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Home My WebLink AboutPCDC Resolution 1976-16 07/12/1976LH:mi PETAL.UMA COMMUNITY DEVELOPMENT COMMISSION RESOLUTION N0. 16 7-12-76 ~, ;~.~ - 'rr~,, ;, .; , RESOLUTION OF THE PETALUMA COMMUNTTY.DEVELOPMENT COMMISSION AMEN,D'ING AND'REVISING RULES FOR OWNER PARTICIPANTS, BUSINESS OCCUPANTS AND PROPERTY OWNERS. DES'-I RING TO PARTICIPATE IN RE- DEtIELOP-MENT WHEREAS, the Community Redevelopment Law (Health anal Safety Code Section 33345) provides that a redevelopment agency shall adopt and make available for public inspection rules to imple- ment the operation of owner participation in connection with the redevelopment plan:; arid, WHEREAS, the Petaluma Community Development Commission has adopted such rules by its; Resolution No. 12; and, WHEREAS, the Petaluma Community Development Commission de- sires to amend such~ru`les; NOW, THEREFORE, BE IT RESOLVED by the .Petaluma Community De- velopment Commission that this Commis-sign does hereby adopt, as applicable to the Petaluma Central Business District Redevelopment Project,'7~mended Rules for Owner Participants, Business Occupants and Property Owners Desiring to Participate in Redevelopment", in form attached to this resolution. WHEREUPON, the foregoing resolution was adopted on ,the 12th July, 1976, by the following vote: AYES: Commissioners Cavanag.lz, Harberson, Hilligoss, and Mayor Pu nam NOES: None ABSENT: None ABSTENTIONS: Commissioners Brunner, ^~at ~, and P rr ~ ~< a. -:rman , Petaluma omiriuni:ty Development Commission Attest: '1 j ~ -- Se ~ ary ~ ~~` APPROVED AS TO' FORM: General Counsel _ .. rl: ,, t~C .D ~~ COUNCIL~F'YL~ R68. F10. in~~ ~.. , . ,~' ~ - a - RULES FOR':OWNER PARTICIPANTS., BUSINESS! OCCUPANTS , ~ ., ~, AND-PROPERTY` OWNERS; `DESIRING .. 'TO PARTICIPATE IN REDEVEL"OPNIENT SECTION' 1 - ,'P;urpo'se Viand Intent These "rules are 'ad'opted' to implement owner. par-ticpaton provisions of the California. Community Redegelopment.Law o'f ahe State of California:: f It is the intention of tfie Gomms's,on t'o encourage and permit participation, 'ri the redevelopment of ~the'project area'by'owners of real pr:op'erty and persons engaged- in business within ,the bouridar.es~ of the project area;, o the, ;maximum _. ' extent consistent .with the objectives of the redevelopment plan., ..: SECTION 2 - -Definitions V ~As used :in these. rules: a) "Redevelopment Plan''.:means the ~Redevelopmen,t. P1'an for thePetal-aria Central. .. Bus=ines's District 'Redevelopment Project .as adopted • b,y th'e City Council of . the Casty of Petaluma: ~ - . " - b) "P-rode°ca Area means the Proj'ect' Area descr~bed• in the .:redevelopment' p`lan.. s e) '.°Commssion,:' means;'the PetalumaCommunity Development Commission. ' d) ~ _ ~ - .. "Owner" means any.`p'erson,persons;, torpor-ation, :a'ssocation,, partner-ship; ' or other entity holding` title of reoord to real- property in the prod ec't „ ,.. . area on :the da e of 'adop.tion, of the ~redevel'opment plan by; the City Council.. e): "Owner' -Participation Agreement:" ,mean"s an agreement erit'ered :• into by- an °' owner of 'real property within the: Project Area with the Commis-ion in, ,accordance with the provisions. of the.redevelopment.plan and. these rules. f) "Person engaged in bu's'ines's'" means persons engaged n 'bus~i.ness~.wthin afie Project'. Area on .the date of adoption.of'the.redevel_opment'plan by the City Council.. - ~ ~ ~ JULY 12; 1.976. - ~: ,~.. .: `. ~ • LL ~ ~ ' ;.,, ~E~T10N 3 - PuxpOSP_ . The, pp-pcrturri;ty for o.wnn.*.~ p~Y~t~:,.'pa;tian is extEr.ded _by the Agency wi~,ti: the hip"e ' t~ha't many qualifies? owri~ws ~.r~d b~r.srfasses w.L1T, remain in the project area and particpa.te ~_r. is gr::wrh: ar.d dever~;pu,Lre*. The agency may- deny. the opporta~ni.ry it situations whe,r:~ -? t det~~mines thai rh ;. purp~seG r7f owr?er parricipaaion or the. ' best interests of. ~t°'., e~mmaini*_v wi1,T :rrcr_, be °f,ulfil~ed. These: r~~l:es are intended ' .. to govern res.lderi:t~a~ :aazc~ n'~~n-~Psislen*ia~ owrer p~rticzpat~_on< . Owner participa .~s•n nP~essari.~; wi'!1 h~ sv'o.ject tc, :rid limi}ed by such factors as ~(1) reduction i.~ the total npmter of end 'v ::dual.. p'a7`:ae]:s i.n a project area, (2) ' `elimination of certain Land .uses, (`3) ~orsz°ruct~i~, real:ignmen.t °and -improvement of pub Tic strF~ets and ~?ays, (4) cnstruc~ti~n of `new p~~b'lic f`aaii=tips, (5; crea- tion of neees ary parking, ~;h) >aba_lit.y of ~wnex's ta, fi.na:nce their use within the . proposed deti~-elopmec!t in ~vcc~r'~anee w'~ri the s,pecfie redevelopment 'plan,, and (7) economic eon.sideratior with respect to dFjre~_opment agreemen*s executed by the C'ommisson.w~*_h. Pntit~es ca.}~ab~~P of c3rrying the rede~relopment plan into effect. ~; ' iKoreover, etch s~~ci'fe propns~l f:~r. cwne,r .p'art'iai`p;ation shall :be reviewed by the . Commission, ar.d th_- ioll.~,v_ng ~Nt:'. i Abe ccnsi'dered c (1) ~.CanForm~ty with 'the :i.ar?d vse p~ovi.sions of t~':.E: 'specific: r,edzvel.cpm.ent plan ." • specific (2;) Comgat~.~~'L} tai SNtt'r, th2. sr;a.r~a!r,~s,• restr.ic;~'i:ons and r_c.ni;r'aTs, of_ the redevel~>pm.en;t p°1an. (3) CompatibiT i~ty a'Lh. pa':cetizati.on :>*f tre. proje~* :end irtr; Aires adequate for redeye 1_~~pnerz* . (4) abs.lity to. maxi.mze ear7_y *_:~tal de~~elcp~ien of the specific project. Property of an owner paa'ticpan*_. must, hE .c?e;~?lcped, with regard to appearance and loc:ati`or•-'in a n~anr'er :n1t detr~m~~nt~ i;'o rhe• project ,area. Any structure which remains in tires project. ar.Pa mt;st bP rehab'il.irated or :recoristruc ed -in a manner apprcv,ed' by a.he.Gommissi,on- as Being r_ompatible wt.< other s;tr.v.ctures tc be con- - strutted in the project area:. Each pxospe~.:rlue owner par.*_3cipant .must assure. the ----, ~2_ i • JULY 12, 1976 . _^ `. . C _. ~.` _ Commission, of his ab~lit"° t~ r~ax'r. out owner. ~ ci:-;anon and r:ovide such ' Y Y Part•~ p p fnancia'1 ndemnifi`at'~n a ttr~~: Commission •shal deem appr~pr%ate under, ahe .pa-rticu.lar' c~:r.ums~an:ees;. - SECTION. '4 'Eligi~l'i?~y` . An. .owner of real Pro,pe~°.~, o.x' a p2'rson engaged ;in b~as'ness within the,'bound~a:~ces of the Pr.'oje.ct Ar;e~:. shall b~ -Plg~'~l;e; t~, par•ticpat+e: in the redevelo:pmen't of. proper,t -within t'he .P~°oj ~c# .A:~•ea ~n a~aor~:an~e with th:e provisions' .af the re- development .plan and ~h'es,e :riles. SECTION, 'S - Types of Qraxier P{a'~r*i:.p~ri•or: ~ - a. Par,tic~pation ,i!-, t'h:e Sa~iP 'Lcr~.LGn In appropriann rvirc~..mstancea;. an .owner may part~cpaae <in . ubst~ntially ;the same locati.on., ei.th'e:x~ by, '(1) Y.eranr.g 'all or por-bons of his prop:erfy, or (2) ret3~n;`ng: a'.11..or po~;~.ons 'of his p~`op.erty and purchasing adjacent prop~ert;y from the Commission. - An owner why part~_c pees iri-the same location. may be regii-red; to (1j; :~ . rehabli,aat;e, call cr pa::t cf h.~a .ex-~s'ri~ng: buildings., :or (2:). a'o en 'er into- ' .' limited acqus~ t ° on a:~ ra.ngemi~nrs with. the Commission if' demol tian is` r.e=• 'quired. Any ad~a.~~ent propefry to be ~s'old ,t~ owner particip~antsi will, be :made ' available a;t a fas„s~ value fob tha ;~ ES des_igna'ted~ in, they Redevelopment: Plan.. b. Paraicpation in a Da'.fte~e.n,t tioca:ti:~n.. • Where circ,ums~tanees are not :appr•opri.ate fo;r. an, owner to ,participate by' re't'ainin'g pr~pe~~•ty i,n th.e same, lo~~tt7m 'the Commssir~n m_ay offer parcels of 'land. already ,owned tiy' ~:he C•.mm?_ssian ~n oth.er locaaions in the proj:eca area for ,purchas,e `by qu`alife:d pwaer paj~ticpan~ts' prior. to~ t°he time that. such • parcels a,re made availaba.e tr;~~ orl2er:s for •purchase. if +owners submit accep- ' table• proposala~ for. -owner participaticn~. Proper ,y sold' to owner.. parts- • pan't~s • w_l_1 be: made a~,-ai.lab'.ie. ,3Y, a fair. va,.lue •fqY the u's'es desgriate,d • in the RedeVe'lopmer..Y; Plan. _3- • JULY 1;2;. 1976. • ~` , „: Joint p'ar,tcpat~on by owner, lessees and ,t'enan s in th.e area is encouraged •. b.y the Commission. Participation in this' regard,. will depend upon. the .. f,easibli~ty, method of financ"rig, availablity•of space"for the specific type of enterprise; mutual agreement .of the parties, and time requred,to_. develop. -~ c. Participation; Involving Limir~ed Aequis,taon, Where only lirited acqu-siton' is deemed appropriate, the Commission may acquire 'and remove the existing structures and't'he owner participant who - retains title to the land omly, may be required to~:enter into.. an escrow with the Agency to ';insure performance of all of the terms and conditions of the owner participation ag"reemerit. SECTION 6 -Procedure for- Becoming an; Own'er_Parteipant After the date of the ordinances of .the City Council of the City of.P,..etaluma .- adopting the Redevelopment Plan;; each owner 'interested in par-ticipating may .- . •y:. submit to the Commission 'a atat~ement of intent. The.Gommission,may-notify each owri~er who submits~.a statement 'of intent of, the time within which he must .,ti._ prepare .;and-subm h.s proposal for owner participation. Owners mws then prepare and submit- their proposals within. the time then established. . Each proposal shall, show :the location of,.the~pr.operty owned., the names and ap- pr-ovals.. of all owners of. such p.roperty,• the nature of, the desired participation, the financing to be used, and the time required t:o achieve.the•proposed develop- ,merit . Proposals to participate in he same location' should indicate th.e uses to which. tfi'e.~~property'~would be. put, and to what extent the desired. participation would; • in~olve...(l): demolition or" retention of existing s+tructures=, (2) the re.habilita- Lion of existing structures;:'(3) the construction of new buildings, or (4) the acquis ion of adjacent property. Proposals to participate in a different. location would indicate (1) the location and amount of property desired, (2) the uses to which the property would be put, - and (3:)`;a d'escrip'tion'~of.the buildings which would be constructed. ~ ~-- -4- " ~ JULY 12, 1976 ~~ ,. ;~ " Opportunity' will be g~~n t'o discuss .the proposals. with~e Commission staff and'' , ,,,;, . to make necessary adjus men;ts. The Commis''son will `t~hereafter'de.cde which proposals,~f any,, are in s.tric,t accordance with 'the `specific Red'evel'o;pme'nt Plan , _ :and. the. best; interests 'of the community. Notice Qf- whether:=:~a p-roposal; is aecep- table "or unace`ept°able~ will be s'en`t 't'o. each owner who has 'submitt'ed a proposal. SECTION 7 = Cont'ents.of:Owner Paraicpa*_ion_Agre`ements Each owner who has.: submitted, an acceptable proposal f,or owner pa:ryticpatoii w-ill be required to enter into an owner participation agreement when reques,tea.to do so' by the Cbmmis'son•,, - , Each owner participation agreement shall (L)~ cont'ain"such,prow-i'sons-a's: are, deemed necessary 'by the !Commzss:ion to i.nsur,e that th`e~ proposal wlllbe,carried out and "that the property involved: wi-11 be subject ~to ;the. sa-rict .p.rovsions of the Redevelopment Plan,.- (2) require the owner participant to join in tYie~ .record-_, at-ion 'o f_ such- documents as 'the Commiss;on may requir'e., (3,) prow-de that. a auc-- cessorn nf'erest fo the.origina'1 owner parti.aparit.may,continue as' an owner participant prior to .comp••leton o:f ~ the Redevelopment 'Proj ect~ oiily•, with th`e ap= proual.of ;the :Commissars: An. owner"par,tiepation.,,agreement~~ shall provide :,that. if t'he, owner or-' designated .: .. tenant does not comply, with the terms of °"the agreements,. the Comm%ssion, n~ _ addition! to other remedies, may acqu%re his property or any interest' therein by- any lawful means:;., n`c°lud'ng eminent domain, for. its fair market value as .of' the, date of he owner' participation, ;agre.`ement,, .and .`the Commission. may thereaf ter dispose of the pr'opert-y or rrter.e,st sq, acq,ured in ac_cordahce w_t~h t?he cede- velopment plan.. ~ •. An owner part"cipaaion, agreement shall contain such other germs .and .eondit?ions ' which;, in afire discretion of ahe; Commission:, 'may be- necessary- to: effectuate ahe ' purposes° of. the redevelopment plan. ~ ~ _ SECTION 8 - Amendment Hof Rules These rules may be modified or'ame.nded;-from. time to time liy the Commission at•.any~ regu.l_ar. 'oar" duly called sp'e`cial meeting:., °provded,, however, that no su_ch~amendment -5- - ">~ -~ ~ - D_•-.~' shall retroactively impair the rsights of owners whb have executed owner part-. ` , c•p'ation ~ag•reement's with the Commission in r-elianee upon• these rules as presently constituted. - . SECTION 9 - Ereferenae to Persons Engaged in. Business Within the Project. Area Subject to these rules, per"sons who .are engaged in business within the project - area and who. desire .to continue ~or re-enter into business within the project:area, "shall be extend'ed,. a reasonable preference to acqur`e~ and develop substitute lo- cations for such purpose within the, gr;oject rarea. at. such. times ;as the Commission is able to mak~e,availab e,for private development for such purpose properties within- he project area, provided; however, that such development will be con- sstent with and wh not 'impair the: olij,ectves of the redevelopment plan as determined by the,Commis`sion. _~°. -6- JULY 12, 1976