Agency EIR Guidelines; that the EIR adequately addresses the environmental issues of the Project; and that the Board has reviewed and considered the information .contained in the EIR prior to approving the Project. The Board of Supervisors hereby identifies the significant effects, adopts the mitigation measures, and makes the findings set forth in detail in the attached Exhibit B which is incorporated in this Ordinance by this reference. The significant effects, mitigation measures and findings are based on the above certified EIR and on other information available to the Board, and are made in compliance with Sections 15091 , 15092, and 15093 of 'the State EIR Guidelines. Based upon the evidence contained in the Report on the Plan, the EIR and evidence presented at the public hearing, it is ' hereby found and determined that: 1 . The Project Area is a blighted area, the redevelopment of which is necessary to effectuate the public purposes declared in, and that it qualifies as an eligible area under, the California Community Redevelopment Law, California Health and Safety Code Section 33000 et seq. 2. The Plan conforms to the General Plan of Contra Costa County. • 3. The Plan. would redevelop the Project Area in conformity with the California Community Redevelopment Law, California Health and Safety Code Section 33000 et seq. and would be in the interest of the public peace, health, safety, and welfare and that the implementation of the Plan would promote the public peace, health, safety and welfare of Contra Costa County, and would effectuate the purposes and policy of the California Community Redevelopment Law. 4 . The adoption and implementation of the Plan is - economically sound and feasible. ORDINANCE N0. 8430 RD 0a 5 . The Plan will afford maximum opportunity,. consistent with the sound needs of Contra Costa County, as a whole, for the redevelopment of the Project Area by private enterprise. 6. The Plan and the program for the proper relocation of individuals and families displaced in carrying out the Plan in decent, safe, and sanitary dwellings in conformity with acceptable standards (as set forth in Part IV of the Report on the Plan) are feasible and can be reasonably and timely effected to permit the proper prosecution and .completion of the Plan; and that such dwellings or dwelling units available or to be .made . available to such displaced individuals and families are at least equal in number to the number of displaced individuals and families, are not generally less desirable in regard to public utilities and public and commercial facilities than the dwellings of the displaced individuals and families in the Project Areal are available at rents or prices within the financial means of the displaced individuals and families , and are reasonably accessible to their places of employment. 7 . The Board of Supervisors is satisfied that permanent housing facilities will be available within three years from the time occupants of the Project Area are displaced and that pending the development of such facilities there will be available to such displaced occupants housing facilities at rents comparable to those in the community at the time of their displacement. 8. There are no noncontiguous areas contained in the Project Area. 9 . The inclusion of any lands, buildings, or improvements which are not detrimental to the public health, safety, or welfare are necessary for the effective redevelopment of the Project Area of which they are a part and are not included for the purpose of obtaining the allocation of tax increment revenues from such area, pursuant to Section 33670 without other substantial justification for their inclusion. 10. .In order to implement and facilitate the effectuation of the Plan hereby approved and adopted, certain official action must be taken by this Board with reference, among other things, to changes or modifications in zoning, the vacation and removal of streets, alleys, and other public ways, the establishment of new street patterns, the location of sewer and water mains , lighting and utility lines and other public facilities and other public action, and accordingly, this Board hereby (a) pledges its cooperation in helping to implement the Plan; (b) request the various officials, departments, boards , and agencies of the County having administrative responsibilities in the Project Area likewise to cooperate to such end and to exercise their respective functions and powers in a manner consistent with the Plan; (c) stands ready to consider and take appropriate action upon proposals and measures designed to effectuate the Plan; and (d) intends to undertake and complete ' any proceedings necessary to be implemented by the community under the provisions of the Plan. 11. The- elimination of blight and the redevelopment -of the Project Area could not be reasonably expected to be accomplished by private enterprise acting alone without the aid and assistance of the Agency. •ORDINANCE NO. 84-30 (RD) 12. The condemnation of real property is necessary to the execution of the Plan and -that adequate-provisi ns have been made for yatyuimat of property to be acquired as provided by law. 13 . The Board is convinced that the effect of tax increment financing will not cause a severe financial burden or detriment to any taxing agency deriving revenues from the tax increment Project Area. 14 . The development of the public improvements set forth in the Plan are of benefit to the Project Area and to the immediate neighborhood in which the Project is located; no other reasonable means of financing such improvements are available to the community; and, based on these findings, the Agency is authorized to pay all or a part of the value of the land for and the cost of the installation and construction of the public improvements set forth in the Plan, as permitted by Nealth and Safety Code Section 33445. Section 3: Overruling of Objections All written and oral objections to the Plan are hereby overruled. Section 4 : Approval of Plan The Plan for the Project Area, having been duly received and considered, is approved and adopted, and the County Clerk is hereby directed to file a copy of the Plan with the minutes of this meeting. The Plan, which contains among other elements the statement of the purpose and intent of the Board of Supervisors with respect to the Project Area, is incorporated in this Ordinance by this reference. The Plan is hereby designated as the official Redevelopment Plan for the Project Area. It is the purpose and intent of this Board that the Plan be implemented in the Project Area. A copy of this Ordinance shall be transmitted to the Agency and the Agency is vested with the responsibility of implementing the Plan. Section 5: Effective Date This Ordinance shall take effect thirty (30) days from the date of its passage and adoption. Before the expiration of fifteen (15) days after its passage and adoption, this Ordinance shall be published once in THE CONTRA COSTA TIMES, a newspaper of general circulation published and printed in the County of Contra Costa. PASSED on July 10, 1984 by the following vote: AYES: Supervisors - Powers, Fanden, Torlakson, Schroder. NOES: Supervisors - None. ' ABSENT: Supervisors - McPeak. • ATTEST: J. R. Olsson, County Clerk & ex officio Clerk of the Board !� By pep, Board Chair (SEAL) ORDINANCE NO. 84-30 (RD) QO �o � - � EXHIBIT A PROJECT BOUNDARY DESCRIPTION . PROJECT AREA PLEASANT HILL B.A.R.T. REDEVELOPMENT PROJECT ALL THAT CERTAIN AREA SITUATE IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: BEGINNING .AT A POINT MARKING THE INTERSECTION OF THE EASTERN LINE OF THAT CERTAIN 100 .00 FOOT WIDE SOUTHERN PACIFIC RAILROAD COMPANY RIGHT-OF-WAY WITH THE SOUTHERN LINE OF TREAT BOULEVARD, SAID POINT OF BEGINNING HAVING 'A COORDINATE OF X1551930. 86, Y=523100.15 (THE BEARINGS AND COORDINATES OF THIS DESCRIPTION BEING REFERENCED TO THE CALIFORNIA COORDINATE SYSTEM ZONE 3 ) ; THENCE, ALONG SAID SOUTHERN RIGHT-OF-WAY LINE, NORTH 690 09 ' 52" EAST, 224 .98 FEET; THENCE, ALONG THE ARC OF A TANGENT 20.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 990 13 ' 08" AN ARC DISTANCE OF 34 .64 FEET TQ THE WESTERN LINE OF MAYWOOD DRIVE; THENCE, LEAVING SAID WESTERN LINE NORTH 840 20 ' 22" EAST 51.54 FEET TO THE EASTERN LINE OF SAID MAYWOOD DRIVE; THENCE, ALONG THE ARC OF 20 .00 FOOT RADIUS CURVE TO THE RIGHT FROM WHICH THE CENTER OF SAID CURVE BEARS SOUTH 810 37 ' 00" EAST, THROUGH A CENTRAL ANGLE OF 82° 03 ' 07" , AN ARC DISTANCE OF 28 .64 FEET TO SAID SOUTHERN LINE OF TREAT BOULEVARD; THENCE, ALONG SAID SOUTHERN LINE THE FOLLOWING FOUR (4 ) COURSES: (1 ) SOUTH 890 33 ' 53" EAST, 290.06 FEET, (2) ALONG THE ARC OF A TANGENT 1068.96 FOOT RADIUS CURVE TO THE RIGHT THF(OUGH A CENTRAL ANGLE OF 066 07 ' 33" , ' AN ARC DISTANCE OF 114 .29 FEET, (3 ) SOUTH 830 26 ' 20" EAST, 93 .78 FEET, AND (4 ) ALONG THE ARC OF A TANGENT 1945.14 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 050 12 ' 54" AN ARC DISTANCE 'OF 177.04 FEET TO A POINT OF COMPOUND CURVATURE; THENCE, ALONG THE ARC OF A TANGENT 20.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 690 44 ' 10", AN ARC DISTANCE OF 24 .34 FEET; THENCE, NORTH 81° 30 ' 44" EAST 3.00 FEET TO THE WESTERN LINE OF CHERRY LANE; THENCE, ALONG SAID WESTERN LINE THE FOLLOWING TWO (2 ) COURSES: (1 ) SOUTH 080 29 ' 16" EAST, 64 .49 FEET, AND (2) ALONG THE ARC OF A TANGENT 175.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 040 48' 55" AN ARC DISTANCE OF 14 .71 FEET; THENCE, LEAVING SAID WESTERN LINE SOUTH 82" 29 ' 39" EAST 50.75 FEET TO A POINT ' ON THE EASTERN LINE OF SAID CHERRY LANE; THENCE ALONG THE SOUTHERN LINE OF THOSE CERTAIN PARCELS OF LAND RECORDED IN BOOK 6541 OF OFFICIAL RECORDS AT PAGE 40, BOOK 6852 OF OFFICIAL• RECORDS AT PAGE 389, BOOK 6568 OF OFFICIAL RECORDS AT PAGE 320, AND BOOK 6783 OF OFFICIAL - RECORDS AT PAGE 482 IN THE OFFICE OF THE COUNTY RECORDER OF CONTRA COSTA COUNTY THE FOLLOWING THREE (3 ) COURSES: (1) SOUTH . 820 29 ' 39" EAST, 119.59 FEET, (2) SOUTH. 71° 32 ' 37" EAST, 274 .01 FEET, AND (3) SOUTH 560 57' 42" EAST, 123.10 FEET TO THE WESTERN LINE OF THE WALNUT CREEK CHANNEL AS DESCRIBED IN THAT CERTAIN DEED RECORDED IN BOOK 6383 OF OFFICIAL RECORDS AT PAGE 482 ; THENCE, ALONG THE WESTERN LINE ' THEREOF THE FOLLOWING THREE (3 ) COURSES: (1 ) NORTH 270 28 ' 49"EAST 121.00 FEET, (2) NORTH 250 00' 22" EAST, 113.21 FEET, AND (3) NORTH 36° 00 ' 37" EAST 6.01 FEET TO* THE NORTHERN LINE OF TREAT BOULEVARD; THENCE ALONG SAID NORTHERN LINE AND ALONG THE. ARC OF A 845.00 FOOT RADIUS CURVE TO THE LEFT FROM WHICH THE CENTER OF SAID CURVE BEARS NORTH 010 35' 05" EAST, THROUGH A CENTRAL . ANGLE OF 010 00 ' 57', AN ARC DISTANCE OF 14 .98 FEET TO A POINT ON SAID WESTERN LINE OF SAID WALNUT CREEK CHANNEL; THENCE ALONG SAID WESTERN LINE THE FOLLOWING FIVE (5) COURSES: (1) NORTH 360 00' 37" EAST, 49.75 FEET, (2) NORTH 46' 15' 37" EAST, 16.19 FEET, (3) NORTH 360 50 ' 36" EAST, 20.09 FEET, (4 ) NORTH 32' 41' 00" EAST, 110.29 FEET, AND " (5) NORTH 360 50 ' 35" EAST, 13 .74 FEET TO THE NORTHEAST CORNER OF PARCEL C AS SAID PARCEL C IS SHOWN AND SO DESIGNATED ON THAT CERTAIN PARCEL MAP FILED IN BOOK 9 OF PARCEL MAPS AT PAGE 4 IN SAID OFFICE OF THE COUNTY RECORDER; THENCE, ALONG THE NORTHERN LINE THEREON THE FOLLOWING FIVE (5) COURSES: (1 ) NORTH 730 45' 55" WEST, 145. 94 FEET, (2 ) NORTH 700 37 ' 23" WEST, 55.76 FEET, (3 ) ALONG THE ARC OF A TANGENT 100.00 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 120 10 ' 44" , AN ARC DISTANCE OF 21.26 FEET TO A POINT OF REVERSE CURVATURE, 4 ) ALONG THE ARC OF A TANGENT 100. 00 -FOOT RADIUS CURVE TO THE RIGHT TH90UGH A CENTRAL ANGLE OF 12' 10 ' 44" , AN ARC DISTANCE 21.26 FEET, AND 5) �.. NORTH 700 37 ' 23" WEST 107.05 FEET TO THE EASTERN LINE OF ALDERWOOD DRIVE; THENCE LEAVING SAID EASTERN LINE, NORTH 700 37 ' 23" WEST 40. 00 FEET TO THE WESTERN LINE OF ALDERWOOD DRIVE; THENCE, ALONG SAID WESTERN LINE, SOUTH 19' 22 ' 37" WEST, 61..67 FEET TO THE NORTHEASTERN CORNER OF THAT CERTAIN PARCEL OF LAND RECORDED IN BOOK 11100 AT PAGE 851 IN SAID OFFICE - OF THE COUNTY RECORDER; THENCE, ALONG THE NORTHERN LINE OF SAID CERTAIN PARCEL OF LAND AND ALONG THE NORTHERN LINE OF THOSE CERTAIN PARCELS OF LAND. AS DESCRIBED IN THOSE CERTAIN DEEDS RECORDED IN BOOK 7331 OF OFFICIAL RECORDS AT PAGE 352, AND BOOK 10713 OF OFFICIAL RECORDS AT PAGE 324 IN SAID OFFICE .OF THE COUNTY RECORDER, NORTH 700 34 ' 55" WEST, 392. 44 FEET TO THE EASTERN LINE. 'OF CHERRY LANE; THENCE, LEAVING SAID EASTERN LINE, NORTH 700 . 34 ' 55" 'WEST, 40.11 FEET TO THE WESTERN LINE OF CHERRY LANE; THENCE ALONG SAID WESTERN. LINE SOUTH 150 13 ' 43" WEST 49.86 FEET; AND SOUTH 010 48 ' 43" WEST 12.12 FEET TO THE NORTHEAST CORNER OF THAT CERTAIN PARCEL OF LAND AS DESCRIBED IN 'THAT CERTAIN DEED RECORDED IN BOOK 6793 OF OFFICIAL RECORDS AT PAGE 71 IN SAID OFFICE OF. THE COUNTY RECORDER; THENCE ALONG THE NORTHERN LINE THEREOF AND ALONG THE NORTHERN LINE OF THOSE CERTAIN PARCELS OF LAND DESCRIBED IN THOSE CERTAIN DEEDS RECORDED IN BOOK 10964 OF OFFICIAL RECORDS AT PAGE 135, BOOK 10882. OF OFFICIAL RECORDS AT PAGE 287, BOOK 10273 OF .OFFICIAL RECORDS AT PAGE 92, BOOK 10635 OF OFFICIAL RECORDS AT PAGE 693, BOOK 10752 OF OFFICIAL. RECORDS AT PAGE 369, AND BOOK 8772 OF OFFICIAL RECORDS AT PAGE. 325 IN .SAID OFFICE OF THE COUNTY RECORDER THE FOLLOWING NINE (9) COURSES: (1) NORTH 89°-23 ' 53" WEST, 226.45 FEET, (2) NORTH 080 35 ' 54" EAST, .93.04 FEET, (3) NORTH 890 23 ' 53" WEST, 99.91 FEET, (4 ) SOUTH 080 37 ' 40" WEST, 74 .68 FEET, (5) NORTH 890 33 ' 53" WEST, 118.91 FEET, (6 ) SOUTH 080 37 ' 40" WEST, 19.78 FEET, (7) NORTH 890 35' 32" WEST, 289.65 FEET, (8) SOUTH 080 .37' 37" WEST, 13.23 FEET, AND (9) . NORTH 87' 40 ' 21" NEST, 208.55 FEET TO SAID EASTERN LINE OF SAID SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY; THENCE ALONG SAID EASTERN LINE NORTH 08° 44 ' 37" EAST, 3594.27 FEET TO THE BOUNDARY COMMON TO SAID COUNTY. OF CONTRA COSTA AND TO THE CITY OF PLEASANT BILL; THENCE ALONG SAID COMMON BOUNDARY 2 - no 3 - � NORTH 890 34 ' 36" WEST, 101 .06 FEET TO THE WESTERN LINE OF SAID SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY; THENCE, ALONG SAID WESTERN 'LINE SOUTH 08° 44 ' 37" WEST, 1289.04 FEET TO THE NORTHERN. LINE OF COGGINS DRIVE; THENCE, ALONG SAID NORTHERN LINE THE FOLLOWING THREE (3) COURSES: (1) NORTH 890 18 ' 50" WEST, 11.16 FEET, (2) ALONG THE THE ARC OF A NON-TANGENT 30.00 FOOT RADIUS CURVE TO - THE RIGHT FROM WHICH THE CENTER OF SAID CURVE BEARS NORTH 570 13 ' 37" WEST . THROUGH A CENTRAL ANGLE OF 790 46 ' 35" , AN ARC DISTANCE OF 41.77 FEET, AND (3 ) NORTH 670 26 ' 58" WEST 14.47 FEET TO THE NORTHERN EXTENSION OF THE WESTERN LINE OF SAID COGGINS DRIVE; THENCE, ALONG. SAID NORTHERN EXTENSION AND - SAID WESTERN LINE SOUTH 080 45 ' 24" WEST, 462 .67 FEET TO THE SOUTHEAST CORNER OF LOT 1 AS SAID LOT IS SHOWN AND SO DESIGNATED ON THE OFFICIAL MAP OF DIABLO VILLA FILED IN BOOR 251 OF MAPS AT PAGE 59 IN SAID OFFICE OF THE COUNTY RECORDER; THENCE, ALONG THE SOUTHERN LINE THEREOF NORTH 890 21 ' 39" WEST, 178: 03 FEET TO THE WESTERN LINE OF SAID LOT 1 ; THENCE ALONG SAID WESTERN LINE NORTH 060 40' 04" EAST, . 239.78 FEET T6 THE EASTERLY EXTENSION OF THE SOUTHERN LINE OF PARCEL TWO AS SAID PARCEL s TWO IS SHOWN AND SO DESIGNATED ON THAT CERTAIN PARCEL MAP FILED IN BOOK 24 OF PARCEL .MAPS AT PAGE 47 IN SAID OFFICE OF THE COUNTY RECORDER; THENCE ALONG SAID EASTERLY EXTENSION AND ALONG SAID SOUTHERN LINE, NORTH 89° 20 ' 29" WEST, 274 .88 FEET TO THE NORTHEAST CORNER OF ESTRELLA RANCHO UNIT NO. 2 FILED IN BOOK 53 OF MAPS AT PAGE 15• IN SAID OFFICE OF THE COUNTY RECORDER; THENCE ALONG THE EASTERN "LINE THEREOF AND ALONG THE EASTERN LINE OF ESTRELLA RANCHO UNIT FILED IN BOOK 50 OF MAPS AT PAGE 48 IN SAID OFFICE OF THE COUNTY RECORDER SOUTH 06° 38 ' 46" WEST, 683.00 FEET TO THE .LINE BETWEEN LOTS 2 AND 3 OF SAID ESTRELLA RANCHO (50 M. 48 ) ; THENCE ALONG THE SOUTHERN LINE OF SAID LOT 3, NORTH 830 21 ' 14" WEST, 125.14 FEET TO THE EASTERN LINE OF ELENA DRIVE; THENCE LEAVING SAID EASTERN LINE, NORTH 830 21 ' 14" WEST, 50.19 FEET TO THE WESTERN LINE OF SAID ELENA DRIVE; THENCE ALONG SAID WESTERN LINE AND ALONG THE ARC OF 280.00 FOOT RADIUS CURVE TO THE LEFT FROM WHICH THE CENTER .OF SAID CURVE BEARS SOUTH 870 49 ' 49" EAST, THROUGH A CENTRAL ANGLE 'OF 060 31" 26" , AN ARC DISTANCE OF 31.88 FEET; THENCE, CONTINUING ALONG SAID WESTERN LINE, SOUTH 04" 21 ' 14" EAST, 167.39 FEET; THENCE ALONG. THE ARC OF A TANGENT 20 .00. FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 940 05 ' 12" AN ARC DISTANCE OF 32.84 FEET TO A POINT ON THE NORTH LINE OF LAS JUNTAS WAY; THENCE ALONG SAID NORTH LINE THE FOLLOWING THREE (3 ) COURSES: Al ) SOUTH 890 . 43' 58" WEST, 150.44 FEET, (2 ) ALONG THE ARC OF A TANGENT 470.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 180• 16 ' 46".. AN ARC DISTANCE OF 149.95 FEET TO A POINT OF REVERSE CURVATURE, AND` (3 ) ALONG THE ARC OF A TANGENT 530.00 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF DB* 08 ' .31" AN ARC DISTANCE OF 75.32 FEET TO THE WESTERN LINE OF SUBDIVISION 6284 AS SHOWN ON OFFICIAL MAP THEREOF FILED IN BOOK 268 OF MAPS AT PAGE 1; THENCE ALONG SAID WESTERN LINE NORTH 01° 59 ' 22" EAST, .311.44 FEET TO THE SOUTHERN LINE OF SAID ESTRELLA RANCHO (50 M. 48 ) ; THENCE ALONG THE SOUTHERN AND WESTERN BOUNDARIES THEREOF AND ALONG THE WESTERN LINE OF SAID ESTRELLA RANCHO UNIT 2 (53 M 15) THE FOLLOWING FIVE (5) COURSES: (1) NORTH . 980 14 ' 24" WEST, 15.60 FEET, (2) NORTH 840 01 ' 20" WEST, 99.88 FEET, 3 (3) NORTH 730 51 ' 10" WEST, 49.09 FEET, (4 ) NORTH 18° 20 ' 27" WEST, 71.93 FEET, AND (5 ) NORTH 06° 37 ' 10" EAST, 445.51 FEET TO THE NORTHWEST CORNER OF SAID ESTRELLA RANCHO UNIT NO. 2 (53 13 15) AND TO A POINT ON THE SOUTHERN LINE OF PARCEL A AS SAID PARCEL A IS SHOWN AND SO ' DESIGNATED ON THAT CERTAIN PARCEL MAP FILED IN BOOK 35 OF PARCEL MAPS AT PAGE 14 IN SAID OFFICE OF THE COUNTY RECORDER; THENCE ALONG THE SOUTHERN LINE THEREOF NORTH 890 20 ' 29" WEST, 74.35 FEET TO THE EASTERN LINE OF BUSKIRK AVENUE; THENCE ALONG SAID EASTERN LINE THE FOLLOWING ' TWO (2) COURSES: (1 ) NORTH 890 21 ' 33" WEST, 10.10 FEET AND (2 ) ALONG THE ARC OF A 580..04 FOOT RADIUS CURVE TO THE RIGHT FROM WHICH THE CENTER OF SAID CURVE BEARS SOUTH 82° 33' 51" WEST THROUGH A CENTRAL ANGLE OF 320 54 ' 34" AN ARC DISTANCE OF 333.16 FEET TO THE NORTHWEST CORNER OF LOT 41 AS SAID LOT 41 IS SHOWN AND SO DESIGNATED ON THE OFFICIAL MAP OF TRACT 2027 FILED IN BOOK 56 OF MAPS AT PAGE 51 IN THE OFFICE OF SAID COUNTY RECORDER; THENCE LEAVING SAID EASTERN LINE OF BUSKIRK AND ALONG THE WESTERLY EXTENSION OF THE NORTH LINE OF=SAID LOT 41, NORTH 88° 52 ' 58" WEST, 364 .34 FEET; THENCE SOUTH 020 02 ' • 29" WEST, 662.54 FEET TO THE WESTERN LINE OF SAID - BUSKIRK AVENUE; THENCE ALONG SAID WESTERN LINE SOUTH 020 02 ' 29" WEST, 1153. 09 FEET; THENCE LEAVING SAID WESTERN LINE OF BUSKIRK AVENUE, SOUTH 020 . 02 ' 29" WEST, 743.39 FEET TO THE EASTERN LINE OF THAT CERTAIN PARCEL OF LAND CONVEYED TO THE STATE OF CALIFORNIA AS DESCRIBED IN THAT CERTAIN DEED RECORDED IN BOOK 9865 OF OFFICIAL RECORDS' AT PAGE 49 IN SAID OFFICE OF THE COUNTY- RECORDER; THENCE ALONG THE SAID EASTERN LINE THE FOLLOWING TWO (2 ) COURSES: (1) SOUTH 250 24 ' 01" WEST, 16. 92 FEET AND (2 ) SOUTH 200 30 " 110 WEST, 37.52 FEET; THENCE LEAVING SAID WESTERN *LINE SOUTH 890 50 ' 54" EAST, 152. 93 FEET TO THE SOUTHERN CORNER OF PARCEL A AS SAID PARCEL A IS SHOWN AND SO DESIGNATED ON THAT CERTAIN RECORD OF SURVEY FILED IN BOOK 73 OF LICENSE SURVEYOR'S MAPS AT PAGE 27 IN SAID OFFICE OF THE COUNTY RECORDER AND TO THE WEST LINE OF JONES ROAD; THENCE LEAVING SAID WEST LINE SOUTH 890 50 ' 54" EAST, 74 . 86 FEET TO THE EAST LINE OF SAID JONES ROAD; THENCE ALONG THE SOUTHEASTERN LINE THEREOF THE FOLLOWING FOUR (4 ) COURSES: (1) ALONG THE ARC OF 270. 02 FOOT RADIUS CURVE TO THE RIGHT FROM WHICH .THE CENTER OF SAID' CURVE BEARS SOUTH 480 36 ' 20" EAST THROUGH A CENTRAL ANGLE OF 48° 45' 26" AN ARC DISTANCE OF 229.78 FEET, (2 ) SOUTH 89° 50' 54" EAST, 216.81 FEET, (3.) ALONG THE ARC OF A TANGENT 20.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 980 37' 17" AN ARC DISTANCE OF 34.43 FEET, AND (4 ) SOUTH 810 13 ' 37" EAST, 10.00 FEET TO A POINT ON THE WESTERN LINE OF OAK ROAD; THENCE ALONG SAID WESTERN LINE SOUTH 080 46 ' 2.3" WEST, 36.08 FEET; THENCE ALONG THE WESTERLY PROJECTION OF THE SOUTHERN LINE OF THAT CERTAIN PARCEL OF LAND DESCRIBED IN THAT CERTAIN DEED RECORDED IN BOOK 9950 OF OFFICIAL RECORDS AT PAGE 182, SOUTH 89° 04 ' 15" EAST, 78.74 FEET TO THE EASTERN LINE OF OAR ROAD; THENCE LEAVING -SAID EASTERN LINE AND ALONG SAID SOUTHERN LINE OF SAID CERTAIN PARCEL OF LAND (9950 O.R. 182) SOUTH 89° 04 ' -15" EAST, 691.85 FEET TO THE WESTERN LINE OF SAID 100 FOOT WIDE SOUTHERN PACIFIC RAILROAD . RIGHT-OF-WAY; THENCE LEAVING SAID WESTERN LINE, SOUTH 890 04 ' 15" EAST, 100.94 FEET TO THE EASTERN LINE OF SAID SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY; THENCE ALONG SAID EASTERN LINE, NORTH 080 44 ' 37" EAST, 634.43 FEET TO THE POINT OF .BEGINNING. 4 00 63 -fj EXHIBIT B PLEASANT HILL BART STATION AREA REDEVELOPMENT PLAN: • SIGNIFICANT ENVIRONMENTAL IMPACTS, FINDINGS OF FACT, AND STATEMENT OF OVERRIDING CONSIDERATIONS . I. General Information and Description of the Project The Project under consideration by the Board of Supervisors is the Pleasant Hill BART Station Area Redevelopment Plan ("Redevelopment Plan" ) . The Redevelopment Plan provides a mechanism for financing the public improvements necessary to allow development to proceed in accordance with the Pleasant Hill BART Station Area Specific Plan ("Specific Plan" ) , which was approved by the Contra Costa County Board of Supervisors on June 7 , 198.3 . The County Planning Department, after reviewing the proposed redevelopment project and completing an Initial Study, determined that a supplement to the Final Environmental ' Impact Report previously prepared for the Pleasant Hill BART Station Area Specific Plan would be adequate for the- Redevelopment Plan, as the Redevelopment Plan, with minor exceptions, proposes no new development which was not contemplated in . the Specific Plan. The primary difference between the Redevelopment Plan and the Specific .Plan is that the Redevelopment Plan carries the Specific Plan one step further by proposing the utilization of tax increment financing to construct necessary .public improvements in the Pleasant . Hil.l BART Station Area.. Thus the major focus of . the EIR Supplement is the environmental impact of the utilization of ' tax increment financing. This impact was not found to be substantial. The information contained in the Supplement Final Environmental Impact Report should be considered in conjunction with the Specific Plan Final Environment.al Impact Report. Together, these two documents constitute the Final Environmental Impact Report (FEIR) for the .Redevelopment Area. The Contra Costa County Planning Commission has reviewed the Redevelopment 'Plan, the reasons for selecting the Redevelopment Project Area, and the Report on the Redevelopment Plan. The Planning Commission reviewed the Draft Environmental Impact Report (DEIR) for the Redevelopment Project and held a public hearing on the DEIR... On June 12 , 1984 , the Planning Commission passed a resolution finding the Redevelopment Plan to be in. conformance with the County' s adopted General Plan and applicable Specific Plan, and recommending the adoption of mitigation , measures set forth in the FEIR, certification of the FEIR, and 4dopt-ion of the Redevelopment_ Plan. The Redevelopment Plan came before the Board of Supervisors on June .26 , 1984 . The Board of Supervisors approved the Plan and adopted the following findings and statement of overriding considerations . -2- 0063 - /,0 II . The Record For the purposes of CEQA and the findings identified -in Section IV, the record of the Board relating to the Redevelopment Plan means: 1 . The Pleasant Hill BART Station Area Preliminary Redevelopment Plan 2 . The Preliminary Report on the Pleasant Hill BART Station Area Redevelopment .Plan 3 . The Rleasant Hill BART Station Area Redevelopment Plan 4 . The Report . on the Pleasant Hill BART Station Area Redevelopment Plan 5. The Fiscal Review Committee Report on the Pleasant Hill BART Station Area Redevelopment Plan 6 . • Documentary and oral evidence received and reviewed by the Planning Commission, Redevelopment Agency, and Board of Supervisors during public hearings on the Redevelopment Plan and Redevelopment Plan Environmental Impact Report 7. The Final Environmental Impact Report prepared for the Pleasant Hill BART Station Area Redevelopment Plan (which -3- .. j includes the Final Environmental Impact Report prepared for the Pleasant Hill BART Station Area Specific Plan) 8. June 19 , 1984 letter from Sedway Cooke Associates. to Goldfarb & Lipman, the Redevelopment Agency counsel, clarifying the impact findings in the Specific Plan EIR 9 . Matters of common knowledge to the Board which it considers such as : a. the County General Plan b. the Pleasant Hill BART Station Area Specific Plan C. the zoning code of Contra Costa County d. other formally adopted policies and ordinances III. Significant Adverse Impacts The• Final Environmental Impact Report for the Redevelopment Plan, certified by the Board, identified the following significant adverse impacts attributed in part to the Redevelopment Plan: 1 . Air Localized decrease in on—site air quality during cold. start periods may occur due to the concentration of parking facilities. -4- 2 . Noise: Projected increases in traffic on the I-680 . corridor and Treat Boulevard corridor will increase the ambient noise environment in portions of the Station Area beyond the recommended level for residential land uses. 3 . Ener Increased energy consumption is projected, particularly in the transportation sector. 4 . Transportation and Circulation: Increased traffic congestion is projected at intersections and roads -serving the Pleasant Hill BART Station Area due to increased development and an increased number of parking facilities. 5 . Public Services and Facilities: Implementation of the Redevelopment Project will lead to increased demand for public services and facilities, particularly sanitary sewer. IV_. Findings and Statements of Facts Supporting the Findings Notwithstanding the identification of the above significant adverse impacts , the Board hereby approves -the Project, as authorized by Public. Resources Code Section 21081 and California Administrative Code Sections 15091 , 15092 , and 15093 . As -required by the aforementioned references, the Board makes the following findings for which there is substantial evidence on the record. -5- 1 . Air Quality Impact With regard to the adverse on-site impact on air quality, the Board has adopted the following mitigation measures and finds that their adoption, while only partially mitigating the localized air quality impacts identified in the Final Environmental Impact Report for the Project, will substantially lessen air quality impacts elsewhere in Contra Costa County and other major travel corridors and employment centers in the Bay Area . . a.. An air quality impact assessment will be required before any major parking improvement project will be permitted within the Redevelopment Plan Area and . specific mitigation measures designed to minimize local air quality impacts will be required * of parking improvements projects. b. Require support for and participation in a station area-wide Transportation Systems Management Service. Supporting Facts: The above mitigation measures are suggested in the Specific Plan Environmental Impact Report and were adopted by- the - Board of 'Supervisors by Resolution No. 83/803 on June 7 , 1983 . . -6 The Specific Plan Environmental Impact Report indicates `that` impacts to air quality within the region are attributable to automobile emissions. Therefore, it should be noted that the Specific Plan proposes to maintain high air quality by establishing a land use pattern which supports a transit option and. represents a-change from automobile-oriented development patterns. By attracting future growth to an area having excellent connections with local and regional transit carriers and by accommodating a substantial portion of the anticipated demand for growth in the central county area near these transit facilities, the Specific Plan and Redevelopment Plan actually reduce dependency on the automobile. The .alternative development pattern of more distributed growth, while avoiding localized air quality impacts , would necessitate far greater dependency on the automobile for work trips thereby producing far greater air quality impacts on a -regional basis. While the project will have a beneficial impact on regional air quality, the EIR .projects that as a result of the new BART . parking facilities permitted by the Specific Plan and Redevelopment Plan, as well as the parking required for the commercial/office development, there may be significant localized air quality impacts , particularly where automobiles are confined to structures .or idling in queues and during cold-start periods, when engine efficiencies are at their lowest. By focusing on parking facilities, the first adopted mitigation measure is designed to minimize this localized impact on air quality. . Further,, the adoption of the Transit Systems Management Service, 00 -7- discussed in detail in the Energy .Impact Section below, will'•hel 'P. reduce automobile usage, further minimizing the localized impact on air quality. 2 . Noise Impact. With regard to the adverse noise impact, the Board has adopted the following mitigation measure and finds that its adoption substantially lessens the significant environmental impact identified .in the Final Environmental Impact Report for the Project. a. Expand the scope of the design review process to include review of acoustical attenuation measures to ensure compliance with maximum noise levels consistent with adopted standards. Supporting Facts: The above mitigation. measure is suggested in the Specific . Plan Environmental Impact Report and was adopted by the Board of Supervisors by Resolution No. 83/805 on June 7, 1983 . The Environmental Impact Report for the Project indicates that noise levels in the Project area will increase due to increased traffic projections . Whenever possible, the Specific 'Plan and Redevelopment Plan locate areas of residential land use in areas where projected noise levels do not exceed the noise standards set by the State of California for conventionally -8- X013 /6 constructed multiple family residential buildings . In those'' instances where residential structures will be within areas where noise levels exceed the normally acceptable level, the County will require developers to include noise insulation measures in building and project designs . Such measures include, but are not limited to, orientation of structures , setbacks , shielding, and sound insulation of individual buildings. Through the design review process , the County will ensure compliance with the State of California "Noise Insulation Standards, " thereby substantially lessening the noise impact identified in the Final Environmental Impact Report. 3 . Energy Impact With regard to the adverse energy impact in the transportation sector, the Board has adopted the following mitigation measures and finds that their adoption substantially lessens the significant environmental impact . identified in the Final Environmental Impact Report for the Project. a. Require support for and participation in a Station AYea-wide Transportation Systems Management (TSM) service. b. Amend the Specific Plan to require the preparation and periodic update of a Parking Management 'Plan for the joint 'development projects at the BART-owned lands. -9- ooh 3 `/7 C. Include in the design review criteria provisions for evaluating the energy efficiency of proposed Project. Supporting Facts: The above mitigation measures are suggested in the Specific Plan Environmental Impact Report and were adopted by the Board of Supervisors by Resolution No. 83/805 on June 7, 1983. The Environmental Impact Report for the Project indicates -that automobile use constitutes the single largest component in the consumption of non-renewable energy resources in. the project area, While energy average efficiencies are expected to continue to improve in the foreseeable future, the increased development expected in Central Contra Costa County will contribute to an increasing level of consumption of liquid fuels for transportation. The adopted mitigation measures therefore focus on energy conservation in' the transportation sector. The Transportation Systems •Management (TSM) service will promote energy conservation by coordinating van-pooling and car-pooling, acting as a liaison with local transit service, promoting staggered work-hours to lengthen peak hour commute arrival and departure periods, and similar activities. The County has contracted with a ' transportation management consulting firm to implement the TSM service. The consulting firm will organize a private TSM association. Participation in the TSM association will be -10- mandatory for project area developers and their tenants, with the. county providing staff assistance to the association. Further, developers proposing to utilize the "bonus provisions" of the Specific Plan, which permits them "to develop up to 50 percent more square footage, . are required to enter into a binding agreement with the County wherein - they will incur substantial financial penalties if_ they fail to successfully implement a TSM Program for their project to mitigate peak hour traffic. Other adopted mitigation measures require a parking management plan for BART owned lands , and the inclusion of energy efficiency criteria in the design review of proposed projects. Together with' successful implementation of the TSM program, these mitigation measures will substantially lessen the energy impact identified in .the Final Environmental Impact Report. 4 . Transportation and Circulation Impact With regard to the transportation and circulation impact, the Board has adopted the following mitigation measures and finds that their adoption substantially lessens the significant environmental impact identified in the Final Environmental Impact Report for the Project. a. Amend the Specific Plan to provide an additional right-turn movement exiting the Station Area from Oak onto Treat Boulevard going west. -11- L b. Amend the Specific Plan to provide an additional right-turn movement from the west-bound Treat Boulevard direction onto the north-bound North Main Street, and incorporate this change into- the capital improvement program and development fee calculation for circulation improvements. c, Amend the Specific Plan to provide an additional right-turn movement from the north-bound I-68.0 off-ramp onto the east--bound direction of Treat Boulevard. d. Amend the Specific Plan to provide potential future financing for an additional .right turn movement from the north-bound. North Main direction onto I-680 , providing an additional freeway lane for mergingtraffic. e. Amend the Specific Plan to include restrictions on lane direction movements within development areas 11 'and 12 to eliminate through north-south movement between Treat Boulevard at Oak Street to Buskirk and Las Juntas. f. ' Require reevaluation . of traffic impacts in the Station Area prior to the construction of additional BART patron parking space above the 1 ,200 spaces provided for in Phase I of the BART Access Plan. Require, to the maximum extent feasible, increased access of BART patrons through the addition of local transit 'service before permitting additional BART patron parking at the Station Area. Do63 - � -12- g. Revise the parking requirements included in the Specific Plan downward. Establish no minimum parking requirement except for convenience retail uses , and lower the maximum permitted from the present' 3 . 3 per thousand square feet of office space. Remove the burden of establishing the lower parking ratio with a traffic report. h. Require support for and participation in a Transportation Systems Management service. Supporting Facts The .above mitigation measures are suggested in the Specific Plan Environmental Impact Report and were adopted by the Board of Supervisors by Resolution No. 83/805 on June 7, 1983 . The Environmental Impact Report for. the -Project indicates that traffic volumes will increase in the local area as a result of the development permitted by the Specific Plan and Redevelopment Plan. The mitigation measures were suggested as a .result of a traffic study performed by a private traffic engineering consultant, which study is appended to the - Specific . Plan Environmental Impact Report. It should be noted that a primary goal of the Specific Plan is to provide a means to accommodate projected increased traffic in the area. Further, a 'primary purpose of adoption of the Redevelopment Plan is the provision of a method for financing the road improvements proposed in the Specific Plan and the adopted mitigation -13- 0 G 6 02� measures. The Board; therefore, finds that adoption of the mitigation measures, as well as adoption of the Redevelopment plan itself, will substantially lessen the effect of the significant ' environmenta.l impact identified in the final environmental impact report for the Project: S . Public Services and Facilities Impact With regard to the impact on demand for public services and utilities, the Board of Supervisors finds that no separate mitigation measures are necessary to address this impact, as the central purpose of the Redevelopment Project itself is to provide a method for financing necessary public improvements in the area. The' Redevelopment Plan is also designed to allow for high density development that will eventually maximize the property tax revenue available to the local agencies responsible for meeting the area' s increased demand for public services and facilities . The Board, therefore, finds that adoption of the Redevelopment Plan substantially lessens the effect of the significant environmental impact identified in the Final .Environmental Impact Report for the Project. Supporting Facts : -The Environmental Impact Report for the Redevelopment Plan indicates that an increased demand for public services and facilities, particularly sanitary sewer, will be an unavoidable adverse impact of adoption of the Redevelopment Plan. However, po6 � zz -14- the EIR further indicates that the projected increase- in tax revenues in the area, resulting from development under the Specific Plan and Redevelopment Plan, will enable local government agencies to meet the increased demand for services and facilities. The central purpose of the Redevelopment Plan is to provide a mechanism for financing necessary public improvements , including road and sewer improvements . Therefore, the EIR concludes that no measures are required to mitigate the project' s :impact on public services and facilities. V. Alternatives Several alternatives to the project are addressed in the Environmental Impact Report .prepared for the Specific Plan. While all of the alternatives discussed are alternatives to the adoption of the Specific Plan, it also appropriate to consider them as alternatives to the adoption of the Redevelopment Plan, as the Specific Plan could not be implemented without adoption of the Redevelopment Plan. The following alternatives are discussed in the EIR: �r 1 . • No Project Alternative. The "no project" alternative would be the continuation of current County .policies in the 1975 County Area General Plan (an amended through 1978) . The County Area General Plan incorporates the same mix of residential and commercial/office uses as the Specific Plan and Redevelopment Plan, but differs in detail as to precise location and provides for a lesser intensity of use. A detailed comparison of 00 -ls- development intensities under the General Plan versus the Specific Plan can be found in Section 3. 9 . 2 of the Specific Plan EIR. The "no project" alternative would not be feasible because it would lead .to underutilization of the project area, which eventually would intensify the adverse environmental- impacts associated with new development in Contra Costa County. The project area' s close proximity to both BART and Interstate-680 makes it a prime location for high intensity office and residential development. The County desires to encourage such high intensity development in areas accessible to mass transit, in order to minimize the air - quality, traffic congestion, and other impacts associated with new development. Underutilization. of the project area would lead to more dispersed development in areas with less transit access, thereby exacerbating the adverse environmental iinpacts of new development in the County. The Board of Supervisors therefore rejects the "no .project" alternative as unfeasible. 2 . Alternative Land .Use Intensity Patterns. Three alternative land use intensity levels were analyzed for office and residential development in the area: 1) low intensity development consisting of an office FAR of 0 . 5 and a residential density of 20 dwelling units per acre; 2) moderate. intensity .development with an office FAR of 1 .0 and a -residential density of .40 dwelling units per acre; 3) high intensity development -16- 7 with an office FAR of 1 . 5 . and a residential density o'f 40 dwelling units per acre. The Specific Plan accommodates a moderate intensity of development with approximately 925 dwelling units and 2 , 655 , 000 square . feet of office/commercial space . This level .of development was selected as a feasible way to meet the County ' s need for increased development of jobs and housing', while minimizing the local and regional impact of such development. The lower intensity alternative was rejected as infeasible because it would underutilize the project area, fostering dispersed development and resulting in county-wide adverse traffic and air quality impacts. The high intensity alternative was rejected as infeasible because it would intensify the localized environmental impacts in the Pleasant .Hill BART Station Area to an unacceptable level . VI . Statement of Overriding Considerations Notwithstanding the disclosure of -the significant impacts and .their mitigation measures described, supra, the Board of Supervisors has determined pursuant to Section 15093 of the State: CEQA Guidelines that the benefits of- the proposed project outweigh the adverse impacts, and the project should be approved. With reference to the above findings and in recognition of those facts which are included in the record, the Board has 066.3 - z�� -17- determined that the project would contribute to a localized air quality impact which is considered adverse. The Board of Supervisors specifically ,finds and makes this statement of overriding considerations that there are special social, economic, and other reasons for approving this project, notwithstanding the disclosure of substantial adverse impacts disclosed in .the Final Environmental Impact Report for the Pleasant Hill BART Station Area Redevelopment Project. The reasons are as follows: 1 . Although the Redevelopment Project may have an •adver.se impact on localized air quality, the Project will significantly lessen air quality impacts elsewhere in Contra Costa County and other major travel corridors and employment centers in the Bay Area. 2 . The Redevelopment Project provides an opportunity for the County to make necessary physical improvements to the road system, sewer system, and other public. infrastructure systems which could not otherwise be made, •as no other public or private funds are available for this purpose at the present time or in. the foreseeable future. These improvements will benefit both the project area and the entire county.' . 3 . The Redevelopment Project allows an increase in the concentration of high intensity employment uses and -18- housing in the Project Area to benefit the community and to better utilize the regional transit accessibility provided by BART and. Interstate 680 , the area' s central • location in Contra Costa County, and the public and private investment in the surrounding areas. 4 . The Redevelopment Project will prevent preemption of land suitable for intensification by low intensity development or uses which will not contribute to increased regional and. local transit usage. 5. The Redevelopment Project will improve public transit and maximize its use by .improving automobile access to the Pleasant Hill BART Station, expanding BART .parking facilities , providing for safe and convenient pedestrian movement in the area; expanding the regional trail system, and providing for implementation of a Transportation Systems Management program. 6 . The Redevelopment Plan will encourage . a balanced mix of new development which will increase the supply of housing, provide employment opportunities, and generate significant additional long-term property tax revenues for needed public improvements and facilities. At the same time, the Redevelopment Plan ensures, to the extent feasible, that the existing need for community services and facilities, open space and public improvements are adequately addressed.