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V Wp+17.11-^ 'C i . ¢. �, 1 o 4 4 9EiNER a _.z...,...,>., s. § .r£ 'ax's Central Business District Redevelopment Plan Amendment 1 For The, PETALUMA COMMUNITY DEVELOPMENT COMMISSION PETALUMA,CALIFORNIA Report Prepared By Petaluma Community Development Commission 11 English Street Petaluma, CA 94952-2610 Seifel Associates 220 Montgomery Street, Suite-448 San Francisco,CA 94104 415.989.1244 John B. Dykstra 6r-Associates 6644 Ascot Drive Oakland, CA 94611 December 2000 • I • Table of Contents Draft Preliminary Report I. Petaluma CBD Amended Redevelopment Project I. Introduction I4 1. A. Repoft Organization I-4 B. Description of the Redevelopment Plan Amendment 1-4 I C. Reasons for Amending the Redevelopment Plan 1-7 D. Plan--:Amendment Ooals • I-8 E. Conformity with the General Plan and Central Petaluma Specific Plan 1-9 F. Preliminary Report Requirements I.10 G. Overview of the Redevelopment Plan Amendment Process - - I.12 H. Public Agency Actions to Date I-14 II. Existing Conditions II-1 1 A. Introduction II-1 B. Blighting.Factors Affecting the Amended Area - - -- II-,8 C. Blight Conditions In The Existing Area 1I.16 D. Extent of Urbanization in the Added Area 11-36 1 • E. Blighting Conditions in the-Added Area - 1I-40' F. Necessity for Redevelopment • - - - _; - 11-62 1 III. Amended Redevelopment Program III-1 A. Introduction- _ III-I - B. Summary of Proposed Projects 1II.2 I. C. Relationship between Projects and Blighting Conditions 11I.2 D. Description of Redevelopment Program - 111-4 E. Agency Administration III-9 I 'Petaluma Community Development Commission i Draft Preliminary Report Amended CBD:Redevelopment Project December2000 • :' Table .of Contents (continued) • 1 I 1 IV. Proposed Methods of Financing and Feasibility IV-1 4. Introduction IV-1 1 B. Stimulation of Private Investment .. IV-3 C. Potential Sources Other than Tax Increment Financing IV-3 D. Other Funding Sources Considered to Be Infeasible IV-7 E. Tax Increment Financing:"The Primary Source of Funding s IV-8 F. Assumptions Used in Tax Increment Projections IV-11 G. Tax Increment Projections IV-21 H. Financial Feasibilityof,the Amended Redevelopment Program IV-25 i I. Reasons Why Tax Increment Financing Is Necessary - _ IV-26 ill 1. I 1 p .11 . I Petaluma Community Development Commission ii Draft Preliminary Report �,. Amended CBD Redevelopment Project December 2000 I Table of Contents (continued) List of Tables and Graphs Figures ` Figure 1-1 Location Map - - _ - . - 1.2 Figure 1=2 Amended Area Boundary I-3 Figure 11-1 Earthquake Fault Map II.10 Figure 11.2 Earthquake.Probability Map ill Figure 11-3.Location of Identified Unreinforced Masonry;Buildings 11-14 Figure II-4 Location ofNon-Retrofitted Unreinforced Masorfry Buildings, Existing,Area - _ -II-15 Figure II-S Average Building.Conditions Ratings by Subarea, Existing Area - _ II 22 Figure II-6 Location of Major Underutilized Properties (Existing Area) 11.25 Figure II-.7.Areas of theiExisting Area That Are No Longer-Blighter 11-35 Figure 11-8 Urbanization Map I1;39. Figure II-9 Average Building-Condition Ratings,by Subarea(Added Area) ' - -.... - 41.46 ll Figure 11.10 Location of Major Underutilized Properties'(Added Area) :. 11-47 Figure 1111 Identified-Sources of Soils and Groundwater Contamination, Amended Project Area IL54 Tables Table I-1 Summary o6Redevelopment Plan Changes -1-6 Table 11.1 Building Conditions Assessment 11-4 1 Table.11-2:Building Conditions Survey Results,Existing Area 11-21 Table 11-3 Change in:Assessed Values 1I-27 Table II.4 Growth in Taxable Sales'Tax Receipts - - • 11-28 - Table II-5 Calculation of the Extent of Urbanization [[-38 ' Table:II.6 Building Condition Survey Results (Added Area) [1.45, Table III-1 Matrix.Summarizing,How.Redevelopment Programs Will Eliminate Blight I1I.3 Table 111-2 Estimated Cost of Redevelopment Program III-10 Table1V-1 Estimated Net Cost to PCDC 1V-2 Table IV-2 Property Tax Distribution •-- - _ _ _ IV-10 ' Table IV-3 Estimated Growth From New Construction and Redevelopment IV-12 Table4V-4'Summary of Projected Tax Increment Revenues IV-21 Table IV-5 Summary of.Projected Tax Increment Revenue in Nominal Dollars Available to Fund the Redevelopment Program • - - - - IV-23 Table IV-&Summary ofProjectedTax Increment Revenue in Constant 2000 dollars Available to Fund.the Redevelopment Program IV-24:- 'I Table IV-7'Comparison of Estimated Tax Increment Revenues and Funding Requirements IV-25 Graphs i Graph IV-1 Growth of Assessed Values Existing Area - _. IV-13 Graph IV-2-Growth of Assessed Values Added Area IV-14 Graph IV-3,Distribution of TI to Taxing Entities Existing Area — - IV-19 Graph IV-4,Distribution of TI to Taxing Entities-Added Area IV-20. ;1, `�. .1 I Petaluma Community Development Commission di DfaftPrelimig5ry Rcpdrt. Amended CBDRedevelopment Project December 20100 . 1 I APPENDICES PRELIMINARY REPORT PETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PLAN AMENDMENT APPENDIX A: SOURCES APPENDIX B: AMENDED PROJECT AREA BOUNDARY DESCRIPTION 1 APPENDIX C: PHOTOGRAPHIC'DOCUMENTATION REMAINING BLIGHT IN EXISTING AREA BLIGHTING CONDITIONS IN ADDED AREA APPENDIX D: REPORT OF THE COUNTY FISCAL OFFICER APPENDIX E: TAX INCREMENT PROJECTIONS APPENDIX F: SUPPLEMENTAL TABLES ADVERSE ECONOMIC CONDITIONS 1 1 I 1 1 I 1 1 I I. Introduction, The City of Petaluma and the Petaluma Community Development Commission,(PCDC) are considering a Redevelopment'Plan Amendmentxo expand the CBD Project Area The Petaluma City,Council adopted the Redevelopment-Plan for the Petaluma Central Business District Project,(CBD) on September 27, 1976. The PCDC approved and adopted the.Petaluma Redevelopment Strategy in 1998. This Strategy report recommended adding the portions.of the Central Petaluma Specific Plan (Specific,Plan) that are not,currently in either the City's Central Business District (CBD) or.Petaluma Community Development (PCD) Redevelopment Project Areas. In accordance withthe.reconimendation of the Redevelopment Strategy, the PCDC is preparing an Amendment to the Redevelopment ment Plan for the CBD for consideration by the City Council. This document serves as the Preliminary Report for the RedevelopmentPlan Amendment (referred to as the Plan Amendment or Amended Plan).The Preliminary Report is required by Section 33344.5 of the California Community Redevelopment Law (CRL), a �• subsection of the California Health and Safety Code.` • The Preliminary Report.is the first major background document'in the process leadingto I consideration of the approval of the proposed Plan Amendment. The Report is,a..public' documentdesigned to provide background information to the PCDC and taxing entities affected by the proposed Amendment to the Redevelopment Project.. I, • In summary, the proposed Plan Amendment will extend various time and financial limits of the Existing CBD Redevelopment Plan, as well as add territory (Added Area) to the CBD Project Area (Existing.Area).The proposed Added Area consists of approximately 127 acres of commercial, industrial:and residential land Uses located to the west and east of the Existing, Area Figure I-1 shows the location of the Amended Area within the region and Figure I-2 shows the Amended Project Area (the combination of the Existing Area and Added Area) boundaries. The Redevelopment Plan Amendment will provide the Agericy with needed additional legal I and financial resources to alleviate blightingconditions, implement the Specific Plan, and promote economic development in the Existing Area. The Amendment is proposed.to enhance the Agency's ability to eliminate blight in the Amended Area in a more effective manner than is possible under the Redevelopment Plan in place at this time. • The California.Communiry.Redevelupment:Law is contained.in-Parr Rot Division 24,.Community Development and Housing, of the Health and Safety Code.beginning at Section,33000. All further statutory references are to the Health and Safety Code unless otherwise noted. Petaluma Community-Development Commission T-1 Draft Preliminary Report CBD Amended Redevelopment Project December 2000 1' ' 1 1 �, WINDSOR \��® ��G" 101 ,. .•,.-., 4, . ri, a ST. HELENA P 1.1-ai° SANTA ROSA - � r ill 29 ROHNERT VACAVILIELD `�, 'PARK 12 I. NAPA Bodega Bm\ � ,�, SONOMA ' PETACUMA ®T (a 11 -;\;',1 * 16 so� S. `t PROJECT of �� �� c SITE , • ®_ : 37 is -+ i x A� F "" NOVATO. 1 n VALLEJO f �'� 1 1 e�JJJ San Pablo Bay 1›:6� Pt Rees ,�i ' :�k �, t NatioSeashore' Al s \ o- I .2 SAN .� " 1 RAFAEL RICHMOND CONCORD : F � tci a 1_ ��� WALNUT 1 � BERKELEY CREEK 1 t. rt %:M c, j. I- xY' ^ ° vW 1ci . tm n 1C a .._ 80 ' .:OAKLAND !" ( 1. 2 1 P I 1 s 7 - SAN t 3 SANS) RAMON r FRANCISCO! X �sALAMED sue, o , v:? n�-_ 31�i3 �S 5` a -' m,:r � n J 1 " �' ALY CITY p'Y ! 1 HAYWARD fA s o • s; , t , O•t P i a , : ra f SAN MAT O ,� a Cx + ? n "P r t,.� � o FREMONT ' `z 4 a 3} t _�P A §a i i 'L,y ' 1 IP f ,- REDWOOD E Ns, 4" n E Hn1JMooi Buy" CITY t,I� 3 f' : 4 a„ < • 0OUNTAIN ' 1 i tG a i 1 VIEW r 1(/ Y ' a*t > , G t ;,sa SAN JOSE No Scale I PETALUMA CENTRAL BUSINESS DISTRICT`REDEVELOPMENT PLAN AMENDMENT FIGURE I-1: LOCATION MAP I I / a " Q b ,. . Dw 0 G - CAB e01E {z .it .4..C' '> E>T°>I� Q W W W .. �e'- X o wCC eW '� AvENUE yr I,D I'. ' ,MODNiPM®E .�1 WI '' y allio M rn o ill tiahl,b m 6 �' ►1®s —p�vilil�asi• r ,‘ 7/ c7Hz �' v2T I Ate' 0 sr t •®-_r —0,,,. '9 aye =� mnines "0 a Lu O. pEET'®.O®."F �-.` 1., 5t 1 03 I Ir. .,VS rte: w �N"gia s U v /v Ira,� . e►►lee �n a et YC1 EL b 1 . ` � J•� ; , TP E ...�8 ❑ ® Mee®EE C.,„ _G. ais {g ® p „:„,,,,tor. l fSta®■W = i. Y 1 ' . " EET e �� N la _so ,los mane ■ n. soya ,e ': 1a111111 u oewEV s nE i 0 -�- �= �e.® ea trs' :nu: o� lg. = 1 �A! EE1-� a ev �■ 1 ' MI v ,� Iii= ; ' � l"+ ` ® ® n ie � �v Is EAST D'STREET 11 W tow II ,E T i IMF E I 1 p - t . gym► ®B�TPEET D W� • a �6�o �► �, tea ,I a TA_ 'a I i� I� g Q .earPEEr —� v 1. EAST WASHINGTON,STREIETE J S0 �. Q) ®:- �'���''�T ° _ a� I 0 pi P. btg !D �®�ep Q ..I�' LJ IT " rstI :;ZtT ° , , 5 N3 9 I 111111 X M N st6, > . _` w ® a �� MADISON STREET ° {,SA y' 0W b I a X■..111111, ~� P ..y /4k.��/ a, eJ ~MEW�5� III\ < W _ r� S ./ , a 5 5W"ItC / W I al. r- J / '• � . 4,4,1:414„% ,■_ °M, isi� o 1 in 0 EO A; (A i M 133b1S A3lNb ®um, s 1 I If adopted by the City.Council;;the Re_development Plan Amendment will accomplish the Ifollowing: • Amend and restate the.text of the existing Petaluma CBD Redevelopment Plan to be II consistent with current CRL requirements and redevelopment practice. • Extend or increase various Redevelopment Plan financial-and legal limits, as permitted by the CRL. • Add the proposed Added Area to the CBD Area. • Add additional projects and activities to reflect current and anticipated redevelopment needs and opportunities in both the Existing and Added Areas: IA. Report.Organization In general, this Preliminary Report: I • Documents the existing conditions in the Amended Area, • Describes the proposed:Amended Redevelopment Program that is possible through the proposed Plan Amendment, and, • Demonstrates the financial feasibility of the proposed Plan-Amendment. I Specifically, Chapter I presents a general overview and background for the Plan Amendment; summarizes the reasons for amending the Redevelopment Plan, including reasons for selecting the Added Area; presents the goals of the Plan Amendment; describes the public agency actions 1 to date; and outlines the CRL requirements and process for amending the Redevelopment Plan. Chapter II describes the existing conditions in the Existing Area and Added Area. For the I Existing Area, the,Chapter summarizes-redevelopment efforts to date, portions of the Area that are no longer blighted, and portions that have remaining blight..For the Added Area, Chapter II also documents the substantial'and°pervasive blighting conditions. ' Chapter III presents the.proposed Amended Redevelopment Program for the Amended Area, and explains how the Redevelopment Program will alleviate the identified blighting conditions. IChapter IV details the resources available to the Agency to accomplish the proposed Redevelopment Program, describes tax increment financing in detail, estimates the potential tax increment revenues that the Amended Project will generate, and evaluates the financial feasibility of the Amended Redevelopment Plan. The appendices include supporting documentation and background information. Appendix A Iprovides a list of source documents used to prepare this Preliminary Report. B. Description of the Redevelopment Plan Amendment The CBD Project Area the Existing Area) consists of approximately 98.acres and encompasses the majority of the historic downtown core of the City from.D Street to Washington Street and Petaluma'Community Development Commission [-4 Draft Preliminary Report '� CBD Amended Redevelopment Project December 2000 II from Lakeville Street to Liberty and 5`h Streets. The proposed Plan Amendment would add approximately 127 acres to the Existing Area, creating a 225-acre Amended Area. The 127-acre Added Area examined in this,draft Preliminary Report excludes the McNear Periinsulasand.McNear Channel, which'were part.of,the Amended Survey.Area and Added Area Map and,legal,description contained in the Amended Preliminary Plan. Since'this 22-acre area is not urbanized, it was removed from the Project Area in order to meet the CRL 80 percent urbanization requirement for the'Added Area. As shown in Figure 1-2, the proposed Added Arekis located in two areas, to the west and east of the Existing Area. The'-western portion of the Added Area is generally bounded by Union Street, Western Avenue, Howard Street, and Liberty Street. The eastern,portion of the Added Area is generally bounded by D Street, McNear Avenue, the Northwest Pacific Railroad,'and Petaluma Boulevard (the western portion does not include the McNear Peninsula or McNear. Channel). The projectsis described in more;detail in the attached Initial Study for the Central I Business District Redevelopment Plan Amendment. The City Council'adopted the CBD Redevelopment Plan by Ordinance No. 1221 on September 27, 1976, and amended the Redevelopment Plan on November 21, 1994 by its adoption of Ordinance No. 1973, and on July 21, 19991by its adoption of`Ordinance,2092. Under the Existing Redevelopment Plan, the time limits for issuance.of debt:is September 27, 1 2001, and the.tiine limit for the receipt of tax increment is September 27, 2026. The Existing Plan contains no limits on the maximum amount of tax increment collection.or'maximum amount of outstanding bonded indebtedness (bond:principal). The proposed Plan Amendment will make the following changes that pertain to the Existing Area: • Extend the time limit for incurring debt by ten years to September 27, 2011; 1 • Establish a limit onthe amount of outstanding bonded indebtedness;for the Amended Project Area of.$50 million; • Enhance and augment the Redevelopment Program projects and activities that may be undertaken,by the Agency to reflect dune-tat and anticipated redevelopment needs as appropriate; and • Reactivate the power of eminent domain within the:Existing Area for non-residential properties for 12 years to 2012. The CRL,imposes specific time and,fiscal limits-on particular Agency activities for a new Plan or for the territory added to an existing plan. These time limits affect the amount of tax increment revenue an agency can.receive. Under the proposed Plan Amendment, the time and . fiscal limits of the proposed Added Area would be the same as the limits of a new plan. Table I-1 provides-a summary of-the proposed changes in the,.Plan Amendment to the:time and financial limits for the Existing Plan, as well as the time and financial limits for the Added Area. Appendix B contains the Amended Preliminary Plan and legal description for the.Amended �. Project Area. Petaluma Community Development Commission 1.5 • Draft Prelimmary:Report CBD Amended Redevelopment Project December 2000 1 I . Table.l=1 Summary of Redevelopment*Plan"Changes IPetalumaCBD Redevelopment Plan Amendment Amended Plan Existing Plan Existing Area Added Area Acres 98 98 127 Adopted 9/27/1976 2001 2001 ' Amendment 1994 (AB 1290) 1999 (AB 1342) I Base Assessed Value $18,832,170 $18,83:2,1,70 $48 801 481 §i t" artra 11 il l lter T PSNISIVI Time Limits • • IIncurring Deb 9/27/2021 2011 2021 Eminent Domain for Non- Not Activated 2012 i 2012 I! Residential. Property Only Project Activities 9/27/2016 2016 2031 Tax Increment Receipt 9/27/2026 1 2026 2046 I. w nt 1 n ' 7412111511101117 1 4" 1 s 'a1 1, Financial Limits . Tax Increment Cap No Limit N/A_ N/A Bond Principal Indebtedness No Lim $25 $25,000000 Limit' l . 1 • I • I `The combined limit on the amount of outstanding bonded indebtedness forthe Amended Project Area will be Sic million. I Petaluma Community Development Commission 1-6 Draft Preliminary Report CBD Amended Redevelopment Project December 2000 1. 1 C. Reasons for Amending the Redevelopment Plan The Amendment to the CBD Redevelopment Project is proposedfor five,primaryreasons: • While progress has been made in revitalizing the Existing Area, some portions of the Existing Areas,coninue'to suffer from economic;and physical blighting conditions that impair revitalization. • • Under the existing Redevelopment Plan,the PCDC cannot initiate new redevelopment I activities or enter into new debr obligations in the-CBD after September 2001, although it can continue to collect tax increment to repay debt through 2026. (See Table I-1.) The • proposed Plan Amendment will extend the tine;ltmirfor debt issuance fortan additional ten. years to 2011.. • The PCDC does not currently have the power of eminent domain in the'CBD. The.Plan Amendment will authorize the PCDC to use.the-power of eminent domain'in the CBD'ove`r non-residential properties. • Portions;of the area that make up:the Central Petaluma Specific Plan are not included in ` the Existing Redevelopment Plan and should be added to enable a comprehensive, coordinated Redevelopment Program. • The Plan Amendment will help ensure the implementation of the Specific Plan by extending the time needed to undertake new activities. The Amendment will provide additional:tax:increment funds for redevelopment,projects and activities needed to implement the Specific Plan, thereby alleviating blighting conditions in the Amended.Area. Man .blighting conditions weren of the Existing Area ' 1 1. Reasons for Selection y gh identified in the Report.on the Plan that was'submittedto the City Council to support the adoption of the Redevelopment Plan in 1976. Conditions cited in , the Report includedthe following: ,1 • "-Lack of growth in taxable retail sales. • Increasing obsolescence in retail, commercial and professional office space as compared with other commercial concentrations in the eastern part of City. • Stagnation of assessed property values. • Low rent levels in portions of the Project Area. • Vacant and unused spaces in the core area buildings, especially on the second floors. • Growing lack of proper utilization insorne portions of the.Project Area, resulting in the stagnant and unproductive condition;of potentially-useful land. The 1976 Petaluma CBD Redevelopment Plan included the following goals and,'objectives: 1. • Development of a marketing strategy with appropriate economic programs whereby downtown Petaluma is-able to capture.a greater share of the market for retail sales and services. • Development of aland use pattern that reinforces the viability of downtown Petaluma. • Petaluma Community Development Commission 1-7 Draft Prelmunary.`Report CBD Amended Redevelopment Project December 2000 , '' • Creation of a circulation pattern that reinforces and allows for ease ofaccess'to, through and around the downtown area. I • Provision of an adequate system for parking vehicles on and off the circulation routes. • Creation of a pleasant pedestrian environment in the downtown area with a wide;variety of I amenities including urban furniture (benches, bus shelters, lights,etc.) and a comfortable circulation pattern. • Development of architectural andlandscape design programs that enhance the overall character of the downtown area and preserve the historical and unique buildings and structures. 2. Reasons for Selection of the Added Area The PCDC identified two areas contiguous to the Existing Area that suffer from similar economic and physical blighting••conditions and would benefittfrom an expansion of the Existing CBD Redevelopment Project Area One part of the proposed Added Area is comprised of about 117 acres along the eastern boundary of the Existing Area The second part of the proposed.Added Area is comprised of about 10 acres along the western boundary of the Existing Area In order for Petaluma to-revitalize its,historic Downtown, the Agency needs to fund projects in the entire central portion of the City, not just the areas'withinthe Existing CBD 1 Project Area. The Petaluma Redevelopment Strategy, adopted in 1998, recommended adding the portions of I the Central Petaluma Specific Plan area not currently within the City's Existing Redevelopment Project Areas. The proposed Added Area along the eastern boundary of';the Existing Area lies within the Specific Plan area The Strategy report reviewed the PCDC's operating history, I examined the redevelopment project statusand evaluated potential amendments to the PCDC's existing plans. The Strategy also recommended for CBD and PCD extending the time to undertake new activities and for,collecting#ax increment and issuing debt, making the implementation of the Specific Plan feasible. The Central Petaluma Specific Plan was prepared to address numerous issues and concerns of I areas of the City extending along the Petaluma River. The Central Petaluma Specific Plan area encompasses a 400-acre area within Central Petaluma, which is roughly the area of Petaluma between the Petaluma River and Highway 101, according to the City's`General Plan. The I Specific Plan makes recommendations for land use, circulation, community facilities and infrastructure for this'area.,-Amendingthe Existing,Redevelopment Plan;to add the portions of the Specific Plan that•are not currently in the.Existing Area,as recommended in the Redevelopment'Strategy, will,create a more coherent redevelopment area Revitalization.of the Iproposed Added Area will complement activities undertaken or proposed, and alleviate remaining blighting conditions in the Existing Area. D. Plan Amendment Goals . a' • The goals of the proposed Redevelopment Plan Amendment emphasize the elimination of blighting conditions and constraints that interfere with successful revitalization and development of the proposed Amended Area. Petaluma Community Development Commission 1-8 Draft Preliminary Report CBD Amended Redevelopment Project December 2000 1 L This Redevelopment Plan Amendment will be undertaken to achieve the following goals in furtherance or the purposes of the CRL, the City's General Plan and the Central Petaluma Specific Plan (SpecifidPlan).The goals of this proposed Plan Amendment are to: 1. Eliminate adverse;physical and economic conditions;in the Existing and Added Areas. 2. Provide,an environment conducive to social and economic growth. 3. Implement the Central Petaluma Specific Plan. 4. Promote economic vitality in Petalurria's Central Business District by attracting new jobs that will employ Petalumans, encouraging new development and mixed uses,;and enhancing the downtown. 5.. Encourage development, public access and recreational opportunities along the river, and help to.integrate;river orientation by rehabilitating older shopping centers. 6. Provide for a mixture of industrial, office, retail and compatible residential development. 7. Provide sufficient,parking to serve new businesses and residents while supporting the use of alternative triodes of transportation. 1 8. Construct and repair public infrastructure, including streets, sidewalks, curbs•and gutters. 9. Reinforce-`the role of the Central Business District as:a center for transit and.non-vehicular modes of'travel. 10. Provide a street system in undeveloped areas that strengthens the existing roadway network, serves new development, and balances the need for through movement with livability and pedestrian/bicycle orientation. 11. Enhance streetscape improvements, including street trees, landscapirig, sidewalks and strengthen linkages,to arid along the river through a system of urban open spaces: 12. Insure a choice of housing types',and locations to all,persons regardless of income, sex, cultural origin age, marital status, or,physical disabilities. ' E. Conformity with the' General Plan and Central Petaluma Specific Plan, The proposedaAmended.Redevelopment.Plan will-be Consistent-with the City's General Plan 1, and the Central Petaluma Specific Plan because it:will adopt and incorporate the land use policies and standards of both plans. The Specific Plan and General Plan identify goals and objectives forentral:Petaluma, which includes'most,of the,eastern portion of the Added Area. ' 'C The Specific,Plan would amend and implement the City''s•General Plan for the,central portion, of the City, including portion of the Downtown,and.adjacent areas. The General Plan identifies the goals and objectives for the parts of the Amended Project Area that are not,within the Specific Plan area The following policies,of the Specific.Plan summarized herein, which incorporate General Plan policies, are relevant to redevelopment activities within the Amended Area: I City Image • • Preserve historic resources. Petaluma Community Development Cotnmission 1-9 Draft Preliminary Report CBD Amended RedevelopmencProject . Decemhei 2000 • Shape and plan new developtent for-consistency of image and improving-project design. ICirculation .. • Encourage intensive new development in and around the Downtown. '' • Consider parking-structures'at entrances to Downtown. • Ameliorate traffic flow within and around the Downtown. Housing'and Neighborhood Preservation . • Maintain a range of housing to meet the needs of all Petalumans of all income levels. I • Increase residential densities near public transit and along major arterials. • Encourage infill development with,housing in commercial areas. I • Encourage mixed-use development indowntown. • Redevelop older industrial areas as•hou3ing with mixed-use., I • Provide commercial supportfotneighborhoods. • Improve the condition of existing housing and enhance the•character of Petaluma's neighborhoods. Economic Development I • Build on the character of the central retail area by extending the pedestrian amenity network and filling in additional retail frontage of comparable scale and style along the riverfront. -I • Reinforce the character'of,the Downtown by emphasizing its uniqueness, reinforcing its traditional role as the community's major commercial preserving the present level of concentration, attracting visitors and shoppers, and strengthening the City's public and I cultural life. • Encourage both commercial and residential development. ,, • Encourage the use of industrial lands primarily for economic base employment and increasing the employment,density of Petaluma workplace,development by gradually increasing the density of new industrial development by 25 percent every five years. • . Facilitate the achievement of a balance of jobs and housing. - As stated in the Amended.Preliminary Plan, the Amended Area is subject to the•,basic land use _I designations and standards for•development, as set forth in the General Plan, the City Zoning Ordinance, and other City land use and building ordinances and regulations. Residential densities, building intensities, and building standards under the proposed Arriended Redevelopment Plan will be consistent with City land use and building ordinances and regulations. �' F. Preliminary Report Requirements This Preliminary Report is designed to comply with the CRL.Pursuant to Section 33344.5, a preliminary report must demonstrate how a proposed redevelopment plan adoption (or I Petaluma Community Development Commission 10 Draft Preliminary Report. CBD Amended Redevelopment-Project December 2000 1 amendment) meets several requirements. These legal requirements and,a description of how this Preliminary Report is organized to meet these-requirements follow: (Excerpts from the CRL are referenced and italicized.). 1. Reasons for Selecting the Amended Area The reasons for the selection of the project area. Section.33344.5(a) The reasons?for selecting the.Existing Area and the proposed Added Area and.the reasons for I amending the current Redevelopment Plan are'presented in Chapter.Il. In,addition, the reason for adopting the proposed Plan Amendment are summarized in Section C above. 2. Physical and Economic Conditions in the Project Area ' A description of the physical and economic conditions existing in:the project area. Section 33344.5(b) 1 This Report includes:a description of the blighting conditions in the Existing Area in 1976, a summaryrof redevelopment activities to date, an evaluation of the remaining blight, in the Existing Area:and identification of any portions of the Existing Area.that are no longer blighted It documents;blighting'conditions in the.Added Area and presents an explanation�of why the proposed Redevelopment Plan Amendment is necessary to eliminate the"remaining blight.This information;is provided in Chapter II. The evidence provided in this Report demonstrates'that the Existing Area and the Added Area contain ad verse,physical and economic conditions sufficient to support a finding of blight in accordance with the CRL. 3. Project,Area.Urbanization,and Agricultural Land Use 1, a. Urbanization Adescription of the project area which is sufficiently detailed fora determination asto whether the project area is predominantly urbanized in,a manner which is,either consistent with zoning or is otherwise permitted under law. Section 33344.5(c) The Redevelopment Plan Amendment process does not require an analysis of urbanization in the Existing•Area.The required documentation on the extent of urbanization in'the proposed Added Area isprovided in Chapter II. The.documentation supplied clearly demonstrates that the Added Area fully complies with the urbanization requirements. b. Land;in Agricultural Use If the project area,contains lands.that-are in agricultural use', the Preliminary Report shall be sent to the : Department of Conservation, the county agricultural commissioner, the county farm bureau, the California Farm tBureau Federation, and agricultural entities and general farm organizations'that provide a written request for notice. A separate written request for notice.shall,be required for each proposed Redevelopment Plan or amendmer t'that adds territo'r'y. A written request for notice applicable to one Redevelopment Plan or amendment shall,not be effective for a subsequent plan or-amendment. Section 33344.5'(g) I Petaluma Community Development Commission I.11 Draft,Preiimina y Report CBD Amendeff Redevelopment Project December 2000 As there is no agricultural land in the proposed Added.Area (or the Existing Area), this I procedural requirement is not applicable to the Plan Amendment. 4. Proposed Projects and Blight Alleviation IA description of the specific project or projects then proposed by the agency. Section 33344.5(e) A description of how the projector projects to be pursued by the agency.in the project area will improve or alleviate the conditions described in subdivision (b). Section 33344;5(f) Chapter III of this Preliminary,Reporr:provides descriptions and preliminary cost estimates of the projects and activities proposed by the•Agency as a means to alleviate adverse conditions ' within the Amended Redevelopment Project Area. Thischapter demonstrates how redevelopment activities will alleviate adverse conditions in the Amended Area by linking identified adverse conditions with specific proposed projects. .11 5. Proposed Method of Financing A preliminary assessment of the proposed method of financing the redevelopment of the project area, I including an assessment of the economic feasibility of the project and the reasons for including a provision for the division of taxes'pursuant.to Section 33670 in the.Redevelopment Plan. Section 33344.5(d) IChapter IV of this Preliminary Report describes the proposed methods for financing the proposed Redevelopment Program projects and activities in the Amended Project Area if the ' Plan Amendment is adopted. Chapter IV demonstrates the financial feasibility of the Amended Redevelopment Program by comparing available funding sources for the Amended Project Area with projected Redevelopment Program costs. . rG. Overview of the Redevelopment.Plan Amendment Process 1 An amendment that will increase the redevelopment agency's.fiscal capacity to collect tax. . - increment is considered a "major" amendment.As defined by-the CRL, the proposed I Amendment to the CBD Redevelopment Plan is a major amendment. A major amendment requires an adoption process that parallels the adoption of a.new redevelopmenrplan (CRL Sections 33354.5 and 33354.6). A major amendment require demonstration that significant I. blight.remains in the redevelopment project area that cannot be alleviated without redevelopment assistance. ' A major amendment to a redevelopment plan involves a.complex, statutorily-mandated process designed to provide a community's legislative bodywith,the necessary analysis and input to make informed decisions about the purpose, scope and content of the redevelopment plan. amendment and, ultimately, about whether to adopt the amended plan. The procedures and documentation required in a major redevelopment plan amendment are similar to the adoption of an initial redevelopment-plan. The following briefly describes the reports and steps in the ' redevelopment plan amendment adoption process: • Amended Preliminary Plan. In cooperation with the PCDC, the Planning Commission must adopt an Amended Preliminary Plan for the Amended Area (incorporating the Added I ' Petaluma Community Development Commission 1 12 Draft Preliminary Report CBD Amended Redevelopment Project December 2000 1 Area). Once adopted; the Planning Commission must submit the Amended.Preliminary Plan to the PCDC. (CRL Sections 33322 and 33325) • Amended Area Designations. A map that clearly delineates the additional parcels;to be incorporated into the Amended Area must be prepared. (CRL Section 33312) • Community Participation. If a project area-contains a significant number of low and moderate incomehouseholds, a Project Area.Coaimittee must.be formed. (CRL Section 33385(a)). Since the Amended Area does not:contain a significant number of low and moderate income households, a project area committee,will not be formed, but the PCDC will host community workshops and public hearings to ensure public participation during the Amendment process. • Preliminary Report.:The.Preliminary Report describes the purpose and impact of the 1 proposed Plan Amendment. It is the first major background document in the,process to the approval of the,Amended,Plan. The Preliminary Report will be reviewed.as a draft by PCDC staff, and PCDC Board, and the final version will be;incorporated into the Report to Council. (CRL.Section 33344.5) • Environmental Impact.Report. Adoption of the Amended'Plan..is a "program"'that'requires' compliance with the California Environmental Quality Act ("CEQA"). The City of Petaluma in consultation with Wagstaff& Associates, an environmental consulting firm,, has prepared a Consolidated Program EIR for the Specific Plan and for the CBD Redevelopment Plan Amendment. (CRL Section 33333.3) • AmendedRedevelopment Plan. Toward the`conclusion of the consultation with'taxing entities, the environmental review, and the community participation process,,the PCDC must submit the proposed final Amended Redevelopment Plan to the Planning Commission and the City Council in preparation for,the public hearing that completes the Plan Amendment proceedings. (CRL Section 33346) • Report to City Council. The Report to Council will consist of updated information from the Preliminary Report, the Five Year Implementation Plan, and additional chapters'addressing specific procedures required by the CRL. (CRL Section 33352) • • i 1 I 1 Petaluma"Cominuniy Development Commission I.13 Draft Prelimmafy:Report CBD Amended Redevelopment Project December2000 I ' H. Public Agency Actions to Date . I • The City Council of the City of Petaluma adopted Ordinance No. 121 NCS on September 26, 1976, approving and adopting the Redevelopment Plan for the CBD Redevelopment Project. The City Council amended the Redevelopment Plan and amended the Redevelopment Plan on November 21, 1994 by its adoption:of Ordinance No. 1973, and on July 21, 1999 by its adoption of Ordinance 2092. I • The Petaluma Redevelopment Strategy, which recommended the Amendment of the CBD Redevelopment Plan, was completed in 1998 and adopted by the PCDC. • The Petaluma City Council passed Resolution No. 99104 N.C.S. adding additional area to the CBD Survey Area on May 20, 1999. • The Planning Commission approved the Amended Preliminary Plan and Added Area boundary on June 22,1999. • The Petaluma.Community-Development Commission accepted.the Amended Preliminary Plan and Amended Project Area boundary on April 3, 2000. • The PCDC received the County Fiscal Officer's Report pursuant to Section 33327 and 33328.3 on September 26; 2000. I • The PCDC held public meetings with the Petaluma;.Downtown Business & Property Owner on September 6, 2000 and October 11, 2000. • A Notice of Preparation and.Initial Study for the Central Business District Redevelopment Plan Amendment was distributed on October 26, 2000. • A Draft Environmental Impact Report for the CBD Redevelopment Plan Amendment will be available for public review in December 2000. 1 II I I I Petaluma Community Development Commission 1-14 Draft Preliminary Report ICBD Amended Redevelopment Project December 2000 II. Existing Conditions • A. Introduction Thischapteeof the Preliminary Reportdescribesexisting conditionstin the Amended,CBD Project Area, including'current land uses!and conditions:of blight. The first section documents remaining blight in the Existing Area, using the blight definitions effective whenthe Plan was I adopted'in 1976 as well as the current blight definitions.' The following sections document the extent of urbanization as well as adverse physical and economic conditions in the:proposed Added Area. The CRL requires findings of a combination of adverse physical and economic.conditions„that are prevalent and substantial in order for-an area:to be eligible for redevelopment:This chapter • analyzes the blighting physical and economic conditions found in the Existing;Area.and Added Area. Maps in this chapter and in the photographs contained in Appendix adgcument that, blighting conditions are prevalent in the Added Area, and blight remains in the Existing Area: These documents constitute the description and map of blighting,conditionsiequired by=the CRL. • Thischapter-is organized.into the following sections: �. • • Section A.summarizestthe current CRL requirements for the Preliminary Report related to urbanization and blight findings, as well as the sources of information used to prepare this, chapter. • Section B discusses blight factors affecting the,entrre Amended (Existingand Added) Area, including natural and historical conditions that have contributed to adverse conditions in the.area. • Section C summarizes the blight findings in the Existing Area at the time of the Plan adoption in 1976, documents the physical and economic blighting conditions that still remain, and discusses Agency projects and.activities from Plan Adoption to`the present. This sections also links the blighting conditions with current blight definitions, where relevant. • Section D presentsevidence that the Added,Area is piedominantly urbanized, in. accordancewithSections 33320.1 and.33344.5; • Section E presents the physical and economic blighting conditions in the Added Area in accordance with Sections 33030°and 3'3031'. • Section F assessesthe necessity forredevelopment and the inability of public and private sectors to alleviate adverse:conditions.. • 1 ' In 19,94, AB 1290 amended the CRL CO modify and update the definitions of blight in projects adopted after January 1, 1994. • Petaluma Amended CBD.Redevellopment�Proj commission II-I Draft,BrclDecember 2000 I . 1 • 1. Methodology - . a. Information Sources The description of physical and'reconomic blighting conditions contained in this chapter is supported by: • Field reconnaissance surveys of the Amended Project Area. • Review of available documents (see Appendix A). • Discussions with City and Redevelopment Agency staff. • Analysis of economic data. . • Discussions with real estate professionals. • Examination of aerial photographs and maps. ' • Extensive field survey and photographic documentation. . b. Field Reconnaissance Surveys II, Several field reconnaissance surveys, includirig:a comprehensive Building Conditions Survey, were conducted to identify adverse physical and economic conditions in the Existing Area. This subsection provides a description'of the conditions that were observed in the field. Ic. Building Conditions Survey A comprehensive Building Conditions Surveywas conducted to evaluate the condition of buildings in the Existing Area and the Added Area (Added Areas A and B). This subsection describes the methodology and standards used to conduct the survey and'summarizes the results. 1 Definition of Subareas - I Seven arbitrary subareas have been defined in the Existing Areato facilitate the assembly and analysis of data and the presentation of the results of the Building Conditions Survey. The results of the Building Conditions Survey are presented by these,subareas in both tables and ' maps. A total of eight arbitrary subareas were defined in the Added Area to facilitate the assembly and analysis of data and the presentation of the results of the Building Condinons Survey. These: included one subarea in Added Area A and seven subareas in Added Area B. The results of the Building Conditions Survey are presented by these subareas in both tables and maps. IMethodology In the Existing Area, the entire:surveywas,conducted on foot. In buildings that were generally Iaccessible to the public, informal interior inspections were conducted. In the Added Area, the Consultant first conducted an automobile field reconnaissance survey of Added Areas A and B. This.survey provided a general understanding of the distribution of I Petaluma Community Development Commission 11-2 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 • building conditions in the area. The actual.rating of buildings in Area A was conducted on foot. In Added Area'B the rating of buildings was'conducted in both an automobile and on foot. Every major building was:rated by the consultant(who has over 37 years of directly relevant experience) on a scale of'1 (worst condition) to 5 ,(best condition). Some buildings required a second examination. Appropriate changes;were made to ratings when warranted. The building condition ratings represent the professional opinion of the consultant. The qualifications of,the consultant include 4 years as a real estate appraiser and;negotiator (commercial and residential properties), 12 years as,a redevelopment;planner and administrator (San-Francisco Redevelopment Agency), 21 years in private practice (redevelopment planning, implementation, and existing conditions assessment), and testimony in court and before.public bodies as an expert witness (on redevelopment plan adoption matters and.existing.eondttions). The generahstandards and criteria used'in-assessing the physical condition oftbuildrngs are , sum'marized in Table II-1, Building Conditions Assessment,presented on the following page., To protect the privacy of property owners.andbuilding occupants, ratings for individual buildings are not reported. 1 I • I 1 • 1 I Petaluma Community•Development Commission II-3 Draft'Preliininary.Report Amended`CBD:Redevelopment Project December 2000 `! _ cn I W � O J O a)' '.W�r.gg C m. (6 y N N. 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Reasons for.Establishing the CBD Redevelopment Project , The Project Area boundary was chosen after an analysis,of the,existing conditions ofthe area supplementedhy a review of redevelopment deficiencies, and the overall redevelopment goals'.of the Petaluma Community Development Commission (PCDC). The 1976 Report•to Council found the following blighting conditions: general decline of the Central Business District, • economic stagnation, unfit or unsafe buildings,or structures, inadequate streets, open.space and utilities, improper utilization, and reduction ofutilization. The,PCDCwas:primarily concerned with the revitalization of the economic and;physical, conditions of downtown Petaluma.while preserving and enhancing the unique physical and • social qualities of the community. The PCDC found.that the Project Area was in'need of, and suitable for, redevelopment as outlined by-Sections 33000 et seq., of the Health and Safety Code • of the State of:California. The Redevelopment Plan for the CBD included the following objectives: • Eliminate and prevent the spread of conditions of.blighttincluding incompatible and ar inadequate e spaces and. utilities, det r o a n j f obsolete uildings and other environmental, conomic an d sodial • deficiencies in the project area. • Develop appropriate economic programs to encourage and foster:the economic revitalization of thecentral business district as a viable and competitive retail commercial center. '' • Develop aland use pattern to provide proper.utilization of property within the project area and to reinforce the viability of the central business district. • Establish.a.circulation system thatwill allow ease of access to, through,and around the downtown area and;provide adequate off-street parking. • Encourage and insurethe rehabilitation, rebuilding and.development of the projectarea. . • Provide participation for owners and tenants'in the redevelopment of the•project,area: • Establish and enforce criteria-for architectural,and landscape architectural design-in order to , enhance the character of the downtown area and to preserve historical.and unique buildings and structures. 3. Relevant.Provisions of the CRL According to Section 33354.6(b) ofthe CRL,a plan.amendnient that adds,territory-to,an existing redevelopment project,requires;documentation of blighting conditions in boththe Existing Area and Added Area The Preliminary Report must describe and identify the remaining blight in the.Existing Area,and,identity.areas'that are no longer'blighted. This Chapter summarizes the blighting condit ions.documented at the time of the Plan adoption in 1976,,analyzes blighting:conditionsithat continue to..be present in the Existing Area„and describes areas that are no longer blighted within the Existing Area. The Preliminary Report_must also analyze the extent of urbanization and physical_and economic blighting conditions in the Added Area. At least one adverse physical condition-andone • Petaluma Co'mlriunity Development Commission 11-5 Draft`Preliminary Report .Amended CBD Redevelopment Project December 2000 1 adverse economic condition identified in the CRL musthe present in the Added Area and, I together, these conditions Must be so prevalent,and so substantiahthat:they constitute a serious burden on the community. The ordinance adopting the Plan Amendment to;add territory must contain a finding that the Added Area is "blighted" and:that public intervention in the form of Iredevelopment is necessary. The documentation in this Chapter and photographs in Appendix C demonstrate that blighting conditions are substantial and prevalent',:and adversely affect the entire Amended Project Area. The CRL requires that the docuiiientation of blight in the Added,Area be based on the current CRL blight definitions. Remaining blight in the Existing Area is,also documented using the I current CRL,blight definitions to'the.extent possible. The current CRL blight definitions are presented below. (Excerpts from the CRL are italicized.) Characteristics of a Blighted.Area Section 33030 of the CRL deScribesrthe standards for and the characteristics of blighted areas: I (a) It is found and declared that there exist in many communities blighted areas which constitute physical and economic liabilities„requiring redevelopment in the interest of the health, safety, and Igeneral welfare of the people of these communities:and of the state. (33030(a).1 (b) A blighted area is one that contains both of the following: (1) An area that is predominately urbanized, as that term is defined in Section 33320.1 , and is an area in which the combination of conditions set forth in Section 33031 is so prevalent I and so substantial that it causes a reduction of, d lack of, proper utilization of the area to such an extent that it constitutes a serious physical and economic burden on the community which cannot reasonably;be expected to be reversed or alleviated byprivate enterprise or Igovernmental action, Or both,.without redevelopment. (3303.0(b)(a)] (2) An area that is characterized by either of the following: _ I (A) One or more conditions set forth in any paragraph:of subdivision (a) of Section 33031 and one or more conditions set forth in any paragraph of-subdivision (b) of Section 33031. 1 [33030(b)(2)(A)] (B) The condition described in paragraph (4) of subdivision (a) of Section 33031 . [33030(b)(2)(B)] I (c) A blighted area also may be one that contains the conditions described in subdivision (b) and is, in addition, characterized by the existence of inadequate public irnprovements, parking facilities, or Iutilities. [33030(C)] Physical and Economic Conditions that can be used as Evidence of Blight ICRL Section 33031 describes both physical and economic conditions that can be used as evidence of blight: I • • .I. Petaluma Community Development Commission Amended Draft Preliminary Report mended CBD Redevelopment Project December 2000 Physical Conditions • Deficient or Deteriorated Buildings Buildings in whichfit is unsafe or'unhealthy for persons`to live or work. These'conditions can be caused by serious building'code.violations, dilapidation and deterioration, defective design"or physical. construction faulty or inadequate utilities, or other similar factors. [33031(a)(1)] • Factors,thatInhibit Ptoper Use of Buildings or Lots• Factors that prevent_or substantially hinder the economically,auable use or capacity of buildings or lots. This condition can be caused by a substandard design, inadequate size given present standards i and market conditions, lack of parking, or other similar factors. [33031(0(2)] • Incompatible Uses Adjacent.or nearby uses that are incompatibleawith each other and which prevent the economic ' development of those,parcels-or other portions of the project area. (33031"(a)(3)1 • Substaridard Lots in Multiple Ownership The existence of subdivided lots of irregular form and shape and inadequate size for proper • usefulness and development that are in multiple ownership. [33031(0)(411 Economic,Conditions, • Depreciated Values/Impaired Investments • Depreciated or stagnant property values or impaired.investments, including, but not necessarily limited to, those properties containing,hazardous wastes that require the use of agency authority as specified"in Amide '12.5 (commencing with Section 33459). [33031(b)(1)] • Economic Indicators 'of.Distressed Buildings or Lots Abnormally hug. usiness vacancies, abnormally low lease rates, high turnover rates, abandoned buildings, or excessive vacant lots within an area developed for urban use and served by utilities. 133031(b)(2)] • Lack of Neiehbothood:CommercialFacilities A.lack of necessary'commercial facilities that are normally found in neighborhoods,including grocery stores, drug stores, and banks and ocher lending institutions. [33031(b)(3)] •• Residential Overcrowding or Problem Businesses Residentiatovercrowding or an,excess of bars, liquor stores, or other businesses that cater exclusively to adults, that has led'to problems.of public safety and welfare. [33031(b)(4)] • A High Crime Rate • A high mime rate that constitutes a serious threat to the public safety and welfare. [33031(b)(5)] 1 1 Petaluma Community Development Commission II-7 Draft Preliminary;Report Amended CBD.Redeveidpment Project December 2000 I I B. Blighting Factors Affecting the Amended,Area 1. Historical Influences on Land Use and Development `' Historic development patterns along the Petaluma River have contributed to physical and economic blighting conditions.iri the Amended Area, including,haphazard parcelization, properties that are difficult to economically`develop, an irregular street pattern, and periodic ' flooding which accounts for the extensive amount of undeveloped"and underutilized land. The Petaluma River, the IvlcNear Channel and the Turning Basin create an extensive shoreline ' area that has had a strong influence on land use and development in the Amended Area The river, which is predominantly developed with industrial uses, is the central feature and focal point for neighborhoods in Central Pla. IThe river shaped early land.subdivision eta praumctices,resulting in irregularly shaped parcels and an irregular street pattern.? In Petaluma's earliest years, the'street:grid was;oriented perpendicular to the river resulting in the current radial pattern of streets and.parcels evident today on the west side of the river. This development pattern.resulted in long blocks'in the center of the city, approximately 250 feet wide and 620 feerlong, with buildings and development located along I the river. As development occurred on the east side of Petaluma, large, irregular blocks were created extending from Lakeville Street to the river's edge, with bridges across the river to Lakeville and Washington streets. IRailroads and roads.further influenced land use and ownership"patterns, resulting in inefficient and variable property size and configuration as well as poor accessibility in the Amended Project I Area Land transportation was originally designed to facilitate direct access to the center of town and the river. The rail line was first built on the west side of the river along Second Street terminating at the Tuming.Basin. Itwas„later relocated to the east Side of the river. The I construction of Highway 101 improved access to the east side and the community expanded further to the east. Over time, the city's center shifted eastward and the freeway replaced the river as the primary transportation corridor within the community, leaving behind a network of Iroads and railways that constrains the revitalization and development of the area. 2. Earthquake and Flood Hazards ' a. Earthquake Hazards as Indicators of Adverse Physical and Economic Conditions I The earthquake hazards described'in this section provide substantial evidence of adverse physical and economic conditions. These conditions are particularly prevalent in the Existing Area where a large number of unreinforced masonry buildings (both seismically retrofitted and non-retrofitted)are present:Many of these-buildings contribute greatly to Petaluma's historic ' and architectural character arid are worthy of seismic retrofitting and preservation. Non-retrofitted unreinforced masonry buildings-are especially vulnerable and may be unsafe I during a moderate to strong earthquake. The cost of retrofitting such buildings can be substantial. Older wood frame buildings without:adequate, properly bolted foundations or with I 2 Draft Central Petluma Specific Plan, 1999, pages 11-13. Describes historic development in the Specfic Nan area. I Petaluma Community Development Commission 11-8 Draft Preliminary Report Amended CBD Redevelopment Project December.2000 • 1 • other structural weaknesses may also beunsafe in an earthquake. In some cases the condition of these buildings may preclude the economic feasibility of retrofitting and rehabilitation. b. ,Factors that Contribute to Earthquake Hazards A number of factors contribute to the.earthquake;hazards. These factorsinclude the:likelihood of future seismic events on nearby earthquake faults (such as the Rogers Creekor San,Aridreas Earthquake Faults),:the presence of potentially hazardous buildings(such as'unreinforced masonry buildings), and soils conditions that cend.ro,amplifyshaking. All of these<conditions are present, to one degree or another in both'the Existing Area and the Added Area (Areas A and B). c. Probability of Future Earthquakes • The probability.of one or more large earthquakes•(ofa;magnitude of 7 or greater) in the San Francisco Bayiregion within-the next 30 years has been assessed at about 70 percent:by the U.S. Geological Survey.' The?regional,probability is derived from probability estimates,for three earthquake,faults: San.Andfeas, Hayward, and.Rogers Creek. For more detail, reference should be made to Figure II-1, Earthquake Fault Map and Figure II-2, Earthquake Probability Map, presented on the following pages. d. Flood Hazards Flooding in Petaluma has long been a problem for both residents and.busmesses. Although recent daniagingtfloods have taken place in 1982, 1986, 1997, and 1998, most of the flooding and resulting flood damage have taken place upstream from the Existing Area Nevertheless, significant flooding has occurred in low lying areas along the Petaluma River in both the Existing Area,and proposed Added Area B. Typically such flooding occurs during periods;of heavy rainfall,when high tides on.the river restrict drainage. 1 1 . 1 • 1 1 ' Probabilities of Large Earthquakes in the San.Frapcisco Bay Region, California.U.S. Geological Survey,1999. Petaluma Community Development Commission II-9 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 ' HEALDSBURG ., \ % SANTA .f; • \ FOSA c±diq, , . ' 90 9�, Napa Faults. P a OP'fo ` \ 'NAPA j I \ PETALUMA � �4' '�I PROJECT°-an as Delta • -d SITE /�r4 . ............. < . . Is°o oif Seismic d NOVATO ' , • D , —.. 0 0 so‘ .Bata Palo � - urce r 0 Bay I , 0 O \ T d<#,' CONCORD C°P SANRAFAEL 9 yGr.�4 COQ \ , Area I i � • • O dam l l s A C P l ■' 4r I a • OAKLAND 0 ") 0 -AN F` •NCISCO P V � p z: r II y - d4jr n o� f .. IHalf; 411/4 �, Won A 1 • o Ba ltdi o n. 0 0 10 d sFd` SAN JOSE ' l'J �i r Miles- '� SOURCE Gaiifornia Division 01 Mines and Geology,USGS. ', PETALUMA CENTRAL BUSINESS DISTRICT-'REDEVELOPMENT PLAN AMENDMENT ' FIGURE 114: EARTHQUAKE FAULT MAP • I SAN FRANCISCO BAY REGION ' EARTHQUAKE PROBABILITY 70% odds'(±10%)for one or more HEALDSBURG it magnitude 6.7;or greater e°'od earthquakes from 2000 to 2030.. ' This result incorporates 9%odds \ % of quakes.not,shown on faults. . aG e d • 1.. '0.6c °G 9P 'a Na N , 'F,� NAPA ° \ ° FETALUMA a4f m 80 ••Ns\ 0, ° PROJECT�e4 u P w ::c. , �ado SnnBPablo 1 r a �.LTY 2 • col �i SAN RAFAEL. :`fit A�^ a0 ' GONG RD pP_ f,i aG�gf '1%, 9.. - Area I i • Q ers L * 680. • o r re e /�� p,. O 7 c c,),:--i•': o f,-i �Nn:r o a .iti rf OAKLAND ° S. * I • ,y �N F 'NCISCO !!..-', ";,"±-1,N;•'')'.'."�i dr 6% . I Legend • I. m ti I� r� C1 l g ,,A,3;... M i. EXPANDING URBAN.AREAS �n 101k:121.,;,.7-`11:4 I�' INEW ODDS OF MAGNITUDE 67 °', ''' ' 'I o 21-%i OR GREATER'QUAKES BEFORE I V� q f 4 :21%. , :80 680 2030.0N INDICATED FAULT - - ■ 1 ODDS FOR FAULTS THAT WERE 10% NOT PREVIOUSLY INCLUDED m %HaIJ T '' ' IN PROBABILITY STUDIES C.'Moo �A'I A;. o ' Note'.Individual fault probabilities are nl �'- 10% N- •8.� uncertain by 6 fo10% °f, n { ° _ 680 .' oN SAN JOSE Mil hes.'s■ SOURCE ABAG 1 PETALUMA.CENTRAL BUSINESS DISTRICT REDEVELOPMENT:PLAN AMENDMENT I I FIGURE 11-2: EARTHQUAKE:PROBABILITY MAP I 1 3. Buildings that are Potentially Unsafe and Hazardous li There are several types of buildings in both the Existing;Area and the Added Area%zhat are likely to be unsafe and hazardous in the event-of a strong earthquake. Such building types are described below. a. - Unreinforced Masonry Buildings IUnreinforced masonry buildings have proved to be particularly unsafe'and hazardous during an earthquake. Such buildings are typically constructed of brick,hollow tile, or-concrete block and II often lack the structural strength to resist a-moderate.to strongearthquake. Poorly constructed older brick buildings with soft, eroded mortar are particularly vulnerable to earthquake damage. A post-earthquake assessment ofbuildingsafter the Loma Prieta Earthquake in 1989 provided information on the performance of unreinforced masonry buildings: ' Unreinforced masonry (URM) buildings-have,once again proven to be one of the most hazardous forms of building construction. Many of these structures collapsed, either partially or completely. Collapse of exterior walls also ledto:darriage of neighboring structures..Seismically upgraded URM 'I buildings performed substantially better than nonretrofitted buildings' A report on a field reconnaissance survey conducted after the1994Northridge Earthquake Isubstantiates the dangers posed byunreinforced masonry buildingsrin earthquake prone areas: Many of the commercial and tsome residential buildings were constructed with load bearing I unreinforced masonry (URIVI).wallssor with nonstructural cladding masonry walls. As in most of the previous earthquakes in Southern California, these structures sustained severe damage... In many instances, the roof supported on such walls°collapsed...5 IIdentification of Unreinforced Masonry Buildings in Petaluma The State of California now requires the identification of unreinforced masonry buildings. I Counties, cities, and towns are-also required to take steps to ensure the reinforcement of such buildings to a condition that.provides,a.reasonable level of safety during a seismic event. The City of Petaluma has been.aggressively pursuing such a program, which has resulted in the Iretrofitting of a large number of buildings. Most of Petaluma's unreinforced masonry buildings are concentrated in the Existing Area Only Ia few unreinforced masonry-buildings are present in the Added Area. The locations of unreinforced buildings in the Existing Area are shown in Figure I1-3, Location I of Identified Unreinforced Masonry Buildings (Existing Area). A number of these buildings have not been fully retrofitted. The approximate locations of non-retrofitted unreinforced I_ 4 The October 17, 1989 Lorna Pc/eta Earthquake, Dames&Moore, 1989 5 . The Northridge, Caliiornia,Earthquake of January 17, 1994' General Reconnaissance Report,.Edited by J. D. IGoltz, March 11, 1994,National Center for Earthquake Engineering Research.,State University of New York at Buffalo:-Page 3-36. Petaluma Community Development Commission II-12 Draft Preliminary Report ,I Amended CBD Redevelopment Project December 2000 masonry buildings are shown in Figure II-4. Such buildings could prove to be unsafe duringa. major seismic event. Buildings that Could,be.Damaged by the:Failure of Adjoining Masonry Walls In previous earthquakes (Loma Prieta and Northridge, for example) there;were'a number of buildings,damaged by the failure,of inadequately reinforced masonry walls located,on adjoining, properties. These failures often involved fallingbricks Or in extreme cases, the partial Or complete collapse of walls. Damage from these failures ranged from minor to very'serious. b. Other Potentially Hazardous Buildings Recent earthquakes'in California have demonstrated the fact that other building types can.also be unsafe and hazardous. Such buildings;often.include aging wood-frame structures with inadequate foundation.connections, older poured concrete;buildings without:adequate reinforcing, badly connected concrete tilt-up buildings, poorly engineered concrete parking- structures, and any informally constructed or poorly engineered building. All structures;built prior to the adoption of the 1955 edition of the Uniform Building Code''are 1 of particular concern. Negative conditions often found in such buildings include'inadequate foundations,;a lack of adequate foundation connections; weak cripple walls, dryrot:or termite damage, poor.-design,or substandard construction. 4. Impact of Adverse Soils Conditions ' Certain types of soils,conditions can contribute greatly to,seismic shaking and earthquake damage. Most.of-the area southwesterly ofrthe Petaluma'River in the ExistrngiArea and all of Area A (together making up the downtown core) are identified on California Division of Mines and Geology Maps as "Semi-Consolidated and Consolidated Rocks" and are described,as: Shaking hazard to structures, and liquefaction potential are generally minimal. However, there could be local deposits of.slopewash, colluvium, and alluvium which are subject to collapse.during,significant seismic shaking... 6 • 1 1 1 6 Relative Hazard from,Tsunami and Seismic Shaking in Southern Sonoma Coun ,,California_Division of Mines and Geology. 1980. Petaluma Community Development Commission 111.3 'Drift-Preliminary Reporf Amended CBD Redevelopinent Project December 2000 1 I - • - - . ,LAKEVILLE{STREET m I D cn . 0 y ' m R'_ m y , 4d y A COPELAND STREET ' S 9yST co , :® 02 1 ■ 0� 'TURNlNU I S�Q BASIN ' ' } . 1-, �PSTREET,r FIPST • AN � p STREET a Ri FR • S E� 0 P Fq< p ® . >7 d.. '3 m .G e BI-GO�y ® 'S pET IS Fp Y witt AP ,: .�?. r.,,§ i ttg i ® In RTH STREET 1t, Fl v t 6, 6 iy`� &• sT9Fer 1 r •' Legend , .-s, BUILDING LOCATION I N I o I aoa emziont I I • FEET ISOURCE'Plotted From data supplied by the City of Petaluma PETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PLAN AMENDMENT . • FIGURE`II-3 LOCATION OF IDENTIFIED I. UNREINF,ORCED MASONRY BUILDINGS (EXISTING AREA) • I I - - - LAKEVILLE.STREET I D m N ti O N COPELAND STREET 4y< . zo 4. Sit As lir A. , Av o'2 h 2 , 9� 1'l'UftNlNG �P BASIN if T Al le 141A f OS _ P n SECONC,STREET o � '�FNO �� �� m.$IjSi�.„ son) I * TC TALUn BW. k��,L:. ify PE F alb 54 alli I <s,9 =-AUTO.„�- FOURTH STREET: ilip 4A, 2' </ hie ' . �� . eF9rySr �y ' HEFT as Legend I = ^w`'„I BUILDING LOCATION • I N I 0 NW 400 FEET SOURCE:Planed them data suppled by the City et Petaluma PETALUMA CENTRAL BUSINESS DISTRICT.REDEVELOPMENT PLAN.AMENDMENT FIGURE II-4: ;LOCATION OF NON-RETROFITTED UNREINFORCED MASONRY BUILDINGS (EXISTING AREA) 1 I . ' The remainder ohtlie Existing.Area and all.of Area Bare generally,described as either "Younger Bay Mud" or"Unconsolidated Alluvium and Terrace Deposits;" These soils _ tconditions are described as follows: Younger Bay Mud. This is among the most unstable deposits in the'County,.and liquefaction should be expected where clay-free granular materials (e.g. clean s`and.deposits) are present. Unconsolidated-Alluviuni and Terrace Deposits.,Shaking hazard,to structures is related to thickness . I of alluvium. Liquefaction potential vanes according to the;distribution of clay-free granular materials and ground water shallower than 50 ft. Ground water,in this,zone is generally shallower than 20 ft.' I Land and buildings in these two areas are likely to be subject,to muchgreater shaking during an earthquake. There is also the possibility.ofground liquefaction-and.associated physical damage. I A more recent report on the potential for ground shaking was published in 1999 by the Association of Bay Area Governments(ABAG). Based upon an assumption of a 7.2 magnitude earthquake on the Rogers Creek-North Hayward Earthquake Fault,the report predicted that I shaking in most'of the Existing and Added Areas would be verytstrorig to violent. However, in a few small areas,.shaking was also predicted to be light. C. Blight Conditions In The Existing Area Section 33354.6(b) of the CRL,requires.a.description in the Report to Council of remaining I blighting conditions and identification of areas that are no longer blighted in Existing Area. These conditions and areas are described in the following subsections. ' . 1. Blighting Findings at`Tiine of Plan Adoption The Report to Council for the CBD Redevelopment Plan, adopted 1976,,found that the Project I Area was a blighted area, the redevelopment of-which was necessary to effectuate the public purposes declared in the CRL. This finding was based on the following conditions that characterized the Project Area I (i) The existence of buildings and structures used or intendedto be used for living, . commercial, industrial,or other-purposes, which are unfit qr unsafe-to occupy for such Ipurpose due.to age, obsolescence, deterioration and`dilapidation; (ii) The existence of inadequate streets, open spaces and-utilities; I (iii) In some part of project area, a growing,lack of proper utilization of areas, resulting in a stagnant and'unproductive condition of land potentially useful and valuable for Icontributing to the,public health, safety and'welfare; (iv) In other parts of the project area, a reduction of proper utilization of the area, resulting in further deterioration; I 9 Relative Hazard.from Tsunami and Seismic Shaking in Southern Sonoma County,'!California Division of Mines and Geology, 1980. I Petaluma Community Development Commission 1I-16 Draft'Preliminary Report Amended CBDRedevelopment Project December 2000 li.r5 p 4 y T„• L ac -_;. .ate,- T -v fir,: :.1 7 ift, _rl r 'z, .saw_. _ ,,, "A;4 w •.• 1 v1 " ' w �� . : k'' ! '' i t vJ . "" q ii r1 f z , . , 1 •-.,. ` 4 - Xi t • T1 )1 Qi rR iyk, Y �i r - ra 7-: C i yP`�P`�{� :. ¢ Historically and architecturally i/hpor, nt 1 'cic buildings, typical of many in IDowntown Petaluma. o ' 1 • kr'< r y • . ju�-� . _ • is y (7.,-,. 7 .- r, '.i‘ t r Cry hh�� yr 7 `� r �. S:- T1y .� fi i�.4 S'Y1 T_ 7 :(1), - The historically a,•w architecturally interesting Lan&lard Building has both brick and stone walls. . 1 llistorio llhick iniitIinas • 1 Table II-2 Building Condition Survey Results Existing Area Petaluma C'BD Redevelopment Plan Amendment m ' '�"� i ''rl�ppyy 'a +.G =F x*x's e z-r:-.!` R a�a. i r,a+-, P r Y 1 atla s g 221- y d"' \' fi{rrn $"2' r*i �. SubareaBu►ld►ng Cond�ttonsRatmgs� ,' Average >Pi" I a. "m�yR.x,rd H '7 *:F. +iS C o'tr'�.,, su a ' + '*w•4 n�)} '1 s,¢'(p�2y 'YEN s qq,^, 4 ° " ppa52 ' Rating s 4SF`kv.ZOr... 2lN�S+1S�a. .�W���rv.ilSi.+a#EK4.`...f+�..:m i.�� E-1 6- 2 4 0 0 1.83 E-2 10 1 0 0 0 1.09 E-3 2 1 5 1 0 2.56 E-4 21 18 5. 1 2.43 ' E-5 0 8 14 5 1 2.96 E-6 12 12 8 4 1 2.19 E-7 5'. 19 11 2' 0 2.27 Totals 43 64 60 17. 3 2.32 I I Note: For locations of Subareas, see Figure II-5 1 Source.John B.Dykstra&Associates 29-November-2000 1 1 • AVERAGE BUILDING CONDITIONRATING °", ' ,t FOR ENTIRE EXISTING PROJECTT AREA",IS 2.3.1; t't -,,.. L r i s '- 3 R .1`.. If. • LAKEVILLE STREET L . . m D N 111 H O y SI EL . —I I mi COPELAND STREET ' 6 11.,gy(,S Si, '. A. ig SII . T!BA,ING I I. RASIN i2q' Alps..te, PIPS T ST$EEI, A I � ■ A. Iliff A.Q4.. ® E"4'- pFT9 R m SECOND ST�T N. y0 m• I .. '. �PryTO 't' m-t.. BLVD.SO' C PETALUMA �yS'9FFT ® P�aJ�. _s < ■ 1 <F9STR�� y4/ , :STREET E 7; E 5' _ <��q 212 • T�F PT Legend • ® SUBAREA ' 3.0' ` AVERAGE BUILDING: I CONDITIONS RATING ' • N • 0 eD 400 kinntisd FEET SOURCE: loan B.Dyksrra&Associates PETALUMA CENTRAL BUSINESS..DISTRICT REDEVELOPMENT PLAN AMENDMENT ' FIGURE II-5: AVERAGE BUILDING CONDITION RATINGS ' BY SUBAREA (EXISTING AREAS , • Factors that`Inhibit:Proper-Use of Buildings or Lots ' This blight condition was observed in the 1976 Report and•is similar to the-current CRL definition in Section 33031(a)(2). ' (iii) In some part of the project area, a growing lack of proper utilization of areas, resulting in a stagnant and unproductive condition of land potentially useful and valuable for contributing to the;public health, 'safety and welfare; Factors that Inhibit Proper Use of.Buildings In the Existing Area a number of factors inhibit thesproper and economic use of the existing stock of buildings: • Many existing commercial buildings'have been built on long, narrow lots and, as a result, 1 have a physical configuration that is inappropriate for modern retailing purposes. • A large number of the buildings-in the Existing,Area are of unreinforced masonry ' construction. Although many have been retrofitted and rehabilitated,,the cost of retrofitting and rehabilitating others to a safe standard may be economically infeasible given"the current market rents. ' • There are several special purpose buildings (such as grain:.warehouses or old, obsolete automobile dealerships) tb:atare no longer in demand. • A lack of convenient parking may adversely-impact the economic potential of many retail commercial buildings. Factors that Inhibit Proper Use of Lots ' Field surveys have revealed that a substantial part of the Existing Area is currently underutilized. In large part the.lack of appropriate and economic.utilization of"property may be attributed to: ' • Soils.conditions-that add significantly to the cost of new construction for more substantial buildings (including the use of pilings where bay mud is present). ' • The presence of deteriorated, and in some cases, dilapidated buildings. • Infrastructure deficiencies including,deteriorated paving"surfaees.and missing, substandard, or deteriorated curbs, gutters, andsidewalks. • Areas that are in the 100 year-flood zone that require various levels of fill before development can oceur. • • Areas with abandoned railroad spur tracks that would need Co be removed before development can take place. • Areas with soils and groundwater contamination. ' The photographs on the following page show twolarge areas of the Existing Area that are currently underutilized. Figure 1I-6 shows the locations-of major underutilized properties. 1 Petaluma Community Development Commission 11-23 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 1 I 0 1 s i p1 - I The historic Petaluma RailroadhStation is on a large papa ' of uncle tuned land. I . I - I I • .. I I 1 large part of.ih"e block hounded by East Washington Street, Copeland Strc:!t. East D Street. and Weller Street is underutilized. I itiertitiiizetl Properties 1 I ILAKEVILLE STREET F "h n N t -i O mm N a z m m COPELAND STREET ' WS r - 0g4y k4' .,II III All! ■ 3r ay CUNNING' k'a BASIN y IST STREET di, gr.ti �a� ...k., I ,;dip a Pq SECOND STREET ,. o P �r< m ■ p `r :14 .R146C 1' 9• t !a u il �. i m *IV. ton BLVD SO PETA I SFT Jae � _ 1 ■t k �CCegST 2J� rim FOURTH STREET AFB v </6 y c9Ty � si '• 1 Legend tram AM , UNDERUTPPROXIILIZED ATE LOCATION LAND AND I BUILDINGS N AL I o \jJ 400 immisecnersgm FEET SOURCE:John 0.Dykstra aiid Asolcates - IPETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PLAN AMENDMENT FIGURE II-6: LOCATION OF LARGER UNDERUTILIZED PROPERTIES (EXISTING AREA) I I 1r c. Adverse•Economic.Conditions Depredated.Values,and linpaired..Investments 1. The 1976 Report to Council presented two types of blight that could be characterized as economic blight. (iv) In other parts of the project area, a reduction of proper utilization of the area, resulting in further deterioration; ill . (v) The decline of the central business district as a viable and competitive retail 1 commercial center; The two blight conditions reported in the 1976 Report-are similar to the current CRL definitions in 'Sections.33031(b)(1)-and 3303.1(b)(2). and represent two of the five economic ,II- , blight categories thatare currently identified in the CRL: • Depreciated Values/Impaired Investments • Economic Indicators of Distressed Buildings or Lots The Existing,Area continues to suffer from depreciated values and impaired investments as demonstrated by stagnant property values, lagging,sales tax'.receipts, stagnant commercial lease the discussed in section E2. presence of contaminated sites is discu rates, and the presence of contaminated sites. The first three conditions are disc ussed below, and P • Stagnant Growth in Property Values: Stagnant growth in property values provides, 4. evidence of depreciated values and impaired investments in the Existing Area ThecSonoma • County Assessor's Office provided assessed-value.data for the five-year period between FY 1995/96and FY 1999/00. Over the five-year period, property values'in the'Existing Project increased by a total of 1.6 percent, as compared=an increase of about 26.2 percent in the City of Petaluma and 18.6 percent:'in Sonoma County. Over this time, the average annual growth,in property values was 0.4 percent in the Existing Area, as compared to a citywide average of 6.0 percent and a 4.3 percent in Sonoma County. 1 Table 11.3 shows assessed value trends in the Existing-Area, the City of Petaluma and the 1� County. 1 1 •� I Petaluma Community Development Commission .II-26 Draft.Preliminary Report Amended"CBD Redevelopment Project December 2030 I I Table 11-3 I Change in Assessed Values Existing CBD Project Area, City of Petaluma aridSorioma County FY 1995/96 to FY 1999/00 IFiscal Year Existing oho City % Sonoma % - Area Change: of Petaluma. Change County Change IF 1995/96 $58,807,592 $3,134,939,000 $27,328,443,000 1996/97 $58,618;009 -0.3% $3,273,973,000 4'.4% $27,848,181,000 1.9% 1997/98' $58,295,313 -0:6% $3,426,470,000 4.7% $28;910,293,000 3.8% 1 1998/99 $60,746,589 4.2% $3,658,249,000 6.8% , $30;396,807,000 5.1% 1999/00 559,737,980 -1.7% $3,957,425,000 ' 8.2% 832;399,777,000 6.6% I Total Change 16% "r'y"` . '`,� ih ,."' '26:2% "" �"'€^1''+`t a1fR 18.6% Average Annual 5tr` :x °:K -A �'l Change n.73 $., lt ` �,'r{r 60% yr gi .ss" iw;, 4.3% ISource:Sonoma County Assessof's Data,August 2000. ill • Sales Tax Trends. The 1976 Report to Council noted that the Project Area suffered from declining taxable sales and explained that the CBD was experiencing a decline as a viable and competitive retail commercial center. Currently, the Existing Area continues to I experience a slow growth rate of taxable sales, as indicated by sales tax receipts reported to the State Board of Equalization by area businesses. MBIA Muni Services Company (MBIA) provided sales tax receipt data,for the five-year period between-1995 and 1999. When sales I tax receipts are adjusted for inflation, the Existing Area's.growth rate is less than half that of the City's rate, 12 percent compared to 32 percent respectively, as shown in Table II-4. Average annual growth in sales tax receipts is 2.9 percent as compared to 7.2 percent citywide. From 1998 to 1999, sales tax receipts declined over 3 percent in the Existing Area while they increased by about 9,percent in the City overall. I i • I • i) I. I. Petaluma Community Development.Commission 11-27 Draft Preliminary Report 1 Amended CBD Redevelopment Project December 2000 I Table II-4 Growth in Taxable Sales Tax:Receipts Existing CBD Project Area and Cityof Petaluma 1995 to 1999 (In constant 1999 dollars) .Existing Area Petaluma Citywide Calendar Total Percent Total Percent • Year Receipts: Receipts 1995 5603,945 $6,327,722 1996 $657;15'l 8.8% $6,791,720 7. 1997 $687,370 4.6% $7,202,930 61-% it 1998 $699,885 1.8% $7,682,138 6:7% 1999 $676,282 -3:4% 58,351,496 8:7% Total Change , y"rata a 12M% %, Vl tt1 j.i 32.0%' na_a AveragdAnnual kittersjat a, Change 2.9% re 7.2% 41 s _ . i 416 O I Source: Municipal Resource Associates,June 2000. Furthermore, from 1995 to 1999, as shown in Graph IL-1, sales tax receipts in the,Existing Area I grew at,a slower rate-than every other city in Sonoma County, with the exception of Rohnert Park. From 1995 to 1999, according to MBIA, T1 out of sales tax categories had'total percent changes in sales tax receipts below the City's total percent change intsales tax receipts while 9 sales tax categories had sales below the County's total percent change during this time. . Furthermore, about one`quarter of the 24 sales tax..categories reported in the Existing Area had sates tax-declines between 1995 and 1999 8A number of sales tax categories experienced significant sales declines. Department store.sales tax.receipts;declined about:98 percent between 1995 and 1999. Used auto sales declined 100 percent and-miscellaneous retail sales declined i' • approximately 12 percent during this time. Refer to Table 3 in Appendix F. • Stagnant Commercial Lease Rates. Office lease rates in the Downtown are lower than in 1 Petaluma overall and downtown Santa Rosa. Currently, rents.for office space in the Downtown range,from $1.25 to $2.90 per square foot per month. According to local brokers, older office space, along less-trafficked roads, rents for about $1.25 to $1,65'per square foot I per month. More modern space, along high-trafficked-roads like Petaluma Boulevard' (typically referred to as Class A space), rents from $1.75 to $2.00 per square'footper month. Class A office space rents for about $2.00 to'$250'per square-foot per month-in downtown Santa-Rosa. Retail lease rates in the Downtown are lower than in newer shopping centers in Petaluma and than in downtown Santa Rosa. Rents:for retail spaces in the Existing Area range from $0.75 to $1.25 triple net (NNN)•per square,toot per month. Smaller retail space in the area of Western and Kentucky Streets rents^for $0.7$ (NNN) per square foot per month while '' retail space along Washington Street rents for $1.25 (NNN) per square foot per month. s Sales tax receipt data for individual bussinessesis confidential, PetalumatCommunity Development Commission 11-28 Draft'Preliminary Report Amended CBD Redevelopment Project Decernber'2000 • Lease rates in the Golden Eagle Shopping Center range from $1.25 to $2.25 (NNN) per square foot per month. While these rates are higher than,other areas in the Existing Project Area, they are lower than lease rates at the other shopping,centers. Rates for retail space at a - new neighborhood shopping center off Sonoma Mountain-Parkway average about$2.35 (NNN) per square foot per.month, Area brokers speculate that while rents in the Petaluma Mill currently average about $1.00 (NNN) per square foot permonth, rents could increase to $1.10 to $1.40 per square-foot per month if the area were improved. Renovations, especially at Petaluma Mill and warehouse areas along the river, are needed for the area to attract viable businesses and tenants. Brokers explain that office and retail space is increasingly in demand.in this secondary market as the number of businesses in the area grows as a result of the rapidly growing telecommunications industry. Commercial real estate brokers knowledgeable about the market indicate that demand is growing, and that withrenovations, the spaces, not currently desired because of their outmoded state, would be highly desirable. SL 1 a p 1I • 1 1 • I Petaluma Community Developmei t Commission 11-29 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 • 1+ u c G C .- N F �' F O C W�r w..am1 t; m 1, . ".�� ._,. h . , . -44 .ro.+ 1, ? j Q r •. F ec- ' 'Ymv ', T 0 r v N J'� C 7v • v ei CG p ) ° 0 u L Vi m G U z a o U O O 0 1 Irl ^O M :'b 1 y � L O I(ryr q f'��Y.9,4 ryryvvdf Cr N E •" c o = U ^, $ = ti 'V 0• C U • O ay. _ , ,t z h. � ¢ G - 'C i. O 0 + ma Via. :`�`n�' i o.. d v G e" O: a •, h u k sw� r r u U0 ' tz• U - y}; a h _ L. M S.,' e-: ; ^Y a-1 T y N I"-'r y N Cz / ¢ `�. C CI z•^.Q k — 1 I. J \' 0 O O O O O 0 O O O O O O O O O O O O O O ,O O ' a a mD o o o1 0 0 c d o il • P. I • Economic Indicators of'Distressed Buildings or Lots This blight condition was noted in the 19/6 Report and is similar to the current CRL definition in Section•33031(b)(2). (viii) Underutilization of the Petaluma River as a.recreation and transportation resource. - Field surveys revealed that.a substantial part of the Existing,Area is currently underutilized. Figure 11-6 above shows the locations?of major underutilized properties. Refer to section C.2.b jI above, which describes factors.that contribute to the lack of appropriate and economic utilization of property. • li The field surveys identified vacant and underutilized properties within the boundaries of the Existing Area A total of.approximately 14 acres of underutilized property were identified, • representing about 14 percent•of the total land area of the Existing Area Parcels ranged in size from less than 1/5 acre to nearly,2 acres: The"currently vacant Petaluma train depot is located on an otherwise undeveloped parcel,,a full city block totaling seven acres. Several rail track lines traverse this parcel. West of the train depot parcel toward the river, the next block, I totaling 2.7 acres, is.also largely vacant,.with the exception of the now vacant railroad carbarn structures fronting D Street; a small parking area, and a refrigeration equipment business. Many of the identified sites were of smallsize or irregular shape, conditions which adversely affect their usability and potential for timely and proper development. Vacant land and buildings as'well as deteriorated warehouses'in downtown Petaluma and.along IT the Petaluma River provide.substantial evidence of economic distress in an older urbanized area Furthermore, many businessesin downtown Petaluma are oriented away from the river, not effectively utilizing the waterfront and detracting from the,:area's,appeal. According to the Metro Active, in a June 2000 article with the headline, Banking on the River, "the once- . I, bustling Turning Basin of a century ago has taken on.a listless, neglected feel in the past few years."'When underutiliiation occurs,renfs are lost and,_ultimately, such losses lead to the depreciation of property values and the impairment of investments::Deteriorated buildings, such Ias the warehouses along the river, inhibit the full potential ofthe riverbank and deter potential businesses from investing in the area.These economic factors detract from the area's role as Petaluma's major commercial center and desirable business and shopping destination. at d. Public ImprovementDeficiencies The 1976Report to'Council indicated the following blight conditions: • I (ii) The existence of inadequate streets, open spaces and utilities; (vii) The lack of a safe and aesthetically pleasing pedestrian environment in the downtown area; Imetroactive.com/papers onoma/06/22/00/river-0025.html I Petaluma Community Development Commission 11-31 Draft Preliminary Report Amended CBD Redevelopment P2ojecr December 2000 1 Field reconnaissance surveys revealed a number of public improvement deficiencies remaining in the.Existing Area: • Deteriorated pavement • Broken curbs and gutters • Gutter subsidence and ponding • Broken sidewalks • Heaved curbs-and sidewalks . Y For further evidence of these.conditions.reference should be made.to Appendix C, Photographic Documentation of Existing Conditions. tl 3. Redevelopment Activities from Plan Adoption to the Present Since the-adoption of the Redevelopment Plan 1976, a number of positive changes have taken I place within the boundaries of the Existing Area The City and the PCDC have facilitated many of these changes. • The PCDC has-completed the Keller Street parking garage, the A Street Parking Lot, Golden Concourse, Riverwalk and Putnam Plaza. The PCDC continues to protect`its investments in the downtown by improving£its downtown parking facilities as;well as dredging the turning basin.. The PCDC initiated a URM:seismic retrofit grant program, which still need's approximately $1 million for the seismic upgrade of buildings in the CBD.The list below summarizes the projects and activities that the PCDC hasundertaken since.1976: • Unreiforced Masonry Program • Downtown Security • Business Improvement District.formation • Parking Garage Development • Riverwalk;Improvements — Putnam Plaza • • Main Street Improvements • Central.Petaluma Specific Plan Implementation The PCDCspent:approximately $8.6 million in the CBD from the,inception,of the Plan 1 through 1998. Most of these tax increment funds were spent on downtown parking ($2.8 million or 33 percent), pedestrian improvements ($1.2 million.or 14 percent), and bond - debt service ($2.0 million or 23 percent): The PCDC has annually set-aside 20 percent of tax increment for housing`since 1993, which has amounted to $442,000 during the prior-five years. Currently,approximately $140,000 per year'is directed to debt service on the tax allocation bond. • 1 4. Portions of the Exisfing.Area that are no Longer Blighted F'ig'ure II-7 shows a map of portions of the ExistingArea chat are no.longer consideredblighted, as buildings,have been renovated or new buildings have been constructed. Petaluma Community Development Commission • II=32 Draft Report Amended CBD`Redevelopment Project December 2000 ' • 1 5. Eligibility for Future Redevelopment Action • While substantial progress has been,made,in the Existing Area; significant'challenges to economic development and blight alleviation remain. The continued presence of blighting physical and economic conditions provides sufficient evidence'to justify the need to continue redevelopment activities within the current boundaries of the Petaluma CBD Redevelopment Project Area. • t�' 1. I . Ii • I I I I I • Petaluma_Community Development,Commission 11-33 Draft Preliminary Report 1 Amended CBD Redevelopment Project December 2000 • • : I _,. 1 • LAKEVILLE STREET rn - > _ co H ci il a _ • . AMMI m m M -1 COPELAND STREET 445' N7k, 1 All billig'94).• :'' . I AT e (fr •.''' •Z` 74f, M wog waa la TURNING BASIN Asits-' cThEET • FIRST— 1 ,... 4 , -No ■ up. Alt 7 SECOS° '1-BEET - 4 1 1 /544 c' 4 ta . 0 1 t ***kce - /4 • Ili ' 1 , 1 c 4-8- * .464' Alltart, la A-WI D S° - .4 rAir bes9 4,y eV *71,4107.4;.4 t:* am souni,14 smEET • <,,,,Wlew NEI cirrefili 111 a 65. a 1.. . . Legend. - . . AREAS NO LONGER BLIGHTED 1,N SL 0 Q.," 400 I •I I Inionam 'FEET SOURCE:Stir&Associates/John B.Dykstra and Assorcates PETALUMA'CENTRAL BUSIWESS DISTRICT-REDEVELOPMENTTLANAMENDMENT I' FIGURE 11-7: AREAS.OF THE EXISTING _ . . ...„ ... . I. AREA'THAT ARE NO LONC ER BLIGHTED . ' I HI D. Extent of Urbanization in the Added Area 1. Introduction . a. Urbanization Requirements of the California Community Redevelopment Law IThe California Community Redevelopment Law requires that at least`80 percent of the area in a redevelopment project be "predominantly urbanized." Provi"sionss'of the Law specifically l� pertaining to the definition of"predominantly urbanized" areas follows: (5) As used in this section,""predominantly urbanized"means that not less than 80 percent of the liland in the Project Area: (1) Has been or is developed for urban uses; or I (2) Is characterized'by the condition described in'paragraph (4) of subdivision (a) of Section 33031; or 1 (3) Is an integral part of'one,or more areas developed for urban uses which are surrounded or substantially.surroundedby parcels which have been or are developed for urban uses. Parcels separated by only an improved right-of-.way shall be deemed adjacent for the II\ purpose of this subdivision. (c) For the purposes of this section, aparcel of property as shown,on the official maps of the county !�' assessor is developed if that parcel°is developed in a manner which is either consistent with zoning or is otherwise permitted'under law. Section 33320.1 I . The provisions of the California Community Redevelopment:Law pertaining to urbanization cited above were carefully considered in assessing the extent of urbanization in the proposed Added Area. !J b. Area to Which this Description Applies ' The California Community Redevelopment Law does not requirean assessment of the extent of urbanization for area za xT�ing Area However,the Law does require an assessment oftlie extent of I that are being added to an existing project through an amendment process. Ic: Methodology I The urbanization analysis set forth below was supported by extensive field reconnaissance surveys, an examination of available maps and aerial photographs, and discussions with city staff. Areas fitting into various urbanization categories were outlined on maps and a planimeter was used to calculate the total land areas within each category. Petaluma Community Development Commission 11-35 Draft Preliminary Report n Amended CBD Redevelopment Project December 2000 • I 1. 2. Extent;of Urbanization in the Added Area The analysis_of the extent of urbanization,presented on the following pages clearly demonstrates that the Added-Area meets the urbanization requirements of the Redevelopment Law. ': The analysissupporting this conclusion is:based upon the,three categories,used in:the definition of"pr donted t mina banized" T contained in Section 33320.1(b) of the Redevelopment Law.` his Table II-5, Calculation of the,Extent of Urbanization, and graphically summarizedon.the map presented as Figure II-8, Urbanization Map, indicates that approximately 84 percent of the proposed.Added Area is predominantly urbanized, thus meeting the requirement that at least 80 percent of the area be urbanized. A brief;description of the areas included ineach urbanization category is provided.below. a. Area that-Ha"s.Been.or Is Developed for Urban Uses A large part of the total Added Area has been or is-developed for urban uses. This category 1 includes approximately 104 acres (or 82 percent) of the total land within the Added Area. b. Inclusion of Areas Characterized by the-'Conditions Described in Subdivision(A)(4) of Section 33031 1 r No areas have been designated in this urbanization category. As defined in Section 1 of this report, this category pertains to areas that have "Subdivided lots of irregular formand shape and inadequate size for proper usefulness and development that are in multiple ownership," as. defined in CRL Section-33031(a)(4). From the standpoint of suitable and practical use and d • evelopment, these lots may, be considered to be`"distressed." In some cases theseareas consist of areas that may be described as "paper subdivisions." • c. Inclusion of Areas That are Integral Paris of Developed Areas '' Eight areas totaling less than 3 acres are designated under the category: I. "area that is an integral part of an area.developedfor urban use's-." Most of these areas consist of small vacant lots. Two of these areas are in Added Area A and six ate in Added Area B. Although these areas are currently, Undeveloped, itis,likely that they were previously developed. All of these areas are surrounded by predominantly urbanized land. For the locations of these areas reference should also be made to Figure II-8, Urbanization Map. . ;� 1 Petaluma Community Development Commission II.36 Draft^Preliminary Report Amended CBD'Redevelapment Project December 2000 IITable 1115 Calculation Of the:Exteht Of Urbanization in:the-Added Area I. Petaluma<CBD Redevelopment Plan Amendment I 1 Pari;Oni:Axte it:00ban►zafioii t; "t,. A' < , tSo< W. M O; ^ Urbanization Categories Acres Percent I • 1. Area that has been oris developed for urban uses 104 82% I2. Area that is characterized by the conditions described 0 0% in subdivision (a)(4) of Section 33031 II3. Area that is an integral part ofan area developed for 3 2% urban uses �/ Total Predominantly Urbanized Area 107 84% 4. Unurbanized areas included for planning purposes 20 16% Total Urbanized and Unurbanized .127 100% Two `Inclaslon 0f`AgnculturaftLand .,t _ r", °� �r.�O r Part,, ,..,. , . r,Ui.W N.§,. ..' Urbanized-and Unurbanized Acres Percent 1. Predominantly urbanized land in agricultural use 0 0% i2. Unurbanized land in agricultural use 0 0% Total Land in Agricultural Use 0 0% Note: all figures rounded. I ISource:JohnB. Dykstra&Associates 29-November-2000 I • t / , NV u. W CO G op ,E a W Q Jr li da`I a w v Z.0' � . °9 ♦ p z' a ¢ w m Q 0 I 9 S . a c1. a ¢.a a ¢ Z C. e W�1 ¢ w �, � wa U ypUMTP. ;' u I ' 7 y' N �� \ • LI 1 �\ F Z,. J, O.* l • ' lip raw ill---1 pr* -4-4v ,,, 'Lri - y w a ►1 1N C I0I k "D w o sT w O ng LINOBEPG} < I H \*5-1 " 110 !it.... rrrl� oE�. ► .c ' ,.F s r i � �d = „,st < � �� ® G 0^'. .\ • t E yits .01 a a s �1 EET - n, H.I.rtil Ilia 0113 In 006° ' . . [ ‘-‘ . es./��VaT VEwE STREET = F3 �_ —�' ® 1 JE°FP9ep � �� s I. t _ t StPEEt € \•\\ \_ v sr Y V 0.0.91•1 °n w s��® .p• s,tP�C�ET. EnsT sTPErr F 91111 t I% i IL R II�'� —f 5 - 'E'stPE OS 'In wad. II I d lJt,,,�wJ as n P ■ I�w� ,� ii STREET 5 !�, •.:Th '-cl- . 1--- T -,,,,,„ c.at,IPIZIF 71. -.1,k---N 7:' �� °- 2° M_1 ve 714.�P ���/�"bti /� T�aus_ua�, iirs 2:4i,maw L>a l_ Ir I �I /e L Od^1'®'■. 12 0I�0, ., Sib. �V yO h N m a IO!> ET pEjP �./ �yi .111 _M s � A y s slci w Alt -j8 / '4ji411-4,1'0,pN a1..��`Z.� LL p tll L 4 ^hy� / '\ I. /7 I d. Inclusion of Unurbanized Land for Planning'PUrposes Approximately 20 acres (16 percent of the total area) has been included in this urbanization I category. Land included in this category consists almost entirely of an area of Added Area•B occupied by the Petaluma River. This area has-been included/to facilitate proper'planning, provide logical project boundaries, and.ensure the'ptotection and clean-up of important I. environmental assets (river and riverbank). For the locations of these•areas reference should also be made to Figure II-8, Urbanization Map. 1, e. Inclusion of Agricultural Land, IN The extent of agricultural land in,the recommended Added Area must also be identified. ilSection 33344.5(c)(3) of the Redevelopment Law requires identification of lands in agricultural use. There are no lands in agricultural use, as defined in Section 51201'(a) and (b) of the Government Code, within the boundaries of the Added Area. .I E. Blighting Conditions in the Added Area 1. Blighting Physical Conditions in the Added Area a. Observed Adverse Physical Conditions I Several field reconnaissance surveys, including a comprehensive Building Conditions Survey, were conducted to identify adverse physical conditions in the Added.Area (Added Areas A and B). These surveys were conducted both in an automobile,-and on foot. Conditions observed during these surveys include the following: IT • Unreinforced masonry buildings.(brick-and hollow tile) that could prove to be unsafe and I hazardous in the event of a major earthquake. • Older residential and commercial structures that, because of their age and construction type, could also prove to be unsafe and hazardous in the event of a major earthquake. 1 • Buildings on land that, because of adverse soils conditions, could be subject to amplified shaking, liquifaction„or greater damage during a serious earthquake. ,I • Commercial and residential buildings with apparent structural problems (including cracked walls,•sagging walls, sagging roof lines and settlement). • Aging, obsolete,,dainaged, and deteriorated corrugated metal warehouse and mill buildings. • Aging, deteriorated, and in a few cases, dilapidated residential buildings. • Properties with identified leaking underground storage tanks that contribute to soils and igroundwatercontamination. • Substandard, unpaved, or badly deteriorated pavement surfaces that blight adjoining . properties. I • Petaluma Community Development Commission 11-39 Draft Preliminary Report IAmended CBD Redevelopment Project December 2000 i • Streets with missing, heaved, deteriorated, subsided, or substandard curbs and gutters. 1 • Streets that are:potentially hazardous or are otherwise adversely affected by unused or abandoned railroad spur tracks. I • Areas without adequate storm drains: • A riverside with deteriorated pilings, rotting bulkheads, and potential contamination'from 1 dumping. - For more detail on these conditions, reference should he made to the photographs presented on the following pages and in Appendix C, Photographic Documentation. Age:of Buildings Several Victorian-aged,residences are evident in the Added Area. These include a few Victorian residences in-ArearA, primarily along Liberty Street, and in Area B along Petaluma Boulevard. These homes are typically more than 100 years old. I Based on their architectural and building type,a'few commercial buildings in the Added Area appear to bemore than 100 years old. However, most of the buildings in the Added Area were • built in the period between 1900 and 1930 and are at least 70 years old. These include rail and river'oriented warehouse and mill structures and highway oriented commercial buildings (motels; retail stores, restaurants, lumber yards, etc.) along Petaluma Boulevard. Although.a number of buildings in the area have been,.to one degree or another, rehabilitated, few buildings i1 have been built in the Added Area in the last-50 years. • '1 1 1 Petaluma Community Development Commission 11:40 .Draft-Preliminary Report Amended CIID`RedevelopmenrProject December 2000 1 I f � 7.-a • i _ 11 1:: • �I -- F' - .. _ �, n•• 4, ...1- t C ke } • Brick structure adjacent to 22[) Second Street. t 111.. qr -_ ,Y _. 1 "t yr • . — . . _.. k . '• �1 ' - Detail, soft eroded mortar and bricks, brick structure adjacent to 225 Second F Street. Iliildin� Conditions . I l i,' . 'stn Y ` • 1 1 1 I I -.� L _I NE , :n 1 _ r _T . • 'I: .... . Extensive cracking of concrete block wall, concrete block aml borrtigated metal print drop, 212 Second Street. 1 f r k - r �: , 1 - •.i ; ,.. 4,.� 111, . ,-S c �Y i�.� a � - - _I 1 Dilapitiured residence, souo; end of Second Street. I 111,Iiidihig IAndiiioons i I. I Building Conditions Survey Results Building condition ratings for buildings in the Added Area are tabulated, summarized, and presented by subarea-on Table 11-6, Building Condition Survey Results (Added Area) and IFigure II-9,Average Building Condition Ratings by Subarea (Added Area). Building conditions in the Added Area range from good to dilapidated. Several buildings have Ibeen rehabilitated. However, most of the buildings suffer from age and neglect. As a result, a relatively high proportion of substandard and deteriorated buildings were observed in the area. A total of 252 buildings in the Added Area were evaluated. Of This total, only 70 (or 28 percent) were rated in the top.three building condition categories,(which range'from category 3, generally good to category 5, generally excellent-condition).'The likely cost of correcting deficiencies in these'buildings ranges from"significant" (category 3), to "minor to low" I (category 5). Most buildings:(182.or 721percent) were found to be in the lower two rating categories, where extensive physical,deficiencies are present. The;cost of correcting these deficiencies would be high, and rehabilitation of many of these buildings would be both difficult and expensive. Ib. Factors that Inhibit.Proper tie of Buildings or Lots Several properties in the proposed Added Area are considered underutilized. These include '1 vacant land, land that appears to have little active use, land with old, obsolete buildings, and land and buildings that have been vacated by a specialty use (a former lumber yard, for example). For the location of major underutilized properties, see Figure II-10. 1 In addition to the properties identified in Figure II-l0 many other unimproved and improved parcels are currently underutilized. These include,small, vacant parcels, parcels with inoperative vehicles, and buildings and warehouses where no activity has been observed despite repeated visits. Old, Deteriorated, and Obsolete Buildings !�• As the Building Conditions Survey clearly demonstrates, the Added Area has a large number of buildings,and structures that suffer from physical deficiencies'and deferred maintenance. In fact, more than 72 percent of the buildings imthe area have significant deficiencies. I I I Petaluma Community Development Commission I1-43' Draft Preliminary Report Amended CED Redevelopment Project • December 2000 I I I Table II--6 Building Condition Survey Results Added Area Petaluma CBD Redevelopment Plan Amendment 11 Subarea Building Conditions.Ratings Average 1 1 2 3 4 5 Rating A-1 6 17 8 3 1, 2.31 . B-1 1 2 2, 0 2 3:00 1 B-2 31 24 9 2 0 1.73 B-3 14 27 16 2 2 2.20. B-4 5 12 1 0 0 1.78 B-5 6 3 4 4 0 2.35 B-6, 3 8 0. 1 0 L92 B-7 6 13 8 0 1 2A0. B-8 0 4 4 0 0 2.50 ,I Totals 72 HO 52 12 6 2.09. I. i I Note: For locations of Subareas, see Figure 11-9 1. I Source:Jonn B.Dykstra&Associates 29-November-2000 1 5 ¢.P.�I ` C7 T" Oj 6 ��I' ! � Q JW W -�V111 N h Q'Q , z zm �. ♦ 4I I m'' z > z Y rs rs 1 X110 O o w „'� V 40 5 jj m ' W ILL _ h- I, e!>r'. `� ��iYeF MouNTaIN VIES° m Q .W O-Q ®m r � Lu cc cc � o co w co o . s i0117.1 i .: IPx • Pa r p% - I F 1 21T, I J 1Qp H O 14' ' � n a a ' s 1 STPEE � law' , ♦ a - w N s►N � cr,�s r � N.ST� s ca rt W dM ' ° 1 : lTa pWS� � z i , ;M i y s � % � � U a r w uz, . at N STREET -��- >w N_ o ce m dmfr■ - �n�o 111 6W � sal�b N R'o to ` 11111111111111111111 = a t WI toloWq SS 11114_...1 EE - �\ "G'STPE T . s N �n,� NN . Fr ■ 1 n i et swoon— .0 W te I OEWEY STREET `M° I • s stave 1 04 a u it Val ISI 11111011 Obi ell u le„, 101 in Os woorstasaila sonnet - 6 • H N1-I- I! i tar' ,pm n" ' NSG tt Tff:g T HE =I sill t-,, ..1c10,1411k emElpintos i /—z r �i c la t@sleksign wit13111.0:- I 1 1 I 1 11011! Ell':, • T 4 a Illt- o 0 101911116•0 0 en a• t�<<' *gip ��> I_ G= ,�°,� n■ v a ' ) TtO .'. _< w N •9-STPEET ■� �c...r ILA F 3 __ Nb 5 0 .`m U W-isr4 rtQ m l uu p a �"�'u,a Q,.dais Rxi �I �J. �b �� q�ZaZ VIE /3�`�"GG ��`�'PS 1 6_■ 02;- '/. c44.,SY /41 -'r0 11 ICI I'I ' FSQ ` 0p� AQ< 314, aWS W��® to Nbt ®a =33.-suas itz- Qcb I `- u. �� 533 �. 111 4 pad u r" �P� =��I 1 I 40 pJ ,2 \ °u .PEE g �' " ' �rPl 5 HsIT.Jrv3 ,1;paW$y4� - Tae°�a .2 .�' ,gQ '�"�®3�"'�ns 2 5 J CC PE 0 t! W Hy1 '{t m °0 ., * As 15 , a s slaubrv= 54:1 N` 2 I -Fr / • ■ vs T0r net - _ 'w� /Air!. .�f�N/HS = a� ry Q a P P bM 133b15 A3lNb1S JC 1 \ ��- WILSONSTREET -- _ E 1 �-. .ERWIN'STREET V J �LAKEVILLE.STREET s %a p II R McNEAR'CHANNEL ISJ•.II. 1 COPELAND ST' COPELAND STREET y v� , R ir, .~02 ,''.. T PETALUMA RIVE m a iri jW$taUW1 /1 j1iW1* 1 itk �P51 STREET � �- 5 , ,,,, -.at%Sa �®'� CG499„E NOS N�'°� ,��e F _ _ 1 41Pir 444p �. ���.I®� 0H w�► ' : A::, . faith S H ,1'� li m fOURTHSTREET� A II ��TH-STREET IN keirs.4041 pitt• calearltdr4 c I I\ SI I 1 OM at , elerottarS4, 4,!gee r r ,3� 4I0 SI sew° �I/j__®ljr40 Mtn•-®ARD.. R e- t rs a� BEET :i p 1� iW krEW akin” POSE TREETPr��flh�I-■ 171 5 1 nr. aallir0a '�: III m l _ 4JI!.4$'is* a '•„STPEET� ■ I 1 Legend I ' -. EXISTING AREA BOUNDARY, --• ADDED'AREA.sou'NDARY I APPROXIMATE LOCATION. UNDERUTILIZED LAND AND �a BUILDINGS N 0 19 800. : FEET SOURCE:John B.Dykmb and.nssokale9 - PETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PP AN AMENDMENT 1 FIGURE II-1:0:. LOCATION OFLARGER,UNDERUTILIZED' PROPERTIES (ADDED,AREA) 1J Many of the buildings in theAdded Area were built shortly after the turn of."the 20th Century . to serve a burgeoningiagriculturaleconomy that no longer exists. These,buildings include rail I and river-oriented warehouses and-mills of wood and corrugated metal:construction that are unable to meet modern warehousing or industrial requirements Most lack the,loading dock and paved yard space necessary to accommodate modern trucking operations or other warehousing or distribution uses. A number:are physically damaged, and many show signs of deferred - maintenance. I Other buildings were built to meet the retail needs of anearlier:era. An example of this is the former lumber yard property at the corner of Petaluma Boulevard,and F Street. ,I The presence of deteriorated,Vacant, underutilized, and obsolete buildings contributes substantially to blight in the Added Area Such:blighting conditions, along with substandard and deteriorated public improvements, inhibit the proper use of neighboring properties and discourages the investments necessary to ensure timely revitalization of the area. These conditions are illustrated.in the,photographs presented on the following page and in Appendix C, Photographic Documentation. Earthquake.Hazards Earthquake hazards affect the entire Added Area. These•include proximity to dangerous earthquake faults, buildings that are susceptible to damage during an.earthquake, and soils conditions that amplify seismic'shaking..These conditions add greatly to the.cost of building rehabilitation and new construction. For more detail, refer to the previous section on earthquake hazards. • Flooding, . I Substantial parts of Added Area.13 are subject to flooding during periods of heavy rainfall and high tides,on the Petaluma River..According to maps showing the.100 year floodplain, nearly all of the area bounded by the Petaluma River, F Street, Second Street,and D Street is subject to flooding. In addition, much of the area adjacent to the Petaluma River between Rand H Streets is also within the floodplain. IDevelopment within areassubjectto periodic flooding requires that the first floor be built at least one foot above the 100 year flood level; In the areas described above, one to five feet of earth fill may'be-needed to meet.this requirement. As a result such:development is often much . Imore,costly than development in areas without flooding problems. And, since adjoining streets are typically not elevated, properties fronting on these streets may have limited'access,during periods of flooding. I 1 I i' Petaluma Community Development.Commission II-7 Draft Preliminary Report I Amended CBD Redevelopment.Project December2000 I . • I I 1 _ I _ I Aging and deteriorated.'vareh se, 317 First Street, on rf several river front Iwarehouses that show little evidt..c_ f occupancy or ac- Pity. 1 IILarge vaccnu site,former location of Homeowners Lumber Company, corner Petaluma Boa; 'yard and F Street. 1 Underutilized Properties 1 Adverse Soils Conditions As has been previously a large part of Added Area B has:adverse soils conditions, including areas of bay thud. Not only do these conditions add significantly to earthquake hazards, but they also may add substantially to the cost of new construction. In fact, in areas characterized by the presence of bay,mud,:costly pilings would be required to provide support and stability for anything but the smallest buildings. Substandard Public Improvements 1 Substandard public improvements contribute to blightan'both Added Areas A and.B. Conditions observed during several field reconnaissance surveys are described below. 1 • Unpaved, Deteriorated, and Substandard Streets Unpaved or badly deteriorated,paveirfent surfaces were observed on Pepper School and I Court Streets in Added Area A. In;Added Area B, F Street between First Street and Second Street is unpaved, all of First Street between D and H Streetsis either unpaved or badly deteriorated, and, at a number'of other.Vocations in Added Area B, pavement surfaces are badly deteriorated. • Missing; Deteriorated, or Substandard Curbs, Gutters, or:Sidewalks' I Missing or substandard curbs and gutters were noted in Added Area A. Many streets in Added Area B lack curbs,.gutters, and sidewalks. These adverse conditions contribute to blight in both areas. • Abandoned Railroad Spur Tracks Unused or abandoned railroad spur tracks in Added Area B along.First Street contribute to Iblight and are potentially hazardous to bicycle and vehicular traffic. The conditions described above are illustrated in the photographs presented in Appendix C; IPhotographic Documentation. c. Incompatible Uses Some land uses in the Added Area may considered to be incompatible, and, to the extent Ithat they exist, may be identified as factors that contribute to blight:Such uses include residences that are located adjacent to industrial,uses (such as the small houses at,the southerly end of Second Street) and residences scattered among commercial uses along Petaluma Boulevard. In fact, a number of the residences along Petaluma Boulevard show signs of neglect that may be in part; due.to their location along a heavily traveled thoroughfare. ' d. Substandard Lots . Added Area B has a wide variety of.lotsof differing sizes and configurations. In some areas along Petaluma Boulevard lots tend to be small.and.shallow, a condition that inhibits economic reuse and redevelopment. The size and.configuration of these substandard lots contribute to the adverse physical conditions that are evident in this area. I I Petaluma Community Development Commission II-49 Draft Preliminary Report Amended CEO Redevelopment Project December 2000 I I 2. Blighting Economic Conditions in the Added Area • • Economic blighting conditions are present in the proposed Petaluma CBD Added Area.,The I findings confirm that economic blight within the boundaries,of the Added Area-:is substantial and pervasive. The.Added Area, lik •the contiguous Existing Area, has not participated in the strong economic growth experienced by the City overall. Of the five categories of economic blight identified in the CRL, two are present in the proposed Added Area,.and will persist into the future unless mitigated through redevelopment.aetion: I • Depreciated/stagnant property values or impaired investments, including stagnant or declining'property, values, stagnant or declining sales tax receipts and the;presence-of hazardous materials,and • Vacant or underutilized land. a. Depreciated Values and Impaired Investments (CRL Section 33031(b)(1)) Declining property values,relatively weak economic performance as reflected by sales tax FI receipts, and the presence of contaminated sites, provide evidence of depreciated values and impaired investments in the Added Area. IT Stagnant.Property Values Depreciated values and impaired investments are,demonstrated in'property values in the Added Area and,by comparison with the City. The Sonoma.County Assessor's Office provided assessed value data for the five-year period between FY 1995/96 and 1999/00. Property values in the.Added Area grew at 4.9 percent during the five-year period as°compared to substantially higher growth that occurred in the City overall (26.2 percent) and in the County , (18.6 percent). CBD Added Area Compared Assessed Property Value Trends Table II-7 Trends t o City of Petaluma.-and Sonoma County - FY 1995/96 to FY 1999/00 Added %• Cif}, % 1 Sonoma °m II F ii iscal Year Area Change ofPetaluma Change. County Change 1995/96 $42,645,210 $3,134,939',000 $27,328,443,000 1996/97 $43,690;076 2'5% $3,273,973';000 4.4% . $27,848,181,000 1.9% • 1997/98 $43,615,920 10.2% $3,426,470,000 4:7% $28,910,293,000' 3.8% 1998/99 $45,232,977 3.1% $3,658,249;000 6;8% $30,396,807,000 5.1% II- I 1999/00 $44,727,489 -1.1%q 83,957;425,000 82% $32,399,777,000 6.6% Total Change ,", sYa' "`"�' x 4 9% u i 7soa^knea sas r �m 26:2% gym° �" ,, 18.6% •Average Annual ��i fi des . 1.2%. {p y1i. t� , � 6.0% 3 y,: iii ia,k -,1;4 4.3% — Change _ ;%,' r`x�l+ , .,„41 . cit ;5: o5;t s t m di:, 4 Source: Sonoma CountyAssessor sData,August 2000. 1 I Petaluma Community` Development Commission 11-50 Draft Preliminary Report Amended CBD Reddielopment Project December 2000 I . Sales Tax Trends I This analysis examines sales tax receipts data provided by MBIA for the Added Area and City of Petaluma. The data covers the five-year per,iod.from,1995 to,:1999. When adjusted for inflation, the sales tax receipts from the Added.Area declined by 3.7 percent.between 1995 and 1999 • compared to a 32 percent growth m'the City. Furthermore, as previously m Graph II-I, taxable Isales receipts from the Added Area declined while:they increased in all other cities in Sonoma County. Every city in the County grew at faster rates, ranging from 16.5 percent to over 80 percent, except Rohnerr.Park. . Table II-8 Growth;in Sales Tax Receipts I CBD Added Area Compared to City of!Petaluma 1995 to 1999 (In'constant 1999 dollars) Added CBD Project Area Petaluma Citywide Calendar Total 'Total I Year Receipts Percent Receipts Percent 1995 $342,048 $6;329,722 1996 $338,032 -1.2% $6;791,720 7.3% I 1997 5354,051 4.7% $7;202;930 6.1% -- 1998 $334,296 -5.6% $7;682,138 6.7% 1999 $329041 -1.5% $8051,496.9 8.7% Total Change r 111":"a p; t ' -3.7% �����[ 1 �- s, ,t 32.0% F �.431..A� 4�"b, t �M.I�+Mi 2k U�+yn�yp�L,.gCt31iF]F Average Annual Change -0.9% '` 'a.`6�°s ,5`w 7.2% a :- Source:Municipal Resource Associates, August 2000. From 1995 to 1999, according to'MBIA,'1'7'out of'22 sales tax categories had total percent changes in sales tax receipts below the City's-total percent change while the same number of ' sales tax categories had sales below the County's total percent change. Furthermore, the Added Area experienced declines in 10 out of 22 economic categories reported by MBIA. When adjusted for inflation, these declines become even more dramatic. As shown in Appendix Table 4, the three economic categories with the greatest declines-in sales tax receipts were 1, apparel stores (-100 percent), retail building materials stores;(-74 percent) and electronic equipment stores (-97 percent). Other businesses that had significant.sales tax receipt declines I include food markets (-20 percent), serdicestations (-8'.percent), business services (-19 percent) and heavy industry (-4 percent). I I I I Petaluma Community'Development Commission 11-51 Draft Preliminary Report Amended CBDRedevelopment Project December 2000 Commercial Lease Rates Retail spaces in the Added Area rent at a lower rate than in newer shopping centers in • Petaluma and'Santa-Rosa. Currently, retail,space in the Added Area rents for$0.75 to $1,00 (NNN) per square footpermonth. These lease rates are lower than lease rates;at newer shopping centers, such as the one off Sonoma Mountain Parkway, where retail lease rates average $2.35 (NNN) per square footper:month. Industrial rents in-the Added Area are also lower than in other areas in Petaluma, and are lower compared to industrial spaces in nearby Windsor. According to one local broker; the same businesses have'occupied the warehouses(along 1'Street) for many years, including a printing company, a heating supply store,.ironworks, and a cabinet shop. While the uses in these buildings have remained,stable,the streets are cracked:and in disrepair, and the warehouses are dilapidated and in need of improvement. The physicalstate of these warehouse's is evidenced;by the lower lease rates that'they command. Industrial space along P`Street along she river is renting for about $0.20 per square foot per month,'compared to $0.70 per monthpersquare foot in Windsor and $0.65 to.$0.68 per square foot per month in other parts of Petaluma (along McDowell Blvd. and Holm Road, for example)'. I It important to`note.uthat warehouse spaces,in central Petaluma are increasingly in demand to be converted,to office and live/workspaces. Interviewed realtors feel demand is growing, especially for industrial space, and that with renovations, these spaces would be.highly,desifable. Renovations, especially at-:warehouse areas along the river, are needed for the area to improve. Hazardous Materials - A report on environmental risk management data prepared by Treadwell and Rollo in 199$ indicated that 31 sites in the Amended Project Area appear on a variety of environmental monitoring databases, as shown in Table 19.10 The presence of hazardous materials, which are often asource of soils, groundwater, andstream contamination, can seriously inhibit the,,proper and timely:improvement of otherwise developable,property. The CRL specifically includes properties containing hazardous materials as a cause of depreciated or stagnant property values or impaired investments. (Refer to CRA'Section 33031(b)(1)). Figure II-1`1 provides a map.of identified sources of soils and groundwater contamination in the Amended Project Area These sites appear on databases that document or monitor conditions or activities related to the storage or transport of hazardous.materials. Many of the sites appear in multiple databases. Leaking underground storage tanks were identified on at least 13 sites. • Numerous other sites are contaminated:with petroleum, solvents, metals, acids, and coal gas from.formei-iand.present industrial uses and automobile service, repair and paint businesses. I • • I 1° Phase I Hazardous Materials Assessment,Central Petaluma Specific Plan area,Treadwell &Rollo, 1998. Petaluma.Communiry.Development Commission 11-52 Draft Preliminary Report Amended CBD:Redevelopment Project December 2000 � ® zz W O ti. �� . 3 <o !•J a. ON N z 4l' a. yv o w z ¢ - Z O O N c J F- (7 N L 0 w W - m H Z ' 1 1 z zY LL $ o zO ._ z w = < iF a � V C 0 ¢ tu.w 0 Z ° L yi i , v. F o F g W < w . O H. y z p > Q Lu I � • 1` ,D 6 9 y p OV O Q C 6 el v f w Q 1 N sap ` Np 1 N _Z W ? 4 f� a o n 1I11�' }e15j1�1J11` AVCLL O 1 ••• V- IN4•IG•OJ J i 1 7(' O I LIHpOEPG 11NrJIIII 11 ^ , sw Z' WO • inn 1. +`.0 tf�a� 1IIII �� a. ,1PER 0 e. N bil ■ ail ,t„a.. n . ' tfietpi L1.1 iiflJUH gaJ \j %' E 1100/'�B�J .�IIII 1• 0 ,ri L'2I II\- Ill Ala„`a a N mER 111Vella a •.E.si'O' RUT T a a 4' J LL Jc _ T. IMP 111/1 L l ■ ma I ,❑ f•£R MO 01 1 .,I EAST w1SXINOTON STREET lit.. F < 1111 oa Y e� an III I NM r y l ® ^N LnaN �� ,. ,§ N e' e, °4 M'ata �is i 3 .i �p NW x k M10ROn'.STREET 1{S N�' .® '�III1 Y/l < pp" 1r Tt�, J. a IIIII,' [[�� � e � , , 1 ,.1. *® �IIII' dJ e"0111 Z I _ 71 I 77 it- °1/4,.. ,i., • I I Table If=9 Summary of Sites s Possible Sources of Hazardous Materials Release IIAmended CBD Project Area Site Description Location Source Petroleum Solvents Herald Acids. Coal Gas 1' 1 Former NWQ'acificRR switch yard Weller and D Streets SB 1906& ® ® ■ and service barns - - 1923 _• 2 Shamrock Materials Between Hopper and the Basin Cut-off. Cal LUST • ■ ■ Canal 3 Pomeroy Corporation - Between Hopper Street and the Petaluma River Cal LUST_' • • • '4 Unknown facility North Petaluma Blvd.at Washington • State. j Street Database. _ 5 Dairyman's Feedand'Sopply 323 East Washington Street'.' Cal LUST •■. ■ B ' 6 Bar Ale;Inc. • 226 Weller Street ..Cal LUST • ■ ■ 7 Ash Bag Company 224 Weller Street Cal LOST • • • 8 Petaluma Recycling Centre 315 Second Street �' 'Cal LUST • • . •, 9 Les Truck and Auto Repair. 301 Second Street Cal LUST • I.• ■' 11, 10 McNabb Property 401 First Street Cal LUST — I I Bar Ale;Inc. 225 Second Street 'Cal LUST • • • y 12 City of Petaluma Fire'Depaftment 198 D Street Cal LUST N. • ■' IT 13 Ramatici •Baker- 102 Second Sireet Cal LUST • 14 Petaluma Gas Light Company '97 First Street State • _ II I 15 Smalls Scales- 111 C Street Cal LUST • . 16 Former auto repair with'gas and oil 'C Street and Second Street SB 1949 'III '� storage 17 Jesnen Property 494 Second Street Cal LUST ■ 18 Former fruit packing with tin strop north endof F Street SB 1885 ■ • 19 Former planing and bench works. North Petaluma Blvd:Between'Martha SB 1906 1111 ' • with oil and varnish area and Mary.Streets 20 Former auto service with gas and oil North Petaluma Blvd.At Wesirrn Ave. - 581923 -■ storage ._ 21 Former auto service with gas and oil North Petaluma Blvd:At D Street SB-1923 • I storage 22' Former auto service with gas and oil North Petaluma Blvd.At C Street. SB 1923 • ' storage _ 23 Foimer foundry end of Fuse Street atH-Street, SB 1923 • • 24 Former oil house North Petaluma Blvd.At 1'Streer. $B 1921 • 25 Former gas service station North Petaluma Blvd.At I Street 5811949 ■ , 26 Former lank yard with metal Washington and Gray Streets 58 1923 ■ incinerator and oil burner mfc.- 27 Former auto"repairing dnd painting Washington and Willer Streets SB.1923 • • 28 Former auto service station with gas North Petaluma Blvd.and B Street SB 1949 •• ' and oil storage 29 Former auto service station with gas North Petaluma Blvd.andC Street SB 1949 • and od storage • • 30(Former oil stove mfr Second Street and H Street SB 1049 • 31'Former auto service station with gas Nlrth.Petaluma BIvil..At Mtn.View .SB 1965 ■ andoil storage Ave. - cotton Draft Central Petaluma Specific Plan EIR,Decembrr1999 I Petaluma'Communiry Development Commission Draft Preliminary Report �. CBD Redevelopment;Plan Amendment 1I-54 December 2000 I . I The,cleanup of haiardous:materials often,involves major costs.:Because of this, the value of I contaminated properties is typically lower. Redevelopment assistance can be necessary for proper development in a timely manner. Developers are often deterred by potential liability, the high cost of evaluating environmental conditions; and the high cost of remediating I contaminated sites, which can,easily outweigh the market value of the property." These deterrents have impeded the beneficial development and use,of former railroad and industrial land uses. iUnder the Comprehensive Environmental Response Compensation and Liability Act (CERCLA), the Resource Conservation and Recovery Act(RCRA), and other laws, developers may be held liable for past chemical releases, even though they were not directly responsible for ,,, . the conditions'thatgave rise to the liability. Therefore, prior to purchasing or entering into a contract to develop a site, a developer must undertake extensive environmental investigations to determine whether hazardous inaterials'are:present. In addition, predicting the cost to conduct any potential remediation prior:to development is uncertain as well. Finally, there are often delays associated with obtaining.governmental approvals before development may begin."-- The uncertainty associated with all of these costs keeps many properties underutilized. IThe main potential sources of hazardous waste that could result in environmental, contamination in the Added Area are underground storage tanks (USTs). Typically, the tanks I were used for the storage of petroleum products such as oil, gasoline, and diesel fuel. Other potential sources of hazardous waste include above ground storagetanks (ASTs),management of hazardous wastes, and non-point sourcesof pollutants to stormwater and the San Francisco II Bay. The uncertainty surrounding costs related to remediation-.of the Added Area is one of the impediments to investment in,.'and development of, the-Added Area. Costs could arise from the following uses. The following sites are listed as potentially releasing,hazardous materials into the Ienvironment. • NWPRA Former Switch Yard.and"Service Barns'between Washington Street, D Street, Lakeville Street, and the Petaluma River. I • • Shamrock Materials, Inc. between Hopper Street and the McNear Channel. s Pomeroy Corporation. • ' Chemicals of concern associated with these uses are petroleum+fuel, metals, solvents, acids,and coal gas. In addition, development may unearth hazardous materials and contaminated sites not Icurrently identified. High Cost of Building Rehabilitation IThe following.analysis demonstrates that private financing techniques alone will not likely be sufficient to undertake substantial rehabilitation of typical buildings in the downtown. A I prototypical.pufehase and:rehabilitatioh project in the proposed Amended Area would require a subsidy of about$600,000 to be financially feasible for a typical developer; The ability of private developers to invest=-in rehabilitation of substandard buildings is a measure of economic health Iwithin the proposed Amended Area. When new rehabilitation is not feasible, needed building " Joel B. Eisen, 'Brownftields of.Dreams?: Challenges and Limits of Voluntary Cleanup Programs and_Incentives 4 Univ. of Illinois Law Rev. 883, 898 (1996). " See footnote.above. Petaluma Community Development Commission II-55 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 I . capital improvements are deferred and'properties are not upgraded and are poorly maintained. Under these circumstances, the properties remain blighted. This,section.evaluates impaired investment in terms of:a-private investor's ability to rehabilitate a deteriorated, older building while achieving a reasonable return on investment. The analysis demonstrates that it is not financially feasible for the private sector acting alone to purchase at market value and rehabilitate deteriorated buildings in the proposed Amended Area without, outside financial assistance. The primary constraints to rehabilitation are the ageand poor condition of buildings in the Amended Area, the need to seismically retrofit a number of buildings in this area, and the high cost of construction.:The analysis concludes that redevelopment assistance is necessaryfor an effective rehabilitation program tcralleviate the identified physical'blighting conditions. • The costs of preserving and upgrading historic and,other older buildings is difficult to determine but are likely to be substantial`in many cases. The costs associated with the rehabilitation of historic and older buildings could involve some,or.all of the-following: • Historic preservation including facade preservation, • Se isrmc.upgrading, • Asbestos removal, - • • Cleanup of contaminated sites such as the removal of underground'fuel tanks; ,' • Interior remodeling for adaptive reuse. The following analysis demonstrates a:substantial gap between the potential rehabilitation costs and the availability of private and public-(non-redevelopment) sources to finance such projects. This analysis examines the feasibility of rehabilitating a prototypical mixed use project in the CBD. The rehabilitation assumes extensive improvements as indicated above, which islikely,in many older CBD buildings. The assumptions for this analysis were obtained from discussions with Agency staff, comparable sales information, and discussions with local:real estate broker's. i -This,approach starts with an estimated project cost-for the purchase and rehabilitation.ofan older building;in poor condition based on comparable sales in.the CBD and the cost`of undertaking substantial,rehabilitation. This project cost is then compared with theloan and equity amounts that,could be supported by projected rents generated by the completed-project. This prototype is used for illustrative,purposes to;demonstrate the impact of rental rates and property values on the economic value of the investment. Prototypical Rehabilitation Project: The prototypical project is a 15,000:square,foot, historic mixed-use building with about 5,000 square feet of commercial space on the ground floor and 10,000.square feet of office space on the upper floors. The project involves seismic upgrading,. facade restoration to meet historic standards, asbestos removal and interior remodeling. Table,II-10 summarizes the estimated costs and the projected revenues of this'prototypical' rehabilitation project. The site acquisition,cost would be approximately$975,000,,assuming,,a cost of about 565 per square foot, per current building sales prices data Rehabilitation construction costs would be about $1.4 million, at approximately $90 per square foot. The total cost of the project, including soft costs and contingency costs, would be about $2.,7 million. Petaluma Community Development Commission II-56 Draft Preliminary Report AmendedCBD Redevelopment Project December 2000 I • I . . A typical commercial building of this size is'projected to,generate a gross income of$300,000 I annually given.current market conditions, assuming office rentstat $2.00 per square foot and ground floor retail at $1.00'per square foot. Subtracting an eight percent vacancy"loss and operating expenses yields a-net operating income-of$231,000.per year, before tax. ILending institutions typically require that net operating income exceed debt service payment by 15 to 20 percent for mixed-use projects (a debt coverage:ratio of at least 1.2). The 1.2 debt I coverage ratio yields about $1921500 available to cover debt service and an annual cash flow of about $38,500 (used to provide the return to equity-investors).The annual debt service amount could support a mortgage loan of about $1.8 million. The annual cash.flow would support about I $320,800 in equity investment yielding a 12 percent interest rate Thus, the total amount that developers could reasonably expect toraise from private sources is about $2.1 million,resulting in a financing gap of nearly $600;000. IThe private sector does not have sufficient financial incentive to undertake a rehabilitation project in the CBD. Aprototypical,purchase and rehabilitation project in the proposed Amended Area would require a large subsidy to be financially:feasible for a typical developer. IWithout financial assistance to help underwrite rehabilitation costs, the private sector would -- not undertake purchase and=rehabilitation projects in the proposed Amended Area. With financial investment by the Agency; however, the risk to the private sector is reduced,and a Ipositive incentive for new development is created. I. • I I I . I ,I I . I I ', Petaluma Community Developmenr'Commission II-57 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 I Table I1-10 Prototypical Purchase & Rehabilitation Project Retail and Office Use Estimated Project Costs Site Acquisition Cost. '$975,000 I' Rehabilitation Cost $1,3 '50,000 Soft Costs @.20% $27000 Contingency'© 10% $135;000 1 Total.Development Cost $2730,000 Estimated Income &Expenses Rental Income - Retail • $60,000 Office $240,000 Gross-Possible Income $300,000 III' Vacancy Loss 8%q Total Vacancy Loss X24,000 Operating Expenses $45,000 Net Operating Income (NOI) $23'1,000 Maximum Supportable Loan Debt Coverage Ratio 1.20 NOIAvailable for Debt $192,500 Maximum Loan • $1;816,734 Annual Cash Flow $38,500 Return on Equity 12.0% Supportable Value of Equity $320,833 , Total Available for Project $2,137,567 Projected Financing Gap "Total Available for Project $2,13.7,567 Less Actual Development'Cost $2,730;000 Financing Gap ($592,433) I Assumptions: • Income & Expenses ' Building'Square.Feet .15,000 Retail SF 5,000 Office SF 10,000 Rental Income per SF(Retail) $1.00 Rental Income per SF (Office) $7)00 Operating-Expences per SF $0:25 Loan Terms Mortgage Interest Rate 9.5% Term'(years) 25 Estimated Project Costs Site Acquisition Cost per SF. $65 Rehabilitation Hard Cost per SF $90 Soft Cost%of Hard Cost 20% Contingency % of Hard Cosr 10% 1 . 1 Seifel Associates I1-58 T.Proforma2 12/18/00 .1 i ' b. Vacant and—Underutilized Land The Consultant reviewed available maps, aerial photographs, and field reconnaissance surveys to identify vacant and underutilized properties within the Added Area. Many of these properties have conditions such as inadequate size, irregular shape, or accessibility problems that may have, to one degree or another, adversely affected their development;potential and economic value. These"conditions provide evidence of physical and economic blight. . ' As discussed in section E.1.b above, Factors that Inhibit Proper Use of,Buildings or Lots, there are several relatively large properties.in the proposed Added Area that_may be considered to be underutilized. The locations of acanr and underutilized land identified during the field surveys are shown on the map presented as Figure I1-10 above, Vacant and Underutilized Land.,A general description of each vacant and underutilized property is provided in the text that follows. The Riverfront Warehouse District comprises about.32 acres of land along the west side of the river, from D Street to the northern boundary of the Added Area at McNear Hill. About 15 percent of this area consists of'yacant parcels,located primarily m the central part of the district, between D Street and McNear.Hill. The,Bar Ale Feed Supply, which occupies 2.3 acres of land immediately south of the D Street Bridge, plans to relocate a major part of its operation outside of Petaluma to the Central Valley, which will open upa large reach of riverfront land. ' In addition, a half bloclQsectionalong Washington Street between Keokuk Street and Howard Street is vacant in the western portion of the Added Area. • • • • 1 1 1 1 ' Petaluma Community Development Commission II.59 Draft Preliminary Report Amended CBDRedevelopnenr Project December 2000 I 1 3. Public Improvement Deficiencies in the Added Area A significant portion of the Added Area.still supports industrial uses that have not:changed significantly in the past 100 years, and the circulation and.utility systems serving the.area have not been modernized-to meet current market needs or to account-for natural obsolescence. Most of the utility=systems will require significant upgrading asthe area redevelops. The redevelopment of the Added Area and its transformation from a-predominantly industrial I character into a mixed-use development with urban densities will require significant improvements to most utility.systems. • Vehicular Access and Circulation. Many of the existing'streets within the Added Area,are in poor"condition, with below-standard pavement, curbs and gutters. Same streets-have limited sidewalks or none-at all The overall street grid,is incomplete and-fragmented'as it meets the.water's edge. Consequently, access to individual parcels,is inadequate within certain areas. These parcels include;properties along the river to the north of D Street, the McNear Peninsula, industrial uses along the McNear Channel, and properties along LakevilleStreet'that have access limitations imposed by the railroad and the lack of improved streets (specifically, Madison and.Copeland). The Central Petaluma area does not have well-developed pedestrian and bicycle networks. Much of the area is not pedestrian or bicycle friendly. • Water System. The'lack of.a*master plan for the water,system, aging pipes of inadequate and outdated:materials, and the lack of a loop connection make the water service and fire .protection systems within the area inadequate to serve existing and new development. The Washington Street main water linefeeds a series of distribution lines that consist of east iron, ductile iron, welded steel, asbestos concrete, and polyvinyl chloride pipes, many of which date back-to the 19th century. Many of the present distribution:pipes are the oldest in the City; and were installed incrementally without the-benefit.of a master plan_ • Sewer System. The area is composed of relatively flat terrain not conducive to a,gravity flow sanitary sewer system. Soils within the Added Area vary greatly, but none provide ideal conditions for sewer pipelines. The river itself acts as,a topographic trough that splits the area into two sections Soils conditions cause pipe abrasions and clogs;:retain water, causing I corrosion and infiltration of pipes; and create differential settlement,,.shifting and cracking pipes: Before 1938, the.City had a combined storm drain and sewer system. When Petaluma constructed a separate system for wastewater treatment, remnants of the storm drain were incorporated for transporting sewage. Over the past 30 years, the City has improved the worstof these,conditions, however serious infiltration and inflow problems persist because of the degraded condition Of many of the pipelines. • Storm Drainage System. Central Petaluma contains a disjointed and sporadicseries,of storm drains, mostly dating back to the early part of the 20th century. Because of the limited capacity of the existing storm drain, properties within Central Petaluma rely.on street surfaces and sheet flow over adjacent lots for drainage. This drainage pattern often results'in large,areas of ponding and flooded streets during storms. Properties that adjoin the river • often provide for sheet flows to the river or have privately installed and maintained`drainage I pipes discharging directly into the river. • Joint Trench Utilities. Currently throughout the Added Area, joint trench utilities except •natural gas are typically distributed to properties by overhead wires on poles. To,promote the ,', Petaluma Community'sDevelopment Commission 11-60 Draft Preliminary Report AmendediCBD Redevelopment Project December 2000 • aesthetics of the streetscape and to improve public health and safety during storms and I. natural disasters, these utilities should be placed underground in a joint.trench whenever existing streetsrare redeveloped and new streets are developed. 1 F. Necessity for Redevelopment I As will be further documented in the Report to Council, the physical and economic blighting conditions in the Amended Area are so prevalent and substantial that they cannot reasonably be expected to be reversed without redevelopment assistance. These conditions have caused a I. reduction in the proper use of the Amended Area to such an extent that it has become a burden on the community, and cannot be reversed or alleviated without the assistance of the Agency through the authority of the CRL. 1 1. Significant Burden on the Community I Physical and economic blight are.significant:factors that continue to inhibit the investment of private capital to improve the Amended'.Area The analysis of existing economic and physical conditions in the Amended Area concludes that these problems are so substantial and prevalent I that they constitute economic and physical blight, and that redevelopment continues to be necessary for the Amended Area to reacff its full economic potential. The reduction of or lack of proper utilization of the Amended.Area constitutes a serious physical and economic burden on the community in at least the following respects: • Deprives the City and surrounding area of employment opportunities. 1 • Deprives property and business owners of a competitive return on their investments. o Deprives the City, the County, the education districts and other affected taxing entities of ' an expanded tax base. • Fails to capitalize on the City and San Francisco Bay Area's thriving economy, to the detriment of the entire San Francisco Bay Area community. I2. Limitations of Private Enterprise I/ The private sector's ability to alleviate the documented blighting conditions is.,limited by the economics of the lancPdevelopment process. Because of the existing blighting conditions, the Amended Area's development is not economically viable, and the private sector does,not have Isufficient incentive to invest in the area without the assistance of redevelopment. 3. Limitations of Other. Governmental Action IIGovernmental action to alleviate the documented blighting conditions in the Amended Area is limited by the lack of local financial resources upon which to base a comprehensive I revitalization program. Redevelopment assistance in the form of tax increment revenue continues to be the last-resort gap filler that is essential to fund an effective revitalization effort for the Amended Area. I. Petaluma Community Development Commission II-6 L Draft Preliminary Report Amended CBD Redevelopment Project December 2000 1 1 4. Necessity for Financial Assistance`to Spur. Development As will be further documented in the Report to Council, the development of the Amended 1 Area has not been and is not financially feasible for the private sector acting alone. Without redevelopment, all of the costs must be borne solely by the private sector. The private sector does not have sufficient.financial incentive to undertake this investment in the.Amended.Areal Without financial assistance to help underwrite these costs, the private sector will not ,. undertake development of the Amended Area Without substantial investment, the Amended Area blighting;conditions.will,likely continue indefinitely, as evidenced by the declining condition and underutilization of the property. ,, The cost of alleviating blighting conditions in,,the Amended Area continues to,be so substantial that it is unlikely that private enterprise acting alone or-government acting alone ('w ithout redevelopment), or both acting together, will finance needed improvements. 1, t i 1 I 1 1 i 1 Petaluma Community Developmenr Commission 11.62 Draft Preliminary Report Amended CBD Redevelopmenriroject Decembet.2000 I A III. Amended Redevelopment Program 1 . A. Introduction This chapter describes the Amended Redevelopment Program,,including.the projects,activities I and expenditures proposed,to implement the:Amended Petaluma CBD Redevelopment Project. This Redevelopment Program is designed,to meet the objectives of the CRL and the goals of the Amended Plan (listed in Chapter I), including enabling the.PCDC to continue and expand its IRedevelopment Program in downtown Petaluma. 1. Redevelopment Program for the Amended Project Area 1 The.Redevelopment Program for the.Amended Project Area includes key blight-eliminating activities that could be financed from tax increment revenue expected to be generated from the I. Amended Project Area. The Amended Redevelopment Programris integrated and balanced, and addresses the most significant blighting.conditions..(Please:•refer to Chapter IV and Appendix G for a description of the funding sources which could be used by the PCDC to help fund the proposed Amended Redevelopment Program.) ' - The Redevelopment Program represents a package of projects arid:activities that will have both I immediate and long-term benefits. These projects and activities are grouped in the following Redevelopment Program categories. The number assigned to each category is used for ease of reference and is not intended to indicated a category's relative priority for implementation: I 1. Economic Development 2. Building Rehabilitation I 3. Circulation and Landscaping 4. Public Facilities and Infrastructure 5. Site Preparation and Development I 6. Affordable Housing ' Section B below summarizes the projects and activities in the Amended Redevelopment Program. The Amended Redevelopment Program is a long-term program that,applies to both the Existing and Added Project;Areas. Implementation of this program will occur over about 15 Iyears in the.Existing Area and about 30 years in the Added,Areas. 2. Redevelopment Program within the Existing Project Area Since the adoption of the Existing Redevelopment Plan in 1976, the PCDC has undertaken a number of projects,and activities to alleviate blight in the Existing CBD Project Area. Refer to I Chapter II for a summary of projects already accomplished in the Existing Area. The projects and activities described below are part:ofan integrated Amended Redevelopment Program that applies to the Existing Area as well as the Added Area. I IPetaluma Community Development Commission III-1 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 1 B. Summary of Proposed Projects The Agency proposes to complete several projects ancdactivities over the life of the 1. Redevelopment Plan Amendment. All of these efforts, which the Agency will:or`has undertaken in the Existing Area and will undertake in the Added Area, can,be categorized into six basic program activities: • Economic Development Implement=,activities and programs designed to strengthen existing industrial:and commercial enterprises and shopping areas, and to attract new businesses; shoppers and jobs. • Building Rehabilitation Implement;programs to 'repair, reinforce and correct the structural deficiencies of 1' unreinforced masonry buildings through the Unreinforced Masonry (URM) Program, thereby eliminating a blighting influence that,affects many of the older buildings throughout the Amended Project Area. ' • Circulation and Landscaping Improve construcrand reconstruct streets and roads, improve circulation, and develop parking. Repair, rehabilitate and improve pedestrian and bicycle environment, and construct trail,and walkway improvements to attain the objectives of the Petaluma River Enhancement Plan. • Public Facilities''and'Infrastructure Improve water, sewage, storm drainage,and flood control systems. Repair, rehabilitate, install; acquire;and improve parks, playgrounds, libraries, and other public buildings and structures. • Site Preparation and,Development Facilitate cleanup of hazardous materials. Provide assistance to relocate incompatible uses. I Assist in property acquisition, site assembly and redevelopment. • Affordable Housing Continue affordable housing programs to encourage the improvement of existing housing and stimulate the construction of new housing to.enhance the vitality of the.Amended Project Area Assist agencies providing temporary'shelter for the homeless and those in crisis. C. Relationship between Projects<and Blighting Conditions , The proposed projects and activities of the Redevelopment Program are designed to alleviate the blighting conditions identified in Chapter II, and to meet.the PCDC's affordable housing obligation. Table III-I provides a matrix summarizing the relationship between the blighting conditions and the projects proposed to alleviate them. This chapter describes the specific deficiencies (blighting conditions) that wilfbe alleviated by each activity of'the proposed Amended:Redevelopment Program. As indicated in Table,III-1 and the.following text, all of the projects and activities have been designed-to meet the CRL-requiremerttthat PCDC expenditures be linked to the elimination of blighting conditions. 1 I Petaluma Community Development Commission III.2 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 4.. 4-' 0 I ' . a oN . v en f, u ac z ro C,'0 C J sa i I P.. I. tt kl 424 rn .y f . I: .v a ct U fy R k 4 :4,1:. 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Description of Redevelopment Program i This section describes the proposed Amended Redevelopment.Program, including descriptions of deficiencies to be,corrected, summaries of the proposed projects and activities, and thee. estimated project'cost To better serve the purpose's of redevelopment, these projects and activities may be modified over time The cost estimates are:necessarily preliminary-in nature and subject to considerable refinement as-the Amended Redevelopment Program planning.and implementation.proceed. However, th'eicost estimates are adequate to provide a reasonable basis for evaluating the financiahfeasibility of the.Amended-Redevelopment.Projeceand.the need for tax increment financing. Table III-2, at the end of this chapter, summarizes the estimated.cost of projects and activities for the;proposedAmended Project Area RedevelopthentProgram in current'2001 dollars. The Amended Redevelopment Program is designed to link PCDC expenditures to the I elimination of blighting conditions in accordance with CRL requirements. In addition,,the projects and activities are intended to accomplish the goals.listed in Chapter I. Finally, the Program attempts to strike a reasonable funding balance between the Existing and Added Areas, given the fact that the Existing,Redevelopment Project Area has previously received redevelopment funding, and some blighting conditions have been alleviated in some areas: _ • 1. Economic Development Deficiencies to be Corrected As described in Chapter_II, the Amended Project Area suffers from a variety of physical.and economic blighting conditions that impede economic development in the area The Added Area is underutilized and will benefit from a coherent economic development program that is coordinated'with the City's overall econornietdev.elopment strategy. A cohesive long-range professional planning effort is;required to encourage developmentin the ' Amended Project Area..Land assembly and provision of public-improvements have been and continue to be required to.attract.new development;to the area Economic planning for and preservation.of detericirating,comniercial and riverfront warehouse areas will encourage and, direct economic growth in the Amended Project'Area Projects r The following projects are proposed to address the economic development needs in the Amended;Project Area. • Provide incentives for private sector-investment in underutilized and vacant areas along commercial streets North of the Petaluma River, the Riverfront Warehouse District and Petaluma Boulevard. • Provide incentives to encourage mixed-use development oriented to the river and the proposed transit station. • Promote the development of recall, entertainment and related facilities tharwill strengthen - the-city center and reinforce downtown.business. • • , Per luma Community Development Commission 111-4 Draft Prelimmaty`Report Amended CBD Redevelopment Project December 2000 I . • Promote private sector development of residential uses on upper floors of commercial I buildings. • „ Provide incentives for the private sector to invest in the construction of visitor lodging. • Provide assistance to local community organizations to promote neighborhood services and Iprograms. Estimated Program Costs IThe estimated cost to the PCDC for economic development in the Amended Project Area totals $1.5 million (in constant 2001 dollars). I 2. Building Rehabilitation 1 Deficiencies to be Corrected As indicated in Chapter II, the Amended Project Area has a relatively high proportion of I substandard and deteriorated buildings. Many buildings show the effects of deferred maintenance, including outmoded signage, peeling paint, or more serious deterioration. The average building rating in the Existing Project Area is 2.32 and in the Added Area is 2.09, as I summarized in Tables II-2 and 1I-6. Many buildings that do not meet current seismic standards are potentially hazardous for people to occupy and are in need of seismic upgrades. IProjects The following projects are proposed to improve deteriorated buildings in the Amended Project I Area. • Provide assistance for seismic strengthening of commercial buildings through the Unreinforced Masonry (URM) Program. I • Provide low interest loan and matching funds for building and site rehabilitation and facade improvement programs. I • Provide incentives for private sector redevelopment of dilapidated and abandoned buildings. Estimated Program Costs ' The estimated cost tathe PCDC forbuilding rehabilitation in the Amended Project Area totals $1.8 million.(in constant 2001dollars). 1 3. Circulation and Landscaping Deficiencies to be Corrected I As described in Chapter II,.the Amended Project Area suffers from numerous circulation I deficiencies that impede the area's economic development and vitality. These include poor access and inefficient circulation patterns, lack of downtown parking,unsafe and poorly designed intersections, spillover of commercial traffic into residential areas, narrow streets with I poor turning radii in industrial areas, lack of attractive gateway and landscaping treatment, and congested roadways. I Petaluma Community Development Commission III-5 Drat[Preliminary Report Amended CBD Redevelopment Project December 2000 1• 1 In some parts of the area, accessibility from local streets to major thoroughfares is,limited because of the river, overpasses,and the railroad. Citizens have expressed concern about visibility at.some intersections, crosswalk-safety, speeding, and dangerous curves. Some local streets carry heavy through-traffic. Damaged or deteriorating curbs and gutters are safety hazards. for vehicles and exacerbate flooding under storm conditions. The pavement surface in several ,. locations throughout the.Amended Area is,severely deteriorated. The traffic circulation is poor and parking in commercial and riverfront warehouse areas is inadequate. Construction of • significant.public infrastructure is neces-sary to improve circulation, encourage economic development, and increase'utilization in the Amended Project Area. The existing pedestrian and bicycle environment is not conducive to social and economic growth.;Inadequate pedestrian and brcycle.access is a deterrent to residents and visitors to the downtown and the riverfront area In addition, lighting is inadequate in portions of both the Existing and Added Areas, creating a condition that contributes to increased levels of crime. Finally,;landscaping,"improvements are needed to upgrade the appearance of the A mended Area Providing an improved.pedestrian and bicycle environment will encourage the use ofpublic spaces and commercial areas. Projects • The following projects are proposed to address circulation and landscaping deficiencies in the Amended Project Area: • Undertake roadway improvements to•improve safety, visibility and access to underutilized 1 areas and major thorougfares, and provide additional access to the downtown. • Design'and implement standards and enforcement procedures to improve truck routes and '. minimize truck traffic impacts on residential neighborhoods. • Plan and implement a program to add,bike lanes along existing streets•and design new roads and bridges to accommodate bicycles and pedestrians, including a pedestrian/bicycle trail along the riverfront. • Develop a.transportation demand Management program that discourages single-occupancy vehicle trips and encourage the'use of alternative modes of transportation. • Construct Gateways to downtown Petaluma that include trees and landscaping to frame views: • Undertake street beautificationprojects. • Extend the historic light standard within the Downtown area, and provide additional lighting in the Added Area and Existing Area. • Provide for sidewalk, curb and gutter improvements. Estimated Program Costs The estimated cost to the PCDC for circulation and landscaping improvement"s'in the Amended Project Area totals $9.3 million(in constant 2001 dollars). • Petaluma Community Development Commission III-6 Drafopreliminary'Report Amended CBD Redevelopment Project December 2000 4. Public Facilities and Infrastructure • Deficiencies to be'Corrected • The Amended..Project Area has a number of'public'facilities deficiencies such as lack of police station or substation, senior center, community center and recreation facilities. In addition, the Amended Project Area needs bicycle paths and pedestrian afe sidewalks to connect with public ' transit and employment centers. Throughout the Amended Area, utilities need to be underground. Properties in the-Amended Area suffer from the blighting influence of-flooding. Existing wastewater treatment facilities-within the Amended Area are inadequate. Storm drains are inadequate and/or not connected to the City drainage system. Sewer lines need to be upgraded. Construction of public improvements will alleviate the risk of flooding and encourage private sector development. Projects The following projects are proposed to address public facilities-and infrastructure deficiencies in the Amended Project Area. I • Provide assistance for parking:and transit improvements, including incentives to shift existing parking areas from the river's.e.dge to convenient areas away from the river. • Provide assistance to improve access to the river and undertake river trail enhancements. • Assist in transit improvements in the Project Area. • Improve public infrastructure as needed, including storin'drains, sewer, and water systems. • Undertake undergrounding:of electricahutilities. The estimated cost to the PCDC:for public facilities and infrastructure totals $3.8 million (in constant-2001 dollars). It is expected"that-additional funding-sources will be identified for major road projects. 5. Site,Preparation and Development ' Deficiencies to be Corrected • ' The ground subsurface along the Petaluma River is composed pnmarily,of bay mud,which is unstable and susceptible to settlement. Existing infrastructure and other systems are vulnerable to earthquakes. Other deficiencies include abandoned or-unused railroad tracks. ' The uncertainty surrounding,costs related to remediation of the Amended Project Area has been one of the impediments to investment in, and development of, the Amended Project ' Area. Hazardous materials have inhibited, and will continue to inhibit private development until the problems are addressed. Site clean up activities will depend on the type of chemicals identified in the soil and groundwater, land uses,-and regulatory evaluation of potential.health and environmental factors. The PCDC will only assist when the private sector cannot do so acting alone. I. Peraluma Community Development Commission 111.7 Dratt Preliminary Report Amended CBD Redevelopment Project December 2000 1 Incompatible land uses,in some portions of the Added Area discourage public investment and create an unattractive streetscape. Projects The following projects are proposed to promote site preparation and development in the Amended Areal • • Facilitate a hazardous materials cleanup program. • • Assist in property acquisition and site assembly. • Provide assistance to relocate incompatible uses EstimatedProgram Costs The estimated cost to the PCDC for the.site preparation and development program.totals $300,000 (in constant.2001 dollars). ' 6. Affordable Housing Deficiencies to be Corrected , Throughout the Amended Project Area many multifamily and single family residential,buildings are in need of rehabilitation. In addition, some commercial and industrial properties are particularly suitable,for redevelopment as housing or mixed use development(commercial and housing). Projects The PCDC will continue its successful,affordablehousing programs to encourage:the . improvement of existing,,housing and stimulate the construction of new, well—designed housing in the Amended Project Area in order to enhance the vitality-of the area-,The proposed affordable housing program includes the following projects: ' • Expand code enforcement efforts, encouraging home ownership and renovation. • Facilitate development of new affordable multifamily and single family ownership and renter housing (such as Family Rental Projects,'Seruor.housing). • Assist tow to moderate income homeowners and residential property owners to.rehabilitate homes needing structural repairs and maintenance. Rehab assistance programssfor low and , moderate.income households include: Housing Rehabilitation and Unreinforced Masonry Building Programs and "Christmas in April" Housing Rehabilitation Program. • Assist agencies-providing temporary shelter the homeless and those in crisis- (Homelessness Prevention,.Shelter, and Services — Rental Assistance,Program,,Singles Shelter Program, Mediation Assistance Pool, Family Shelter Program/Maintenance, Homeless Facility Maintenance, Housing Opportunity Site Acquisition, Supportive Shared Housing, Homeless Shelter/Opportunity Center, Opportunity Center Facility—UST Monitor, Transitional Housing). • Petaluma Community Development Commission III.8 Draft Preliminary-Report Amended CBD Redevelopment Project December2000 I Il • Implement Community Revitalization Programs —Neighborhood Revitalization and ILow/Mod Disaster Recovery Program; Estimated Program Costs ' The estimated cost to the PCDC for the affordable housing program totals $6.8 million (in constant 2001 dollars). ' E. Agency Administration. ' The Amended Redevelopment Plan will present an opportunity to continue to transform a large, underutilized area of the City into a�ihriving mixed_use area-The PCDC is responsible for I planning for the developmentof the Amended Project Area;in a manner consistent with the City's General Plan and Specific Plans. Detailed planning objectives, policies and design standards and guidelines direct this development planning. ' The PCDC receives a portion of tax increment revenue for administration of the non-housing program, as discussed in Chapter IV.,Annual administrative costs for the Existing Area currently total about $82,000. The tax increment projections assume that this amount will '' increase by approximately three percent per year For the Added Area, the tax increment projections assume that-administrative costs are equal to approximately ten percent of revenues available for non-housing programs. IThe estimated administrative expenses for administration of non-housing projects is projected to total about $2.1 million (inconstant 2001 dollars) over the life of the Amended Plan. I 1 I . I I I I I Petaluma Community Development Commission III-9 Draft Preliminary Report Amended CBD Redevelopment P.rojeci December 2000 1 DRAFT 1 Table 1I1.2 Estimated Cost of Redevelopment Program " Non-Housing and Housing.Projects and,Activities Amended CBD Redevelopment Project City of Petaluma Net Cost • Project Descriptions to.Agency 1. Economic.Development • A Provide incentives for private sector investment in underutilized and vacant commercial areas north of the Petaluma River, the Riverfront Warehouse-Districtand Petaluma Boulevard. B Provide incentives to encourage mixed-use.development-oriented.to the river and to transit nodes. C Promote the development of retail, entertainment and,related facilities that will strengthen the ' city center and reinforce downtown business. D Promote private sector development of residential uses on upper floors of commercial buildings. E Provide incentives,for thefprivate sector investment to construct visitor lodging. , F Provide assistance to local community organizations to promote neighborhood services and programs. Subtotal „ $1,500;000 2. Building Rehabilitation A Provide assistaace for seismic strengthening of commercial buildings through the Unreinforced Masonry Program. B Provide low interest.loan and matching funds for building and sire rehabilitation and facade improvement programs. • C Provide incentives forprivate sector redevelopment of dilapidated and abandoned buildings: Subtotal $1,800,000 • 3. Circuktioniandlandscaping Improvements A, Undertake roadway improvements to improve access to underutilized areas and provide additional access to the downtown. B Assist in transit improvements in the Project.Area - C Design and implement standards and enforcement procedures to improve truck routes and • minimize truck traffic impacts;on residential neighborhoods. D Plan andimplementa program to add bikerlanes along existing streets and design new roads and bridges to accommodate bicycles and pedestrians, including a pedestrian/bicycle trail along the iverfront E Develop a transportation demand management program that discourages single-occupancy vehicle trips and encourage the use of alternative modes of transportation. F Construct Gateways to_downtown Petaluma.that include trees and landscaping to frame views. • G Undertake street beautification projects. Fl Extend the historic light standard within the Downtown area; and provide additional lighting'in t the Added Area. I, Provide for sidewalk improvements in commercial areas. • Subtotal $9,300,000 1 . Seifel Associates • T_III-2_Projects.CBD AmdtBudgetl2/l6/00 DRAFT 1 Estimated Cost of Redevelopment Program„ I Non-Housing and Housing Projects and Activities . Amended CBD Redevelopment Project City of Petaluma 1 Net Cost 4. Public Facilities and Infrastructure I , A Provide assistance for parking improvements,including incentives to shift existing parking areas from the river's edge to convenient areas away from the river. B Provide assistance to improve access to the river and undertake river trail enhancements. I C Improve public infrastructure as neededi including storm drains, sewer, and water systems. D Undertake undergrounding of electrical utilities. Subtotal $3,800,000 I 5. Site Preparation and Development A Facilitate a hazardous materials cleanup program. B Assist in property acquisition and site assembly. C Provide assistance to relocate incompatible uses. Subtotal $300,000 Total:Non-Housing Projects $16,700,000 000 ' ' t� :ae i L s 3 .,' I i;,i �1 m. r t s 6. Affordable A Expand code enforcement efforts, encouraging'home ownership and renovation. B Facilitate development of new.affordable multifamily and single family ownership and renter housing. C Facilitate development of affordable housing far the elderly. ID Provide assistance to agencies providing temporary shelter for the homeless and those in crisis. E Assist low to moderate income homeowners•and residential property owners to rehabilitate ITotal-Housing Projects $6,800,000 I 1 I I ISeifel Associates T_111-2_Piojects CBD AmdtBudgetl2/l6/00 i . ' IV.. . Proposed Methods of I Financing and Feasibility ' A. Introduction ' This chapter describes the public and private financing-aspects of the Amended Redevelopment Program for the Amended Petaluma CBD Redevelopment Project. It estimates total funding requirements, identifies potential resources and methods'offinancingavailable to the PCDC, Iprojects tax increment and other revenues, and assesses the general financial feasibility of the Amended Redevelopment Project. IThis chapter will also explain why tax increment financing is anecessary part of the overall financing program to eliminate blighting-conditions in the Added Area and continues to be ' necessary in the.Existing Area. Blighting conditions continue to persist in some portions of the Existing Area, and significant capital investment will be necessary to alleviate them. Blighting conditions in the Added Area are also substantial and pervasive and require the assistance of tax increment financing to be alleviated. While the PCDC will Continue to pursue all other I potential funding sources, other revenue sources alone will not be sufficient to accomplish all of the activities needed to alleviate the blighting conditions identified in the Amended Project Area without tax increment financing. ', Implementation of the Amended CBD Redevelopment Project will require substantial funding. The estimated net cost to the PCDC of the Amended Redevelopment Program as described in I Chapter III totals approximately'$25 6 million (in constant 2001 dollars). Table IV-1 summarizes the estimated costs of the Amended Redevelopment Program by program category.` These estimates include items to be funded by the Amended Redevelopment Program after Isubtracting offsetting funding.sources (as described in Section C of this chapter). The private sector is unable to support the cost of these activities on its own. In addition, public I revenue sources such as Community Development Block Grant (CDBG) funds and the City's General Fund are either not currently available, dwindling, or insufficient to cover the cost of the projects and activities proposed by the PCDC to alleviate blight and redevelop the IAmended Project Area. Thus, a funding:gap or shortfall exists for which no sources of financing (other than tax increment financing-) are available orsufficient. Tax increment financing continues to be the most-reliable source of long term redevelopment funding available to the PCDC, and is the,only source of financing that will generate sufficient revenue to meet the funding gap. I I ' ` The term 2001 dollars or constant 2001.dollars is used to indicaterhe present value of future dollars discounted back to FY 2000/01. Refer to discussion on present value assumption.in Section.E.1 of this chapter. IPetaluma Community Development Commission IV-1 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 - 1 DRAFT 1 Table IV-1 Summary of Redevelopment Pro2ram Costs t 1 Estimated Net Cost to Agency Amended CBD Redevelopment Project In Constant 2001.Dollars 1 Agency Other Funding NetCost • Redevelopment Program Share Total Cost 'Sources to Agency 1. Economic Development 75% $2,000,000 $500,000 $1,500,000 2. Building Rehabilitation 10% $18,000,000 $16;200,000 $1,800,000 3. Circulation and Landscaping Improvements 25% $37,200,000 $27',900;000 $9,300;000 1 4. Public.Facilities and Infrastructure 50% $7,600,000 $3;800,000 $3,800,000 5.- Site Preparation and Development 25% $1,200,000 $900:000 $300,000 1 Subtotal Non-Housing Program 25% $66,000,000 $49;300,000 $16,700,000 Non-HousingPrograin Administration 100% $2,100,000 $0 $2,100,000 Total Non-Housing Program 28% $68,100,000 $49;300;000 $18,800;000 1 6. Affordable Housing Pfogram .100% $6,800,000 $0 $6;800,000 Total Costs 34% $74,900,000 $49,,300;000 $25,600,000 1 Notes: 1. 1. These are preliminary planning level cost estimates and are subject to ongoing refinement based'on more detailed.studies. 2. Other potential funding sources include:-funds;from.the private-sector such as development,exactions and assessment districts, traffic impact fees, park facilities fees, and"iState and Federal funds. Source: Petaluma Community Development Commission,Seifel Associates. 1. • 1. . 1 1 Petaluma Community-Development Commission Draft:Preliminary Report Amended CBD Redevelopment-Project IV-2 12/18/00 I I B. Stimulation.of Private Investment I A major goal of the Amended Redevelopment'Program is to stimulate private investment,in the I Amended Project Area. Public investment inxhe form of redevelopment funding will be used to leverage private investment. I. Private investment:is anticipated to include.new construction and the rehabilitation of • commercial and residential buildings within the Amended.Project Area. Over time, such• investment could be significarit. However, private investment in•the area will depend upon the I improvement of public facilities,and infrastructure, the elimination of blighting conditions, and the establishment of a positive climate for private participation. Given the extent of blighting conditions, and the need for improved public facilities and infrastructure, effective implementation of the Amended Redevelopment Program provides the most reasonable Iopportunity for stimulating private investment in the area. I As described in Chapter III, public-investment for the-non-housing portion of the Amended Project is projected to be approximately $16.7 million in constant 2001 dollars. The,PCDC's investment in the Amended Project Area.is projected to leverage about $49.3 million from other sources, and stimulate a projected $180 million in privatednvestment.3 IThe PCDC will also contribute significant-funds to affordable;housing from the tax increment generated by the Amended Project. As further described in Section F of this chapter, the I PCDC's Housing Set-Aside for affordable housing will satisfy the CRL-required set-aside of 20 percent of gross tax increment for very low, low and moderate income housing. C. Potential Sources Other than Tax Increment Financing • I The proposed Plan Amendment authorizes therAgency fo finance the proposed Amended Redevelopment Program using;all,available'funding=sources, including local, state and federal. Local sources include assessment districts, donations, interest income, agency bonds, loans from I private institutions, sponsoring entities and other local public entities, as well as the lease and sale of Agency-owned property. The PCDC will make every effort to obtain alternative funding sources as a means to accelerate the Amended Redevelopment Program and to minimize the irequired investment of tax increment revenue. . This Section describes a wide range of alternative funding sources that might-.be available to I assist in financing the Amended Redevelopment Program. This.sections summarizes each potential source, and evaluates the likelihood that the source could'.generate.revenues for use in the Amended Project Area. Some sources described below.may generate more funds than I estimated, while others may generate less. On balance, the estimates•of alternative revenues provide an initial assessment of funding availability for planning purposes to determine the need for tax increment revenue ro fill the funding gap in the Amended Redevelopment Program costs ' (as discussed in Section H below). ' Table IV-1.shows fiends•char could.be,leveraged from other sources by redevelopment dollars.The tax increment I cables in Appendix &showsthe potential new development projected to be:stimulated by the Amended Redevelopment Program. I Petaluma Community-Development Commission IV-3 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 1 1. Funding of Ongoing Redevelopment Activities by City of.Petaluma The general fiscal.condition of the City makes any/ongoing direct financial support by the City of redevelopment activitieswveryproblematic. State and'federal governments have continued to reduce funding.and shifted.cost§iand new programs to cities and counties. Unfortunately, cities have only limited ability to'raise revenues to offset new costs or,to replace other lostrevenue. In addition to the limited ability to fund ongoing essential functions such as police:and,fire, the City is faced with major capital expendi t. tures'required to address the demands of growth on city facilities. As a result,,,although''some funding of redevelopment activities by the City may be possible over time, no reliance can be made on the City General Fund as a major sourcerof redevelopment funding. 2. Assessment Districts.and Mello Roos Districts Assessment Districts enable a city to levy additional taxes on property within;designated:areas in order to finance improvements directly benefiting those areas. Bonds are issued to,finance local improvements;such as streets, sidewalks and parking facilities. In a typicalcase, an assessment district.is formed to undertake a particular public improvement,;and bonds ate issued under one of two major assessment acts: the Improvement Act of 1911 and the Improvement Bond.Act o€1215. Upon the issuance of'bonds, the district,has the power to assess all property owners included in;the district in order to repay the borrowed funds. An Assessment District. can be,establiched as°,its own.jurisdiction,.or it can be included under the city's taxing system, assuming that the improvement is located entirely within the city's jurisdiction(in this case, it , is termed an "Assessment Area").Assessment districts are not limited by.Proposition,13 and Proposition 4 and.have^the additional advantage of placing the costs of public facilities°directly on the benefited property owners. • Assessment districts have become a common mechanism for funding community:improvements and could be a potential source of revenue'for redevelopment activities in the Project Area„on a limited scale. It-should:be noted,however, that assessment districts have the disadvantage:of increasing site-specific improvements and,long-term operating costs.for private property owners. Further, there is an inherent risk.informing'an assessment district in that it-can discourage potential development activity in areas targeted for revitalization and/or redevelopment For these reasons, assessment districts are often aless desirable funding mechanism than other options available. , Assessment Districts are particularly problematic;in older developed areas, like:Petaluma,where property valuesare stagnant, retail sales are declining„and many property owners"and businesses are.operatmgon the.economic rnargarvvith.little or no room to add new financial obligations. In addition.to these.practical economic limitationss on the;feasibility of assessment district 1 financing for any significant portion of the c m costs of the necessary redevelopent°program in Petaluma, a recent State constitutional amendment makes the likelihood of assessment district financing even more problematic. Proposition 218, enacted in November 1996, lin-its the types of improvements,and activities that can be financed through.assessment districts, creates a new mailed ballot voter approval mechanisrmthat should make it easier for property owners to defeat assessment district. Petaluma Community.Development Commission IV-4 Drafc•Pi-eliminaryReport - Amended CBD:Redevelopment Project December 2000 Iformations; eliminates the ability of the City'Council to forma district over a;property owner I ' disapproval; requires benefited public properties to be included.in assessment districts; shifts the burden of proof to local governments to show that;a challenged assessment is legal; and may grant initiative power to reduce or repeal previously approved'assessments. IIn short, Proposition 218 raises new legal hurdles that make it even less.likely that assessment district financing would be a viable funding mechanisin,for any portion of the Petaluma revitalization program. This page and the,following pages present some examples of various Itypes of assessment districts that could be formed as an additional source of funding for specific projects in Petaluma. Business Improvement District (BID), A Business Improvement District.(BID) increases the resources and strength of an area, I enabling it to compete efficiently for business with shopping malls,and neighboring business areas. A BID enables an assessment on businesses within self-designated downtown areas to provide funding far activities which benefit businesses located aiidoperating in the area. A BID ' can fund promotion and management activities, as well aspublic improvements such as acquisition and maintenance of parking facilities, benches, trash receptacles, street lighting, decorations, parks and fountains. IOpen Space Maintenance District I An Open Space Maintenance District, as authorized in Government Code Sections 50575- 50620, may employ necessary labor and provide the required materials.and equipment to maintain and operate planned open space and recreation'.areas. The City must have complete I charge, supervision and control,°f all.open space areas maintained. The City may also levy an annual ad valorem special assessment assessed on the valuation of taxable land and improvements within the maintenance area;the levy amount is limited. . Benefit Assessment District (BAD) I Benefit Assessment Districts allow for improvements suchas-sidewalk, lighting, and landscaping upgrades that benefit the local tetail district. Substantial property owner support is important for the formation of a BAD. ,1 Lighting, Landscaping, and Maintenance,District Defined under the Landscaping and Lighting Act of 1972,.facility installation and maintenance Ican be funded from the collection of special assessments on the land benefiting from the improvements. Facilities may include,landscaping, statuary, fountains or ornamental facilities, public lighting facilities, and park or recreational equipment, including`playground equipment, Iplay courts and publicrestrooms. Parking District IDevelopment of a parking district would permit consolidation of parking lots, allowed under the Parking District Law of 1951. A parking district (Assessment District 14) was formed in the IExisting Area to benefit businesses in Downtown Petaluma. In May 1984, the PCDC issued I Petaluma Community Development Commission [V-� Draft Preliminary Report Amended CBD Redevelopment December 2000 • $1,075,000 in tax allocation bonds to acquire and construct the Keller Street parkinggarage and A Street'Parking Lot. The ending date for A.D. 14 is:September 2, 2003. Mello-Roos Community Facilities District In addition to assessment districts the Mello-Roos Community Facilities.Act authorizes the, formation of a special district to•be.used to finance capital improvement projects and=to pay for operations and maintenance. Such,a district may be established in conjunction with'a redevelopment agency to undertake new public-projects of joint benefit. Consideration of a Mello-Roos District would require;City'Council approval, and requires.a special election of property owners. Typically, Mello-Roos-districts are difficult to form in urbanized areas such as, Petaluma given the 2/3 voter approval requirements for formation. 3. Development Impact Fees The City's development impact'fees:levied on all new private development in the city to help pay for the cost of infrastructure and public facilities to serve the needs of future residents and businesses. New development in'the Amended Project Area will.,pay impact fees which-wilt-help defray the cost of circulation and public facilities and infrastructure. 4. Transportation Equity Act for. the 21st Century (TEA-21) ' The federal"government's'Transportation•Equity Act•for the 21st Century (TEA:21) builds on • the initiatives;established in the Intermodal Surface Transportation Efficiency Act of 1991 (ISTEA). TEA-21 provides funding for a,number of transportation programs including bridge improvements, congestion mitigation and air quality (CMAQ) improvement, metropolitan area planning, public transit, and recreational'trails. TEA-21 combines the continuation and. improvement of current programs with new initiatives to meet the challenges of uimproving safety as traffic,continues to'increase at record levels, protecting and enhancing communities and,the natural environment to provide transportation, and advancing economic.growth and competitiveness through efficient and flexible transportation: Use of thesetfederal funds requires coordination'with regional governance, the.State and •, affected transit operators: Funding-is available through 2003 for recommended congestion management programs. It is assumed that the Agency would contribute the typical 25 percent local match to transportation programs. 5. Developer and Property Owner Participation In addition'to development impact fees, developer and property owner"participationhave,been used as a means for'funding redevelopment`activities in many communities. For example, funds may be>advanced'to the redevelopment agency•in the form of a grant or loan for public improvements that are then repaid during the course of project implementation from tax increment revenues. Although the PCDC would.be interested in pursuing such opportunities, such participation is'speculative.and cannot be counted on. The availability of such sources has declined in recent years,it;would`not be prudent'at this point for the Agency to base a king- term project-on the ability of one (or more).prospective developer(s) to advance funds for redevelopment activities. ' Petaluma Commumry Development Commission IV-6 Draft Preliminary Report Amended CBD Redevelopment Project December'2000 1 • 1 6. Private.Donations • ' Prie.donations-by individuals, civic booster'organizations, or.corporatesponsors:could make a small, but recognizable contribution to the implementation of the redevelopment program. ' Donations could be used to fund all or part of minor streetscape-improvements such as benches, entrance signage, directional signs, bicycle racks, historic signage or landscaping. However, in terms of the total funding needs of the Amended Redevelopment Program, donations"may be ' expected to provide only a very'small part of the needed implementation funding. 7. Interest Income It is anticipated that some income will accrue to the PCDC-from the investment of tax increment revenues and tax increment bond proceeds. Such income is normally used as an offset ' against the cost of borrowing money.Income from this source could'be.made available for a variety of redevelopment activities. However, much, if not all, of the interest income will likely be offset by the need for the,Agency to pay interest on City loans and other indebtedness, ' including Agency issued bonds. Actual income from this source would also be influenced by the amount of money available for investment, term of the investment,,and achievable interest rates. • • D. Other Funding Sources Considered to Be Infeasible 1 A variety of other funding sources were considered. However; to:a large extent existing resources for improvement projects have been maximized._Other sources have,been found to be ' clearly infeasible or to have little-potential of generating measurable revenues. As permitted by law, funds can be from local, state, and/or federal government sources, arid from private sector sources. Some specific types of funding:sources that have.been-utilized in redevelopment ' projects, and their applicability to the redevelopment project, are discussed in the following paragraphs. These funding sources include the.following 1. Public Utility Districts Public utilities districts have poteritialTot-funding some,of the public facilities in the Amended Project Area. This potential has been taken into consideration in preparing the list of proposed ' redevelopment actions and projects presented earlier in this Preliminary Report As a result the Preliminary Budget:includes,only those actions and projects for which redevelopment funding is required. Actions and projects which could be handled by the local public utility districts have been deducted.. 2. The Use of Developer Exactions for Funding Redevelopment Activities Developer exactions, if available, could be used as a funding-source for public redevelopment activities. Development within the Project Area however, is constrained by blighted physical ' conditions and depressed economic conditions. As a result, developer exactions are unlikely to generate any significant amount of funding as an offset to public implementation costs. • • ' Petaluma Comnuinity Developinent Commission Amended Draft Preliminary Report mended CBD Redevelopment Project December 2000 1 3. Community Development Block Grants Community.Development Block Grants'(CDBG) can be secured from the U.S. Department,'o_f Housing and Urban Development (HUD) in order to fund activities such as public works' facilities and,improvements, rehabilitation loans and grants; land acquisition, demolition and relocation for redevelopment; public services'affordable housing, social,services and projects for the elderly or,handicapped. CDGB fund'ed.projects and activities must principallyabenefit low and moderate income persons or aid in the'prevention ofelimination of slums or blight.. CDBG funds have provided a limited source of revenue for many redevelopment-;activities'in California. The,City of Petaluma receives about $350;000 annually in CDBG funds: Most of the CDBG:funds in recent years have been used to develop and rehabilitate housing; and provide needed services and facilities, such as.day.care, to lower income residents:;Given the competing needs in the City,very little CDBG funds are available forpublic improvements. E. Tax-Increment Financing: The Primary Source of Funding 1 1. Introduction The primary Source of financing for the Redevelopment Program has been„and.will continueto be, tax increment revenue generated by the increase in property values within the redevelopment area Based on the assumptions outlined in this chapter,the tax,increment revenues:generated over the tax increment;collection period;of the Amended Redevelopment Plan areprojected to be sufficient to meet the Amended Redevelopment Program costs (for both housing and non-housing activities) that cannot.reasonably be financed from other sources. Refer to the-tables in Appendix E for detailed analysis of potential tax,increment revenues for the Amended Redevelopment Program. Tax.increment-projections for the Existing Area and Added Area are calculated separately: The two areas have their own base assessed values (explained below) and financial and"time;limits. 2. Using Tax Increment Revenue to Eliminate Blighting Conditions I The,general purpose-of redevelopment is the eliminatiorrof blighting conditions. The completion of a redevelopment program results in aprojectarea that is physically enhanced and economically stronger due to the elimination of blighting-conditions. • Chapter II presents evidence of remaining blighting conditions within the Existing Area as well as evidence of substantial and;pervasive blighting conditions in the Added Area The Redevelopment Program described in Chapter,III is specifieally'designed to stimulate private investment and alleviate physical and economic blighting;conditions in the Amended Project Area. The useof tax increment revenue:is the most appropriate means of providing-sufficient funding for the Amended_Redevelopment Program. 1 1, Petaluma.Community Development Commission IV'-8; Draft P_rquninary Report Amended,CBD Redevelopment;Project December 2000 1 3. Stabilizing and Enhancing the Property Tax;Base In many communities, redevelopment projects have led to the stabilization of property tax rolls and tax receipts for taxing entitieswithin.project areas. As a:result,.these communities have avoided declines in tax revenues due to worsening conditions and erosion of property values. In most redevelopment project areas,;the investment of public redevelopment funds to leverage private investment has resulted in substantial increases in property values over time due to rehabilitation, new construction and property appreciation. 4. Establishing a Frozen Base The first major step in the implementation of a tax increment financing-program is I accomplished at the time of redevelopment plan adoption. In the case of an amendment, the base year for the-Existing Area is the fiscal year of the original adoption date and the base year for the Added Area will be the fiscal year of this amendment, anticipated to be FY 2000/01. At the time of adoption, a base yearfor tax increment purposes is established and the total value of taxable property within.a project area's boundaries is determined. The tax roll used is formally called the base year assessment roll, and-more commonly referred to:as the frozen base or base ' assessed value. The base year value for the Added Area is presented in the Sonoma County Auditor Controller's Report (33328 Report) in Appendix D.'The frozen base;establishes a baseline to determine the differenceain assessed values between the base value and enhanced values resulting from future redevelopment of a project area. Future property taxes related to increases over the base assessed value are,referred to as incremental taxes or tax increment - revenues. • The base year for the Existing Project Area is FY 1976/77,;as'provided in the original Redevelopment Plan.The base assessed value of the Existing Project Area is $18,832,170. • The"base year for the Added Area will.be FY 2000/01 (if the Amended Redevelopment Plan ' is adopted by June 20, 2001). The Sonoma County Auditor Controller reports the FY 2000/01 base assessed value of the Area to be$48,801,481. 5. Distribution of Property Taxes During Project Implementation Following adoption of the Redevelopment Plan Amendment, all of the.entities that levy taxes I in the Amended Area will continue to,receive_all property tax revenues derived from the relevant,frozen base m the Existing•and Added Areas. The taxing entities will also receive:a portion of the property tax revenues generated from the increases in assessed value over the _' relevantfrozen base in both the`Existing and Added Areas. These additional payments are called pass-through payments (see Section F.4 fora detailed explanation of the calculation of pass-through payments):..In the Existing Area, the taxing entities°will receive a portion of the O property tax revenues generated froth the increases in assessed value over.a frozen base year of . FY 2001/02 established.to.calculate statutory pass-throughsa In the Added Area, the taxing entities will receive a portion=of'the:property tax revenues generated from the increases in assessed value over the frozen base of FY 2000/01. ? The pass-throughss in therExistine Area will be Used on a base value in FY 2001/02,which is the first year that a fiscal limit is reached. Thetime•Iimit for debt issuance is September 27 •2001. Petaluma Community Development Commission IV-9 Draft Preliminary Report Amended CBD Redevelopriient•Project December 2000 The same 15 taxing entities derive property taxes from the-Existing and Added Areas including' County of Sonoma, City of Petaluma, local school districts and special districts... Table IV-2 lists the taxing entities andrpercent-distribution of property taxes amongst the • entities. The percent distribution of property taxes,:is the same in the Existing Area^and the 1 Added Area. Table IV-2 Property Tax Distribution Existing Area and Added Area Taxing Entity Percent Share City General Fund 16.4323% Sonoma County General Fund 27.8442% County Library 1.8644% Gen.a-1 Soco Water Agn 0.7506% Spring Lake Park'Scwa 0.2422% CSA#41 ZN 2A Pet Basn 1.5771% MRN/SNMA Mosquito District 0.2423% Bay Area Air QualMght 0.1860% - • South So Rec CN.Lnd 0.0225% Petaluma City Elem 14.5363% Petaluma City JT Hl 17.6933% So Co JT Jun.Col.lege 5.2624% School Service.Admin 1.9289% Petaluma UHSDAWUF" 11.1037% Schools Equalization Aid 0.3138% 100.0000% - Source: Sonoma County Auditor-Controller Increased property'tax revenues above therfrozen.base.and after payment"of obligations':are. allocated to the sponsoring redevelopment agency to be used to fund the costs of implementing the Amended Redevelopment Program. The PCDC:may,pay:for the project on an ongoing (pay. as you go)basis; or it may borrow funds(issue bonds) to be repaid by future tax increment revenues. Appendix D provides the County Auditor Controller's:report of the levies for each taxing entity in the Amended Project Area. 6. • Tax Allocation Financing - I The Amended Redevelopment'Plan provides for the PCDC to receive tax increment revenues ' as defined in CRL Section.33670. Therefore, the method offinancing commonly referred to as "tax allocation financing" is available;to the PCDC for purposes-of implementing the Amended Redevelopment Plan. S The Redevelopment Plan for the Petaluma CBD Project is being amended to-provide 1 clarification of terms regarding the bonded indebtedness that the PCDC may incur: Petaluma Community Development Commission. IV:10 Draft:Preliminary Report �.,. Amended CBD:Redevelopment Project December 2000 I I . 7. Distribution:of Property Taxes After Project Completion When a redevelopment project is completed and loans or other indebtedness have been repaid, all property taxes flow back to th respective taxing entities.SThese taxing entities benefit from ii increases in property tax.revenues resulting from a revitalized and redeveloped project area. In many communities, such increases aresubstantial. In fact,over time, taxing entities can recoup 1 sufficient revenuesfollowing project completion to make up for the property tax revenue that were allocated to tax increment during the redevelopment implementation period. This recovery would occur because the increases in assessed valuation from revitalization of the I project area are sufficiently greater as,a.result of redevelopment than the assessed valuation increases that would occur without redevelopment. Thus, payments to the affected taxing 1 entities in a redevelopment area can exceed the property taxes that the taxing entities would reasonably expect to receibe froih.a slow growing assessed valuation roll without redevelopment 1 F. Assumptions Used in Tax Increment Projections The tax increment projections,in this report are intended only as estimates based on the best. N available information as:of December 2000. Actual tax increments may higher or lower than those projected in the model. Refer to the tables in Appendix E for detailed analysis of potential tax increment revenues for the Amended Redevelopment Project. 1. Present Value Assumptions • I The analysis below provides estimates- of tax increment;revenues in both future value (nominal) dollars and present value (constant) dollars. The purchasingpower of nominal dollars a would decline because of inflation and/or the cost of borrowing. Therefore, it is important to convert the annual amounts to the equivalent value in constant 2001 dollars before making a II direct comparison between potential revenues and project costs. ' The present value in constant 2001 dollars was calculated by_discounting future tax increment revenues by an annual rate of six-percent This discount rate is,considered equal to the average cost of funds for the City of Petaluma andthe PCDC.it accounts for the cost of inflation; as I well.as the cost of borrowing money (e g:, issuing tax allocation bonds), to approximate the present value of future dollars. Most tax increment will be pledged to the issuance of debt, and only.a small portion of"tax increment will likely be used on a pay as you go basis. ' 2. Growth Assumptions Tax increment revenues are projected by applying the effective property tax rate, assumed at. one percent, to the estimated increased assessed value over the frozen base. Tax increment revenues are generated from the growth in assessed value above the frozen base. Growth in I , assessed property values in the proposed Amended Area is based upon the three factors below: 1 ' Tax increment collectionwould end in.FY 2026/2! in the Existing Area and FY 2045/46 in the Added Area. I Petaluma Community Development Commission [V-11 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 . 1 I • Annual inflation rate The annual inflation rate is assumed at.two percentper year for.properties:that remain in the same ownership. Two-percent is the,maxiinutii annual increase that is allowed by the California State Constitution as a result of_Proposition 13 in the absence of certain events that can trigger a reassessment, such as a sale orconstruction of new improvement. This 2.0 percent`inflation factor is applied to the assessed value of secured property.' 1 • Reassessment adjustment • An annualreassessment adjustment represents the increases in assessed value following property reassessment, which is triggered by: (1) the transfet(sale) of real property, (2) upgrading;of real property improvements due to rehabilitation or..additions to existing buildings, or- (3)'the reassessments of new development to market value:once construction is completed. In this case, the reassessment adjustmentis assumed to be 1.0 percentper year. • New developtnerit . An adjustment for new development>is based onestimates of growth that,will occur with new construction and redevelopmentof:properties. Table IV-3 summarises" thevanticipated development build-out in the Existing Area and Added Area. The estimate of total new development summarized in Table IV-3 is based on projections for specificisites in the Amended,Project Area (Refer to the development tables in Appendix E for detailed annual developmentschedu1es in the Existing and Added.Project Areas.) Graphs IV-1 and IV2 illustrate the growth in assessed value based on these growth assuinptionstfor the Existing Area and:the Added Area. a' Table:IV-3, Estimated.Growth From New Construction and Redevelopment' I� Land Use Existing Area Added Area Residential dwelling units 275 150 Hotel rooms 80 0 Retail/Dining square feet 258,000 0 1 Office square feet 3303;000 168,000 Cinema square feet 40,000 0 • Total Square Feet 628,000 168,000 II Source: Draft Central Petaluma Specific Plan. • 1, I Other assumptions about annuaCintlationart used for unsecured property and the State,Board Assessed:Roll. 7 Estimates are from the Draft Central Peraluma'Specific Plan, and are subject to change once the final Central Petaluma,Spcific Plan has been adopted. Petaluma Community Development Commission IV'=l2 Draft Preliminary Report �. Amended CBD Redevelopment Project December 2000 I II . • riziwolk, \VV." ..., �{ �� N' i � �4 a, f s pp' �m �I T- ls' S ry�",.441,14°044 t nr � �E it-', w ;*— ",&111,,,:i.x gA N tt 400-p s � VAA .fl.yr Nth �, of l� �kk N �, Q i 3 ti 4�Y w , z �4 U o i. adR CZ s .,; ti r. �I p a a u oN "Vitt 14:411,0211410041P k41.10111 4+ •.r U 4.4 te U re _ Ill Vim] •N F_, S-,,, it 44, 4S� ' i" Q r �i _ �, n q 5 i� is 1 L M P I a , "' ,, b . it I r p i v .. M- q • • I 5-40 ',Mt. 0 i'q O o N 0 o I I 0 O O O O 0 0 O O O 00 O O O O 0- O O O O 0 0 O O - i 0 O °O : 0 N., e anreA passassy • 1- 1 \ 1 .- I11E u� '', '(,19111 o c:c 0 ' VIA' � •� ; Abu `P-':nms v 0 ..0 Cn .y' tr lu 1 N r YJ 1. -rat 3 'J-,1. .� rl .•IPSt a"''� O b"� �di {1 I i x e $ ''I u1 � a y i a„ u 00 oo 00 00 00 00 00' oo » M . o' o o' o 0 00 0 0. O O O 0 O O CD 0 0 0 0 0 0 0 6 o in o um, 0. in 0 tr 7 M' rn N (--1 - 4F-7 i anjen passassy i- I . 1 3. PCDC Tax Increment Obligations The PCDC must use the tax increment revenues to fulfill thefollowing.obligations: • County-Retention Fee for Property Tax Administration Sonoma County retainsfeesfor the administration of tax increment revenues. The . projections in this Report'estimate the:county administration fee at one percent of gross tax I revenues. • Pass-through Payments The PCDC currently makes no pass=through payments in the,Existing Area. However, Iaffected taxing entities will begin to receive statutory pass-through payment's in FY 2002/03 from both the Existing andAdded Areas, if the Plan is amended by November 2001.' • II Each taxing entity deriving property:tax.revenue within the Added Area is guaranteed an annual payment from the Agency. These payments are termed.pass-throughs because the Agency would forward this'portion of tax increment.revenues to the taxing entities. The I CRL.provides standard formulas for the calculation of pass-through payments. Each entity would receive a payment in proportion to its property tax levy within the Added Area at the r, • time of Plan Amendment adoption. The pass-through payments constitute the State I Legislature's determination of the payments necessary to alleviate any financial burden of a redevelopment program to affected taxing entities. CRL Section 33607.5(f)(1)(B) states that statutory pass-through.payments.arethe exclusive payments that are required to be is made by a redeveloper-lent agency to-affected taxing entities during the term of a redevelopment plan. (See Section 4 below for further details on these payments.) • Set-Aside for Housing Program .11 Section 33334.2 of the CRL:requires that 20 percent of the gross tax increment revenues collected by the PCDC be used for increasing and/or rmpros ing the community's supply of low and moderate incomehousrng. In other words, 20 cents out of each tax dollar allocated I to the PCDC during the life of the ProjectArea must be channeled into the Housing . Set-Aside Fund to finance the PCDC's programs for affordable housing. Administrative costs related to the implementation of the Housing Program are paid out of the.Housing Set-Aside Fund. • Additional Payments to Basic AidEntities8 Basic aid school entities receive annual payments from an agency in addition to their Istandard pass,through. There are no basic aid districts in the Amended Area. • PCDC Administration II Non-reimbursable PCDC administrative costs in the Existing Area are calculated based on the current cost of administering the CBD Project Arew(about580;000.iri 2000), escalated by three percent per year Administrative costs in the Added Area are projected at 10 percent of tax:increment for non-housing projects in.the Added Area. As described above, this figure does not include the administrative costs.for the Affordable Housing Program. ' ' For plans adopted or amended prior to December 1, 2001,.the CRL provides for tax increment payments to begin in the following fiscal year, FY 2002/03. 11I Basic Aid School Entities are school districts that receive sufficient property taxes to fund operation of the district, and receive no statesubvenuons ocher than per pupil payments. I Petaluma Community Development Commission Amended IV-15 Draft Preliminary Report mended CBD Redevelopment Pcojec� December 2000 1 • • Debt Service Obligations The PCDC issued Special Central Business District Refunding Bonds, Series 2000B dated October 1, 2000. The proceeds of the bonds will be used•to refund the PCDC Tax Allocation Bonds Issue of 1984, Series A. The principal amount of the bond is,$965,000, with about $283,261 in interest over the 10-year repayment period. After the above obligations are met, the remaining;tax:increment revenues'arecaQailable to the PCDC to fund-the Non-Housing Redevelopment Program described in'Chapter`III.of'this Report. The projected annual taxes.allocated to the Agency (in nominal dollars) are presented in Appendix E. 4. Calculation of Pass-Through Payments • The Existing Area was adopted in 1976, prior to the introduction of statutory pass-through • payments. Priot.to 1994, only taxing entities thathad entered into pass-through:agreements with redevelopment agencies were eligible to receive pass-through payments. The PCDC has no pass-through-agreeinentswith taxing jurisdictions in the CBD, and currently has no oblication to makes pass-through payments. Taxing entities in the Existing Area only receive taxes accruable from the.frozen base. Starting in January 1, 1994, under AB 1290, when a redevelopment plan is amended to extend - or increase a fiscal limit,;:as in the proposed Plan Amendment, the Agency must begin to make pass-through paymentsto entities that do:not have pre-existing-pass-through.agreements, following the,'three-tier, CRL-mandated.procedure described below. Thus, these;statutory pass throughs ate applicable in the Existing Area, as well as the Added Area. The PCDC will be required to begin making statutory pass-through payments in both the Existing and Added Areas in FY 2002/03. However, the pass-throughs are calculated based on a different-assessed value base in the Existing;Area,and.Added Area The tier one base year used for calculating tier,one pass-through payments.in the.Existing and Added Areas area: The mandated pass-through is calculated.based on the difference between the assessed value in the particular,year for which'the pass-through payment is being calculated:and the assessed value of the relevant pass-through base year The'incremental assessed value ismultiplied by the property tax levy for each entity, times a mandated set of three tiered pass-throughs. ,Overi Over the life of a Redevelopment Project, each entity will receive its-proportionate share of three"tiers of pass-through payments: • Tier One The Tier One pass-through is-equal,to 20 percentof the_gross tax increment received by the PCDC from assessed value growth above the;frozen base (equivalent to 25,percent of;the net tax increment after the Agency's 20 percent of the housing set-aside is deducted). This annual payment begins when the Agency firsc'receives tax increment;revenues. Pass-through payments are equal to the Housing Set-Aside amount for the first ten years of the Project in the Added Area. FY 2001/02 in the Existing Area. Since the first fiscal limit is reached in the;Existing_Area on September 27, 2001 (the timejimit for incurring debt), the tier-one base year used-for pass-through payments is FY 2001/02. (Refer to Table I-I): Pass-through payment obligations are not retroactive; they'are,initiated the year after the Plan Amendment Petaluma Community Development Commission IV-16 Draft Preliminary'Report Amended CBD Redevelopment Project December 2000 1 I . I1 adoption.' IFY 2000/01 in the Added Area. The base yeartused to-calculate first tier pass-through payments is the same as the base year for Added Area tax,incrementprojections. ., The City of Petaluma can elect to receive the tier one pass-through (its proportionate share of 20 percent of gross tax increment). However, it cannot participate in the tier two and tier I three pass=throughs. This decision to elect is'made before the adoption of the Plan Amendment. This Preliminary Report assumes that the City of Petaluma will elect to • receive its share of the pass-through„although,the City has the option to forego these I pass-through payments:The.City of Petaluma is.projected,to receive approximately $0.9 million in pass-through payments (in constant 2001 dollars) over the 45-year tax increment collection period of the Amended Area. I • Tier Two The Tier Two pass-through is equal to 16.8 percent of theigross tax.increment received by the PCDC from assessed value,growth.above the second tier pass-through assessed value I base: For the Existing Area, this annual payment begins in FY 2012/13 and is calculated based on the assessed value for the Existing Area in FY 2011/12. For the.Added Area, this • annual payment begins in the eleventh year during which the PCDC receives tax increment I revenue for the Added Area, projected to be FY 2012/13: This tier two pass-through is.added to the tier one payment andcontinues through the life of the Added Area. • Tier Three The Tier Three pass-through is equal to 11.2 percent of the gross tax increment received by the PCDC from assessed value growth above the tier three`assessed value base, equal to the assessed value in the thirtieth.tear of tax increment collection. For the Existing Area, there I is no tier three pass-through because'tax increment collection ends in FY 2026/27, prior to this 30-year time period. This annual payment begins the thirty-first year during which the Agency receives tax increment revenue from the Added Area. This tier three pass-through I is added to the tier one and,tier two payments and continues through the life of the Added Area. 1 County Auditor-Controllers are required to make contributions to the Educational Revenue Augmentation Fund (ERAF) on behalf of certain taxing entities within theft jurisdiction. In order to make these payments, an Auditor-Controller may adjust the-levies of taxing entities (also known as AB8 factors), so that their share of the total property tax decreases. Then the I remainder of property,tax is forwarded to ERAF. Not all entities must contribute a share of their property tax to ERAF in this way;`for.example; school districts and taxing entities whose Iboundaries extend across multiple counties are not affected. In Sonoma County, the Auditor-Controller adjusts downward the levies for all entities in each I tax rate area that contribute.to ERAF and creates a separate ERAF line item to reflect the sum of their contributions to ERAF for each tax rate area. The Sonoma County Fiscal Officer's Report for the Added Area contained in Appendix D lists the property tax levies adjusted for ERAF for all of the affected taxing entities in the Project Area. The distribution of the property taxes from the base assessed value is based on these ERAF adjusted factors. As indicated in this Ji ' In the Existing Area, the relevant pass-through base assessed value is the dare when the first fiscal limit is reached. The second tier payments:will begin ten years after the first fiscal limit as reached, and the third tier, thirty years after the first fiscal limit was reached. I Petaluma Community Development Commission IV-17 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 1 Report, about 13.7 percent of property tax revenues from the base assessed value in.the Added Area are allocated to ERAF The levies of all entities that contribute to ERAF, such as the County and the City; are adjusted downward to compensate for their ERAF contribution. Based on conversations with staff from the Auditor's office, this Preliminary Report utilizes the property tax levies not adjusted for ERAF for the:purposeof calculating;:pass-through payments; although State Law does not clearly indicate,whether-or,not-ERAF adjusted or=unadjusted property tax levies (AB8 factors),should be used The Auditor-Controller provided unadjusted levies for the tax:rate areas (TRA) corresponding,to the Existing Areaand the Added Area. Appendix,Dshows,both:the ERAF adjusted factors and the unadjusted;factors (property tax levies not adjusted for ERAF). The Existing Area"is comprised of one tax rate area, TRA 003- 022, and the.Added Area is comprised oftwo tax rate areas, TRA 003-000 and TRA 003-018. • • • - 1 11 1 e ,I 1 0 • H Petaluma-'Community Development Commission IV-i8- Draft Preliminary Repose Amended CBD Redevelopment Project December 2000 21 I I I � G u . L', ti. L L U❑ N BMW rn 'p It' r m"6 ?�' � V " F *�-� Y i- c . yO t o M C w s U O �, •"t a t:ei't u r fi S_ -4.4 car 'c.4 a 'L ,n i E = a 0 8 tf1 W G m sett. ,pd , a � tup O y C ' �.. � :&` ''try .. r N, I w Lk- „ I 1 '1 .I 1 -I. I to 0 •0 - _P ago ti x 'G ,n 0. C\ �ac zN F . re C U '��'3'"' y'`a '" k t = . >.•� raj ,ya yr ' ! K5.3 W}Q.y nVj N t";' ( y Joy 3 ' .p . 'tyQ Fa �„,� 3 , to ' '� d am onp� y L o o� � ME .. G III '-� �rl� G O mv ` z a r N -0 w Q 1 I 1 . ;, G. Tax Increment Projettions 1. Gross Tax Increment Revenues Gross Tax Increment Revenues are-presented below in both future value (nominal) dollars and present value (constant) dollars. The-purchasing power of nominal dollars would decline 1 because of inflation and/or the cost of.borrowing. Therefore, it is important to convert the ` annual amounts to the equivalent value in constant 2001 dollars in order to compare potential revenues and project costs. , The Amended Project Area is projected to generate $1`11:8 million in gross tax,increment revenues in nominal dollars ($53 5(million from the Existing Area and $58.3 million from the Added Area) over the remaining,life of the Amended Redevelopment Plan." After the PCDC pays $1.1 million in county property tax:administrative fees, $26.6,million in pass-through obligations-and $1.1 million,an debt service obligations, approximately $83.0 million will be available to accomplish its,Redevelopment Program (both non-housing and affordable housing �l activities). Tables A,-B and:C in Appendix'E provide tax increment projections,for the .Amended Area, the Existing.Area and the Added Area. • In constant 2001 dollars, tax increment revenues available for the Redevelopment Program (including affordable housing.and non-housing programs and PCDC administration expenses) are projected to be approximately$26.5 million. ITable IV-4 summarizes the total tax`increment revenues available to the PCDC over the tax increment collection period of the Amended Redevelopment:Plan, in nominal dollars and I constant-2001 dollars. • Table IV-4 Summary of Projected Tax Increment Revenues Through Remaining Life of'the Amended Plan Amended CBD.Project Area 1. Nominal Constant Dollars 2001.Dollars Tax Increment(Tb) Allocated to PCDC 111,823,656 34,443,402 Less:County.Property Tax Admin Fee L118,237 344,434 Less: Pass-Throughs.to Entities 26,637,376 6,777,508 111 Less: Debt Service Obligaions 1,065,674 826,944 Tl Available to PCDC After Obligations 83;002,369 26,494,516 I Less: Housing Set-Aside 22,141,084 6,819;794 l Tax Increment Available for Non-Housing .60;861-,286 19,674,723 Less: PCDC Non-Housing Administration Costs 6,040,4 77 2,06 7,415 TI Available for Non-Housing Project 54,820,809 17,607,307 I n The PCDC can collect tax increment from the Existing Area for 25 more years and the tax increment collection period for the Added.Area is 45 years. • Petaluma Community Development Commission IV-Z1 Draft Preliminary Report Amended CBD Redevelopment Project December 2000 The tax increment:shown in Table IV-4 reflects.;the combined revenues over the remaining 25-year tax increment collection period of the Existing Area and the 45-year tax;incremenf collection period of the Added Area Tax increment revenues will accrue over time, with limited revenues in the early years of< nplementation,thatwill grow as the-assessed value of the Amended,Project Area increases. For detail on tax increment projections, refer to Appendix E. Tables IV-5 and IV-6 show tax incrementrevenues available to fund the Amended - • Redevelopment Program in nominal and''constant 2001 dollars, on an annual basis. 2. Tax Increment Available for Affordable Housing Activities �I The PCDC will deposittwenty percent of gross tax increment revenues into the.Housing '' Set-Aside Fund over the life:of the Amended Plan; equal to about $22.1 million in nominal dollars. This amount is',equivalent to about $6.8 million in constant 2001 dollars. The 20 percent Housing Set-Aside funds=will be the primary source of funding for affordable housing in the Amended Project Area. Any excess tax increment afterdebt service for the Non- Housing Redevelopment Program will also be-available to the PCDC far Rousing activities. 11; Tables IV-5 and IV-6 show the projected tax increment revenue available for affordable housing, on an-annual.basis. 3. Tax Increment Available for Non-Housing Activities '. After fulfilling:its affordable housing and pass-through obligations, the PCDC is projected to receive approximately $60.9 million in,tax increment revenues in nominal dollars to fund the Non-Housing Redevelopment Program and associated`administrative costs.This,amount is equivalent to about $19.7 million in constant 2001 dollars. (See Tables IV-5 and IV-6.) • • I. 1. • • I Petaluma.Communay Development Commission IV-Z? Draft Preliminary:Report Amended CBD Redevelopment'Prot ect December 2000 1 , I . Table IV-5 Summary of Annual:Projected Tar Increment.Revenue PetalumaiCBDfRedevelopment Amendment - Amended Project-Area (In Nominal Dollars) Year ,Fiscal 20% Housing, Non-Housing Activities (N) Year Set-Aside Administration Projects Total 0 2000 /01 $0 $0 $0 $0 1 2001 /02 $100,498 $80,000 $189,933 $370,431 2 2002 /03 $159;691 $87,500 $395,969 $643,160 3 2003 /04 $213,177 $95,759 $533,659 $842,596 4 2004 /05 $252;985 $102,705 $635,413 $991,103 5 2005 /06 $290,156 $110,195 $738,938 $1,139,290 6 2006 /07 $336;880 $116,382 $886,066 $1,339,327 7 2007 /08 $357,264 $122,847 $913,154 $1,393,266 I 8' 2008 /09 $379;023. $129,571 $971,965 $1,480,557 9 2009 /10 $397,774 $135,398 •$1155,365 $1,688,538 10 2010 ./11 $427,248 $141,457 .$1,247,797 $1,816,502 11 2011 /12 $457•,817 $147,731 $1,333,719 $1,939,267 12 2012 /13 5495,364 5153,479 $1,424,889 $2,073,733 13 2013 /14 $549,061 $159,428 $1,568,528 $2,277,017 is 14 2014 /15 $600,634 $164,236 $1,681,572 $2,446,441 I 15, 2015 /16 $650,585 $169,520 $1,786,391 $2,606,496 16 2016 /17 $673,125 $174,961 $1,784,228 $2,632,314 17 2017 /18 $696,91-2 $180,565 $1,833,598 $2,711,076 II 18 2018 /19 $721,405 $186,337 51,884,430 $2,792,172 19 2019 /20 $746,623 $192,280 $1,936,769 $2,875,673 20 2020 /21 $772,590 $198,402 $1,990;658' $2,961,650 21 2021 /22 $799,326 $204,705 $2,046;144 $3,050,176 22 2022 /23 $826,856 $211,197 $2,103,275 $3,141,328 23 2023 /24 $855;201. $217,883 $2,162,099 $3,235,184 24 2024 /25 $884,388 $224,769 $2,222,667 $3,331,823 I 25 2025 /26 $914,441 $231,860 $2,285,030 $3,431,330 26 2026 /27 $945,385 $239,163 $2,349,242 . $3,533,789 27 2027 /28 $282,557 • $74,156 $667,407 $1,024,120 28 2028 /29 $293,707 $76,726 $690,535 $1,060,968 29 2029 /30 $305,187 $79,372 -$714,347 $1,098,906 30 2030 /31 $317,007 $82,096 $738,864 $1,137,967 31 2031 /32 $329,177 $84,901 $764,107 $1,178,184 32 2032 /33 $341,707 $87,208 $784,870 $1,213,784 33 2033 /34 $354;608, $89,583 $806,248 $1,250,439 34 2034 /35 $367,891 $92,029 $828,259 $1,288,178 II 35 2035 /36 $381,567 $94,547 $850,922 $1,327,036 36 2036 /37 $395,649 $97,140 $874,256 $1,367,045 37 2037 /38 $410,148 $99,809 $898,282 $1,408,239 38 2038 /39 $425,076 $102,558 $923,019 $1,450,653 39 2039 /40 $440,447 $105,388 $948,490 $1,494,325 40 2040 /41 5456.273 $108,302 $974,716 $1,539,290 41 2041 /42 $472;568 $111,302 $1;001,718 $1,585,589 ii 42 2042 /4 $489,347 $114,391 $1,029,522 $1,633;260 43 2043 /44 $506,622 $117572 $1,058,149 $1,682,344 44 2044 /45 $524,410 $120,847 51,087,626 $1,732,384 45 2045 746 $542,726 5124,220 51,11.7,977 $1,784.922 TOTAL $22;141,084 $6,040,477 554,820,809 .583,002,369 I Amended CBD Redevelopment Project Petaluma Community Development;Commission Draft Preliminary Report 1. Table IV-6 Summary of Annual Projected Tax Increment Revenue Petaluma CBD Redevelopment Amendment -..Amended Project.Area (In Constant2001 Dollar"s)' Year Fiscal 20% Housing Nod-Housing,Activities (N) Year Set-Aside Administration Projects Total �''' . 0 2000 /01 $0 $0 $0' $0 1 2001 /02 $94,809 $75,472 $179,182 $349,463- • 11) 2 2002 /03 $142,124 $77;875 $352,411 $572,410 3 2003 /04 $178,988 $80,401 $448,071 $707,460 4 2004 /05 $200,388 $81,352 $503,307 $785;046 ' 5 2005 /06 ' $216,822 $82,344 $552,177 $851,344• 6 2006 /07 $237,487 $82;045 $624;641 $944,173 7 2007 /08 $237,601 $81,701 $607,300 $926,601. 8 2008 /09 $237,804 $81,294 $609,822 $928;920. e 9 2009,/10 $235,442 $80,142 $683,859 $999;443 10 2010 /11 $238,573 $78;989 $696,763 $1,014,325= 11 2011 /12 $241,172• $77;823 $702,586 $1,021,581 12 2012 /13 $246,181 $76;275 $708;126 $1,030,582. ` • 13 2013 /14 $257,421 $74,746 $735,387 $1,067,554 14 2014 /15 $265,661 $72,642 $743,761 $1,082,063. 15. 2015 /16 $271,466 $70,735 $745,399 $1,087,600 16 2016 /17 $264,973 $68;873 $702,355 $1,036;201 17' 2017 /18 $258,808 $67,056 $680,933 $1,006,797 18'' 2018 /19 $252,740 $65,282 $660,199 $978;220 19 2019 /20 $246,769 $63,551 $640,127 $950,447' 20 2020 /21 $240,897 $61,863 $620,697 $923,456 21 2024 /22 $235,126 $60,215 $601,884 $897;226' 22 2022 /23 $229,457 $58,608 $583,670 $871,735 23' 2023 /24 $223;889 $57,041 $566,032 $846;962 24 2024 /25 $218,425 $55,513 $548,951 $822,889 25 2025 /26 5213 063 $54,023 $532,409 $799,495 26 2026 /27 $207,805 $52570, $516;387 $776,762 1. -- 27 2027 /28 $58;593 $15,378 , $138;399 $212;370 28' 2028 /29 557;458 $15,010 $135,089 $207,557 ' 29 2029 /30 $56;324 $14,649 $131,838 $202,810' 30 2030 /31 $55,194 $14,294 $128,644 $198,132 31 2031 /32 ' $54,069 $13,945 $125508 $193,522. 32 2032 /33 $52,950 $13,51`3 $121,621' $188,085 �' 33 2033 /34 $51;839 $13,096 $117,862 $182,797 34 2034 /35 $50,736 $12,692 $114,226 $177,655 35 2035 /36 $49,644 $12,301 $110,709 $172,654 it 36 2036 /37 $48,562 $11,923 $107,307 $167,792 37 2037 /38 $47,492 $11,557 $104,015 $163,064 .38 2038:'/39 $46;435 $11,203 $100,830 8158,468 39 2039 /40 $45,390 $10,861 $97,747 $153,998 40 2040 /41 $44;360 $10,529 $94,764 $149,653 ill . 41 2041, /42 $43,344 $10,209 $91,877 $145,429 42 2042. /43 $42,342 $9;898 $89;082 $141,322 43 2043 /44 $41,355$ 9; 597 $86,376 $137,329 it 44 2044 /45 $40,384 $9,306 $83,757 $133,448 45 2045' /46 $39,429 $9,025 :$81,221 $129,675 : TOTAL $6,819,794 '$2;067;415 $17607,307 $26,494,516 Amended CBD'Redevelopment-Project Petaluma Coirimunity Development Commission - . Draft.Preliminary Report t . .1 H. Financial Feasibility of the Amended Redevelopment Program This section demonstrates why tax increment revenue.made possible through the Amended CBD Redevelopment Plan will bea necessary part of the overall financing program to eliminate blighting conditions in the Amended Project Area'. Together with other public and private revenue sources, tax increment revenues will be,a critical funding component in helping the City of Petaluma to meet the costs required to implement.the Amended Redevelopment jI Program. To evaluate the feasibility of the Amended CBD Redevelopment Project, the following analysis compares the Amended Redevelopment Program's costs and tax increment revenues. As �. previously shown in Table IV-1, the net cost to the PCDC to complete'the Amended Redevelopment Program (including administration costs) is approximately$16.7 million in constant 2001 dollars. The PCDC is projected to receive about $26.5 million in tax increment,revenue for the Redevelopment Program (in constant 2001 dollars). The PCDC is expected to require about I' $6.8 million for affordable housing activities, $16.7 million for other,non-housing activities, and $2.1 million for non-housing administration. Thus, the PCDCwill have sufficient funds to support its Amended Redevelopment Program, but little available surplus, as shown in ITable IV-7. . Table IV-7 I. Comparison.of Estimated Tax Increment Revenues and Funding Requirements (2001 dollars) ITax Increment Available'for Projects" $26.5 million .1 Less: PCDC Non-Housing Prograin Funding Requirementst2 $16.7 million Less: Projected Administration Expense for Non-Housing $2.1 million Activities 1 Less: PCDC Housing Program Funding Requirements' $6.8 million FUNDING SURPLUS $0.9 million it • I :,I . " Present value of-future tax increment revenues projected to be available for implementation of the Amended Redevelopment Program (includes housing, non-housing and non-housing administration costs).See Appendix E for details. li '2 See Table IV-1. 13 See Table IV-6. I Petaluma Community Development Commission IV-25 Draft.Preliminary Report Amended CBD Redevelopment Project December 2000 • 1 Although the,estimated project costs and the projected revenues will vary over timefrom those set forth in the-estimates:and projections presented in this chapter, it is>reasonable,to conclude that the Amended Redevelopment Project will be financially feasible over the remaining life of the Amended Plan.1q I. Reasons Why Tax.Increment Financing Is Necessary This chapter demonstrates the general economic:feasibility of the Amended CBD Redevelopment Project and the reason for including the provision for thedivision of taxes pursuant to-Section 33670 in the Amended Redevelopment Plan, as required by law. As discussed in this;chapter,.the costs to alleviate documented blighting conditions substantially exceed available funding from public and''private sources. Tax increment financing (as outlined in Sections E, F and G.of this chapter) is the only source available to the community to fill the . substantial between the costs of the Amended Redevelopment Program and other public . and private revenue sources. • Because these projects and activities are critical,to the,revitalization and conservation of the Amended Project Area;:tax increment'financing'is needed to assist in funding these projects. Tax increment,financing has been and will continue to be the critical funding source that will I help theCity of Petaluma fund the Amended CBD Redevelopment Program's cost. • 1 1 t 14 The tax increment projections;are intended,only as!estimates'that are based on the best.available information as of December 2000 :Actual tax increments may be higher or lower than indicated in the model. The development projections shown in Appendix h"are not int •nded to predict future development, hut rather-to provide a reasonable estimate on an average annualized basis, of potential tax increment growth resulting from the increase in assessed value resulting from new development. Petaluma Community Development Commission IV-26 Draft Preliminary Report Amended CBD Redevelopment Project - Decemberw2000 I . I' APPENDICES PRELIMINARY REPORT PETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PLAN AMENDMENT I APPENDIX A: SOURCES APPENDIX B: AMENDED PROJECT AREA BOUNDARY DESCRIPTION APPENDIX C: PHOTOGRAPHIC DOCUMENTATION REMAINING BLIGHT IN EXISTING AREA BLIGHTING CONDITIONS IN ADDED.AREA APPENDIX D: REPORT OF THE COUNTY FISCAL OFFICER 1 APPENDIX E: TAX INCREMENT PROJECTIONS APPENDIX F: SUPPLEMENTAL TABLES ADVERSE ECONOMIC CONDITIONS' 1 1` 1 APPENDIX A; SOURCES I 1 1 1 1_ I SOURCES Bibliography The California Community Redevelopment Law, Part I of Division 24; Community Development and Housing, of the Health and Safety-Code beginning at Section 33000. A Legal Guide to California Redevelopment, Law Offices of Goldfarb &Lipman, 1994 (Second) Edition. I Bicycle Plan, City of Petaluma,.Draft, Petaluma Bicycle Advisory Committee, October 1999. Central Petaluma Specific Plan, Draft:Septetnber 1998. Central Petaluma Specific Plan: Opportunities and Constraints Synthesis Report,June 3, 1997 ICentral Petaluma Specific Plan/EIR,'iii istrattve Draft; December 19994nd'Draft January 1999, Circulation Improvements, City of Petaluma Capital Improvement Plan FY 1998/99 to 2002/03, Draft City of Petaluma, September 2, 1998. Environmental Impact Report, Petaluma Community DevelopmentCommission,June, 1988. IFastmap of Petaluma,June 1998. I Five-Year Implementation Plan 2000.2005 for Historic Downtown Petaluma, Petaluma Community Development Commission, April 3, 2000. Historic Downtown Petaluma FY 1997.298 Annual Report, Petaluma Community Development Commission. Historic Downtown Petaluma FY 1998-99 Budget, Petaluma CommuriityDevelopment,Commission, IDecember2, 1998. Map—City of Petaluma, California, CentraFBusiness District Plan Amendment Survey Boundary. I Official Statement Of the Petaluma CominunityDeveloprrient Commission,:Petaluma Community Development Project tax Allocation Bonds, Series 1992A',January 0, 1992, Petaluma CBD Redevelopment Plan, Approved, Petaluma Community Development-Commission, September 27, 1976. Petaluma Business Park and Industrial Development Survey, Planning Department, 1997. Petaluma Development Commission FY 1999.2000 Adopted Budget PCDC Resolution#2000-03, February 7,2000. liPetaluma's Economic Base, Technical Background Report, Mundie-&Associates, December 9, 1985. IPetaluma General Plan 1987-2005, City Council and Planning;Commission, 1986. Petaluma Housing Element 1990-1999. Amended August 1993: Revised September 1991. I Petaluma Community Development Commission Preliminary Report Scifel Associates Redevelopment Plan Amendment 1 Petaluma Redevelopment Strategy, Seifel Associates, August 1998. Petaluma River Access and Enhancement Plan, Area Plan, May 1996. Petaluma River, California- Detailed Project Report for Flood Control, U.S. Army Corps,of Engineers - San Francisco District,November 1994. Preliminary.Market Assessment of Central Petaluma Specific Plan Area Memorandum Report, 1~ Economics Research Associates, May 9, 1997. , Data Sources: Pass-Through,Agreements with the County of Sonoma and School Districts Sonoma County Property System, Print of Multi-Year Tax Rate File for 1997-98, September 1997. I I i 1 1 I 1 I Petaluma Community.Development Commission Preliminary Re-port Seifel Associates` Redevelopment Plan Amendment , I City of Petaluma and Petaluma Community Development Commission Staff: Gene Beatty, Deputy Director I Paula Comyn, Intefim Finance Director Bonnie Gaebler, Housing Administrator Paul.Marangella, Management Consultant Richard Rudnansky, City Attorney Frederick Stouder; Executive Director Pamela Tuft, Director of General Plan Administration Other Organizations and Persons Consulted: I Marian Breitbart, Kelling, Northcross &Nobriga, 510-839-8200 David Brodsly, Kelling,Northcross.&Nobriga,510.839-8200 Brent Hawkins, Attorney, McDonough,,.Holland &Allen, 916-444.3900 Gerald Ramiza, Attorney, McDonough, Holland & Allen, 510-273-8780 Pam Johnston, Property Tax Division, County of,Sonoma Auditor Controller 707-565.3279 Rick Strobel, County of Sonoma Auditor Controller 707-527-2631 Traci Silva, Keegan&Coppim Company, Inc. ONCOR International, Real Estate Brokers, 707-528-1400 Bryant Moyniham, Nexus, 707-769.5280. ' Rhonda Deringer, Realtor, 707-528-1400 I I I I '1 I a II . This report was prepared by the Petaluma Community Development Commission in association with Seifel IAssociates and McDonough,.Holland &-Allen. I. Petaluma Community Development Commission Preliminary Report Seifel Associates Redevelopment Plan Amendment 1 • APPENDIX B: AMENDED PROJECT AREA BOUNDARY DESCRIPTION I • :1 I. 1 1 • • Legal Description for: Amended. Central Business District Area Boundary CITY OF PETALUMA, COUNTY OF SONOMA, STATE OF CALIFORNIA All those certain lands situated,and being within the City of Petaluma,.County of Sonoma, State of California and lying within the area bounded by the following described line: Commencing at a corner on the Central.Business District Redevelopment Area Boundary, (City of Petaluma Ordinance No. 1221 N.C.S., dated 27 September, 1976,;said point of commencement lying on the southwest line of Liberty Street andlbeing the southeasterly corner ' the lands of the Roman Catholic Bishop of Santa Rosa, as described,in that certain deed recorded in Book 1914, Page 337 official records of Sonoma County,AP# 008-042-002; Thence North 22° 21' 00" West along the northeast line of said lands of the-Roman Catholic Bishop of Santa ' Rosa, along the southwest line of Liberty Street and along said Central Business District Redevelopment Area Boundary a distance of 85.70 feet more or less to the northeast corner of said lands of the Roman Catholic.Bishop of Santa Rosa,said northeast corner being the True 1 Point of Beginning, (P.O.B.) of this•Amended Central Business District Area Boundary; Thence leaving said Central Business District;Redevelopment Area Boundary South 67° 40' 00" West along the northwest line of said lands of Roman Catholic Bishop of Santa Rosa and along the northwest line of lands of St. Vincent's Roman Catholic Church as described in that certain deed recorded.in Book 0018, Page 177 official records of Sonoma County, AP# 008-042- 004 a distance of 200.44 feet tothe northwest corner of said lands-of St. Vincent's Roman Catholic Church; Thence.continuing South'67° 40' 00" West across Howard Street a distance of 78.43,feet more or less to the northeast corner of the lands of Baker as described in that certain deed recorded in Book 0030, Page;,630,official records of Sonoma County, AP# 008-044-001 said northeast corner being also on the southwest line of Howard Street; Thence North 49° 08' 39" West across Western Avenue a distance of 78.43 feet more or less to the east corner of the lands of Baccala as described in Document No. 1992-0150954, AP#006-394-016;, Thence ' continuing North 49° 08' 39" West along the southwest line of said Howard Street and along the northeast lines of the following described parcels, The lands of Baccala as described in Document No. 1992-0150954, AP# 006-394-016, The lands of Gonsalves as described in Document No. 1997-0036452, AP# 006-394-013, The lands of Galatolo:as described.in Document No. 1996-0041070, AP# 006-394-011, The lands of Williams as described in Document No. 1984-0065148: AP# 006-394-007, The lands of the Guggenheim Family Trust as described in Document No. 1996-0076871, AP# 006-394-006, And the lands of Siri, et alas described in Document No. 1992-0052922, AP# 006-394-005 i 1 1 1 A distance of 281.70 feet,more or less to the north corner of said lands of Siri,et al as described in Document No 1992-0052922, AP# 006-394-005; Thence continuing North 49° 08' 39" West ' across Harris Street a distance-of 60.09 feet more or less to the east corner of the lands of Pimentel as described in Document No 1991-0059245, AP# 006-393-011; Thence continuing North 49° 08' 39" West along the,southwest line of said Howard Street and along the northeast lines of the following described.parcels, The,lands of Pimentel as described in Document No. 1991-0059245, AP# 006-393-011, 111' The lands of Gow as described in Document No 1994-0141032, AP# 006-393-009, And the lands of Schor as described in Document No. 1999-0138106, AP# 006-393-015 A distance of 199.60 feet more ror.less to the north corner of said lands of Schor as described in Document No. 1999-0138106; AP# 006-393-015; Thence continuing North 49° 08' 39" West ' across Stanley Street a distance of 60:09 feet more or less to the east corner of the lands of the Jennings Trust as described in Document No. 1996-0017160;,AP# 006-311-010; Thence continuing North 49° 08,' 39" West,along the southwest line of said Howard Street and along the northeast lines of the following described parcels, • The lands of the Jennings Trust as described in Document No. 1996-0017160, AP# 006-311-010, The lands of the Bles Trust as described in Document No. 1995-0022416, AP# 006-311-009, And the lands of Nicholas as described in Document No. 1989-0104529, AN 006-311-016 A distance of 112.53 feet more or less to the northeast corner of said lands of Nicholas as described in Document No. 1989-0104529, AP# 006-311-016; Thence continuing North 49° 08' 39" West across Washington Street a distance of 166.30 feet more or less to a point on the east line of the lands of the Goebel Trust as described in Document No. 1999-0094715,AP# 006- 311-024; Thence continuing North 49° 08' 39" West along the southwest line of said Howard Street and along the northeast.line of the Goebel Trust as described in Document No.,1999- 0094715, AP# 006-311-024 a distance bf 100.00 feet more or less to the northeast corner of said Goebel Trust as described in Document No 1999-0094715, AP#006-311-024; Thence North 79° 33' 19"East across Howard Street a distance of 89.69 feet more or less to the northwest corner of the lands of the Madick Trust, et al as described in Document No 1993-0122557, AP# �> 006-272-001, said northwest corner being also on the south line of Union Street and said lands of the Madick Trust, et al lying:inside of this Amended Central Business District Area Boundary; ' Thence North 68° 10' 00" West-along the south line of said Union..Street and along the north lines of the following described parcels lying inside of this Amended Central Business District Area Boundary, The lands of said Madick Trust as described in Document No. 1993-0122557, AP# 006-272-001, The lands of Gentry, et al as described in,Document No. 1980-0024185, AP# 006-272-002, ' The lands of Bowman Trust as described in Document No. 1992-0100063,AP# 006-272-003, The lands of the Marquez Trust as described in Document No. 1999-0148406,AP# 006-272-004, And the lands of Hankerson as described in Document No. 1987-0096530,AP# 006-272-005 1 I 1 • a.distance of 365.65 feet to the northeastcomer of said 1ands,of Hankersonvas described in Document No 1987-0096530, AP# 006-272-005; 'Thence continuing North 68° 10' 00" West across Keokuk Street a distance of 70:39 feet more or less to^the northwest corner of the lands Burgess, et al as described in Document No 1996-.0089127, AP# 006-273-010 said northeast corner being on the east line.of said Keokuk Street; Then.ceSouth 27° 51'00" East along the ,I west line of said lands of Burgess, et al, and along the east line of said Keokuk Street a distance of 61.82 feet more or less to the southwest comer of said lands of Burgess, et al; Thence North 67° 40' 00" East along the south line of said,lands of Burgess, et al a distance of 99.50 feet more or less to the southeast corner of said lands of Burgess, et al,-said corner being on the west line of Pepper School Alley and also being the_northeast corner of the lands of Zamvil as described in Document No. 1998-0144338, AP# 006-273-012, said lands:lying inside of this Amended Central Business District Area Boundary; Thence South 27° 51'00"East along the east line of said lands of Zamvil and the west''line.of Pepper School Alley'a distance of 62.39 feet more or less to a point of intersection of said east line of Zamvil with the westerly prolongation of the north line of the lands of Fatehi, et al as,described in Document No 1989-0108436, AP# 006- 273-023, said lands of Fatehi, et al lying;inside of this Amended Central Business District Area Boundary; Thence North 67° 40' 00" East'across said Pepper School Alley and along said north line of Fatehi, et al, a distance of 110.40 feet more or less to the northeast corner of said lands of Fatehi, et al, said northeast corner being on the west line of Liberty Streetand being also a point ' on the Central Business District'Redevelopment Area Boundary; Thence along the Central Business.District Redevelopment Area Boundary South 28° 37' 00"East a distance of 59.46 feet more or less to the southeast comer of said lands of Fatehi, et al; Thence South 25° 39' 55" East ' continuing along said Central Business,District Redevelopment Area Boundary and across Washington Street a distance of 70.12 feet more or less the northeast comer of the lands of Golden West Savings and Loan as described in Book 2436 Page 932 official records of Sonoma County, AN 006-361-031, said lands lying inside of this Amended Central Business District Area Boundary and said northeastcomer=being;also on:the west line of said Liberty Street and the Central Business District Redevelopment Area Boundary; Thence South 22° 21" 00" East continuing along said Central Business District Redevelopment Area Boundary and along the west line of Liberty,Street a distance of 599.90 feet more or less to the southeast corner of the lands of Mickles as/described in Document No 1987-0073142,AP# 006-361-023, said lands lying inside of this Amended Central Business District Area Boundary and said southeast corner being also on the west line of said Liberty Street andthe Central Business District Redevelopment.Area Boundary; Thence South 22° 21" 00" East continuing along said Central Business District Redevelopment Area Boundary and across Western Avenue a distance of 70.00 feet more or less to the True Point of Beginning, (F.O.B.) of this Amended Central Business District Area Boundary. 1 Containing 10 acres more or less. All lands referenced herein lie outside of this Amended Central Business District Area Boundary unless otherwise noted. All Document Numbers referenced herein refer to official records of Sonoma County. 1 3 I The intent of this legal description is to affect that portion of the lands above described for the orderly development of the City of Petaluma Project No 8508 Central Business District Plan I Amendment. This legal description was compiled in the offices of Bradley A. Thomas & Associates from record deeds, mapping and legal descriptions obtained from the City of Petaluma and the County of Sonoma,during March of 2000. Neither gaps nor gores are intended 1 to be created where record or field survey information may in conflict. n ,-•� Prepare v �4 y f;� 1 II.Ygdpl a. � No.5520 s s�>-A930-200 �r• 0 Bradley A. Thomas, PLS 5520 ' FOF c A4IFOF` My License expires 9/30/2000 4,..„...._—,-- ' Bradley A. Thomas &Associates '+ " .�__ Y Yt e p6 (707)93&4390 WINDSOR ENGINEERING^LAND SURVEYING 3j 1 r IRe he ai 821-eie3 '+.¢�) E-mill sunrya�pa9e0.rc( 8465 Old Redwood Highway Suite 201 'Windsor.California 95492 I 31 March, 2000 File No.:2000 WO 11 Page 4 of 4 I I I I I . I4 • • Amended Central Business District`Boundary Legal Description 1 (Eastern Added Area) 161:57) Butterscotch Color on Map. 1 1 1 i I . 1 AMENDED CENTRAL BUSINESS DISTRICT AREA BOUNDARY 1' • LEGAL DESCRIPTION All of those certain lands;situated and being within the City of Petaluma,;State of California and lying within the area bounded by the following described line: Commencing at the intersection of the centerlines of "D" Street and 4th Street as;said streets are laid down and shown on.the "Map of the City of Petaluma, December 1865" • prepared,from the survey by James T. Stratton, Esq., U.S. Deputy-Surveyor, filed in.the office of the Sonoma County Recorder in Folder No 9;thence.'southeasterly along„the centerline of 4th Street 33 feet to the intersection of the projection of the southeasterly line of "D” Street with said centerline, thence-southwesterly along said projected, sideline 33 feet to the intersection of the southwesterly and southeasterly side lines of said:4th'Street-and "D" Streets, said point of intersection being the TRUE'PO1NT OF BEGINNING of:the following description:-Said point also being the.Point.of Beginning of the:``CENTRAL BUSINESS DISTRICT"Redevelopment Area boundary (City of Petaluma ordinance No 1221 N C.S. September 27, 1976); thence leaving said Point of Beginning along the,southwesterly.'line of Fourth Street, (said-line also-being the most northeasterly line of Lots 86 and 85 as shownupon the above mentioned Map . of the City'of Petaluma), South 64°02•' East, 300.8 feet to the most southeasterly`corner q� ,. of said lot 85 ,thenee continuing,South 64°02' East;66 feet and crossing "E" Street to ithe most southerly corner of the intersection of"E" Street and Fourth Street,thence North 25°58' East, 66 feet:to the most easterly corner of said•intersection,jhence along the southeasterly line of"E" Street;North 25°58' East, 117:9 feet to the most westerly : corner of the Landsof Harris as described in Deed,recorded in Book 2657,Official ' Records at Page 375,thence leaving the southeasterly line of "E" Street and along.the southwesterly line of said lands of Hams South 64°02' East,509 feet to the most southerly corner of said'Lands of Harris,thence.leaving said corner and-along:the northwesterly Line of the Lands ofiSmith as described:in Deed recorded in Book 2420 of Official Records, at Page 923, South 25°58' West, 18:25 feet to the most southerly corner of said Lands'of Smith; thence along the southwesterly line of said lands South 64°02' Fast, 50,5 feet to the=most southerly corner of the Lands of Smith; thence leaving;said corner and along the northwesterly.line of the Lands of Buckley as described in Deed recordedbunderpocument:No. 91-002334, Official Records, South 25°58' West, 11.75 feet to the most:westerly corner of said lands;'thence,along,the;southwesterly line of said lands, South 64°02' East, 48:4 feet to the most southerly corner of said lands; thence along the southeasterly line.of said IandsNorth,25°58' East, 11.75 feet to a.point on said line; thence leaving said southeasterly line of the Lands of Buckley and along the southwesterly lines of Buckley, Levin;and;Griffith,as,described in deeds recorded ' under Document.Numbers 84-025644, 89-074802 and'97-009035, Official Records, South 64°02' East, 185 feet to the northwesterly line of"F" Street thence continuing _ I South 64°02' Fast, 50 feet tci a point on the southeasterlyline.of"F" Street said point being the mostwesterly corner of the Landsof Husary as described indeed.recorded Pagel of 5 _ 1 I ' under Document No 86=041689, Official Records •thence{along the southwesterly lines of said Lands of Husary and the Lands of Simon, Maffei, Friedrich, Arcy, Williams and Elwell as described in deeds recorded under Document Numbers 86-041689, 89-017763, 98-112665, 81-000659, 98-135635, 92-112083-and 94-074028, Official Records, the following courses and distances: South 64°02' East, 21612'feet; South 25°58' West, 19.5 feet; South 64°02'East,50 feet; North 25°58' East, 20•feet; South 64°02' East, 92.2 feet; ' South 25°58' West, 35 feet and'South 64°02' East, 50:5 feet to the`northwestline of"G"_ Street; thence southeasterly 66 feet, more or less, to apointion the southeasterly line of I "G" Street, said point being the most westerly corner of the Lands of Shatara as described in Deed recorded under Document No 80-077324, Official Records, thence along the southwesterly and southeasterly lines of Shatara South 64°02'East, 75.06 feet;.thence I North 25°58' East, 1515 feet to thermost westerly corner of the Lands of Parkinson as recorded under Document No 83-033746, Official Records, thence along the south- westerly and southeasterly lines of Parkinson South 64°02' East; 75:06 feet and North I 25°58' East, 9.75 feet to the most westerly corner of the Lands of Pollack as described in Deed recorded under DocutnentNo: 96-102989, Official Record's, thence along the southwesterly lines of said Lands of Pollack and southwesterly lines of the Lands of I Smith and Sykes as described-in Deeds recorded in Book 2846, Official Records at Page 810 and Book 2851, Official Records at Page 345, South 64°02'East, 150.3 feet to the northwesterly line of"H" Street,thence continuing South 64°02' East, 66 feet to a point ' t, on the southeasterly line of t" Street, said point being the most westerly corner of the Lands of Scangarello as described in deed recorded in Book 2299,Official Records at I Page 395; thence along the southwesterly line of said Lands of Scangarello and the south- westerly lines of Dowd, Amen, Gavriloff and Bundesen as described by Documents and Deeds recorded as 95-048157, 95-074454,.89=118278;Book;2025 at Page:906,and 98- ' 046728, Official Records, South 64°02' East, 300.0 feet to the northwesterly line of"I" Street; thence continuing southeasterly, 66 feet to a point on the southeasterly line of"I" Street, said point being the most westerly,comer of the`Lands of Zipperle (2668 O.R: _ I 897) as shown on'that certain City of Petaluma Parcel.Map No. 96, filed in Book 233 of Maps at Page 18, Official Records;:thence from said westerly`corner South 64°02' East, 100.00 feet to the northwesterly line.of theLands ofWilen is described under Document I No 91=004996, Official Records; thence along the northwesterly and southwesterly lines of said Lands South 23°58' West, 50 feet and South'64°02' East, 50 feet to the northwesterly line of theLands-of Diamondhead Incorporated(3602 O.R. 426) as I said line is shown on the Map of Diamondhead Condominiums", filed in Book 315 of Maps at pages 33-34; Official Records,thence along the northwest, southwest,and southeast lines of said Lands as shown on saidr map the following courses and distances: I South 25°58'00" West, 216.0.feettoia '/z inch iron pipe; thence South 64°02'00"Fist, 159.63 feet to a ''A inch iron pipe; thence South 26°09'40" West, 202.01 feet to a 'A inch I iron pipe; thence South 63°56'30"East, 49`.87 feet to a '/� inch iron pipe; thence North 26°09'40" East, 202.09 feet to'a 'A inch;iron,pipe;thence North 25°58'00" East, 158.0 feet, more or less, to the most westerly corner of the Lands of Mullins as described '/ by deed filed in Book 3041, Official Records at-Page 245; thence along the southwesterly line of said Lands of Mullins and the southwesterly line of the Lands of Coppini as , described under Document No. 94-090651,Official Records, South 64°02' Fast, 150 feet IPage of 5 • • • tit • a to,a point:irathe northwesterly line of thelandsof Baker as described under Document No. 99-008532, Official Records; thenceialong the northwesterly and southwesterly lines of said Lands of Baker South 25°58' West, 210 feet and South 64°02' East, 158 feet to the most westerly corner of the Lands of Hagopian as described in Deed recorded in Book 291.0, Official Records at Page 247; thence along the southwesterly line of said Lands South 64°02' East, 80 feet to the most westerly corner of 4-:as shown on City of Petaluma Parcel Map No 243, filed in Book 445 of Maps at page 36-38, Official Records, thence from said corner and:alongthe northwesterly lines of Lots 4, 3, and 2 North 26°11'35" East,-238.38 feet to the most northerly corner of Lot.2(as shown on said:Map;c1hence along the line of Lots 2 and 1 as showrabrusaid Map 11 South63°22'50" East, 83.66.feet to the noftliweSterly line of"K" Street; thence. continuing South 63°22'50"East, 50 feet to a point on the southeasterly line of"K" Street, said point being a point orntheonortbwesterly line of Lot 2 as said lot is shown on City of Petaluma Parcel Map No 218 filed in Book 419 of Maps at Pages 21-23, Official,Records;:thence-from said point and along the southeasterly line of"K" Street North26°26'41"East, 15 feet, more orlessiraa 1/2 inch iron pipe which marks the most northwest corner of said Lot 2; thence along the,northerlyboundaryof said Lot 2 the following courses and distances as shown on said Map: !South 64°03'43" East, 10600 feet;thence North 26°26'4.1'3East, 40.00 feet; thence South 64°03'43"East, 250,00 feet; „thence South 24°22'02" West,51.26kfeet;'thence South 64°03'43"East, -1,16.84-feet to a % inch iron pipe set on the northwesterly line of Mountain View Avenue, thence (4) 1 southeasterly 60 feet, more or less,to a point on the southeasterly line of Mountain View ' Avenue, said point being the most westerly corner of the Lands of Pelton as described under Document no 90-054168„Official Records; thence along the 111 southerly boundary of saidiandi7(being County Assessor's Tax parcel Numbers 008-461736;4, 5, and 6)the following coursesand distances: South 68°02' East, 133.04 feet, thence southwesterly 6 feet, more or less;thence,southeasterly.50 feet more or less, thence South 55°23' East, 50 feet; thence South 14°32' West, 5 feet, more or less, thence southeasterly:50 feet, more or less; thence South 67°50" East, 935 feet to a point on the westerly line of Lot 4 as shown on City of Petaluma Parcel Map No 43 filed in Book 176 of Maps at Page 29, Official\Records, said point bears South 00°05'00"/East, 55.03 feet, more or less, from the most northwest corner of said Lot 4, thence along the boundary of 4 as shown on said Map the following courses and distances South 00°05',00"East, 680.74 feet, more or less, to a % inch iron pipe; • thence South 83°45'30"East, 369:85,feet to the most southeast corner of said Lot 4 and a point on on the west line of Lot 5 as saidLot 5 is shown on City of Petaluma Map of the Lizak-Meadowview Subdivision", filed in Book 509 of Maps at Pages 1-3, Official Records, thence along the west line of said Lot 5 North 00°45'00""West, 27.17 feet to.a 111 V. inch iron pipe which marks the most northwest corner of said Lot 5;thence along the north'lines of Lot 5 and Lot 1, as shown on said Subdivision Map, South 8010'24"East,. 305.11 feet to a% inch iron pipe set on the west line of McNear Avenue which marks the • most northeast corner of said Lot 1, said 3/4 inch iron pipe also marksthe.thoSt southeast corner of Lot 2.as shown on County of Sonoma Parcel Map No 259, filed in Book 474 of fitt, Maps at Pages 46-47, Official Records, thence,alongthewest line of McNear Avenue (being also the•ea.st line of saidLot 2 and also being the City Limit Line of the City of Page 3 of 5, I I • II li'w, . Petaluma)North:00 045'00" West,514.46 feet to,a 2 inch iron.pipe which marks the most northeast corner of said Lot 2, said iron pipe also marks the tntefsection of the south line 1 of Petaluma Boulevard South with the west line of McNear Avenue as shown on said II map; thence leaving said point of intersection and crossing Petaluma Boulevard South, North 00°45'00" West, 120 feet to a point on the north line of Petal wna Boulevard . South as said line is shown on that certain Record of Survey Map filed in Book 387 of I' Maps at page 16, Official Records,;said point bearsNorth 89°42'30"East, 79 feet, more or less, from a 6 inch by 6 inch concrete:State Highway monument as shown on said:map, thence from said point and along said north line of Petaluma Boulevard South, IISouth 89°42'30" West, 79 feet, more or less, to said State Highway monument; thence 1 continuing along said north line South 89°42'30" West, 1.07 feet,to the beginning of a II tangent curve to;the right whose radius is 740.00 feet; thence along said curve through a central angle of 23°14'50"A distance of 300.25 feet; thence North 52°28'00" West, 351.43 feet to a %2 inch iron pipe as shown on said map; thence leaving said north line of Petaluma Boulevard South North 13°10'00"East, 361.75 feet'to a ''/2 inch iron pipe, ' thence North 13°53'00" East, 142.00.feet to a '/2 inch iron pipe set near the southerly side of the Petaluma River as shown on said map; thence from said'iron pipe and running in a I northeasterly direction 100 feet, more or less, to a pointon'the existing"PETALUMA COMMUNITY DEVELOPMENT PROJECT"boundary (City of Petaluma Ordinance No 1725 N.C.S. July 18, 1988)said point being the southerly terminus of the [projection] of the'easterly bank of the McNear Canal(called as North 21°44'40"West, •°Sv 1,460.00 feet in the Legal Description of said"PETALUMA,COMMUNITY DEVELOP- rj Sa Descri P MENT PROJECT" boundary); thence'along said projection and said easterly bank I North 21°44'40" West, 1,460.00 feet, to a point lyingon the westerly line of those certain Lands of CP. Pomeroy, Incorporated, described as Parcel One in Document No 81-043141, Official Records; thence running-along:the westerly line of said lands INorth 00°39'59" East, 483.52 feet,:tothe southeast comer of Parcel,34 as shown on the State Board of Equalization Survey-Plat No. 853-49-2F, of;the Northwestern Pacific Railroad right-of--way and running thence along the southerly line of said parcel and its I [projection] the following bearings and distances: North 77°22'30' West, 747.20 feet; thence North 73°17'30" West, 375.16 feet;North 72°27'00" West, 657.00 feet,to the most ;, southerly corner of Parcel 9 as shown on the State Board of Equalization.Survey Plat No. 853-49-2.9f Lands of the Northwestern Pacific Railroad; thence running along the boundary of said parcel North 72°27'00" West,460.19 feet; thence South 35°30'00" West, I 28.02 feet, to the most easterly corner of those certain Lands of McNear described as Parcel Three in Document No. 85-028060, Official Records; thence running along the southeasterly line of said lands South 35°30'00" West, 104.24 feet, to the most easterly I corner of those certain Lands of Schroeder described in-Book 1988.of Official Records, at Page 675, Official,Records; thence running,along the southeasterly line of said lands South 35°30'00" West, 104:24 feet, to a point lying on the northerly line of Copeland IStreet; thence running along said right-of-way North 54°30'00"West, 100.00 feet, to a point lying on the existing "CENTRAL BUSINESS.DISTRICT" boundary(City of "= Petaluma Ordinance No. 1221 N C.S., September 27, 1976) said point being the ' intersection of the easterly line of`D"`Street with the northerly line of Copeland Street; thence from said point and along said existing"CENTRAL BUSINESS DISTRICT" 1 Page 4 of 5 1 boundary, southwesterly[58.00 feet] across Copeland Street to northwesterly corner of A.P. #007-152-01; thence, southerly along Said parcel [67.10 feet] to southwest corner of I same; thence,,[southerly336.31] feet to southeast corner of same; thence, southwesterly [150 feet, more or less].across [the]'Petaluma River, and continuing along the east side of "D" Street [1,038.5 feet, more or less] to the [True] POINT OF BEGINNING. Containing 159 acres, more or less. Dimensions and wording,within brackets [' ] were inserted within the existing-,boundary • descriptions for added clarity. All calls for"Official Records" are Records. The intent of this description into affect that portion of the lands above described for the orderly development ofthe City of Petaluma Project No 8508 "CB.D. Plan Amendment": This description was compiled in the offices of FitzGerald and Associates from record deeds, mapping and legal descriptions obtained from,City of Petaluma and County of Sonoma files during May and June 1999. No gaps:nor gores are intended to be created where record or field survey information may be in conflict. �5t0 LAND LF v� JOHN J. m -e,X1 111 FITZGERALD LIC.# 4419 • 9T£DECAL - // ea 79 Prep.,ed by Fir Gerald & Associates Date- " John J. FitzGerald,P:L.S: 4419 License Expires 9=30-01 1 1 1 i Page 5 of 5 • • 1 • AP?E N P C PHOTOGRAPHIC DOCUMENTATION REMAINING BLIGHT IN EXISTING AREA ,BLIGHTING CONDITIONS IN ADDED AREA I I • • Appendix C 1 1 1 Petaluma Central Business District Redevelopment Plan Amendment PHOTOGRAPHIC DOCUMENTATION I 1 November 2000 i 1 1 ' Prepared by John B. Dykstra & Associates for Seifel Associates and the City of Petaluma 1 Introduction This appendix provides photographsithat illustrate existingsconditions'within the boundaries of the proposed Petaluma Central Business District Amended ProjedtArea. It is an important part of both the Preliminary Report and the,Report to Council and has been incorporated into each of these reports by this reference. The photographs were taken,during the period August-October1999 and are representative of conditions ib effect at that time. I CONDITIONS ILLUSTRATED IN THE.PHOTOGRAPHS The photographs presented in this appendix illustrate a wide variety of conditions present in the area. Although many of the photographs document adverse conditions that may be used to support a finding that the area is blighted and in need o£redevelopment,other;photographs illustrate conditions (such as historically interesting;buildings or residences in need of attention) that could benefit from the use of redevelopment resources (seismic retrofitting and rehabilitation loans and grants, for example). ' Conditions illustrated in photographs include, but are not,limitedrei: 1. Unreinforced masonry buildings including both retrofitted and non-retrofitted buildings. Many are still in need of retrofitting. 2. Historically and architecturally interesting commercial' and residential buildings that are worthy of enhancement and preservation. These include Victorian commercial and lodge ' buildings in the Existing Area and Victorian and post Victorian residences scattered throughout the Added Area. Many of these would benefit from'structural improvements and other upgrading'that respects their original desigh and purpose. Appropriate economic ' assistance may be needed to achieve such upgrading. 3. Deteriorated buildings. Most of these building are commercial structures. Several are residences. Many of'these,buildings show evidence of general neglect and cumulative deferred maintenance. Some of these buildings,.exhibit-surface deterioration that may be relatively easy to correct,withappropri'ate economic assistance.A few are dilapidated. Such buildings'may be difficult to economically rehabilitate. 4. Burned outbuildings. There is only one building in this category: It has been subsequently demolished. s. Aging residences. A number of these buildings are in need of attention. Some have conditions that may be relatively easy to correct. However, other residences are in need of ' Page C-I • • 1 structural improvements or general rehabilitation. 6. Buildings under rehabilitation. Some of these buildings are badly deteriorated. Other 1 buildings need only minor attention. Ina number of cases rehabilitation•seems to have_been going onfor many years, indicating that appropriate economic assistance:may be necessary. - 7. Abandoned and vacant commercial buildings. Such vacancies often indicate impaired investments. • 8: Obsolete and underutilized commercial buildings. These include river and rail oriented. warehouse:and mill structures. 9. Substandard or deteriorated public improvements. These include streets.with missing, broken, Or substandard curbs, gutters, or sidewalks. Also shown are substandard storm ' drains, deteriorated pavement surfaces,,.and;streets with abandoned railroad spur tracks. In some cases these photographs illustrate:potentially hazardous conditions_ ORGANIZATION A.map showing the approximate location of the photographs is presented on the-following page: , The photographs,th'emselves are presented in separate sections for the Existing Area,AddedArea A, and.Added,Area B . • . 1 1 1 Page,C-2 z o- i ttt_ °T/° a Or .Q D o. Z E p o 'O I Ain o w o 1 ' = 'dam F a o z�I/ 'W` 5�,, o o z � 4 J W a u ,I a �7Imo, >.* w Q Q o hum ■ Q cL, �``3s,, d = w 0 '�^ �"i'e1f�1 En cE w OE f- W e � ' �' 11 u . S W , m a` �e t:a�' s w • ' l , -'ice'. , Is N►i °°� n""r- a ,� I_ CAERE -� w0 ti .4 u a ea rows as as ossoilliV H "Si sus miss sill S.J ` ' _'i■ �� vim.. Stan.0. EET _ WA?art I II At* 11111/4\ Ur rem L_ rj‘. 1 = - sr ises :1//1� �1 '� ' "I 11 OEWEY.STREET ' n1� i�® -= �,U H�la c, IN- sap Iasi Ian a° W ens nlll �� ...zu mute IS .� ■� �W �. .... r '.moo . /�:a' ° T war -O.SiPEET— maani i�111 m u s C■!, a ?FMK EAST WASH ROTOR STREET ..44' -W 1a Q) HI I 1 b. rON J� .�941 W a n / . - dt 1ST G a� , L3 a 11 I Ina I 11 r- -- ' 1 I 1 3 .4.+0,a,i'�. � ' 11 I a to �¢ ee �� �. 33ws HSI, l I I 1 1i 1mmHg i I I I yp� r ry,N ,s' �e�,� Ci ,, r x MADISON STPEE: - - l n ' B¢ i66 4r m _ � S .A 9tltltlHn�S3M 10 Q'C. /-J p ( /, .y / / /**.��r / M 3N15 p3 q 1 1 i 1 U i 1 1 1 1 . 1 1 1 1 1 1. Photographic Documentation, Existing Area 1 • • 1 is J 'L - r • rrr • �7: a h __ 4 ryF�C iL1 o '! . 1 y . 2 "x'H'ie.- .. l' Petaluma River turning basil?,fishing boats foreground; 'hand,o et renovated Victorian restaurant background. 1 I ' • . ._ 1 : . • I I Abandoned railroad baggage Eipress buildings. t.xisIiiIgi Area, Page 1 ' . 1 - L 1 . 4.4.--i11-r-`1.1 r R. \-,:',...,. . ..:.�47---'-'„IL. I - �Y' :pl ' - r'tiJ��R-�- .� -- -. a L� • • Abandoned . Lakeville, East railroad tD, Copela railroad-ties, Copeland, anti sF East l ,;;, ;;; :/ black bounded by • • -. � • i I � hR I - t • I • I Abandoned storage tanks, Copeland Street, between East l; ashington anci East ID Street. �i11Si111��:�1'Cil Pa°e '- 0 0 p •ll �� ' � . L` 1 = = s _a , ILarge brick warehouse, deteriorated metal roof Copeland at East Washington Streets. s 1 . a ni w 1 .±i I • I Radii; deteriorated, structurally deficient warehouse buildings, Weller Street at IEast D Street, Exisu IQ Area Pa_e 3 HI . e , _ _ . . . .. T 1Y _ fT 1 1 : 1 1 I IDilapidated warehouse, corner Copeland and Baylis Streets. I •. . I • . IUnderutilized land, East PVashington Street at Peraluma RI 'e•. 11SttiIIQArea Page 4 ' 4.,� rcri 4-4"— .t �F - ` Illegal damping, possible.homeless-encdntpment, East Wdshtu,ton Street. • I I • I ..T i Y „ C� I = L � ;" a S 1 f I`� . I • r . Sc led containers. labeled' Non-Hazardous Waste, " East Washington StrE,1t. 1 Ei istlll f'1111 Page 5 • I . a - `.1 I v"� ; r 1 r I I 1 I I 1 Subsided and broken curbs, gut:,:rs, and sidewalk, East Washington at Petaluma River. I 1 • 1 ` • rt f r;>r 1 r , f Cr T. , f. _1L": . ''',� • r . Deteriorated cot sated metal addition, rear, brick commercial structure fronting on North Petaluma Boulevard, near East Washington Street. 1 EliNtlilg'.SPBtl Page 6 . . I . • I 1 Y, 1 ( . , • - { „-�_..- - - .; 'a 1` I ' t ptp yY Lit, �-.�., _ ' `- s , 1 • ,I Brick restaurant building, deteriorated brick side wall. 228 Nc i-Petahuna Boulevard. Y 1 • I • • I II .: I IDeteriorated brick , ad stone side wall, 228 North Petaluma Boulevard. L.YIS1dllq Area Page 7 I. I . I "a:i, f r-: ! ` • I _ I • , c41 tit p:: �.. . �— I . E . I Historically inn ),,z i )) in, , -chool, brick construction, crdcking in parapet, vacant, corner B anc I :cn Streets. '1 ''I _ � ill .J$ q ¢ i.i lai-.1i tv i ,` 1C yt v"�-• 9 1 r 61 t �.Yt 2r dit•` �a ±1 .^ AMl ° w x `i � r 'X14, Rt ' _ r - 4? Historically and archi, •natal), interesting McNear Big ding, composite stone. brick and concrete construction, 1 Fourth Street. I xiStiIIff Area Page 8 1, . . } l 1 • mot.„, L.: ?C:). -8 --• • 1 � ��. �' i c .1 . _._. _ --- : A i 17. .,;-,..t,,C:r..„.77_, ,......_".....___. ,...„ . __ , i , ., . ,I :____ . _ .. . . t , '- 'N t t Stone and concrete sidewall, NlcNear Building, 1 Fourth Street. L' • . •• • • f1 1 S -, • `°k' L1 . �. Z a. ' .. .. —, . • . , J I • 1 Deteriorated col :tion of small- oocl frame buildings, rusted corrugated nu it roofs, sagging walls. corner of Fourth and B Streets. F t FABER!A rea Page 9 I :' } . I '4.,_ . .___ I Y ' �_• ); \rte _.... - y t 1 i I ... ... Deteriorated buildings, rear, corner of Fourth and B Streets:. I I I L 3 , I I Former gasoline station, converted to repair shop, corner Petaluma. Boa 'arc' Iand C Streets. 1,istiILi Area Page 10 I j . • Z14 • Substandard storm drain, dete, orated pavement,- corner Petaluma Boulevard ',1 and C Streets. - 1 J. • 1 111 5 3 • a3 • ll � ) t rf"� (� r 4 -C -*7! 4L-Y.t ' .. • a ` 1 I I Former automobile c' lersliip, brick construction, Petcilini Bottle id, between 1 B mud C Streets. . EXIStlll!!:tiM • Page 11 .1 x,x, yam I. -a — - I • • . . . Trash accumulation, corner Second and C Streets. I. _ ._a • $i j, .1/4. _11,;;Itnt.i. . .---.7_.>„‘ . .. .:&:,.. . . i I. .-�- r.. j I Dilapidated scale office. Second and C Streets. I 1 h iStillf Area Page 12 • I . . 1? _ _ z • I ;. �C ,. . , rr4 , ` „ i, - 11 I r ! • •` Fit JL ,,� } - r--. r ., i. I • I • • Dilapidated warehouse, corner of First and D Streets. 1 • > ° '. ••• 1 .� • . . . r�. ; { 1 • . _ € • r � r it 17 �u I h . . � ± 9 � ,. � � .,° }�� 4a B Rio- . �. piri r n r b r -. 1 I I Petaluma !Will, )"tic d brick, stone, conc)" e, and wood structure, converted to I . commercial use, Petaluma Boulevard and B Streets. 1LStIIIQ �1'Cfl Page 13 I • F . \ tf n+ ,f l,.x�W�c so.r c� J �-•rim,. ) .�4" V t ';i 1y1y i '+ X11' i ..r x. j.0 y}� ?K' t i • i jIf • I t � Front. commercial building at 120 Petaluma Boulevard, rehabilitated brick facade. in I Manx= • I .. I. ®u • 111 . • . ; --- , _ . . . . Rear, commercial building at 120 Petaluma Boulevard, mixed concrete, stone, and brick construction. histiii ilta Page t4 4' ti„" c' • �_ c xaG w { , • �_ I. ._� e Q M.S Gc. f 7 y 1' a 1 R FF i, 4 R u f ' ' ' t. 4'+1 , �1 x ---n -'13 11111 ' fti. p :. �}1 I Commercial building at 136 Petaluma Boulevard, deteriou ' ed sagg--Kira, .i 1 1 1 Cracking i, brick wall over doorway, rear. 172 Petaluma Boulevard. I E\LStIII!iArea Page 15 • — -- • I I of I , I I Heavy brick masanrv'walls, rear, 146-142 Ken_tckv Street. I / 1 1 . t .1 1 [ I . I i '" j � S . „ ;;11-.1. .nlr`I4Nf 4 r sO Z ° ! S tr -' *, t -,,:#-",:k; Y Q1 # . a ' •, i _, r ks. , t, t ,'15'a , , fi r.. I K n(v brick nraso(ry walls, extensive stuface deterioration including mortar Ierosion. rear, 119 Petaluma Boulevard. III XiSiilll!i:Ireii Page [6 I . . I I •.: _ ^'. .,I. f r ^ a— . _ss • cr�_• µYi C•. J� 1 .- .•IY tt '.� - --LS II, I u u ... _... ' �i �_ / a••1--"'-1 ti 4,t.),4',-47, . w \i4cA---If.7� .; 1• • g '�.� .4 a �CZe r_ . :.� Brick commercial building,. 10 Western Avenue, deteriorated. second and third floor'vacar cies. I I . I Existing Area Page 17 • l C • I I Heavy brick masonryrwalls; deterioration, rear, buildings fronting on Kentuch, Street. I ti : . ' • -1 1�".� 1 lil w'�^'"s --7_,,,--7_,,, �Y{{ - i , r-¢ " -s I-' I �1nt;l'S ! (i r .p Vii: 7 ��� s�ecE• '^'-'_.. _ I -- . Trash accumulation. rusrn plumbing, rear, building at 117-121 K mucky Str• ?t. h1Stlllg kfl!il Page 18 . I ��, TCs r, 1 , ros7'R ro c 4 { • I i 7• Tj -�.-:.... — — b �. .r - - r [ " I 4 • .. • 1 l - I. - Re wall, brick structure at 135-139 Kentucky Street, cracking; mortar erosion, general deterioration. • ."„----'--L'' 2,.,u-^�..- `mil L., _--- ~— _ ' ; .i. F-- ° - rri •1 I _ '_i _ P -rtt?- I t Ir .�_. - — Rear sidel'itall, historicalli'and archirecturally interesting Retalnma Opera House - (circa 1870) at 145 Kentucky Street. Serious mortar erosion and deterioration. IIS1III!i_area Page 19 n `1l' I . r r 1r. jt • ∎ , 1"S:4-1. .11; .L; _` 4i C , � \t-4; C, 1 -. ` all v jl ...r.1, ;f '� ■ *a z?" _'_'_` ' `° ' ,w, Air I t —— - s"•`M- - Cracked and broken brick wall, rear, historic Petalunia Opera House, 145 IKentucky Street. I 1 — 4 I I - -- --- 111 I , j I a �; T-- r- ,mot yl ! I Large thee, r structre, brick walls, ! shington Street at K. 'ler Str . . 1 1 iisllllo:Iiei Page 20 1 1 1 1 1. 1 1 1 1 . 1 1 1 Photographic .Documentation, Added Area A 1 r I I I I ! r I I. Heaved broken curb, Western Ave. (North side) between Liberty and Howard Streets r" I f: d � J I rJ I I Surface deterioration, residential/commercial building, 316-322 Western A ye. I I Added Area A Page l • • 1 I fr�Fr�r,, ! ; as J 1 i I 1 Gasoline station conversion to,restaurant, 330 Western Ave. I • 1 i _ �, I. 1 I :L 24: �� - I t rrr ? I. .. I• ,4 a 1aL = I 1 ___. Deterioration and dry-rat, gasoline station conve sion to>restan ant (detail), 1 • 330 Western Ave. 111 Added area A Page • 1 1 • • yy ` '> cz I. Damaged corrugated metal.sidewall, commercial structure, 108 Howard St. I . I 1 1 1 i' • I - Cracked foundation. rear, corrugated metal'building, 108-Howard St. I Added Area A Page 3 • II • 1 • ,.a 1 . I IDamaged corrugated metal.siding-rear, commercial structure, 110 Howard St. I. „r. • �'Yi J.y-• I I il i H, - - 1 Damaged corrugated metal siding rear, commercial structure, 110-Hotivard St. Added Area A Page 4 I • I . . 1 - - .. . Rehabilitated front facade, deteriorated corrugated:metal,building, 110 Howard St. 1 I I . 1 I I Broken sidew( k, adjacent-11O:Howard St. I Added Area A Page • I Cracked and deteriorated foundation, rehabilitated'residence, 134 Howard St. I . I I I I I I II Dilapidated corrugated metal building with stucco facade; 414 Washington St. 1 I Added Area A Page 6 ,I I - 1 • • ,1 1 • I IPavement deterioration, Court St. I I r; _ I • • i. v Lgig �Yi-�=i__sr':t.■X 1'.4 =f�= II Surface deterioration, possible deflection, sidetivall, 312 Washington St. t I Added Area A Page 7 I ,, a r ', . I. . . I, Unpaved alley, Pepper School St. • • I - y Sagging porch, aging bungalow, 23 Union St. I Added Area A Page 8 a° a•,T,'g%�e+,,7,�r9 r"r fa au.'au 9. �` ^;�°:'.bc�..t.��r.4'"E.n"m,'�xY.r?w rV'�" a a� �`a ' c °w i,x,9e 5 r r` , f a _,�.„. =s'..t t a J� —.df,€ S d° . _ :fr F t •�. ° 3 R.v +�3y "�� # aCrsr mi r gr , � i "n^ v^'� � 7 w cf » " � 'ts*' �ff „4 ,-I a 45 O ,? T 6a a a� 5 F ¢� �}y t ;pi 'z' Ys , : x r -E � y 5 'e k„ p,p % " a & t a : ed te '— °£� y-° a^ i, ^ ;R-1.d t i S.£ A.. s...1.,=-'7-0. 104°P.f Y e r4it ,"r Y 'e� ��' om. ,..,,,e-^ s IK y bP s ` r ,, v t e "e s s t x ,ek'� d'f r r - � , l' 'b ,/e0,-0., ,t ykt,sr` o`} - " , , e. .. "P 4� m" prJ "I&4N�*s y�.,q a ?n, e4. C`�x,::v �sF ffic2 .ors 1 Sitbstaraclard stone curb arsct gutter, 27 Union St. I I I 1 I I I I I Added Area A Page 9 • 1 1 1 I I I 1 r 1 - 1 Photographic Documentation, Added Area B 1 r 1 I • • r ' . . r • •I , ` _µ i IConstruction yard, concrete hatching plant,-Jericho Products r , I r • • 1. r - rReconstruction, D Si. Bridge I Added Area 13 Page 1 "-..,,,s 1 1. I - I The Bar Ale Feed Store and Suppty (c1 1911), 201 D St. .� - _ ! 3. L � * 7 r� -r r - - k iP4i `P If e ° � . jr"_` r 7-'?' _ r _ ` • ' �. , Fn _ .. ,� 'aky j �� ^ • � V M1 �-" � ‘ ma� J F 1 I A >.x t d e - The Bar Ale Feed Store and Supply, after disastrous fire (October 2000) . Lidded Area 1 Page 2 I I -'- i1 1 f 11 ms« yy- ,A. . i y � , . 3 #t, a I tub gad f 11, l�„ ,:.' �':. �_t r ,` �y '{ fi� � I. 1 • yy i, rir`!('' T t v , f v rfP ', T d, �\ � ; ?H f I l 66444!44 1n . \ . 1 Aging and deteriorated tivarehouse.and mill; block bomrded.by D, First, E, and Second,Streets • i _ ._ . . -J • I �` • 1 • 1 • I . • _1bandoned railroad tracks and deteriorated pavementstnfcces, First St. ,� Added Area B Page • I I l A a � I ,. r � i. _ F i s b . I Aging and Clete wrcited warehouses, First St, I. 1 ,. . '\ r y III TEA " — , � ' r 77—.� --""" 'mac $..,..,f -r - - ` Trash caul debris accumulation, First St 'forth of creek) • Added Area H Page.4 I • . i • • I I -- Deteriorated bridge, First St. (over creek) I 1 I - _ _ Unpaved street, F St. at First St. I 1 Added Area 11 Page 5 I 1 ' �. , --- i. 1 r- • 1 Aging and deteriorated warehouse, 425 First St. I i • 1 • _' a A:� L �l �1 w r }. ti ' 1 Aging and deteriorated 'warehouses, -IS First.St. I. Added Area 0 Page 6 • Dilapidated building, North of 530'First St. 1 1 Deteriorated pave ei abandoned railroad.tracks, First and G"Sts. • ' Added Area l Page 7 I 1 . 1 .,-EA 1 ' f( ; , ;3 . 1 . ! ,. d' i • L. I. IRotting pilings, bulkhead, Petal , na riveifront, End of H St. I PA 1 1 J* � : y .1 Possible earrhguake or settlement damage, hollow tile building 521 Second St. I: Added Area 8 Page 8 . T— - 7_r >:Tz , ;1 ;h i . . . , -- --• I _. � y4;. a . I • i.l T- ; r rY _* (�`y '�- � - _ ..• i,7 • Deteriorarion:and settlement rc:sidence, Second Street 'bei;. r u (; Laud /1 Streets I � �$ I .„ . - , 4 - .1 I I Deteriorated pai;einent stirfaci , intersection of F and seeond Streets • Liddell Area 8 Page 9 I ' i I I ,t `�ks• _ r ili, . - .a - ee *, • 2 • 1 IAging-and deteriorated doinnieecii l str' cture, 215 G St. I • I i 1 f P IcTT 1 V � = 1 .. I. Deteriorated w • rt 'c to s --e with sagging roofline, 401 Second St.- :, ', Added Area-B Page 10 1 . I - , �. tib 1 Q r.. - Ll.- Deteriorated,paveinent,surface, adja'cent'421 Second,St. I • : ... . • • . 1 • J i f. 1 1 o , t. .. ' •- �i : - ... . � ' 1- • t =k I. Historically and'architecturally interesting Victorian, 201 E•St., I. I ridded-Area B Page 11 I _ .. • 1 '. _ . . S-r?3 941 n .. /, ; ( I IBadly deteriorated residence,.t301 Petaluma Blvd. I I r I ',-,y ,, O r♦ ;I TL •i _f 1 1, ; 1 \ } I ' ,.,,,b- _- - ,■ �� i .. x.61' +l,.,,-,L. r'I t k, ' i l I ' i Aging and deteriorated mill, 223.Second St. 1. 1 Added Area B Page U • I. 1 y. • • • bz 1 • �' i • 1 Aging and deterior, . ,'n.house; 30] First St. "t . 4]tY"`.T • T r u. I • • 1 I • I . 1 _ Dete-iorated pr 1,:thentsru fgce..F Stre_1 at retalun `Blvd: I . Added Area l Page 13 I - 1 . _. 1 v 1 • I '1 Deteriorated wood str-uctiu-e, �,,,•-utci St. 1 I IY T a. . �T _ a t S r L I r ,- • 4 • I. Surf . d(.. , :Ora(LoAJau(' Sagging-roofl(r7e; corrugated trletal'storage.sh_ci, (i..>j Perhlunul Blvd. 1dded Area-B Page l4. I I t a rw i -, i- v; 'ys • 1 • IDeteriorated corrugated-metal commercial structure, 844.Petalutna.Blvd. II i 1 • I • .. sr 7 I 7 . ... ... - , „ , • Damage and deterioration, sidewall, corrugated metal andstucco building; 800 IPetaluma Blvd. I. Added Area 11 Page 15 ri I . . .. I . 14-j.:"l , • • 1 • Aging residence, 754 Petaluma Blvd. I • . I - • : "_ '- tklq [ti; .t, rvA '' .. . Historically and arc/iteciurally interesting residence, 752 Pet, luma Blvd. I I Added Area II • Page 16 1 ,___ - 1 . I - �Yr ja �� -A� - , ._�.c-�1. .� �'•i c ,, r I Surface deterioration, imposing Victorian structure; badly deteriorated barn, possible structural problems, 740 Petaluma Blvd. 3t; I - Surface deterioration, turn-of-the-centur_y.residence, 732-Petaluma Blvd. I Added Area B • Page 17 1 I. . 1 �, i • 1 — 1 I . S err .-1,;'\;1^''—''t • I Historically ithc icttng VL-.orian, hicks perimeter founac- possible settlement, 728 Petaluma Glrll. 1 I . 1 • 1 • 1L}Th � - as --5-- 25'—'— Pad z — = . F I. Deterioration of sidetivall. residence, 312 Petaluma Blvd. I Added Area B Page 18 1 I . t r • • ' _ *yk J U 1 YVTI ` . r V .� ti��1 Yom' Jr.-,V, 1 -I .� j 1 �T{/ Al L 1 ;F .. . _.. .. ` Y Sl if�. J IDilapidated,possibly historic Victorian, 300 Peta ,ma Blvd. I . ;, • 1. • l ,:. . .5 ,r - 1x4 -,L• t kyy?' *' . ` r‘ rW l 1( - -" "_Ylo. I Aging and badly deteriorated historic Victorian, undergoing extensive renovation, 508 Petaluma Blvd. I Added Area B Page 19 I • ,: , I 1 _ _ .• r r T iF I r 1-s ,^1- -.. i .1 . 1 I Aging commercial structure, deteriora'tedl'signage, 608 Petaluma Blvd. • 1 I 1 • ,"iv t r , '' Sy .- C•?+ A --•. - , ..%, a,r 17 . � fi I ,, , r i . i. '. � r�(-�j� ry4 vlt, tj.-r ,iS�k ; 1r r i _o ^fi- - e� ., .rnr r _ N• 1 1 I Aging, deteriorated roof,partly rehabilitated Victorian, 52' Petaluma Blvd. I . Added Area 11 Page 20 Ii +'^ xt3 3 w '"�°ti „5x�•. .Y v -°,"t "0. ry a•-'y; k5 x t .t�.£'das" y -,' r L'3 d`. ,�ro°'e "'+y'2 d`"` S° ��"%2 '',,, st.?„ W a 1 v iz '4< t t-. 4 a $s n8 � r wa btu ax t -i, 4A! i i� �.4 , 4ti�yz a FlIe L�'� e y''�5- '' i k'' t w°� ,�, i ice`£a �"r¢ »r :;i !z Ste' k„��aa:+4''k rSlb ' a'¢'#- �, woe" -s $ 4 'ei 7N> �i i�`� 'F, r S '�"k n r ., •t s 144- v¢� t r=e' :ta fix, ri4EF, i +fry t^t°�' 73 a .. r 2t .a.N •�` . 4. W7 i r �a. 9i m x' s't � rtB §«iosi" �" „£ sue x £ 3 , s1 riAlcitiiit � 'aa�r � r �,a U �a.,r�a f�4a , �iiil� kw�' Y.a l x t*f� a �., a ,� 'T�.x� �� a gta n d .� r s"" �' ' � e°� 'm �° t FE z2" ` S' o- $ 4. a a q . a a '9 5 Ru§ +P a ' i xe " (t s �., 104 it�,afl z ti % 4v#,t idFat mr ig a_'^" L w.:4 4 a. 64 Y' t £ � e Y :r� c su r'✓ c " } �' a '� ate" sew S { k :.,'� �, ,b, 1 ry(,;;:i.y I Aa i k 5i £ r: n 67ii��:P(y',�""""�J" ` r -YL 3., ;;!., g ' ,a i . I 1 1l it: d a }§ 4 a°-.+a S°(r'� +x. " aa`_ 'm#;w�§`r bm„ }" >, ' 't° C d r' t k m/ Y� t be r� r? Ra ems,` r3'}b z,-"' d. �.r . u '"& e x" a Y + 1i. iviniseit " �i,,r� te" r d✓SD a a� a v z 4$#° '' 4 £-S+a s"&.: �- 'rim !Y � ,. 4x eu_ q t 1*..-A a3 k ron e 4 .0 F ,,xa5' �$r�7 y f ,i i ° R 7 " Ma's# � „e„ ,e w � r7 '-7-' 5`tg °5�itt.rP a ap 9mq¢ d a�'t+t i" ',�° c x y,� s t Y y.y3,, `T "�. Atar`�';Icag"e, re fy W.•'�'""i' [ i3 �F +�. S, 'C,+S YiSkF 4 ,n°c i:, a„a .=akr x$,��'ava ,.L di Y > °"r*�X�% Pte";�,a.9 Roof deterioration, possible'le'crkage reside ice, 509 Petnkkir£t Blvd. I I I • I I • I I I I I I Added Area II Paae ?1 I 1 APPENDIX D: REPORT OF THEI COUNTY FISCAL OFFICER I . I - 11, I 1 • 1 k PETALUMA COMMUNITY DEVELOPMENT COMMISSION I �sr 71 English Street, P.O. Box 61, Petaluma CA 94953-0061 (707) 778=4345 I II t I Statement of Preparation;ofan;Amendiuent to'the Redevelopment Plan for the Central,BusinessDistrict Redevelopment Project Area, Petaluma, California Date: May 4, 2000 To: Auditor,Assessor, Tax Collector of Sonoma County, All other affected taxing entities, and The State Board of Equalization Pursuant to Section 33328:3 of the California Health and Safety Code, this is to advise you that on June 22,4999, the Planning Commission of the City of Petaluma amended the boundaries of the Central Business District Redevelopment Project Area (the "Project")sto add additional areas (the "Added Areas")within the Project Area. The City of Petaluma Community Development Commission (the "Agency") is in the process of preparing In amendment to the Redevelopment Plan for the Project to include the Added Areas and it is the intention of the Agency to complete said Amendment and to have it adopted pursuant to the "California Community Redevelopment Law (Health and Safety Code Section33000,et seq.) It is the intention of the Agency to use the FY 2000-01 assessment roll as the.Base Year Assessment Roll for'Such Added Areas for the allocation of taxes pursuant to Section 33670 of the Health and Safety Code. The Agency hereby requests•`that the Sonoma, County,_Assessor,provide the Agency Executive Director with a Section 33328 Report that includes a five year history of assessed values in the Added Areas: Enclosed with thisletter are the following: o A description of the boundaries of the Added Areas; a A map indicating the boundaries of theAdded Areas; and;' • A vicinity map. �. s/ of Frederick C. Stouder ) Executive Director I • I Auditor Controller RODNEY A. DOLE County of Sonoma MARK J. WALSH 4UDITOR-CONTROLLER ^ ASSISTANT '585 FISCAL DRIVE 'iT�' AUDITOR CONTROLLER 8'�SUITE lo1F' �� ,SANTA ROSH;CALIFORNIAS 4` 95403 2871 ..(707);565;291"..,2,.,. 'FAX(707)356513489 September 26, 2000 • • Frederick C. Stouder Ekecutive,Director Petaluma CommunityDevelopment Commission P.O. Box.61 Petaluma, CA 94953-0,061 Dear 1VIr. Stouder;. The enclosed report on.the amended boundaries of the Petaluma Central Business District Redevelopment Projectiis submitted!in accordance with Section33328,3 of the Health•and-Safety Code:fora"' affected agencies. • I am also enclosing pareel,listing,reports!with.values for'the'base year 2000i-2001,, Sincerely, I. • Linda Wilkerson Tak Acdounting;Manager LW/067/pmj enclosures c: Distribution List, Maria F. Duque/Seifel Associates. • �1 r. 1 • PETALUMA CENTRAL.BUSINESS DISTRICT REDEVELOPMENT PROJECT ' AUDITOWS.BASE YEAR'REPORT PURSUANT TO HEALTH& SAFETY CODE 33328 BASE YEAR 2000-2001 TABLE OF CONTENTS • Page SCHEDULE OF BASE YEAR ASSESSED VALUE - 1 The total assessed valuation of all taxable property within the project area as shown on the ba"se.year assessment roll. (H&S Code 33328(a)) TAXING AGENCIES LEVYING TAXES IN THE PROJECT AREA 2 The identifications of each taxing agency levying taxes in the project area. (H&S Code 33328(b)) SCHEDULE OF BASE YEAR REVENUE 3 The amount of tax revenue to i be derived by each taxing agency from the base year assessment roll from the project area, including+state subventions for homeowners, businesss inventory, and similar subventions. (H& S Code 33328(c)) TOTAL GENERAL TAX REVENUES OF THE TAXING AGENCIES 4 ' For each taxing agency, its totalad valorem tax revenues from all property within its boundaries, whether inside or outside the project area. (H&S Code 33328(d)) ESTIMATED FIRST YEAR REVENUE 5 The estimated first year taxes available to the redevelopment agency, if any, based upon information submittedbythe redevelopment agency; broken down by taxing agencies. (H&S Code 33328(e)) 1 SCHEDULE OF ASSESSED VALUES-FOR THE PRECEDING YEAR 6 The assessed valuation of the project area for the preceding year or, if requested ' by the redevelopment agency, for the preceding five years, except for state assessed property on the board roll. (H&S Code-33328(f)) LETTER - STATE BOARD OF EQUALIZATION 7 I I r I in x co h r 3 co m CO m m m < '- ? v N 0 r `c N M O o N N co co. W'Q r N co on co to O ' m CO m m co m mm. v COW CO rn. V N m'.- i N h O _ 0 m O CO r N 0 CO a{ `Cr y np 0 W Co O' O O O O O o o O CC CO 0 m m� . IL uo r In r to OW O 1U I 2 O co CO.0 M 0 D) V. N O CO F m (O m P In O y N m Il CO r- W = r•-•• ,_ r . _ r to m Z N 4 C O O Z W w J a w Z o 0 0 0 0 o O o Q JJ Z.O o' m CO m ' W in P �O v, , 1Q — .. fn W 0 X to w W co H � �'N N o O co o N o o QO ~ 2. <N n m Go m d Q N 1" � �.:� 6 M h O M h O Q..N 0a, (OM. O mV O Wc,N w 2 co . J W W z W I fn } N cc ill' mNm _ 0 m Q < h O N- o CO O'.N N O O O 1. (Y Z ' co m h h O m co•W Z a r co- M r r r C J W CO'K 0 'P N. m CO m N M ml _ D U W K N h v v m,vi❑ Q a a °) W 2 ,I U J N w oC N I-- r o) ' o h co N M h Q. Z h fl r- N'.- 4 .rh co w d O"N b• 2 m ln. h O OJ co N1M N to Lo o o m,,N CO W O N r> h h h N O cco ry " N m Or m Q N N CI_ ZN N U) 0) O O . N.N Q Q 'O N h N P N ? . M'h co- OI to t, O) O r co 7 co h N • Co to h N- m i O N OD O N O O Q n M o CC o d co ._ O J CU Q V 0 0 U i N a /- N J O C O C- J.O • PETAL UMA,CENTRAL BUSINESS DISTRICT' REDEVELOPMENT PROJECT SONOMA COUNTY COUNTY LIBRARY SONOMA COUNTY WATER AGENCY SPRING LAKE PARK. -�' (Sonoma County Water Agency) � COUNTYSERVICE AREA, ZONE 2A, PETALUMA BASIN MARIN/SONOMA MOSQUITO & VECTOR CONTROL DISTRICT BAY AREA AIR QUALITY MANAGEMENT DISTRICT SOUTHERN SONOMA COUNTY RESOURCE CONSERVATION DISTRICT PETALUMA CITY ELEMENTARY SCHOOL DISTRICT , - PETALUMA CITY JOINT HIGH SCHOOL DISTRICT SONOMA COUNTY JOINT JUNIOR COLLEGE SONOMA COUNTY OFFICE OF EDUCATION CITY OF PETALUMA ,. . 1 ' PETALUMA CENTRAL BUSINESS RDA SCHEDULE OF BASE YEAR REVENUE BASE YEAR 2000-01 BASE YEAR GENERAL TAX TAX RATE VALUE REVENUE I SECURED PROPERTY 1% 42,128,880 421 ,289 UNSECURED PROPERTY 1% 6,672,601 66,726 I UTILITY PROPERTY 1% TOTAL.GENERAL TAX 488,015 DEBT SVC,(Voter approved beyond 1%) SECURED &,:HOPTR 00-01 46,384 UNSECURED 00-01 7,5.02 II DEBT SERVICE 53,886 TOTAL 541,901 , BASE YEAR REVENUE BY TAXING AGENCY Total Base TAXING AGENCY Revenue Amt. Percentage, 488,015 ' COUNTY GENERAL 0.181228 88,442 a, • COUNTY LIBRARY 0.018643 .9,098 GEN #1 SOLO WATER AGN 0.006851 3,343 SPRING LAKE PARK SCWA 0.002211 1 ,079 CSA#41ZN 2A PETALUMA BASIN 0 015770 7,696 MARIN/SONOMA MOSQ ABATEMENT 0.002422 1,182 BAY AREA AIR QUALITY MNGMNT 0.001859 907 SOUTHERN SO CO RCD-PET 0.000195 95 i' PETALUMA ELEM 0.145366 70,941 PETALUMA HIGH 0.176935 86,347 r SO CO JT JUN COLLEGE 0:052624 25,681 ■ SCHOOL SERVICE ADMIN 0.019289 9,413 PETALUMA UHSD AWUF 0.111037' 54,.188 SCHOOLS EQUALIZAT AID 0.003139 1 ,532 CITY OF`PETALUMA 0.125593 61 ,291 ERAF 0.136838 66,780 PROP 13 BASE YR REVENUE • 1.000000 488,015 • WARM SPRINGS I' ELEM 2,928 PETALUMA ELEM #19-26 35,057 PETALUMA Hi #19-25 15,812 CITY PETALUMA 89 TOTAL DEBT SERVICE REVENUE 53,886 TOTAL BASE YEAR REVENUE 541,901 1. 1 1 3 TOTAL GENERAL TAX.REVENUES OF THE TAXING AGENCIES, , Secured, Unsecured,.HOPTR, Unitary Rolls (Not adjusted for';Redevelopment) �I 1.999 00** T/C TAXING AGENCY REVENUE 12 COUNTY GENERAL 71,639,449 13 COUNTY LIBRARY 7,426,230 17 ERAF 44,203,45" 60 GEN #1 SOLO WATER AGENCY 2,739,362 `, 61 SPRING LAKE PARK SCWA 883,802 63 ZN2A PETALUMA BASIN 808,090 100 MARIN/SONOMA MOSQUITO & VECTOR 1 ,011,335' 1 115 BAY AREA AIR QUALITY MANAGEMENT 600,781 $ 131 SOUTHERN SO CO RES. CON. 29,124 313 PETALUMA ELEMENTARY 3,396,352 1 336 PETALUMA HIGH 9,702,191 343 SO CO JT JUNIOR COLLEGE 20,887,593 344 SCHOOL SERVICE ADMIN 7,405,705 • 1 347 PETALUMA AWUF 6,088,730 ', 352 SCHOOLS EQUALIZATION AID 1,204,572 a445 CITY OF PETALUMA 4,669,289 �r • TOTAL: 182,695 7750 **2000-01 revenue estimates are not available at this time I 1 4 ESTIMATED SECURED FIRST YEAR INCREMENTAL REVENUE * Incremental Estimated (2%) TAXING AGENCY Percentage First Year 1 For Growth Revenue 8,426 COUNTY'GENERAL - 0.181228 1 ,527 COUNTY LIBRARY 0.018643 157 GEN #1 SOCO WATER AGN 0.006851 58 SPRING LAKE PARK.SCWA 0.002211 19 CSA#41ZN2A PETALUMA BASIN 0.015770 133 MARIN/SONOMA MOSQ ABATEMENT 0.002422 20 BAY AREA AIR QUALITY MNGMNT 0:001859 , 16 �' SOUTHERN SO CO RCD-PET '0.000195 2 PETALUMA ELEM 0.145366 1,,225 PETALUMA HIGH 0.176935 1,491 SO CO JT,J,UN COLLEGE 0.052624 443 SCHOQL SERVICE ADMIN .0.019289 163 PETALUMA UHSD AWUF 0.111037 936 SCHOOLS EQUALIZAT AID 0.003139 26 ; CITY-OF PETALUMA 0.125593 1,058 _ ERAF 0.136838 1 ,1'52 Total Secured Revenue . 1.000000 8,426 Debt Svc (Pre. 1989 Bond) 0.006 51 TOTAL EST.`1ST YR SEC. 8';477 "— Secured Value 42,128,880 2% Growth 0.02 1 2001-02 Secured'.to RDA 842,578 _ 1% 8,426 **Unsecured and Hoptr are not increased by the 2% cap. Those amounts 1 can increase drdebrease each year. `� 1 • II I I • - I 9 • I N Y. m 3. 0. °• v -o R 00 N r 0 n J H Q d N Q Q m d CO 0.0 m '` ;O _ m.m' Q O Q O ' 03.4C F NN 0 0 7.i.. N In_m m N e - ml n el n N m to O In p Q Q n a • O 0 CO 0.0 O - 0 0 O O CC-2 0 0 0 0 _ < W.O o 0 2.F n• 1:1 m O.W • ��' 0'w 0 I r'm m U m,0 m n '0 o co w Q Q r"m N W 01 -, n'1"-. v, m vs�U H m Z 0 , 4 mt m" c 2 o M 1 a 2 z w X Z o 0 0 o 0 CL Z O °°. f°o a° °° ' O 0 ~ n - m of o a. m j _ °o' w W ■ °o o w ca W N Co F- y 2 w Z coo • v Q CC 0 (J 0 Q 10 Q N n ✓ Q1 • a O Co. m r7 O N n 0 en v In I � J N v . _ 0 0 m X N o - u • LL w G ce Z W_ } < F o o o m ° m o n n Q -� J Z o 01 �D n a o co O O O d N H' to m m N W CC 0 -Q Q CO in N m u Q 0 y W a N Q Q LL II CC N cz O H 1 .:n Z W 0.1 .n NM r tip CV N Cal nM. n n n m W N N tvi CO n m 00 l J W _ O Q ^ n > N N � N N I I— w CC 0. Oz N N m n N n • 5 CC n n ° m m co n m o n n n m n n co m n NI Q Q • I4 r 4 c 1 I-' o N a ~ CV d J J 0 c0i� v Q 0 0 a- J O Cl• O N r J C, N J J ON � " c O o c O F- J.7 F, O RUG 7 2000 - .� it, STATE OF CALIFORNIA • STATE BOARD OF EQUALIZATION. JOHANKLEHS ill First Distnd,Hayward TAX AREA SERVICES SECTION ' d50 N Street, MIC::59 DEAN ANDAL J.Sox 942879 Second Dtsma,smaaen .. _oramento,CA 94279-0059 CLAUDE PARRISH. Third District Taranee Telephone: (916)3227185 JOHN'CHVWG. FM: (916)327-4251 Fourth Disha Leos Angeles ii • August 2, 2000 KATHLEEN CONNELL, Controller,Sacramento' ' JAMES E.SPEED • Honorable Rodney-A.'Dole E aa, ve D1 " Sonoma County Auditor-Controller . �' 555,Fiscal Drive, Suite 101 F • Santa,Rosa; CA 95403=2871 . Dear Mr. Dole: Pursuantao-Section 33328 et;:seq., of the Health and Safety Code, the 2000-2001 $ assessed values of railroads and•the"non operating, non unitary assessed values of . state-assessed property located within the boundaries of the Central Business District �, Redevelopment Project Area Amendment Within'the City of Petaluma are zero. These values will continue to be valid if the project boundaries remain fixed. The . ordinance adopting and approving the redevelopment plan for this project becomes effective priorto August`20, 2001. If you have any questions regarding this matter, please contact me at (916j 32:7185. 1 Sin cere .ly,I 1 David J. Martin, Supervisor' `� . Tax Area Services Section I • DJM:ah 1 cc: Mr. Frederick C. Stouder I' I Values/1/99 I t • It 1 . 7 i SONOMA COUNTY AUDITOR CONTROLLER AB8 DISTRIBUTION OF TAX INCREMENT NOT ADJUSTED FOR ERAF • 1 1 1 I I 7U1 565 3489 _> SEIFEL ASSOCIATES; Page 3 07/25100 TUE 12:29 FA.' 707 565 5489 SO CO AUDITOR/CONTROLLER 0 003 BBC 09/15/99 ABB DISTRIBUTION OF TAX INCREMENTS PAGE 37 BY TAX RATE AREA TRL TAX TAX'CODE ALLOC TOTAL/TAX - CODE DESCRIPTION FACTR 003-022 012 COUNTY GENERAL .278442 42;575.87 013 COUNTY LIBRARY .018644 4,1B9:;96 it 060 GEN 11 SOCO WATER:'AGN -.007506 1;686.86 061 SPRING LAKE PARK .SCWA .002422 544.30 063 ZN 2A PETALUMA BASH .015771 3,544.30. 100 MRN/SNMA MOSQ&VECTOR ' .002423 544.53: . 115 BAY AREA. AIR QUAC MGM .061860 418.00 II SOUTH SO REC CNLND .00027; 50.56 313 PETALUMA CITY ELEM .145363 32,668:22 336 PETALUMA CITY JT HI .176933 . 39,763.12 343 SO CO JT JUN . COLLEGE .052624 11,826.47 ii 344 SCHOOL SERVICE ADMIN .019289 4,334.92 -, . pE1ALUM4 AWU'F .111037 24,953.95 I/ 352 SCHOOLS EQUALIZAT AID .003138 705-.21 435 CTY PETALUMA .164323 .36,929.20 i Sxxx3IE** TOTALS TC CNT = 15" 1.000000 • 224,735_47_ • i; r • I i . 1 1 UT/Zb/UO TUE 12:29 FAX 707 565 3489 SD CO 9liDITOR/CONTROLLER Q,-J002 BBC 09/15/99 ABB DISTRIBUTION OF TAX INCREMENTS PAGE 23 BY TAX. RATE AREA TRA TAX TAX CODE ALLOC TOTAL/TAX CODE DESCRIPTION FACTR. 003-000 . 012 COUNTY ,GENERAL .278442 110,893.89 i013 COUNTY `LIBRARY .018644 7,425.25 060 GEN .41.-S000 WATER AGN :007506 2,989.37 II061 SPRING LAKE PARK SCWA .002422 964.59 063 ZN 2A. PETALUMA BASH .,015771 6,281.04 100 must* .MOSQ&VECTOR .602423 964.99 115 -BAY AREA- AIR QUAL MGM .001860 • 740.77 ' 89.60 131, SOUTH !SO REP CN LND 000225 313 PETALUMA CITY ELEM :745363 57,893.04 336 PETALUMA CITY JT HI .176933 70,466.28 343 50 CO JT JUN COLLEGE 052624 20,958.31 II 344 SCHOOL 'SERVICE ADMIN 019289' 7,682.14 347 PETPLWMA AWUF 111037 44,222.19 1/ 352 SCHOOLS 'EOUALIZAT AID .003138 1,249. 15 435 CTY PETALUMA .164325 63J , 444.+3 ::�: TOTALS TC ONi = 15 1,.:000000 398,265.36 . I II II I. II I 07/31/00 MON 10:29 FAX 707 565 3489 SO CO .AUDITOR/CONTROLLER 001 1 BBC 09/15/99 ABB DISTRIBUTION OF TAX. INCREMENTS PAGE 34 BY TAX RATE AREA Ti2,A. TAX TAX.CODE, ALLOT TOTAL/TAX CODE DESCRIPTION FACTR 003-018 012 COUNTY GENERAL .278442 2,808.46- 013 COUNTY LIBRARY .018644 188.04- 060 GEN #1 SOCO WATER AGN .007506' • '75.70- 061 SPRING LAKE' PARK SCWA .002422 24:42- rY. 063 ZN 2A PETALUMA BASH .015771 159;.06- 100 MRN/SNMA MOSQ&VECTOR' .002423 24.43- 115 BAY AREA AIR QUAL MGM .001860 18:76- , 131 SOUTH SO .REC CN LND .000225 '2.26- 313 PETALUMA CItY ELEM .145363 1,466.14- 336 PETALUMA CITY JT HI .176933 ,1,784.56- 343 SO CO JT JUN COLLEGE; .052624 530.77- 344 SCHOOL SERVICE 'ADMIN .019289 194.55- 347 PETALUMA AWJF .771037 1,119.92- • 352 SCHOOLS EQUALIZAT AID .003138 .31.65- li435 CTY PETALUMA .164323 • 1,657:_37- 466 PETALUMA-CEN RDA 3eE**)ea** TOTALS TC CNT = 16 1.000000 • 10,086.09- 1 I ��, I 1 • • APP E N DCE: TAX:INCREMENT PROJECTIONS: I. I I II I Table A-1 Draft Projected Tax:Increment with Amendment Total of Existing and Added Areas From 2001/02 Through End of Project CBD Amended Project.Area I Nominal Constant 2001 Dollars Dollars. Tax Increment (TI) to Agency I Gross Tax,Increment $111,823,656 $34,443,402 Less: 2% Inflation Allocation 0 0 Less: County Property Tax Admin Fee 1,118,237 344,434 Tax Increment,to Agency 110,705,418, 34,098,968 TI Available to Agency After Obligations • • Tax Increment to Agency 110,705,419 34,098,968 Less: Pass-Througlis to Taxing Entities 26,637,3,76 6,777,508 Less: Bond-Debt Service 1,065,674 826,944 TI Available to Agency-After Obligations 83,002,369 26,494,516 Projected Use of TI Funds I Agency Administration (Non-Hsg) 6,040,477 2,067,415 2 TI Available for Housing Programs 2,141,084 6,819,794 TI Available for Non=HousingProjects 54,820,809 17,607,307 Total TI Funds Used by Agency 83,002,369 26,494,516 ISubtotal, TI for Housing 61'Projects 76;961,892 24;427,101 Cumulative TI.for Housing.Programs I To: 2010/.11 2,914,697 2,020,038 To: 2020/"21 9,278,813 4,566,126 To: 2030/31 1 ,702;868 6,121,462 To: 2045/46 22,141,084 6,819;794 Cumulative TI for Non-Housing Projects To: 2010/11 7,668,258 5,257,533 To: 2020/21 24,893,040 12,197,102 I. To: 2030/31 To: 2045) 46 40,872,649 16,080,404 54,820;809 17,607,307 I I I, Seifel Associates T TI_Summ CBD 10-20C0:Summ A 12/18/00 Il • Table-.A-2 Draft Projected Tax Increment with:Amendment From 2001/02 Through End of Project CBD Amended Project Area Existing Added Total Amended Area Area Area. Nominal Dollars Tax:Increment (TI) to Agency . Gross Tax•Incrernent $53;505,877 $58,317,778 $17-1,823,656 Less296 Inflation.Allocation 0 0 '0 Less:-County Property Tax Admin Fee 535 059 583;178 1,118,237 Tax-Increment.to Agency 52',970,819 57,734,601 110;705;419 TI Available to Agency After.Obligations III Tax Increment to Agency 52,970,819 57;734,601 ' '110,705,419 Less Bass-Throughs to Taxing Entities 10,012,032 6;625,344 26,637,376 Less'Bond Debt Service 1,065,674 0 1;065,674, TI-Available,to Agency'After Obligations . 41,893,111 41,109257 83,002,369' Projected'Use of TI Funds Agency Administration (Non-Hsg) 3,084,243 2,956,234 6,040,477 1' TI Available for Housing Programs 10,594,164 11,,546,920', 22,141, 084 TI Available;for:Non-Housing Projects 28,214,706 26;606;103 54,820,809 Total TI Funds Used by Agency 41;893,113 41;109,257 83,002;369 iii Subtotal, TI for Housing&Projects 38,808,869 38,153 023 76,961,892 Constant•2001 Dollars Tax Increment (TI) to Agency ii- GrossTax Increment 22,033,745 12,409,657 .34,443,402' Less: 2% Inflation Allocation • 0 0 0 Less County Property Tax Admin Fee 220,337 124,097 344;434 ' Tax Increment to,Agency 21,813,408 12,285,560' 34,098;968 T IP T Available to Agency After Obligations ' Tax Increment to Agency 21,813,408 12,285;560' 34;098,968 Less: Pass-Throughs to Taxing Entities 3,597,622 3,1.79,885 6,777;508 Less: Bond Debt Service 826;944 0 826;944 TI.Available to.Agency After Obligations 17,388,841 9,105,675' 26,494;516 Projected Use of TI Funds Agency Administration (Non-Hsg) 1,402,559 664,856 2,067;415 T II I Available for Housing Programs 4,362,682 2,457,112 6,819,794 TI Available for Non-Housing'Projects 11,623;601 5,983,707 17.607;307 Total TI Funds Used by Agency • 17,388;841 9,105,675 26,494;516 Subtotal, TI for Housing&Projects 1.5,986,282 8,440,814 24,427,101 1 • I' i' 1 Secfel Associates . T_TI_Summ CBD 10-2000:Summ A 12/18/00' • I Table A-3 Draft Projected Increase:in Tax Increment Due'to Amendment, From.2001/02'Through End of Project 1 CBD Amended Project Area With No With Increase Due ' Amendment Amendment to Amendment Nominal Dollars Tax Increment (TI) to Agency 1 Gross Tax Increment Less: 2% Inflation Allocation $53,505,877 $111,823;656 $58,317,778 0 0 0 Less: County Property Tax Admin Fee 535:059 1,118,237 583,178 Tax Increment to Agency 52,970,819 110,705,419 57,734,601 I Ti Available,to Agency After Obligations Tax Increment to.Agency 52,970,819 .110,705,419 57,734,601 Less: Pass-Throughs to Taxing Entities 10 012,032 26,637,376 16;625,344 I Less: Bond Debt Service 1 065,674 1;065;674 0 41;109, TI Available.to Agency AfierObligations 41,893,113 83;002,369 257 Projected Use of TI Fund's 1 Agency Administration (Non-Hsg) 3,084,243 6;040,477 2,956,234 TI Available for Housing-Programs. 10,594 164 22,141,084 11,546,920 TI Available for Non-Housing-Projects 28,214.706 54,820,809 26,606,103 Thal Tl Funds Used by Agency' 41,893,113 83,002,369 41,109,257 ISubtotal, TI for Housing Pi Projects 38,808,869 76,961,892 38,153,023 Constant 2001 Dollars I Tax Increment (TI) to Agency Gross Tax Increment $22,033,745 34,443,402 12,409,657 Less: 2% Inflation Allocation 0 0 0 Less:County Property Tax Adaiin Fee 220,337 344,434 124,097 I. Tax Increment to Agency 21,813,408 34;098,968 12,285,560 TI Available to Agency After Obligations. Tax Increment to Agency 21,8P3,408 34;098;968 12,285,560 I. Less: Pass-Throughsto Taxing Entities 3,597,622 6,777,508 3,179,885 Less: Bond Debt Service 826,944, 826,944 0 TI Available to Agency,After Obligations 12;388,841 `26,494;516 9,105,675 Projected Use of TI Funds Agency Administration (Non-Hsg) 1,402,559 2,067,415 664,856 TI Available for Housing;Programs 4`362,682 6,819,794 2,457,112 TI Available for Non-Housing.Projects 11,623,601 17,607,307 5,983,707 I Total TI Funds Used by Agency Projects 17,388;841 26,494,516 9,105,675 Housing 15,986,282 24,427,101 8,440,819 1 I I • I • ISeiJel Associa,es T_TI_Summ CBD 10-2000:Summ A 12/18/00 I Table A-4 Draft • Tax Increment Projections CBD Amended Project Area. (In Future Value or Nominal Dollars) Tax Increment to Agency Agency Obligations Net Tax Increment . Net Tax Increment' (41 (2) (3) (4) (5) (6) Available for Available-for Basic County Tax - Pass- Bond Agency Housing Programs Non-Housing Projects is- Year Fiscal Tax. Admin Increment Through; Debt Admin (7) (8) (9) (10) II(N) Year. Revenues* Fee to Agency Payments Service Expenses Annual Cumulative Annual' Cumulative . 0 2000/01 • • 1 2001/02 507,566 5,076 502,490 0 132;059 '80,000 • 100,498 100,498 189,933 189,933 � 2 2002/03 8061,519 8,06 798,454 25 669 129625 87,100 159,691 260;199 395,469 585902 3 2003/04 1476654 14767 1,065,887 87321 135,970 95,759 213,177 473,366 533659 1119562 4 2004/05. 1,277,702 12,777 1264,925 137,032 136,790 102,703 252,985 ^726;351 635,413 1,754,975 5 2005/06 1,465437 14454 1,450,782 179,103 132,390 110,195 290,156 1016508 738,938 • 2493,912 6 2006/07 1,701413 17,014 1,684,399 212,182 132890 116,382 336,880 1353:388 885,066 3379,978 7 2007/08 1,804363 18,044 1,786,320 259,994 133 060 122,847 357,264 1,714652 913,154 4,293;132 8 2008/09 191+259 19,143 1495,116 281469 132490 129,571 379,023 2,089,675 971,963 .5;265495 9 2009/ 10 2408961 24090 1988471 300334 0 135398 397,774 .2487,449 1155365 6420;461 10 2010/ 11 2,157,821 21,578 2,136,242 319;740 0 141,457 427,248 2,914,697 1247,797 7,668,258 �,- 11 2011/12 2,312206 23,122 2,289,084 349,817 0 147,731 457,817 3,372514 ;333,719 9001,976 12 2012/13 2,501438 25,018 2476;819 403487 0 153,479 495364 3467478 144,889 14426;866 13 2013/14 2,773 033 27,730 2,745,303 468,286 0 159,428 1549,061 4,416,939 1569,528 11,995,394 14. 2014/ 15 3,033 503 30;335 3,003;168 556,727 0 164,236 600,634 5,017,572 1,681,572 13,676,966 15 2015/ 16 3,285 782 32:858 3252924 646,428 0 169;520 654585 5464157 1;786,391 1x,463357 16 2016/ 17 3399,621 33,996 3,365,625 733311 0 .174,961 - 673,125 6341,282 1,784,228 ,17247585 17 2017/ 18 3,519759 35,198 3,484562 773,486 0 180,565 696,912 7038 194 1833598 19081;183 18 2018/19 3,643459 36,435 3,607,024 814;852 0 186,337 721,405 7,749,599 1884,430 20965,613 19 2019/20 3,770,826 37,708 3,733,117 857,444 0 192;280 746423 4506,223 L934769 P 21,90Z582 20 2020/21 3,9011969 39420 3462949 901,300 0 198,402 772;590 9278413 ,1990,658 24,893040 21 2021/22 4,037401 44370 3996431 946,455 0 204,705 799;326 10,074139 2046;144 26,939:185 1 22 2022/23• 4,176,038 41,760 4,134,278 992,950 0 211,197 826,856 10904994 2103,275 29,042,460 23 2023/24 +319,199 43,192 4,276407 1440823 0 217,883 855,201 11 760196 2162,099 31204559 .24 2024/.25 4466 606 44,666 4,421 940 1,090,117 0 224,769 884,388 12 644 584 2,222467 33427225 25 2025/26 4,618,386 46;184 4,572,203 1,140,872 0 231,860 914,441 13,559,024 2,285,030 35,712,255 26 20261:27 4;774,670 47.,747 4;726923 1,193,134 0 239,163 945;385 14504,409 2349242 138,061,497 27 2027/28 1,427,057 14.271 1;412;786 384666 0 74,156 282557 14;784966 667.,407 38 728,904 28 2028/29 1,433370 14834 1,468,536 407;569 0 76,726 293,707 15 080,673 694535 39,419,439 29. 2029/30. 1,541, 350 15413 1,525936 427031 0 79,372 305,187 15385461 , 914347 40133286 30 2030/31 1601046 16,010 1,585035 447,069 0 82,096 317,007 15702468 '738,864 40,872,649 31 2031/32 166.2-509 16,625 1,645884 467,700 0 84,901 329,177 16032;045 764,107 41636;756 1- 32 2032133 1,725792 17,258 1,708,534 494,750 0 87,208 341,707 16573,251 784,870 92 421;626 33 2033134 1,790949 17909 1,773039 522;601 0 89,583 354,608 16728359 806248 43227873 34 2034/35 1 858,035 18580 1,839+55 551;276 0 92,029 367, 891 17 096 250 818 259 44 056,132 35 2035/36 1,927,108 19,271 1,907,837 580,801 0 94,547 381567 17477,818 850,922 44907,054 36 2036/37 1,998,227 19,982 1,978,245 611:201 0 97,140 395,649 17,873,467 874,256 45,781,310 • 37 2037/38', 2,071,454 20,715 2,050,739 . 642500 0 99,809 410,148 -18,283,614 898,282 46,679591 38 2038/:39 2146449 21,468 2,125381 674728 0 102,558 425076 18708691 923919 47602611 �. 39 2039/40 2224479 _ .22,245 2,202,234 707910 0 105388 440,447 19149137 9,4-4490 48551101 40 20+0/41 2304,409 .23,044 2,281365 742,075 0 108,302 456,273 19,605,411 974:716 49525,816 41 2041/42 2386;709 23,867 2,3624842 777253 '0 111302 472;568 20077979 .1901,718 54527535 42 2042/43 12,471,448 24.714 2,446733 813,474 0 114,391 489,347 20.567,326 1,029,522 51557,057 • 45 2045/46 2,2,644537,038 26485 2,622041 • 389168 0 120,847 524,410 2159834 53, 206 43 2043/44 2558,699 25587 2,533112 850768 0 117,572 506,622 210739.43 1059149 52615, B 1 O87fi26 702432 v 2,713,628 •928;706 0 124,220 542;726 22,141,084 1117,977 54,820;809 TOTAL 113;823'656 '1:118:237 (10,705,419 26437,376 1,065474 6;040,472 '22,141,084 x"`',.10' ` 54;820,809 6111V Cumulative - �_spt� N r 'Fa: 410/ 11 14720694 147,207 14573,487 1803044 1065474 1121,815 ,91,1,69r ),Vy ,A�kes 7o6r3258 ,Rt �t Co 2020/21 46 862,690 468,627 46 394,063 5507,781 1 065,;674 2,348,754 9,278,813 Pr, .,y'4 '4893040 s g.. Io -2030/31 79307413 793,074 78514:339 16,382466 1065,674 4490682 15,702,868 is 1 40 72,649I Vat To: 2045/.46 11/,823,656 1,118.237 .110;705,419 26.637,376 1065;674 6,040.477 22141(084 w. /5 t 54.820.809 itI *Based on revenues from Basic Tax Incremene(1:0%),exclusive of bond overrides. • I Sei/e[n,nsociates T_TI_Sumni.CBD.10-22000:TI A 12/18/00 1 I Table A-5 Draft Tax Increment Projections CBD Amended Project Area (In Present Value or Constant 2001.Dollars) ' Taxlnerement to Agency Agency Obligations Net Tax Increment Net Tax Increment (13 (2) (3) ' ` (4) (5). (6) Available for Available for Basic County Tax Pass- Bond Agency Housing'Programs. Non-Housing Projects Year Fiscal Tax Admin Increment Through Debt Admin (7) (8) (9) (10) (N) Year Revenues* Fee to Agency Payments Service Expenses Annual Cumulative .Annual Cumulative 0 2000/01 I 2001/02 478,836 4,788 474,047 0 124584 75,472 94;809 94;809 179,182 179,182 2 2002/03 717,799 7,178 710,621 22,845 115,366 77,875 142,124 236,934 352,411 531,593 3 2003/04 903,979 9,040 894,940 73;317 114,163 80,401 178;988 415,922 448,071 979,664• 4 2004/05 1,012,060 14121 1,001,939 108542 108350 81352 200388 616309 503307 1482,971 5 2005/06 1,095,060 10,951 1,084,109 133,836 98,930 82,344 216,822 833,131 552,177 2,035,148 6 2006/07 1,199,429 11,994 -1,187;435 149,580 93,682 82,045 237,487 1,070,618 624,641 2,659,789 7 2007/08 1,200,005 12,000 1,188,005 172;911 88,492 81,701 237,601 1,308,219 607,300 3,267,089 8 2008/09 1,201029 12910 1,189319 . 176,723 83377 81,294 .237;804' 1546323 609,822 3,876,911 9 2009/10 1,189,101 11,891 1,177,210 177,767 0 80,142 235,442 1,781465 683459 4563769 10 2010/ 11 1,204,916 12,049 1,192,867 4-78,541 0 78,989 238;573 2,020,038 696,763 .. 5,257,533 11 2011/ 12 1.218,041 12,180 1.205,861 184,279 0 77,823 241.172 22,261,210 702,586 5,960,119 12 2012/ 13 1,243,337 12,433 1,230.903 200,322 0 ,76,275 246,181 2,507,391 708,126 6,668,246 13 2013/ 14 1303106 13,001 1,287,105 219551 0 74,746 257321 2764,812 735387 7403433 14 2014/ 15 1,341,81 13417 1328304 246,241 0 72,642 265,661 3,030,473 743;761 8,147,394 15 2015/ 16 1,371,042 -13 710 1,357,332 269,732 0 70,735 471,466 3,301,939 745,399 8,892,792 16 2016/ 17 1,338,248 13;382 1,324;866 288,665 0 68,873 264,973 3,566,912 702,355 9,595,147 17 2017/ 18 1,307,113 13,071 1,294042 , 287,245 0 67,056 '258,808 3,825,721 680933 10,276,080 18 2018/19 1,27646) 12,765 1,263 699 285,478 0 65282 252;740 4,078,961 660,199 10,936,278 19 2019120 1,246307 12463 1,233844 283;397 0 63551 446,769 4,325,229 640;127 11,576,406 20 2020/21 1,216,652 12167' 1,204.486 281,029 0 61,863 240,897 4,566,126 620,697 12,197,102 21 2021/22 1,187,506 . 11,873 1;175,631 278;405 0 60;215 235,126 4,801,253 601,884 12,798,987 22 2022/23 1,154872 11 589 1,14,283 275:549 0 58;608 229,457 5,030,709 583,670 13,382,656 23 2013/24 1;133754 11308 1,119447 272;485 0 57341 223,889 5;254599 566332 13944688 24 2024/25 1.103,156 11,032 -1;092;124 ' 269;235 0 55;513 • 218,425 5,473,023 548,951 14,497,639 25 2025/26 1,076078 10761 ,1;065317 265;8 /22 0 54323 213;063 5,686987 532409 15930348 I, 26 2026127 1,049,520 .10495 ,1,039025 262,263 0 52,570 207,805 5,893,892 516,387 15,546,435 27 2027/28 295,926 2,959 '292967 80,597 0 15,378 58;593 5,952,485 138;399 15,684,834 28 2028/29 290,192 902 .287 290 79,733 0 15,010 57,458 6,009,943 135,089 15,819,923 29 2029/30 284,467 :21845 481422 78411 0 14649 54324 6366268 131438 15,951,761 30 2030/31 278,758 2788 '275971 77,839 0 14;294 55,194 6,121462 128,644 16,080404 31 2031132 273,075 2731 r-270344 76,812 0 13;945 54069 6,175;531 125508 16,205,912 32 2032/33 267,424 2 674 '269,750 76,665 0 13513 52,950 6,228,481 121,621 16 327,534 33 2033/34 261812 2;618 259;194 ` 76,397 0 131096 51,839 6,280;319 117,862 16,445,396 34- 2034/35 256244 2,562 253,682 76 027 0 12492 53736 4331056 114,226 16 559,622 35 2035/36 250,727 2,507 248,220 75,565 0 12,301 49,644 6,380,700 110,709 16,670,332 36 2036/37 245,264 2;453 242,811 75,019 0 11,923 48,562 6,429,262 107,307 16,777,639 37 2037/38 239,860 21399 • 37,462 74297 0 11,557 47,492 6,476,754 104,015 16,881,654 38 2038/39 -234519 2345 262,174 73,706 0 11,203 46;435 6523,189 100830 16,982483 39 2039/40 229 245 2,29 2 226,952 72,954 0 13861 45,390 6,568,580 97,747 17,080,230 40 2040/41 224,040 2240 221,799 72,146 0 10,529 44,360 6,612,939 94,764 17,174,994 41 2041/,42 218,907 2,189 216',718 71289 0 10,209 43344 61656,233 91;877 17,264871 42 2042/43 213,848 2;138 211,709 70,383 0 9,398 42,342 6,698425 '89,082 17,355,953 .� 1 43 20431 44 208;866 2,089 2061777 69,448 0 9,597 41;355 6 739,980 86,376 17,442,329 44 2044/.45 203,96 2,040 201;922 68,474 0 9306 ' •40384 6,780365 83,757 17,526,086 45.. 2045/46 199.137 .1,991 197,145 67,471 0 -9,025 39,429 6.819,794 81,221 17,607,307 TOTAL 34,443;402 " 344;434 34,098,968 6;777,508 826,944 2,067415 6;819;794 t .n' 11, 17,607,307 I it`kal"-'. I Cumulative - a>" +a'"'b4' ,y' "' a�+4F}r ,, To 2010/ Il 10,202214 10'_022 10,100191 1,194062 826,944 801,614 ',024038 '%*7- 257533 "4 tt,67,�t To 2020/21 23,061245 230,612 2',83063' 740001 826,944 1500,458 4566;126 r1i � 17-197,102 is� c7 To 2030/31 30916473 - 309162 30,607309 2,680739 326,944 1897,759 0121,462 , � 16080404 1L�� 1-1 To: 2045/46 34,443 402 344,434 34:098,9O8 6;777,503 526,944 2,067,415 6,819,794 Ai0 .&1. 17,607,307}' `( `Y.^i 4` Based on revenues(-mom Basic Tax Increment(1.0%),exclusive of bond overrides. Assumptions: Present value discount rate: 6% 1 1 Seifel Associates T_TI Summ CBD 10-2000:T1A 12/18/00 I I k � x rr - R vLp i 14 �Tr!°9' N ,4;j:q V' III , mow, il ' a� nos cyt - .� �� M ;8.1, 1 7 p4 p,a k s:bec I1 fC k tN Y°i la f,,:fist ri 6. CC ' M U e -gy$4 A n.f rte - / C : U ilhi z 2 � '' a kp ?J z ,e i� 4•Ii ,..-- vin, >.' 7-4 y N �. G1 C '� N G k y 11,4..7:,..,r° Art t3 p N ct "OJI DA./��i �7jp ."', y ' ,�1Y x r . ,'' , a" x'7-11 -,44414.4: :174,6,SA it40 Q A. a x x tYn [] F. fC a a' Illy f r,> d i''M '-'xt`t lv'� 4 '` N.CC Q p U �,� ate ti-,%:,7�+ A 3�] '-i 4'�k.*'r _ __ *41 Tex . i }�U,s i i ).S1 h c li fs" 0 s,i (4.4 i . d s4 s PI t-W 0 4%.flppiiii.41Kesti.-5, . 1 O O. O 0 G O O 0 O .0 0 0 H-r N in O 0 O G O 0 O O. O O O O G O O, O o 0 v� O O O O O O ' � r^, rn ry N e' 'R J? �f? fl-} FfT ^ e anuana�auaivanu1 re' �enuuy 1, I Table B-I Draft I Summary of Tax Increment Projections, Petaluma CBD Redevelopment Amendment--Existing Project Area Summary of Assumptions I Growth Assumptions 2000/01 Secured Assessed Value: $55,771,008 2000/01 State Board Assessed Value: $0 2000/01 Unsecured Assessed Value: 38.919,773 2000/01 Total Assessed Value:. 564,690,781 I . 2000/01 Unitary Payments: $0 1976/77 Base Assessed Value: $18,832,170 Annual Inflationary Adjustment 2%of Secured AV . I Reassessed Property Assessments 1%of Secured AV Development Per Absorption Analysis Annual Growth In Unsecured Assessed Value: 2.0% Annual Growth in Unitary Payments: 1.0% Tax Increment Generation I Project Amended-between-12/2/00'and 8/20/01 • Property Tax Rare: 1.0% Tax Increment Cap: NIA County Propefty/Tax-Admin'Fee: 1.0% I Sponsoring Community City receives.pass;through City's Unadjusted Levy Within)ProiectArea: 16.43% Agency Administration Cost J Cost in FY-2001/02: 580,000 Annual Increase: 3.0% Present Value Discount Rare • Present value discounted to 2000/01 at: 6.0% tTax Increment Projections-From 2001/02 Through End of Project Constant 2001 Nominal Dollars Dollars I Tax Increment(TI) to;,Agency Gross Incremental-Property Tax Revenues $53,505,877 $22,033,745 Less:County Property TaxAdmin Fee 535,059 220,337 I Tax Increment to Agency 52,970,819 21,813,408 TI Available to Agency After Obligations Tax Increment to Agency 52,970,819 21,813;408 I Less:.Pass:Throughsto Taxing Entities 0,012,032 3,597,622 Less: Bond Debt Service 1,065,674 826,944 TI Available to Agency After_Obligations 41,893,113 17,388,841 Projected Use ofT!'.Funds ' Agency Administration.(Non-Hsg) 3,084,243 1,402,559 TI Available fofHousing Programs 10,594,164 4,362,682 TI Available for Non-Housing Projects 28,214,706 11,623,601 Total TI Funds Used by Agency 41,893,113 17,388,841 Subtotal, TI<for,Housing8'Projects 38,808,869 15,986,282 Cumulative TI for Housing.Programs Ted 2010/ 11 2,232,350 1,566,338 To:. 2020/ 21 6;847,074 3,410,155 To: . 2026/ 27 10;594,164 4,362,682 Cumulative TI:for'Non-HousingProjects To: 2010/ 11 5,825,920 4,032,543 I To: 2020/ 21 18,600,921 9,177,281 To: 2026/ 27 28.214,706 11,623,601 I I ISeifel Associates T_TI_Existing CBD 10-2000:Summ 12/18/00 I Table'B-2a Draft Tax Increment Projections Petaluma CBD Redevelopment Amendment-Existing.Project Area (In Future Value or Nominal Dollars) Tax Increment to Agency Agency Obligations Net Tax Incremen_t Net Tax Increment (I) (2) (3) (4) (5) (6) Available for .Available for I. Gross County Tax Pass• Bond Agency Housing Programs Non-Housing;Proiects Year Fiscal Tax Admin, Increment Through Debt Admin (7) 38) (9) (10) (N) Year Revenues* Fee'. to Agency Payments Service Expenses Annual Cumulative . Annual Cumulative ' 1976/ 77 24 2000/01 25 2001/02 5071566 5,076 502,490 0 132;059 80,000 100,498 100,498 189,933 189,933 26 2002/03 720,652 7,207 713,446 8;667 129,625 82,400 142,689 243;187 350,065 539;998 27 2003/ 04 893,371 8,934 884,438 51,032 135,970 84;872 176,888 42Q 075 435,677 975,674 28 2004/05 '1,020,353 10,204 1,010,149 86,077 136;790 87,418 202,030 622;105 497,834 1,473;508 �, 29 2005/06 1,126;132. 11,261 1,114,871 111,920 132390' 90041 222974 845,079 557,546 2,031',054 30 2006/07 1303 433 13,034 `1,290399 133)382 132,890 92,742 258;080 1,103,158 673306 2704,359 31 2007/08 1,344,375 13,444 1,330,931 .168,916 133,060 95,524 266,186 1,369345 667,245 3,371,604 32 2008/09 1,389332 13 893 1,375;438 177,734 132;890 98,390 275,088 1 644;432 691,337 •4,062,941 33 2009/ 10 ,1,435,615 14;356 1,421,260 136411 0 101342 284,252 1,928;684 848;855 4,911,796 34 2010/ 11 1533,665 15,337 1,518,328 196,,157 0 104,382 303,666 2,232350 914,124 5,825,920 35 2011/12 1635,138 16,351 1,613,787 215,758 0 107,513 3231757 2,556407 971,758 6,797,678 36 2012/ 13 1769,676 17,697 1,751,979 250,620 0 110,739 350;396 2,906;503 1,040,224 7,837,902 II 37 2013/ 14 1;983,512 39,835 4,963,677 296,656 0 114,061 392,735 3,299;239 4;160225 8,998,128 38 2014/ 15 2 206,960 22,070 2,184,890 369;637 0 117,483 436,978 3 736;217 1,260,792 :10,258,920 _• 39 2015/ 16 2420,682 24,207 2396,475 416396 0 121,007 479,295 4215;512 1349,777 11,608,697. 40 2016/ 17 2,494,826 24,948 2,469478 519;954 0 124,637 493,976 .4,709,487 1331311 12,94Q009 41 2017/ 18 2,5741096 25,741 2,548,355 546,410 0 128,377 509,671 512191158 L363,897 14,303,906 ' 42 2018/ 19 2,655,719 26,557 2,629;162 573453 0 132;228 525,832 5,744;991 1397,449 15,701355 43 2019/ 20 2:739,76;7 27,398 2712369 601,704 0 136,195 542,474 6287;465 16431,997 17,133352 44 2020/ 21 2826,310 28,263 2,798,047 630,588 0 140,280 559,609 6,847,074 1,467369 18,600,921 45 2021/22 2,915,423 29,154 21886,269 660,330 0 144,489 577;254 7,;424;328 1,50449.7 20,105,118 46 2022/23 3,007;184 30072 2977,112 690,955 0 148,824 595,422 8019;750 1341,911 21,647,029 47 2023/24 -330E670 31,017 3,070,653 722,490 0 153,288 614,131 8,633,881 1,580;745 23,227,773 iii_ 48 2024/ 25 3 198963 31,990 3,166,974 754961 0 157;887 633,395 9267;276 1,620731 24,848;504 49 2025/26 3,299,147 32,991 3,266,156 788398 0 162,624 653,231 9;920;507 1,661,903 26;510407 50 20261:27 3,402308 34,023 3,368,285 822;827 0_. 167,502 673,657 10,594,164 .1,704,298 28214;706 TOTAL 531505,877 535,059 52;970,819 10,012,032 1,065,674 3,084,243 10,594;164 day' e " 28214;706 NESPIRMI ' Cumulative - W xsa ry/t To: 2010/11 11'274495 112745 11,161,750 1,120696 1065674 917,110 2,232,350 asrf -1d= 5825,920 8t`' tr To 2020/ 21 34581;182 345,812 34,235,370 5,572(071 1065;674 2,149,630 6,847,074 r v7tkii,q 18600,921 To: 2026/ 27 53 505,877 535,059 52,970;819 10;12,032 1,065,674 3,0841243 10,594,164xes" 28214;706 m ,,.'>d•,i. 'Based on revenues from Basic Tax Increment(1.0%),exclusive of bond overrides. ,I Assumptions: County Admin Fee as a%of Gross Tax-Revenues: 1% Agency Administration Annual Increase:3% TI for I Iousm/Prograinn as a%of Tax.Increment to-Agency:20% • I 1 I I. • Seitel Associates T_TI_Existing.CBD 102000:T1 12/18/00 I I . Table B-2b Draft I Tax Increment Projections Petaluma CBD Redevelopment Amendment-Existing Project Area (In Present Value or Constant 2001 Dollars) I Tax Increment to Agency Agency Obligations .. Net Tax Increment Net Tax Increment (1) (2) (3) (4) (5) (6) Available for Available for Basic County Tax 'Pass-. Bond •Agency Housing Programs Non-Housing Projects Year Fiscal Tax Admin Increment Through Debt Admin (7). (8) (9) (10) I (N) Year Revenues* Fee to Agency Payments Service Expenses'. Annual Cumulative Annual Cumulative 1976/ 77 24 2000/01 25 2001/02 478,836 4,788 474,047 0 124,584 75,472 94,809 94,809 179,182 179,182 26 2002/03 641578 6,414 634,964 7;714 115,366 73 336 126,993 221;802 311,556 490739 27 2003/04 750092 7,501 742,591 .42,847 114,163 71,260 148,518 370;320 365,802 854541 I% 28 2004/05 808,215 8,082 800,133 68,181 108,350 69,243 160,027 530,347 394,331 1,250,872 29 2005/ 06 841,512 8,415 833,096 83,633 98,930 67,284 166,619 696,966 416,631 1,667,503 30 2006/07 918,869 9,189 909,680 94;029 93,682 65,379 181'936 878;902 474,654 2,142,156 31 2007/08 894,086 8,941 885,145 112,339 88,492 63,529 177,029 1,055,931 443,756 2,585,912 32 2008/09 871,684 8,717 862,967 111,512 83,377 61,731 172;593 1,228525 433,753 ' 3,019,666 33 2009/ 10 849,739 8497 841,242 110,573 0 59,984 168,248 1596,773 502,436 3,522,102 34 2010/ 11 856,391 8,564 847,827 109,533 0 58;286 169,565 1,566,338 510,442 4,032,543 I 35 2011/ 12 861,370 8,614 852,757 113,659 0 56,637 170,551 1,736,890 511,910 4,544,454 36 2012/ 13 879,475 8;795 870,680 12},551 0 55;034 174,136 1,911,026 516,960 5,061,413 37 2013/ 14 929,948 9,299 920,649 139,084 0 53,476 184,130 2,095,156 543,959 5,605,372 38 2014/ 15 976,140 9,761 966579 163,491. 0 51,963 193;276 2,288,431 557,650 6,163,022 i 39 2015/ 16 1,010,066 10,101 999;965 186,265 40 2016/ 17 982,079 9,821 972,258 204,678 0 .50,492 199,993 2,488,424 563,215 6,726,237 0 49,063 194,452 2,682,876 524,066 7,250,302 41 2017/ 18 955,928 9,559 946,368 .202,917 0 47,674 189,274 2,872,150 506,503 7,756,805 42 2018/ 19 930,415 9504 921,111 200976 0 46,325 184,222 3,056572 489,588 8,244393 I 43 2019/ 20 905,529 9,055 896,473 198,871 0 45,014 179,295 3,235,667 473,294 8,719,687 44. 2020/21 881,257 8,813 872,444 196;620 0 43,740 174,489 3;410,155 457,595 9,177,281 45 2021/ 22 857,588 8,576 849,012 194,240 42,502 169;802 3,579,958 442,468 9,619,749 46 2022/ 23 834,509 8;345 824164 191',744 41,299 165,233 3;745,190 427488 10,047,637 I 47 2023/ 24 8,120 803.,889 189;146 40,130 160,778 3,905,968 41-3.,835 10,461,472 48 2024/ 25 790,075 7,901 782,175 186,459 '38,995 156,435 4,062,403 400286 10,861,758 49 2025/ 26 768,697. 7.687 761,010 183,696 37,891 ,152,202 4,214405 387,221 11,248,979 50 2026/27 747.861 7,479 740;383 .180466 '36.819 148,077. 4,362,682 374,622 1e623,601 III TOTAL 22,033 745 -220;337 21,813;408 3,597422 826,944 1,402359 '4362,682 7 ' 19 :., 11,623401 b"e"?t` 't7 Cumulative ;avvx ,�c- To 2010/ 11 7,910800 79,108 7,331,692 740,362 826;944 665,504 1,566;338 �qE4 � 4 032 543 " ` ;I To 2020/ 21 17,223,007 172,230 17 050;777 :2,471;473 826,944 1,164R23 3,410 155 9,177,281 Ti' .,,, �, To 2026/ 27 22,033,745 220,337 21,813;408 3597422 826,944 1,402,559 4362682 X. v, 4 11623601 'la *Based orrrevenues from Bag] Tax Increment(1.0%),exclusive of bond overrides. Assumptions: Present value discounted to 2000/01 ac 6% U III Q e , o. IISeijel A.nnciater T_T_Exisring CBD 10-2000:TI 12/18/00 • I Table.B3a Draft Tax:Revenues Petaluma CBD Redevelopment Amendment-Existing Project Area (In Future Value or Nominal Dollars). First&Second`Payinents to Agency Supplemental Payments Total-Basic,Tax'Revenues (1) (2) (3) (4) (5) (6) (7) (8) (9) 1` Secured,. Increase First& Supplemental. Supplemental First& Supplemental Unitary Grose Year Fiscal State Board, in AV Second Secured Secured Second Secured Payments Tax (N) Year Unsecurd AV Over:Base. Payments Assessements Payments Payments Payments Revenues 1976/77 18;832,170 - 24 2000/01 64,690,781 - • 25 2001/02 66542,307 47710,137 477,101 3,046,441 30,464 - 477,101 30,464 0 507,566 26 2002/03 70919594 52487424 520874 '.19477,820 199,778 520;874 199,778 0 724652 27 2003/04 92315;806 73483,636 734836 - 15,853497 158,535 734,836 158'535 0 893371 28 2004/ 05 110,015,619 91;183,449 911,834 .10,851808 108,518 911,834 108518 0 1,020,353 II 29 2005/'06 123,067;739 104;235,569 .1,042,356 8,377,659 83,777 3042356 837.77, 0 1,126,132 30 2006/07 133',906,753 115,074-583 1,150 746 15;268,731 152,687 1,150,746 .U2 687 0 1,303433 �. 31 2007/08 151,853,619 133,021449 • 1,330214 1,416,076 14,161 1,334214 14,161 0 1,344,375 32 2008/09 156,306,767 137,474,597 1,374,746 1,458,558 14;586 1,374,746 14,586 0 1,389,332 33 -2009/,10 160,891461 142459;291 1424593 1,502,315 15,023 1,420593 15,023 0 1,435,616 34 2010/ 11 165,611,605 146,779,435 1,467,794 6,587,071 65,871 1,467,794 65,871 0 1,533,665 35 2011/ 12 175,510,908 156,678;738 1,566,787 6,835,080 . 68,351 1,566,787 68,351 0 1,635,138 36 2012/ 13 185,856,206 167,024,036 1,670,240 9,943,563 99,436 1,670,240 99436 0 1,769,676 37 2013/ 14 199,516,893 180,684,723 .1;806;847 17,666,520 176,665 1,806,847 176'665 0 1,983,512 38 2014/ 15 221,173;750 202,341;580 2,023,416 18354383 183,544 2,023;416 183;544 0 2,206,960 • 39 2015/ 16 243,951,608 225,119;438 2,251,194 .16948,782 169;488 2,251;194 169,488 0 2,420,682 40 2016/ 17 265,779,422 246,947;252 2,469473 2,535345 25353 2,469473 25353 0 2,494826 41 2017/18 273,630;355 254,798,185 2,547,982 2,611,405 26,114 2,547,982 26,114 0 2,57.4,096 42 2018/ 19 281,714367 262;882;197 2,628822 2,689,747 26,897 2,628;822 26;892 • 0 2,655,719 _ 43 2019/20 290078;402 271206,232 2,712,062 2,770440 27,704 2,712;062 27;704 0 2,739,767 II 44 2020/21 298,609,610 2-79,777,440 2,797,774 2,853,553 28,536 2,797,774 28536 0 2,826,310 45 2021/ 22 307,435,355 288,6031185 2,886,032 2,939,160 29,392 2,886,032 29,392 0 21915,423 46 2022/ 23 316'523,222 &97,691p52 2,976,911 3027334 30,273 2,976,911 34,273 - 0 ..3,007,184 47 2023/ 24 325,88 L021 307048;851 3470,489 •3,118,154 31,182 3470,489 31;182 0 3101,670 1 48 2024/ 25 335;516,795 316 684,625 , 3,166,846 3,211,699 32,117 3,166,846 32;117 0 3;198,963 49. 2025/26 345,438,830 326,606,660 3;266,067 3,308,050 33080 3,266,067 33,080 0 ,3,299,147. 50 2026/27 .355,655;657 736;823487 3;368;235 3,407291 34073 3368,235 34,073 0 ,3,402308 TOTAL.. ifiig.i mi` Pit; i ul `,n 51;640272 Tiatadivlfl 1,865,605 51;640,272 1,865;605 0 53,505,877 Cumulative k� a 7 r1°04r m ��st ' as To 2016/ it �� ;, 10,431.096 „1 843.400 10,431;096 843,400 0 11,274,495 1� To 2020/21 ��� '2.t ,��rr�W�,�. s 8�� rnp 32,905,694 F a'�{s" A 1,675,488 32:905,694 1,675,488 0 34,581,182 To 2026/ 27 F.tQA 4'N''4ri'. 7 1:01`i.:1 51,640272 !ii., '. 1,865.605 51;640272 1,865,605 0' .53,505,877. Notes:. First&Second Paymentsarebased on the 1%basic tax rate applied'.to the Increase in AV Over Base. 1, Supplemental Secured'Assessments include reassessed property and new development. . Supplemental Secured Papinents are based on the 1%'.basic tax rate applied to the_ Supplemental Secured Assessments) Unitary paymenrs ate estiniated to escalate at an annual rare of: 1% 1, I . ,I I 1 I Seifel 41+64:rates T_TI_Exisring CBD_10-2000:T1 12/18/00 , • I• • Table B-313 Draft I Growth in Assessed Value Petaluma CEO Redevelopment Amendment-;Existing Project Area (In Future Value.orNominal Dollars) Growth'in Secured'Assessed'.Value ,TOtal.Secured.State Board and Unsecured AV (I) (2) (3) '(4) Growth Rates 1(-7) (8) (9) (10) Secured Inflationary Reassessed New (5) (6) Secured State Unsecured Secured, Year Fiscal AV Adjustments Property Development Annual Average AV Board AV State Board, I (N) Year Assessments Assessments Annual Unsecurd AV 1976/ 77 -24 -2000/01 55,771,008 1,115,420 557,710 0 55471,008 8,919,773 64,690,781 25 2001/02 57,444,138 1,148,883 574;441 2;472,000 3.0%' 10% 57,444,138 9,098,168 66,542,307 26 .2002/03 61,639,462 1,232.789 616,395 19561,425 7.3% 5.1°% 61639,462 - 9,280,132 70,919,594 I 27 2003/04' 82,850,071 1 657,001 828,501 15,024,996 34.4% 14..-I%. 82,850,071 9,465,734 92,315,806 28 2004/05 100360,570 2,007,211 1,003,606 9548,202 21.1% 158%. 100;360570 9,655949 110,015,619 - 29 2005/06 113,219,589 2,264,392 1,132,196 7;245,463 12.8% 15.2%- 113,219,589 9;848,150 123,067,739 30 2006/07 123 861,639 2,477;233 1,238,616 14,030;114 9.4% 14.2%., 123 861,639 0 10,045,113 133,906,753 31 2007/ 08 141 607,603 2,832,152 1,416,076 0 14.301 14 2% 141 607,603 0 10,246,015 151,853,619 32 2008/ 09 145 855,871 x,917,117 1,458,558 0 3.0°/ 12 896 145,855,831 0 10,450936 156,306,767 23 2009/ 10 150,231,506 3,004,630 1,502,315 0 3.0% 11.6% 150,231,506 0 10,659,954 160,891,461 34 2010/ Il 154,738,451 3,094,769 1,547,385 5;039,686 3.0% 107%. 154,738,451 0 10,873,154 165,611,605 35 2011/ 12 164,420,291 3,288,406 1,644,203 5;190,877 6.3% 10.3% 164,420,291 0 11,090,617 175,510,908 36 2012/ 13 174,543,777 3,490,876 1',745,438 8;198,125 6.2% )0.009 174,543,777 0 11512429 185,856,206 37 2013/ 14 187,978,215 3,759,564 1,879,782 15,786,737 7.7% 918% 187,978215 0 11,538,677 199,516,893 38 2014/ 15 209,404,299 4,188,086 2,094;043 16,260 ,340 11.4% 99% 209,404,299 0 11,769451 221,173,750 II39 2015/ 16 231,946,768 4,638,935 2,319,468 14629,314 10.8% 10:0% 231'946,768 0 12,004,840 243;951,608 40 2016/ 17 253,534.485 '5,070,690 2,535,345 0 9.3% 9.9% 253,534,485 0 12,244,937 265,779,422 41 2017/ 18 261,140519 5,,222,810 2,611.405 0 3.0% 95% 261,140;519 0 12,489,836 273,630;355 42 2018/ 19 268,974,735 5,379,495 2,689,747 0 3.0% 9496 ; 268,974,735 0 12,739,632 281,714,367 43 2019/ 20 277,043,977 5,540,880 2,770,440 0 3.0% 8:8% 217,043,977 0 12,994,425 290,038,402 44 2020/ 21 285,355,296 5,707,106 2;853,553 0 3.0% 8`5_% 285,355,296 0 13,254,313 298,609,610 45 2021/ 22 293,915,955 5,878519 2939,160 0 3.0% 8r2% 293915,955 13,519,400 307,435555 46 2022/ 23 302,733,434 6,054,669 3,027,334 0 3.0% 8:0% 302,733,434. 13,789,788 316,523,222 47 2023/ 24 311,815,437 6,236,309 3;1.8:154 0 3.0% 7.8% 311,815,437 14,065,583 325,881,021 48 2024/ 25 321,169,900 6,423,398 3,211,699 0 3.0% 7 6% 321 169,900 14;346,895 335,516,795 49 2025/26 330,804,997 6,616,100 -3;308,050 0 3.0% 7.4% 330,804,997 14,833,833 345,438,830 50 2026/27 340,729,147 6,814;583 3,407,291 . '0 3.0% 7,2% 340:729447 14,926,510 355,655,657 ii Y • TOTAL `,ta,.t. T-'3Lv.,vr§.ssi`+ry`A` x,..w%i'S.#a W ite/? 133,087;280 d2€rw"%L'ftcta'4Sr1 T'l ht3` ''-r_ effaVvk2ss "2s'�n' ' �'.i*S"r TNith Cutnulattve Y'r'`�C4E'°L i,yi;,i t ...;� x :° �' IWt. . , " ,, o� :3an'�``,*«,:r _. [1:' fir::"�i a Assumptions: Annual Inflationary Adjustment:290 of Secured AV State Board Annual Increase:2% Reassessed Property Assessments: 1%Of Secured AV Unsecured AV Annual Increase:2% • Development Per Absorption Analysis II • II I II • I i 1 Seifel Associates T_TI_Exiscing CBD 10-2000:T1 12/18/00 1 Table B-4 Draft New Development Schedule Petaluma CBD Redevelopment Amendment Existing Project Area. (In Constant 2001 Dollars,unless thewise noted) - 1 Residential, ,Hotel Retail Office Cinema Total ' Assessed Value (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (7) (8) Incremental Incremental . Incremental Incremental Incremental Constant Year Fiscal Assessed Value Assessed•Value Square Assessed Value Square, Assessed Value Square Assessed Value 2000 Nominal (N) Year - Units ($150,000/unn) Rooms $100.000/roam 'Feet ($80/SF) Feet ($100/SF) Feet ($60/SF) Dopers' Dollars 19761.77' ' . 24 2000/01 . , 25 2001/02 0 0 0 0 40.000 2,400,000 2,400,000 2.472,000 26 2002/03 25 3.750,000 0 100.000 8,000,000 65,000 6,500.000 0 18,250,000 19,361,425 27 2003/04 25 3,750.000 0 '50,000 4,000.000 60,000 6,000,000 0 13,750,000 15,024.996 28 2004/05 25 3,750000 0 0 50000 5,000000 0 8,750,000 9,848,202 29 2005/'06 25 3,750,000 0 0 25000 2,504000 0 6,250,000 7.245,463 1 ,11, 30 2006/.07 25 3,750000 80 8,000600 0 0 0 11,750,000 14,030,114 31 20071.08 0 0 0 0 0 0 0 32 2008/'09 0 0 0 0 0 0 0 33 2009/10 0 ' 0 0 0 0 0 0 34 2010/111. -.25 3,750,000 0 0 0 0 3;750,000 5,039,686 35 2011/ 12 25 3,750,000 3,750,000 5.190,877 36 2012/'13. 25 3,750,000 25,000 2,000,00 5,750,000 8,198,125 37 2013/ 14 25 3,750,000 25,000 2,000,00 50,000 5,000,00 10,750 000 15,786,73,7 38 2014115 25 3;750,000 25,000 200000 50000 5,000,00 10750000 16,260340 i �, ' 39 2015/.16 25 3,750,00 33,000 264000 30000 3,000.00 629 ;9,390000 14, 314 40 1016/.17 _ 0 - 0 41 2017/18 0 0 , 42 2018/-19 -0 0 43 2019/20 0 0 44 202 /;22 - 0 0 45 20211/'R 0 0 ; 46 2022/23 0 0 47 2023/24 0 0 • 48 2024/-25 0 0 49 2025/'26 0 '0 50 2026/47 0 0 0 0 0 '0 0 TOTAL 275 41,250,000 80 8,000,000 ,258,000 20,640,000 330,000 33,000,000 '40,000 2,400,000 105,290,000 133)087,280 Cumulative Tor 2010/ 11 50 22,500,000 80 8,000000 150,000 I ,000,000 200,000 20,000000 40,000 2400000 '64,900000 73021887. To 2020/.21 275 41,250000 80 8,000,000 258,000 20640,0001 330000 33000000 40000 2400000 -105,290,000 133,087,280 To: 2026/::27 _ '275 41.250,000 80 8,000.000 .258.000 24640,000. 330,000 33,000,000 40000_ 2400.000 105,290,000 131087,280 I Nominal Dollars based on 2000/01 values escalated annually at:3%. I II I I I • I ll ,Segel A■rncititer T_TI_Exisong CBD 10.200013evt 12/18/00 I Table B-5a Draft Pass-Through Payments to Affected.TaxingEntities Unadjusted Levies Petaluma CBD Redevelopment Amendment•Existing Project%Area_ (In Future Value or Nominal Dollars) (I) (2) (3) (4) (5/ (6) (7) ) (8) City County County Gen.#1 Soco Spring Lake ZN ZA MRN/SNMA Bay Area Air General • General Library Water Agn Park Sewa Petaluma Bast, Mosq&Vector Qual!Sign Fund' Yea r Fiscal (N) Year 'Lev4: 16.43% Levy: 27.84% Levy. 1.86% Levy: 0.75% 'Levy: 0.24% Levv: 1.58% Levy: 014% Levy: 0.19% 1976/77' 24 2000/01 I 25 2001102 0 0 0 0 0 0 0 0 26 2002/03 1424 2,413 162 65 21 137 21 -16 27 2003/04 8,386 14,209 951 383 124 805 124 95 28 2004)05 14,144 23)967 1,605 646 208 1,358 209 160 29 2005/06 18,391 31,163 2,087 840 271 1,765 271 208 30 2006/07 21;918 37,139 2.487 1,001 323 2,109 323 248 31 2007/08 27,757 47,033 3,149 1,268: '909 2,664 409 314 32 2008/09 29,206 49,489 3,314 1,334 •430 2,803 431 331 33 2009/ 10 30,697 52 016 3,483 1,402 452 2,946 453 347 I 34 2010/ 11 32,233 54,619 3,657 1,472 475 3;094 475 365 35 2011/ 12 35,954 60,076 4,023 1,619 523 3,403 523 401 36 2012/ 13 38,820 70,571 4,725 1,902 '614 3,997 614 471 37. 2013/ 14 43,265 84,428 5,653 2,276 734 4,782 .735 569 II 38 2014/ 15 50,311 106,397 7,124 2,868 .925 6,026 926 711 39 2015/ 16 57,722 129,504 (8,671 3,491 1,126 7,375 1,127 865 40 2016/ 17 64;824 151,646 10,154 4,088 1,319 .8,589 1320 1613 41 2017/ 18 67,378 159,610 '10,687 4,303 1,388 9,040 1,389 1,066 42 201S/ 19 70008 167611 11236 4,524 ,1,460 9,505 1,460 1,121 I 43 2019120 72717 176,255 `11.802 4,751 1533 9,987 1534 1,177 44 2020/21 75,505 184,950 12,384 4,986 1,609 10,476 1609 1,235 45 2021/22 78,377 193,903 12,983 5,227 1,687 10,983 1,687 1,295 46 2022/23 81,334 • 203,122 13,601 5,476 1,767 11505 1,768 1,357 I. 47 2023/24 84,378 212,614 .14,136 5:731 1,849 12,043 1,850 1,420 48 2024/25 87513 222,389 14891 5995 1,934 .12;596 1,935 1,486 49 2025/26 90,742 232,454 15,565 6,266 2,022 13,166 2,023 1,553 50 2026/27 94,066 242.818 ,16,259 6,546 .2,112 13,753 2,113 1,622 69 2045/46 0 0 0_ 0 0 0 0 0 I TOTAL 1,276,569 '2,910:598 .194.889 ' 78,461 25,318- 164,857 25,328 19,443 Cumulative To: 2010/11 184,156 312,049 20,894 8,412 2',714 17,675 2,715 2,084 To 2020/21 760,159 .0603;297 107,354 43,220 13946 90,811 13952 10,710 To 2016/27 1,276,569 2910,598 194.889 78,461 25,318 164,857 25,328 19,443 The City's pessah ough Is based only on the first tier of the AB1290 pass-through. Its shares of the second and third tiers are retained by the Agency. I. ', 1 . I I , I I Wel Assm:iates T_TI Existing CBD 10-2000PThru 12/18/00 I Table B-5b Draft Pass-Through Payments to Affected Taxing Entities Unadjusted Levies Petaluma CBD Redevelopment Am d ent•Existing Project Area (In Future Value or Nominal Dollars) (9) (10) (ii) (12) (13) (14) (15) (16) I South So Rec Petaluma Petaluma Petaluma City School Service Petaluma Schools Total CN Lnd City Elem City JT-HI JT Jun College Admin AWUF Equ'liiatn Aid Pass:Throughs. Year Fiscal ! (N) Year .Levy: 002% Levy. 14.54% Levy: 17.69%, Levy85.26%. Levv:.1.93% Levy: 11.10%. Levy:0.31% Levy: 100.00%. 19761 77 ' 24 2000/ I 02 25 2001/02 0 0 0 0 0 0 0 0 26 2002/03 2 1,260 1.533 456 167 962 27 8,667 27 2003/04 II 7,418 9,029 2,685 984 5,666 160 51032' 28 2004/02 l9 12,312 15;270 4530 1,660 9,558 270 86 077 1. • 29 2005/06 25 16,269 19,802 5,890 2,159 12,427 351 111,920 30 2006/07 30 19,389 23,600 7,019 2,573 14,810 419 133,382 31 '.20071 08 38 24.554 29,887 8,889 3,258 18,756 530 168,916 32 2008/09 40 25,836 31,447 9,353 3,428 19,735 558 177,734 33 2009/ 10 42 27,155 33,053 9,831 3,603 20,743 586 186,811 34 20101 II 44 28,514 34,707 10,323 3,784 21,781 616 196,157 35 2011/ 12 49 31,363 38,175 11,354 4162 23,957 677 .215,758 36 2012/ 13 57 36,842 44,843 13,337 4,,889 28,142 795 250,620 37 20(3/ 14 68 44,076 53,649 15,956 5,849 33,668 951 296,656 38 2014/ 15 86 55,546 67,609 20109 7,371 42429 1,199 369,637 39 2015/ 16. 105 67,608 82,292 ' 24,475 8,971 51,643 1,459 446,396 40 2016/17 123 79,168 96,362 '28.660 10,505 60,473 L709 ,519,954 41 2017/ 18 129 83,326 101,423 30,165 11,057 63,649 1,799 546,410 42 2018/19 136 87,607 106,634 t 31,715 11,625 66,920 1,891 573;653 43 2019/'20 142 92,015 111,999 33,311 12,210 70,287 1,986 601,704 44 2020/21 149 96;555 117,524 34,954 12,812 73,754 2,084 "630,588 45 2021/22 157 101,229 123;113 36,647 13,433 77,324 2,185 660,330 46 2022/.23 164 106,041 129,072 38;389 14;071 81001 2,289 690,955 47 20231.24 172 1(0,997 135;104 40,183 14.729 84,786 2;396 '722 490 48 2024/25 180 116,100 141,315 42,030 15,406 88 684 2506 754 961 ' 49 2025/26 188 121,355 147,711 43;933 16.103 92.698 2,620 '788 398 50 2026/27 196 126,765 154,296 45,891 16,821 96,831 3,737 822,827 69. .2045/46 0 0 0 0 0 0 .0 0 a TOTAL 2,352 1,519,502 1,849,508 • 530,087 '201,631 ' 1,160,687 .32,802 10,012;032 Cumulative To 2010/ 1I '252 162,908 198,288 58,976 21,617 124439 3,517 1,120696 j . To: 2020/21 1;296 837.015 1,018,798 303,014 111,068 639,362 18,069 5,572,071 To'. 2026/27 2,352 1.519.502 1,849,508 :550,087 201,631 1,160,687 32,802 40,012,032 I. 1 ` 1 . r I • I , 1 Seifel Associates: 1 T_TI Ezisnng CBDJO 2000,PThm.t2/18/00 I Table Lie Draft ;Pass-Through Payments to Affected Taxing'Entities • Unadjusted Levies • Petaluma CBD Redevelopment Amendment Existing Protect Area (In Present.Value or Constant 2001 Dollars) (1) (2) (3) (4); (5) (6) (7) (8) (9) ' City County County Gen.#1Soco Spring Lake 'ZN ZA MR M N/SNA' Bay Area Air South So Rec General General Library Water Park Scwa Petaluma Baai'. Mosq&Veemr. Qual Mgm CN Lnd • Fund• Year Fiscal (NI Year Levy:-16.43%. Levy:27:84% Levy: 1.86%. Levy. 0.75% Levy: 0.24% '. Levy: 1:58% Levy:.0.24%`. Levy: 0.19% Levy: 0.02% _' 1976177 24 2000/01 25 2001102 0 0 0 0 ' 0 0 0 0 0 26 20021 03 1;268 21148 144 58 19 122 19 14 2 27 20031 04 7,041 • 11,930 799 322 104 676 104 80 10 28 20041 05 '11,204 18,985 1;271 512 165 1,075 163 127 15 .1 29 2005/06 13,743 23,287 1:559 628 203 1,319 203 '156 19 30 80061 07 15,451 26,182 1,753 706 228 1,483 228 .175 21 31 20071 08 18,460 31,280 2,094 843 272 - 1,772 272 209 25• 32 2008/09 19,324 31,050 2,079 837 270 1,759 270 207 25 33 2009/10 19,170 30,788 2,062 830 '268 1,744 268 206 25 34 2010/11 17999 30,499 2.042 822 265 1(727 265 204 25 33 2011/ 12 18,677 3I 647 .2,119 853 275 1.793 275 221 26 36 2012/ 13 19,292 35,071 12;348 945 .305 1.986 305 234 28 ,i 37 2013114 20,284 39,583 2.`630 "9,067 :344 2:242 344 264 32 38 2014/ 15 22,253 47,060 3;151 1,269 409 2,665 410 314 38 39 2015116 24,085 54,037 3.618 1,457 470 3,061 470 161 44 40 2016/ 17 25.518 59.695 3,997 1,609 519 3:381 519 399 48 41 20171 18 25.022 59;274 .3,969 1,598 516 3,357 516 396 49 I 42 20181'19 24.527 09;792 3,937 1,585 511 3,330 512 393 48 43 2019120 24,034 58,755 3,901 1,570 507 3,300 507 389 47 44 2020121 23543 57.668 3,861' 4555 502 ,3;266 502 385 47 45 2021/22 23,055 57,038 3,919 1,538 496 . 3,231 496 381 46 46 70221 23 22,571 56,367 ' .3,774 1,520 490 3,193 491 377 46 I 47 2023/24 22,090 55 662 3,727 1,500 484 3.153 484 372 45 48 2024/25 21,614 54,925 3,678 1,481 478 3;111 478 367 44 49 2025/26 21,143 54.162 3,627 1,460 471 3,068 471 362 44 50 2026/27 20,677 53,374 3,574 1,439 464 3,023 464 357 43 I 69 2045146 0 0,. 0 0 0 0 0 0 0 TOTAL 480,041 1',038,757 X69,553 38,002 9,036 '58,835 9,039 6,939 839 Cumulative To 2010111 121,658 206;148 13;803 5,557 1,793 111676 1.794 1,377 167 To: 2020/21 348,893 707.230 • 47:355 19,065 6,152 40,058 6,154 4,724 571 I To. 2026127 480,041 ' 1,038,757 69.553 28,002 9,036 58,835 '9,039 .6,939 839 The City p ss'rhrough s based only on the first tier of the AB1290'pass.ihrough. Its shafts of tie second and third tiers are retained by the Agency. Assumptions: Present value discounted to 2000101 at:6% `I . I • it 'I I I I • Se'ifel Arrocintes. ' T_T1 Existing CBD 10-2000:PThns 12/15/00 Table B-5d Draft Pass-Through Payments to Affected Taxing Entities Unaclusted Levies Petaluma CBD Redevelopment Amendment.Existing Project Area (In Present Value or Constant 2001 Dollars) (10) (11) ('12) `(43) (14) (15) (16) Petaluma Petaluma. Petaluma City 'School 5 wire' Petaluma Schools Total ,, City Elem 'City JT HI TT Jun College Ad in AWU)F EquaLeatn'Aid Pass-Throughs: Year Fiscal (N)'. Year 'Levu: 14.54% Levy: 17.69% Levu, 5.26% Levy: 1.93% Levy: 1110% Levy', 0.31% 7000/01 24 2000/77 ill 25 2001/02 0 0 '0 :0 0 0 0 26 2002/03 1,121 1,365 ' 406 149 856 24 7,714 27: '2003/04 6,228 7,581 .2,255 826 4,758 135 42847. 28 2004/05 9,911 12,063 . 3,588 1;315 7,571 214 68,181 - iii 29 2005/06 13157 14,798 4,401 1,613 9,286 262 83 633 30 2006/07 13,668 16,637 4,948 1,814 10,441 295 94,029 II 31 2007/,08 16,330 19,976 5,912 2,167 12,474 353 112339 32 2008/.09 16,210 19330 5668 2,151 13392 '350 111512 33 2009/10 16673 19,564 5619 2,133 13278 347 110573 34 2010/11 15,922 19,380 5,764 2,113 -12,162 344 109,533 35 2011/12 16,522 •20,110 5,981 2,192 12,620 357 113,659 • 36 2012/13 18509 23286 6628 2630 13686 395 124551 37 2013/14 20,665 25,153 7,481 2,742 15,785 446 139,084 38 2014/15 24,568 29,904 8,894 3,260 18,766 530 163,491 39 2015/16 28,211 34,337 10,213 3,743 21,549 609 186,265 40 2016/17 31,164 37,933 11,282 4,135 '23,805 673 204,678 41 _,2017/IS 30,944 33665 11,202 4,106 23,637 .668 202,917 42 2018/19 30,693 37,358 11,111 4,073 23,445 663 200976', 43 2019/20 30.412 37,017 11,010 41036 23,231 657 198,871 44 2020/21 30,106 36,645 10,899 3',995 22,997 650 196 620 45 2021/22 29,777 36,244 10,780 3,951 22;745 643 '.194,240 46 2023/27 26427 35618 10653 3,905 22,478 635 1911744 47 2023/24 29659 35570 10 520 3656 23197 627 189,146 ' 48 2024/25 28,674 36902 10;381 '3,805 21,903 .619 <186459 49 2025/26 29.275 34,416 10,236 3,752 21,599 610 183,696 50 2026/27 27,864 33,916 10,087 3,697 -.21,284 .602 180,866 69 2045/46 0 0 ' 0 0 0 0 '0 II TOTAL 542,292 660,067 196,319 71,960 414,235 11',707 3,597,622 IIICumulative ' To: 1010/I1 107,621 130,994 38,961 14,281 82,208 2,323 '740362 To:,2020/.21 369,215 449,402 133,662 49,993 283029 7.970 2,471,473 To 2026/:27 542,292 660,067 196;319 -71,960 414,235 11,707 3,597,623 I Assumptions: Present value discounted to 2000/01 at:6% I I ., . 1 I Sei el Associme T_TI_Existin CED I0.' 2 ' g -OOQPThm !_/18100, I I ,ct dp “ 7.4•44.40,:sL.AtictilIS cd ,0 I • 'ti.c."..1.tg. i:c-4,*, —I\sr d• L,^ .„, , ,, 7 EIMIEWS411,51c,l, :CU r,' C kti• t• 4. , Ty•=*-1.2.1 it 0 (1..) .--' $.• , E to„., ,,,n -s,si■s :7'...' ,0 , . I ____ 1-..m...a.„,, u ,....—..m, ,,,, Ir, '!,■ A , •■•■i■T t r4' Att. r-o •-, , ,_ g'=ttrm LID IA' it\t4'11.", S'''Vcie 0-4' ll . H; ki'? ' IC • t "4 . "1' C,1,1 b' ' ; ° ") Cip '• - li ° OA H'ks.ii asime. ?14 )-1=i ;,•iel- Ili cal, iC.,,lii; PC1 !Is,: II III •,;" cn , 0,■.....'i $1.4 1,0 r,,a•,::% 'kiliksy.a.,,,:a.9.!1/414 .....■■ ,N 1}'W;•.• Ns J.)•Flt•(441 I g ast W& j,11,41:.• — lai,V11 tRieAr lr■VI:' A '.::j.Y.,:t...n..A. S..-4,417„t, A. ,,:•'.A-rail' 2,alli=244 ';f4:04,at SlititAtriA, ,z1 I ic••••, .. • T.•.w.4„., .CT ct 5-, cin cu 55?,'S,,,Vev4,. .11,kr..2,1.611-vr I 1-. o ..,,t Vittigt\ rn'tireSS- I _ .,.., .., u ct a.) u ‘, •,-, Q Twelid, VOicS.,SRA, ,„,,,,,--,. .., • or - ct cz c.) cn 0 -a-, ,.,, i., I --- p-, 0. ,— ..„ a.) t t-c— ,.. .itt,„_‘,.., ,,rit '-ry • =Ma E `?-.44■ssir.:1-1*X. i- I (A) 4. Z ■;;*rn 2.'•-..Wt f...AZ.,,, rn tt-tivi ..- ,„„:••,,, .•• a A.Tilksit:Qt•if:C4:1 - 4404„lik ,,,-,‘,•., 'lirdr4 I CI H 04 r Ns MIN■Mr1r4,:icItir` : 4-1,447).„ : , MENIMININ4,?.111".rft,',W.1./z.: Spc,reil;A.74VIt •=41V%,,,,11414.,?,:o C", =3.2•:1/2146 ". , d.. ,-,` rl IMMIZ•11,f;Sill'' ' :'4 IMMEMEC"' t '' ■'• ,I . .m ■•■•tt.-.1 -it,-c.4 . =%• ''- ''.-.`. ' 1 ••■t.IL...^ 1 .' . ',.., I 1 i 1 • 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 eCY 0 0 0 0 0 0 0 0 0 , ... . - - 0 0 0 d o o 6 I o c o o o o o o o ,,,-, o i..r, o In o tr, ... ... I I I I I, S <I- 7r re) rr) N N ,__, --I S S S S (f) S e S. 111 sanuanall luaunapul , i I Table C-1 Draft Summary of Tax Increment Projections ' Petaluma CBD Redevelopment Amendment Added Project Area . • Summary of Assumptions, - Growth Assumptions - - ,. 2000/OCSecured Assessed Value:, $42,128`880 • 2000/01,Stare:Board:.Assessed Value: $0. 2000/01 Unsecured Assessed Value: $6,672',601 2000/01 Total Assessed Value: $48,801,481 2000/01 Unitary Payments: • $0 Annual Inflationary Adjustment 2%o€SecuredAV • Reassessed Property Assessmenrs81%of Secured AV . Development Per Absorption Arialysis Annual Growth m Unsecured Assessed Value: 2.0% Annual Growth in Unitary Payments: • 1.0% Tax Incteme'n •Generation ` Project Adopted between 12/2/20 and 8/20/01 . Peoper1 TatCRate: 1.0% Tax Increment Cap: - =N/A County Propenv..Tax.Admin Fee: • 1.0% Sponsoring Commodity • City reserves pass-through . _ C - , ry s Unadjusted Levy Within ProiecrArea: '16.43% Agency Administration Cost. - CostinFP 2001/02: $0 Percent of:Tl to Agency net of.Housing and'Pass-Throughs:: 10.0% Present Value Discount Rate Present value discounted to 2000/01 at: Tax'Increment`Projections From 2001'/02Through End of Project I Constant200I • Nominal Dollars Dol1ars. Tax Increment(TI) to Agency ' Grosslncremental Property Tax'Revenues $58,3177,778 $12,409,657 Less:,County'Property Tax Admin Fee 583,178 _124.097 Tax'Incremenr to Agency 57,734,601 12,285;560 TI Available to Agency After Obligations Tax.Incremencto Agency 57,734,601 12,285;560 Less:.Pass-Throughs,roTaxing Entities 16,625,344 3,179;885 , Less. Bond Debt Service 0 0 Tr Available to.Agency After Obligations 41,109,257 .9,105,675 Projected Use of TI Funds Agency Administration(Non-Hsg) 2,956,234 6641856 If Available fovHousing•Programs 1 1,546,920 2,457,112 I. TI Available for Non-Housing Projects .26,606,103 5,983,707 Total TI Funds Used by,Agency 41,109;257 9;105,675 Subtotal,-Tf f*Ffousing,59;Projects. 38',153,023 8,440,819 _ Cumuladve.TlforHousing Programs To: 2010/ 11 682,347 453,700 To: :2020/21 2,431,739 1,155,971 To: 2030/31 5,108,704 1,758,780 To:: 2045/ 46 11,546,920 2,457;1.`12 . •Cumulative TI for.Non-Housing Projects To 2010/ 11 1,842,338 1,224;989. �� To: 2020/ 21 6,292,120 3,019,821, .To: 2030/31 . • 12,657,944 4,456(804 To: 2045/46 26,606,103 5,983;707 ,' • I Sei(et stssocinies T_TI_Added CBD 10-2000:Surnm 12/18/00 ' I Table C-2a Draft I Tax Increment Projections Petaluma CBD Redevelopment Amendment-Added.Project Area '(In Future Value or Nominal Dollars) I Tax Increment to Agency .Agency Obligations Net Tax.Increment Net Tax Increment • (1) (2) (3) (4) (5) (6) Available for Available for Gross County Tax Pass- Bond Agency Housing Programs Non-Housing Projects Year Fiscal Tax ' Admin .Increment Through Debt Admin (7) (8) (9) (10) I (N) Year Revenues* -Fee to Agency Payments Service Expenses Annual Cumulative Annual Cumulative 0 2000/ 01 1 2001/ 02 0 0 0 0 0 0 0 0 0 0 • 2 2002/ 03 85,867 859 85008 17.002 0 5,100 17,002 17,002 45,904 45,904 I 3 2003/04 183,283 1,833 181,450 36.290 0 10,887 . 36,290 53,292 97,983 143,887 4 2004/05 257,350 2,573 254,776 50,955 0 15,287 50,955 104,247 137,579 281,466 5 2005/06 339;304 3,393 335,911 67,182 0 20,155 67,187 171,429 181,392 462,858 , 6 2006/07 397,980 3,980 394,000 78,800 0 23,640 78,800 250,229 212,760 675,619 I 7 2007/08 459,988 4,600 455,388 91,078 0 27323 91,078 341,307 245,910 921,528 8 2008/09 524,927 5,249 519,678 '103;936 0 31,181 103,936 445,242 280,626 1,202,154 9 2009/ 10 573,345 .5,733 567,612 113322 0 34,057 113,522 558,765 306,510 1,508,664 10 2010/ 11 624,156 6,242 617,914 123;583 0 37,075 123,583 682,347 333,674 1,842,338 I 11 2011/ 12 677,068 6,771 670,297 134;059 0 40,218 134,059 816,407 361,960 2,204,298 12 2012/ 13 732,162 7,322 724,840 152;466 0 42,741 144,968 961,375 384,665 2,588,964 13 2013/ 14 789321 7,895 :781;626 171;631 0 45;367 156;325 .1,117,700 408;303 2,997,266 14 2014/ 15 826,543 8,265 818,273 '187;090 0 46,753 163,656 1,281356 420,779 3,418,046 I 15 2015/ 16 865,100 8,651 856,449 200,032 0 48;513 171,290 1,452,645 436,614 3,854,660 16 2016/ 17 904,795 9,048 895,747 ' 213,357 0 50,324 1791149 1,631,795 452,917 4,307,576 - 17 2017/ 18 945,663 9,457 936,207 227,076 0 52,189 187,241 1,819,036 469,701 4,777,277 18 2018/ 19 987,739 9,877 977,862 241,199 0 54',109 195,572 2,014,608 486,981- 5,264,258 I19 2019/ 20 1,031,059 10,311 1,020,748 255,741 0 56,086 204;150 2,218,758 504,772 5,769030 20 3020121 1,075,659 10,757 1064,902 270,712 0 58,121 212,980 2,431,739 523,089 6,292,120 21 2021/ 22 1,121,578 11,216 1,110,362 286,125 0 60,216 222;072 2,653,811 541,948 6,834,067 22 2022/ 23 1,168,854 11,689 1357 1666 301,995 0 62374 231,433 2,885,244 561,364 7,395,431 ID 2023/ 24 1,217,529 12,175 1 205353 318,333 0 • 64;595 241,071 3,126,315 581,354 7,976,786 24 2024/ 25 1,267,643 IZ,676 1,254966 335;155 0 66;882 250;993 3377308 601,936 8,578,722 25 2025/ 26 1,319.239 13,192 1;304047 352,475 0 69,236 261209 3,638,517 623,126 9,201,848 26 '2026/ 27 1372,362 13,724 1,358,639 -770,307 0 71,660 271,728 3,910,245 644,944 9,846,792 27 2027/ 28 1,427,057 14,271 1,412,786 388,666 0 74,156 282,557 4.-192,802 667,407 10,514,199 28 2028/29 1,483,370 14,834 4,468,536 407,569 0 74726 293,707 4,486,510 690,535 11,204,733 29 2029/30 1,541,350 15,413 1425,936 427,031 0 79,372 305,187. 4,791497 714347 11,919,080 30 2030/31 1,601,046 16,010 1,585,035 447,069 0 82,096 317;007 5,108,704 738,864 12,657,944 31 2031/32 1,662,509 16,625 1,645,884 467,700 0 84,901 329;177 5,437,881 764,107 13,422,050 32 2032/33 1,725,792 17,258 1,708334 494;750 0 87;208 341,707 5,779,588 784,870 14,206,920 33 2033/34 1,790,949 17,909 1,-773,039 522,601 0 89,583 354,608 - 6,134,196 806,248 15,013,168 34 2034/ 35 1,858,035 18,580 1,839455" 551,276 0 92,029 367;891 6,502,086 828,259 15,841,426 I 35 2035/36 1,927,108 19,271 1,907,837 580,861 0 94,5,47 381,561. 6,883,654 850,922 16,692,348 36 2036/37 1,998,227 19,982 1,978,245 611;201 0 97;140 395;649 7,279,303 874,256 17,566,604 37 2037/38 2,071,454. 20,715 2,050,739 642,500 0 99,809 410;148 7,689,451 898,282 18,464,886 38 2038/39 2,146,849 21,468 2;125,381 674;728 0 102,558 42.5,076 8,114,527 923,019 19,387,905 I 39 2039/40 2,224,479 22,245 2,202,234 707;910 0 105388 440,447 8354,974 948,490 20336395 40 2040/..41 2,304,409 23;044 2,281,365 742,075 0 108,302 456,273 '9,011,247 974,716 21,311,111 41 2041/42 2,386,709 23,867 2;362,842 777,253 0 111,302 472,568 9,483,815 1,001,718 22,312,829 42 2042/43 2,471,448 24,714 2,444733 813,474 0 114,391 489;347 9,973,162 1029,522 23342351 I 43 2043/ 44 2554699 25;587 2,533,112 850;768 0 117,572 506,622 10479,784 1058,149 24,400,501 44 2044/'45 2,648,537 26,485 2,622,051 889,168 0 120,847 524.410 11 004,195 1,087,626 25,488,126 45 2045146 ..2;741,038 27,410 2,713,628 928,706 0 124220 . 542,726 .11546,920 1,117,977 24606,103 TOTAL 58317,778 583,178 57,734,601 14625344 0. 2056,234 11346;920 ,;,,,.. 1V'" t( 26,606,103 ltaivi1N/ 't;y-,,'' ' Cumulative llieffilgi st 'a`�" 'at"'t To. 2010/'11 3444199 34,462 3411737 682,347 0 204,704 • 682;347 4 e• 2`X 1842.338 46,%S ^et To 2020/ 21 12,281308 122,815 12 158,693 2,735,710 0 699;124 2A31,739 , 6292,1201 44- [iii To 2030) 31 25,801,536 258,015 25,543;520 6370434 0 1,406,438 5,108,704 12 657944 � a t�'S.(' To 2045/46 58.317,778 583,1.78 57,734,601 16,625,344 0 2,956:234 11546,920 q 26604103 41 n e.-".ffi ss I Based on revenues f•om Basic Tax Increment(1.056),exclusive of bond overrides. Assumptions: Countv'.Admin Fee as a%of Gross Tax Revenue's: 1% Agency.Admin as a 9Gof.T1'-net of-Housing&Pass-Throughs: 10% • TI for Housing Programs as a%of Tax:Increment to Agency:20% ISeijel,4 sot iores T_TI_Added CBD 10-2000:TI 12/18/00 I Table C-2b Draft Tax Increment Projections Petaluma CBD Redevelopment Amendment-.Added Project Area, (In Present Value or Constant 2001 Dollars) Tax Increment to Agency Agency Obligations Net Tax Increment Net Tax Increment I (1) (2) (3) ' (4) (5) (6) Available for Available for. Basic County Tax Pass- Bond Agency Housing Programs •Non-Housing Projects Year Fiscal Tax Admin Increment Through .Debt. Admin (7) • (8) • (9) (10) . (N) Year Revenues* Fee . to,Agency Payments Service Expenses Annual . Cumulative Annual Cumulative ' 0 2000/01 1 2001/02 0 0 0 0 0 0 0 0 0 0 2 2002/ 03 76,421 764 75,657 15,131 0 4,539 15,131 15,131 40,855 40455 3 2003/04. 153,888 1,539 :152,349 30,470 0 '9,141 30,470 ' 45,601 82,268 123,123 4 2004/05 203845 2;038 201,807 40,361 0 12,108 40,361 85,962 108,976 232,099 5• 2005/ 06 253,548 2,535. 251,012 50,202 0 15,061 50,202 .136,165 135,547 367,645 6 2006/07 280,560 2,806 277,755 55,551 0 16,665 55,551 191716 149,987 517,633 7' 2007/08 305,918 3,059 302,859 60,572 0 18,172 . 60,572 252;288 163,544 681,177 8 2008/'09 32.9346 3,293 326,052 65,210 0 19,563 65;210 317,498 176,068 857,245 9 2009/ 10 339,3_62 3;394 335,968 67,19 4 0 20,158 67,194 384,692 181,423 1038,668 10 2010/ 11 348,525 3,485 345,040 69,008 0 20,702 69,008 453,700 186,322 1,224,989 11 2011/ 12 356671 3,567 353,104 70,621 0 21,186 70,621 524,321 190,676 1,415,666 12 2012/ 13 363;862 3',639 360,223 ,75,771 0 21,241 72,045 596;365 191,167 1,606;832 13 2013/ 14 370 1 8 3;702 364457 80,467 0 21,270 73,291 669,657 191;428 1,798,261 14 2014/ 15 365581 3,656 361,925 82,750 0 20,679 72,385 741042 186,111 1,984,372 15 2015/ 16 360,976 3;610 357,366 83,466 0 20243 71,473 813;515 182,184 2,164556 16 2016/ 17 356,169 3;562 352408 83,987 0 19,810 70,522 884,036 178,289 2344,845 17 2017/ 18` 351,186 3;512 347,674 84,328 0 19,381 69,535 953;571 174;430 2,519,275 18 2018/ 19 346,048 3;460 342,588 84,503 0 18,957 68,518 1022089 170;611 2689;886 19 2019/20. 340778 3,408 337371 84,526 0 18,537 67474 1,089563 164834 2856;719 20 2020/21. 335,396 3;354 332,042 84,409 0 18,122 66,408 1,155,971 163,102 3,019,821 21 2021/ 22, 329,918 3,299 326,619 84365 0 17,713 65,324 1 221*;295 159 417 3,179,238 22 2022/ 23 324 363 3,244 321,119 83,805 0 17309 64,224 1,285319 155,781 3335',019 23 2023/ 24 318,746 3;187 315,558 83,339 0 16,911 63,112 1;348,630 152497 3,487,216 24 2024/:25-• 313'.081 3,131. 309;950 82,776 0 16;518 61,990 1410620 148;665 3,635,881 25 2025/26 307,381' • 3;074 304,307 82,126 0 16;132 60,861 1,471,482 145,188 3,781,069 26 2026/27 301,659 3;017 298 642 .81397 0 15,752 59,728 1,531,210 141:765 3,922,834 27 2027/28 295,926 2,959 292,967 80,59,7 0 15,378 58,593 1,589,804 138,399 4,061,233 28 2028/ 29 290192 2,902 287,290 79,733 0 15,010 57,458 1 647,262 135,089 4 196;322 11',, 29 2029/30 284.467. 2;845 281,622 78,811 0 - 14,649 56:324 1,703,586 1711838 4,328,160 30 2030/31 278;758 2;788 275,971 77,839 0 14,294 55,194 1;758,780 128;644 4,456;804 31 2031/ 32 273,075 2,731 270,344 76,822 0 13,945 54069 1,812,849 125,508 4;582,312 32 2032/-33 267,424 2,674 264,750 76,665 0 13,513 52,950 1,865,799 121,621 4,703,933 33, 2033/34. 261,812 2,618 259,194 76,397 0 13;096 51;839 3917;638 117,862 4,821,795 34 2034/35 256244 2;562 253,682 76,027 0 12,692 50,736 1;968;374 114;226 4.936;022 35 2035/36 250,727 2;507 248,220 75,565 0 12,301 49,644 2,018 018 110;709 5,044731 36 2036/ 37 245 264 • 2,453 242,811 75,019 0 11,923 48362 2E66380 107,307 5 154,038 37 2037/38 239,860 2;399 237,462 7.4,397 0 11,557 47;492 2,114,073 , 104,01 5 5;254053 • 38 .2038/'39 234,519 2,345 232,174 73,706 0 11,203 46,435 2,160,508 100,830 5,358;883 39 2039/ 40 229,245 2,292 226,952 72,954 0 10861 45390 0203,898 97,747 5,436,630 40' 2040/ 41 224,040 2,240 221,799 72,146 0 10,529 44,360 2250,258 94,764 5551,394 41 2041/42 218,907 2,189 216,718 71,289 10,209 43,344 2,293,601 91,877 5,643,270 42 2042/43 213,848 2,138 211,709 70,388 9,898 42,342 .2335,943 89,082 5732,352 43 2043/•44 208,866 2,089 204727 69,448 9;597 41355 2,37-7,299 86,376 5,818,728 44 2044/'45 203,961 2;040 201,922 68,474 9,306 • 40,384 2,417,683 • 83,757 5,902,486 45 2045/,46 199,137. - 1,991 . 197,145 67,471 9,025 _ 39,429, 2,457,112 81`,221 . 5,983:707 • TOTAL 12,409,657 124;097 1 2;285,560 3,179,885 _ 664;856 .2,457,112 eii ,„o' 5,983;707 am;t3'at,6. Cumulative 'i4° PI s 4 1 9`0. 10101 11 ;291_,413 22914 ,,268;499 453,700 0 136;110 +55',700 ' 1 224,989 ' Aa To. 2020/.2,1 5 838,238 58,382 5 779,856 1,268,528 0 335,536 1 155,971 3,019,821' 6 ,3y '6 To 2030/,31 8882,728 081827 4793,901 2.083,117 0 495;200 17)8730 r '?u 446,804 3 g To: 2045/.+6' 12,+09,65 124,097 1-2,285,560 3x179;885 0 - 664,856 2,45ZC12 1, '" :2.,�9d_ .5983;707 . ��f� Based on revenues ttom.Basic Tax[noted-tent(1.0%),exclusive at bond overrides: Assumptions: Present value discounted to 2000/01 at:6% I Seifel Associates T_TI_Added CBD 10-2000.:T1: 12/18/00 , I . Table C-3a Draft Tax Revenues, Petaluma CBD.Redevelopment Amendment Added P_rojectArea (In Future Value or Nominal-Dollars) I First&Second Payment's to'Akencv • Supplemental Payments Totah:Basic Tax.Revenues (1) (2) (3) (4) (5) (6) (7) (8) (9) Secured, Increase First& Supplemental Supplemental 'First& Supplemental Unitary Gross Year Fiscal State Board, in AV Second "'.Secured Secured Second Secured Payments Tax (N) Year Unsecurd AV Over.Base Payments .Assessements Payments. 'Payments Payments Revenues _ 0 2000/01 48,801,481 1 2001/02' 50,198,799 1,397,318 0 433,927 0 0 0 0 0 2 2002/03 51,636,703 2,835,222 28352 . 5,751,445 57,514 28,352 57,514 0 85,867 3 2003/04 58,420,882 9;619,401 96,194 8,708;851 87,089 96,194 87;089 0 183,283 4 2004/05 6%298,151 19;496,670 194,967 6,238;299 .62,383 194,967 62383 0 257350 5 2005/ 06 75;904413 27,100,932 271,009 •6,829306 68;295 271,009 68,295 0 339,304 .6 2006/07 84,249,967 35,448,486 354485 4,349,512 43-',495 354,485 43,495 0 397,980 I _7 2007/08 90,284,479 41,482,998 414,830 4,515,819 .45,158 414;830 45,158 0 459,988 8 2008/09 96,605,988 47,804,507 478,045 4,688,190 46,882 478,045 .46,882 0 524,927 9 2009/ 10 103,226,297 54,424;816 544,248 2,909,679 29,097 544;248 29,097 0 573345 10 2010/ 11 108,200;502 59,399,021 593,990 3,016,541 30,165 593,990 30,165 0 624,156 11 2011/ 12 113,381,053 64,579,572 645796 3,127,196 31,272 645,796 31,272 0 677,068 12 2012/ 13 118;775,870 69,974489 699 744 3;241,775 32,418 699,744 32,418 0 732,162 13 2013/.14 124,393,163 75,591,682 755,917 3,360,415 33,604 755,917 33,604 0 789,521 14 2014/ 15 130 241,441 81,439,960 814,400 1,214;371 12;144 814,400 12,144 0 826,543 I 15 2015/ 16 134.060,641 85,259;160 852,592 1,250,802 12,508 852;592 12,508 0 865,100 16 2016/ 17 137,992,656 39,191,175 891,912 1,288,326 .12,883 891,912 12,883 0 904,795 17 2017/ 18 142,040,835 93,239354 932,394 1,326,976 13;270 932,394 13370 0 945,663 18 2018/ 19 146,208,627 97,407,146 974,071 1,366,785 13,668 974,071 13,668 0 987,739 19 2019/ 20 150,499585 101,698,104 1,016,981 1,407;789 14,078 1 016,981 14,078 0 1,031,059 20 2020/ 21 154,917,365 106,115,884 1,061,159 1,450,022 14,500 1,061,159. 14,500 0 1,075,659 21 2021/ 22 159,465,735 110,664,254 1;106,643 1,493,523 14,935 '1,106,643 14,935 0 1,121,578 22 2022/ 23 164.146573 115347.092 1,153,471 .1,538329 • 15383 1,153,471 15383 0 1,168,854 I 23 2023/ 24 168,969,873 12Q 168392 1201684 1;584',479 15,845 1,201,684 15,845 0 1,217,529 24 2024/25 173,933,749 125,132,268 1,251,323 1,632,013 16,320 1 251;323 16,320 0 1,267,643 25 2025/ 26 179,044,437 130,242,956 1,302,430 1,680,973 16,810 1,302(430 16,810 0 1,319,239 26 2026/ 27 184306,299 135504,818 1355048 1;731,402 17314 1353048 17314 0 1373362 I27 2027/ 28 189,723,827 140;922,346 1,409 223 1,783/345 17;833 .1,409,223 17,833 0 1,427,057 28 2028/-29 195,301,648 146;500167 1,465002 1;836,845 18368 1465,002 18368 0 1,483370 29 2029/30 201,044,526 152,243,045 1,522,430 -1;891,950 18;920 1322,430 18,920 0 1,541,350 30 2030/31 206,957,367 158,155,886 1,581,559 11948,709 19,487 ,1,581,559 19,487 0 1,601,046 I 31 2031/32 213,045,223 164,243,742 1,642 437 2;007;170 20,072 1;644437 20,072 0 1,662,509 32 2032/33 219,313,297 170,511,816 1,705 118 2;067;385 20674 1,705;118 20,674 0 1,725,792 33 2033/34 225,766,948 176,965,467 1;769,655 2,129,407 21;294 1,769,655 21,294 0 1,790,949 34 2034/35 232,411,694 183,610,213 1,836,102 2,193389• 21,933 1 836;102 21,933 0 1,858,035 I 35 2035/36 239,253,217 190,451,736 1,904.517 2,259,088 22,591 1904,517 22,591 0 1,927,108 36 2036/37 246,297,369 197,495,888 1,974,959 2,326,860 23,269 3,974,959 23,269 0 1,998,227 37 2037/38 253,550,176 204;748;695 :2,047,487 2;396;666 23,967 '2047,487 23:967 0 2,071,454 38 2038/39 261,017,846 212316,365 '2,122,164 2,468 566 24;686 2122164 24,686 0 2,146,849 . I 39 2039/40 268,706,769 219,905,288 2,199,053 2;542;623 25;426 2,199,053 25,426 0 2,224;479 40 2040/41 276 623527 227,822,046 '2;273,220 2,618,902 26;189 2;278,220 26,189 0 2,304,409 41 2041/42 284,774,899 235,973,418 2,359,734 2,697,469 26,975 2,359,734 26;975 2,386,709 42 2042/ 43 293,167,866 244366,385 +4443,664 2,778393 27,784 2,443,664 27,784 2,471,448 I43 2043/44 301 809,616 253,008,135 2;530,081 2;861,744 28,617 2,530,081 28,617 2,558,699 44 2044/ 45 310 707,552 261,906,071; '2;619,061 2,947397 29,476 2,619,061' Z9,476 2,648,537 45 2045/46 319,869300 271 067819 2,710678 .3;036,025 30360 2;710,678 30360 2,741,038 TOTAL. nfy., „' ,a4Csfl"zIKTI Y NS. 57,112828 ,s4f, ,'IA., -1;204;950 57;112;828 1,204,950 58317,778 1 Cumulative 'y, ,u , 't- r ti 'alp 1 a- 2010/ 11 �` in;,` i 2 2,976,121 ri c 470078 3 976 121 470078 3,446 199 To _020/ 21 a r.A dx uryr a .F° , 11621085 6 r_ , 660,423 11,621Q85 660423 12,281508 Toi To. 204/ 46 ,dS kiliN -. ` ld}'1'x`4 57,111'828 abl '`':hill: 1204.950 57119898 1.204.950 58'317378 I Notes: First&Second Payments are based on the I%basic tax rate applied to the Increase in A V Over Ease. Supplemental Secured Assessments'include reassessed property and new development Supplemental Secured Pavuien"ts are based"un the 1%basic tax rate applied to the'Supplemental Secured Assessments. IUnitary payments are estimated to escalace.al an annual rate of 1% ISeifei Associates T_TI_Added CBD 10-2000:Tl 12/18/00 I Table C-3b Draft Growth in Assessed Value Petaluma CBD RedeveloprnentAmendment•Added Project Area (In Future Value orNominal Dollars) Growth in Secured Assessed Value ' Total Secured,State'Board ittid Unsecured AV- (I)(I) (2) (3) (4) . Growth Rates (7) (8) (9) (10), Secured Inflationary Reassessed New (5) (6) Secured :State Unsecured Secured, Year Fiscal AV Adjustments Property Development Annual Average AV `Board AV State Board, (N). Year Assessments Assessments Annual Unsecurd AV. ' 0 2000/01 42128;880 842.578 421;289 0 42,128,880 0 6;672,601 481801,481 I. 2001/02 43392;746 867,855 433,927. 0 3.0% 3.0% 43,392,746 0 6;806 ;053 50;198;799 2 2002/03 44694;529 893,891 446,945 5;304500 320% 30% 44694;529 0 6947174 51,636,703 3 2003/04 91 ' 339;865 1,026,797 513,399 8,195 453 14:900% 6.8% 51 339,865 0 7 081,018 • 58,420,882 4 2004/05 61,075;513 1,221310 610;755 5;62-7,544 19.69G' 61 075,513 0 71222,638 68,2981151 5 2005/06 63;535323 1370,706 685,353 13-144;153 12:2% 10.2% 68,535;323 0 7367,091 75;902,413 6 2006/07 76 735,539 1 534,711 767355 31582,157 12.0% 19.5% 76,735,535 0 7;514,432 84 249,967 7 2007/08 32,619;758 1,652395 826,198 3,689,622 7-7% 10.1% 82,619,758 0 7,3-64721 90,2841479 8 2008/09 88787,972 1775,759 887,880 3;800310 75% 9.8% 88,787,972 0 7818,016 96605,988 9 2009110 95,251;921 1,905,038 952,519 1;957,160 733% 95% 95,251',921 0 7974x376 103;226,297 10. 2010/ II 100,066;639 2,6'01,333 1,000,666 2,015,875 5 1% 9.0% 100,066,639 0 8,133,863 108,200,502 11 2011/ 12 105,084513 2101,690 1,050,845 2,076351 5.0% 8.7% 105084;513 0 8296,541 113,381,053 12 2012! 13 110313399 2,206,268 1,103,134 2;138641 5.0% 8.4% 110313399 0 8462,47;1 118,775;870 13 2013/'14 115 761,442 2,315,229 1,757,614 2;202,801 4.9% 8.1% 115,761,442 0 8,631,721 124;393;163 14 2014/ 15 121437086 2428,742 1,214,371 0 4.9% 7.9% 121,4371086 0 8804;355 230242,441 15 2015/16 125080199 2,501,604 1,250,802 0 3.0% 73% 125,080,199 0 8;980,442 134,060,641 16 2016/ 17 128;832,604 2,576,652 1,288,326 0 3,0% 7.2% 128,832,604 0 9,160,051 137;992,656 17 2017/ 18 f32(697;583 2653,952 1,326,976 0 3.0% 7.0% 132,697383 0 9;343,252 142,040,835 18 7018/ 19 136678,510 2733,570 1,366,785 0 3.0% 6.8% 136,678,510 0 9530;117 1461208,627 19 2019/20 140 778,869 2,815,577 I,407;789 :0 3.0% 6:6% 140,778,865 0 9 720,720 150,499.385 20 2020/-21 145,002,231 2,900,045 1,450,022 0 3.0% 64% 145,002,231 0 9,915,134 154,917,365 21 2021/22 149,352,298 2,987,046 1,493,523 -0 /0% 6.2% 149,352;298 0 10,113437 159,465,735 22 2022/ 23 103 832,867 3,076,651 1,538,329 0 .3.0% 6.1% 153,832;86,7 0 10 315;705 164,148;573 23 2023/'24 138441;853 3,168,957 1,584;479 0 3.0% 5.9% 158;447,853 0 10572020 168969,873 24' 2024/25 163 201,289 3,264,026 1,632,013 0 3.0% 5.8% 163,201,289 0 10 732,460 173 933,749 25 2025/26 168,0971328 3;361,947 1,680,973 -0 3.09 5.7% ' 168,097,328 0 10,947,109 .179;044,437 26 2026/ 27 173,140,247 3462,805 1731402 0 3.0% 5.6% 173140;247. 0 I/166;051 184306;299. 27 2027/ 28 178,334,455 3,566,689 1,783/45 • 0 ,30% 5.5% 178 334;455. 0 11'389 372 1891723,827 28 2028/ 29 183 684488 3,673,690 1,836,845 0 3.0% 5.4% 183,684488 0 11,612,160 195:301,648 29 2029/30 189;195;023 3,783000 1,891,950 :0 •3.0% 5.3% 189,195,023 0 111849563 `201,044:526 30 2030/31 194,870,874 3,897,417 1,948,709 0 • 3.0% 5.2% 194,870,874 0 12;086,493 206,957,367 31 2031/32 200,717,000 4,014;340 2,007,170 0 3.0% 5.2% 200,717,000 0 12;328,223 213;045,223 32 2032/33 206;738,510 4,134,770 2,067,385 0 3.0% 5.1% 206,738,510 0 121574,737 219;313;297 1 33. 2033/34 212 940,665 4 258;813 2,129;407 0 3.0% 5.0% 212,940,665 0 12;826,283 225;766,948 34' 2034/35 219328,885 4386;578 2;193289 '0 3.0% 5.0% 219328,885 0 13;082,809 232141-!,694 35 2035/36 225908,752 4518;175 2,259,088 0 3.01° 4.9% 225,908;752 0 13344465 239253;217 36. 2036/37 - 232686,014 41653,720 2,326,860 0 3.0% 4'9% 232,686,014 0 13611,354 246297,369` 37 2037/38 239666,595 4;793332 2,396,666 0 3.0% -4.8% 239,666395 0 13;883,581 253;550;176 38 2038/39 -246,856,593 41937,132 2,468366 0 3.0% 4:8%' 246;856;593 0 14,161,253 261;017,846 39 2039/40'. 254 262;290 5;085;246 2,542,623 0 3.0% 4:7% 254,262;290 0 14444,478 268,706,769 40 2040/ 41 261,890;159 5,237,803 2,618,902 0 3.0% 4.7% 261,890,159 0 14 733,368 276623,527 1'., 41 2041/ 42 269,746,864 5,394,937 2,697469 0 3.0% 4.6% 269,746;864 0 15,028,035 284;774,899 42 2042/43 277,839;270 `5,556,785 2,778393 0 3.0% 4.6% 277,839,270 0 15328,596 293;167,866 43 2043/44 286174,44.8 5'723489 4 0 3.0% 4.6% 286,174448 0 15635,168 301809;616 �� 947(59 71 ?861;24 44 2C44(AS 294 759,681 5;895,194 � 7 0 3.0% 4.5% 294,759;681 0 15 947,871 310 707;552 45 2045/465 303,602;472 ,6,072,049 3.036;025 0 3x0% 4 5% .303,6021472 0 16,266,828 319,869;300 TOTAL 31161, +day"r firbk`dmv +'�ni4`, NNTa . _ 46,734565 13111W2S1E13501 at ..d-'``5, ^:s'i7:Nk k45`,.r' ema s+ rt 6vls.a:u Cumulative 'a'•3 ` .a R't' #;(' y'°` tFS: 'ga� sw + ': .r. To 6010/ 11 w '$ *ASgr8',�srt t 17 t r u aU r6 P 3 1 ".s, ,l °Y y j' ,"` �)i?,s.s,4 4 "t5 r f)4;41 # r A;! 40,'316 772 a y' F wt, a , 4 ' � c au" " 0 a �'3 ,, To. 2020/ 21 3i � N" " 46;734966 � 7st , : wt s to i *� -"i"° d7 � 8 W" h. d 1 3 yry t t r . 5y �titi, >. ^%i .y To 2030/ 31 'z },`i, ln- fl �! 2 Al''tl I,j 1 46,734905 l4r p '�' I r s �' $ •44 *..e 7,,su '7.k To 2045/46 6m - .4 A. 1 "u ,._. 46;734569 t. ut i 1ts sr.. ss„ °..r11te a th84 t „11"(1:4a'w4r;,sine Assumptions: Annual Inflationary Adjustment 2%of Secured AV State Board Annual:Increase:0% Reassessed Pronerril,,Assessments: 1%of Secured AV Unsecured AV.Annual:Increase:2% DevelopmenoPer'Absorption Analysis I Seifel Associates T_TI_Added COD 10.2000-.TI 12/18/00 , I . Table C=4 1 . New Development Schedule Petaluma CBD,Redevelopment Amendment-Added Project Area (In'Constant 2001 Dollars, unless otherwise noted) I. Residential, Officer Total Assessed Value (1) (2) (7) (8) (7) (8) I Incremental Incremental Year Fiscal Assessed Value Square Assessed Value Constant Nominal (N) Year Units ($150,000/unit) Feet ($100/SF) 2001.Dollars Dollars I 0 2000/ 01 _ 1 2001/ 02 0 0 0 • 0 2 2002/ 03 10 1;500,000 35,000 3,500;000 5,000,000 5,304,500 I 3 2003/ 04 30 4;500,000 30;000 3,000;000 7,500;000 8,195,453 4 2004/ 05 20 3,000,000 20,000 2,000,600 5,000,000 5,627,544 5 2005/ 06 20 3,000,000 23,000 2,300,000 '5,300,000 6,144,153 6 2006/ 07 20 3,000,000 0 3,000,000 3,582,157 7 2007/ 08 20 3;000,000 0 3,000,000 3,689,622 8 2008/ 09 20 3,000,000 0 3,000,000 3,800,310 9 2009/10 10 1,500,000 0 1,500,000 1,957,160 ' 10 2010/11 0 15,000 1,500,000 1,500,000 2,015,875 11 2011/ 12 0 15,000 1,500,000 1,500,000 2,076,351 12 2012/ 13 0 15,000 1,500,000 1,500,000 2,138,641 I 13 2013/ 14 0 15,000 1,500,000 1,500,000 2,202,801 14 2014/ 15 0 0 0 0 15 2015/ 16 0 0 0 0 I 24 2024/ 25 0 0 0 0 25 2025/ 26 0 0 0 0 26 2026/ 27 0 0 0 0 I 27 2027/ 28 0 0 0 0 28 2028/ 29 0 0 0 0 29 2029/30 0 0 0 0 30 2030/ 31 0 0 0 0 I31 2031/ 32 0 0 0 0 32 2032/33 0 0 0 0 33 2033/ 34 0 0 0 0 34 2034/ 35 0 0 0 0 35 2035/ 36 0 - 0 0 0 36 2036/ 37 0 0 0 0 I 37' 2037/ 38 0 0 0 0 38 2038/ 39 0 0 0 0 39 2039/ 40 0 0 0 - 0 I40 2040/ 41 0 0 0 0 _ 41 2041/ 42 0 0 0 0 42 2042/ 43 - 0 0 0 0 I 43 2043/ 44 0 0 0 0 44 2044/ 45 0 0 0 0 45 2045/ 46 0 0 0 0 I TOTAL 150 22,500,000 168,000 16;800,000 39,300,000 46,734,565 Cumulative To: 2010/ 11 150 22,500;000 123,000 12,300,000 34,800,000 40,316,772 To: 2020/ 21 .150 22,500,000 168,000 16,800,000 39,300,000 46,734,565 I To: 2030/ 31 150 22,500,000 168,000 .16,800;000 39,300,000 46,734,565 To: 2045/ 46 150 22,500,000 168;000 16,800,000 39,300,000 46,734,565 Future value based on 2000/01 values escalated annually at. 3% I. Seifel Associates T_TI_Added CBD 10-2000 :Devt 12/18/00 1 Table C-5a Draft Pass-Through Payments to Affected Taxing Entities Unadjusted Levies ',. Petaluma CBD Redevelopment Amendment-Added Project Area (In Future Value,.or.Nominal Dollars) (1) '(2) - (3) (4) (5) (6) (7) (8) City County County G en.#1 Soco Spring Lake CSA#41 MRN/SNMA Bay.Area Air .General General Library. Water Ain Park Sewa ZN ZA Mos4&Vedtor Qual Mgm I. Fund* Petaluma Ba.so Year Fiscal. (Ni Year. 'Levu: 16.43% Levy: 27.34% Levy: 1:56% Lew: 0.75% Levy: 0.24% Levy:.1158% Levy::0.24% Levy. 0.19% 0 2000/.01 I 2001/.02 0 0 0 0 0 0 10 0 2 2002/03 2,794 4,734 317 128 41 268 41 32 3 2003/04 5,963 10,105 677 272 88 572 88 67 4 2004/05 8,373 14,188 950 382 123 .804 123 95 5 2005106 11,040 18,706 1,233 504 163 1,060 163 125 ' 6 2006/,07 12,949 21,941 1,469 591 191 1.243 191 147 7- 2007/08 14;966 25,360 1,698 684 221 1,436 221 169 b 2008/09 17,079 28,940 1,933 780 252 1,639 252 193 9 2009/ 10 18,654 31,609 . 2,117 852 ' 275 1,790 275 211 10 2010/1 I 20,307 34,411 2,304 928 299 1,949 299 230 Il 2011/,12 22,029 37,328 2,499 1,006 325 2,114 325 249 12 2012/13 23,322 ;2,864 2,070 ,1,155 373 2,428 373 286 13 2013/14 45,688 43,627 0,256 1,311 423 2,754 423 325 14, -2014/11 .26.892 53,377 3,574 1,439 464 3;023 464 357 15 2015/.16 28,147 57,271 3,835 1,544 498 3,244 493 383 16 2016/,17 .29,438 51,280 4,103 1,652 533 3,471 533 409 17 2017/18 .30,768 65,408 4,380 1,763 569 .3,705 569 437 '18 2018/19 32,137 691658 4,664 1,878 606 3,945 606 465 19 2019/20 33,546 74,034 4,957 1,996 644 4,193 644 495 20 2020/21 34,998 78,538 .5;259 2,117 683 4,448 683 525 . 21 2021/'22 36,492 83,176 5,569 2,242 724 4,711 724 ,556 22 2022/23 38,030 - 87,951 5,889 21371 765 4,982 765 588 23 2023/24; 39,613 92,868 6,218 2;503 808 5,260 808 620 , 24 2024/22 41,244 97,929 6,557 2,690 852 5,547 852 654 _25 2025/26' 42,923 103,141 6,906 2,780 897 5,842 898 689 26 2026/27 44,651 108,506 7,265 2,925 944 6,146 944 725 '27 2027/28. 46,431 114,031 7,635 3,074 992 6,459 992 762 28 2028/29 48,263 119,718 8,016 3,227 1,041 6,781 ,1,042 '800 29 2029/30 50,149 125,574 8,408 3,385 1,092 7,113 1;093 839 30 2030/31 52,092 131,604 8,812 3,548 1,145 7.454 -1,145 879 3'1 2031/32= 54,091 137812 9,228 3,715 1,199 7,806 1,199 .921 • '32 2032/33, 56,150 146,138 9,785 3,939 1,271 8,277 1,272 976 33 2033/34 58,270 154312 10,359 4,171 1,346 8,763 1,346 1,033 34 2034/35 60,453 163,539 ;10,950 9,409 1423 9263 1;423 Y092 35 2035/36 ' 62,700 172,628 11,559 4,654 1,502 9,778 11502 1,153 36 :2036/37 65,014 181,936 12,185 4,906 1,583 10,308 1,584 1,216 37 2037/38 67,397 191,621 12,831 5,166 1,667 10,853 1,667 1,280 38 2038/39 69,850 201,541 13,495 5,433 1,753 11,415 1,754 1;346 39 2039/40 72,376 211,756 14,179 5,708 1;842 11,994 '1-,843 1,415 40 8040/ 41 74,976 222,273 .19,883 5.992 1,,933 ' 12390 1,934 1 485 41 3041/42 77,654 233,102 15,608 6,184 2,028 13,203 2,028 1,557 42 2042/43 80,411 24,252 16355 6284 2,125 13,834 2(125 1;632 43 2043/.44 83.250 255,732 17.123 6,894 2,224 14,485 2,225' 1.708 44 2044/'45 86,173 267;553 17,915 7,212 2327 15,154 2,328 1,787 45 .2045/46 39,182 279.724 18,730 7.591 .2.433 15,844 2,,434 1,869 TOTAL 1,897;425 4,907,244 328,581 132,285 42,685 277,947 42,703 32,781 ' Cumulative- , - • ' To 2010/-11 112,125 189,994 12,722 5,122 [653 10,761 1653 1,269 To: 2020/21 399,591 778,379 52,119 20,983 6,771 44,088 6,773 1.5,200 Ta: 2030/.31 839,478 1,842,878 123,396 49,679 16,030 104381 16,037 '12;310 To: 2045/.46 1.897,425 4,907,244 328,581 132.285 42,685 277,947 .42,703_ 32,781 ' "The City's pass through is based only on the not net of the A131290 pass-through. Its shares of the second and third tiers are retained by the Agency. 1 . I, 1 Se if el A.4soesates T TI Added COD 10- ' _ _ 2000:Plhru 1_/13/00 1 Table C-5b Draft Pass-Through Payments to Affected Taxing.Entities Unadjusted Levies Petaluma CBD Recleyelotiinent Amendment-Added Project Area (I Future - Value or Nominal Dollars) (9) (10) (II) (12) - - (13) '(14) (15) (16) I South So Ret. Petaluma Petaluma So Ca IT . School Service •Petaluma Schools Total CN Lnd, City •Elem City JTeHP, Jun College Admin UHSD Egvalieatn'Aid Puss-Throughs AWVUF Year Fiscal. (NI Year Levy: 0.02% Levy 14.544,_ Levi 117.69%. Levy.5:26 6 Levy: 1.93% . Levy: 1110% Levy. 0.31% Lew: 100.00% 0 20001 01 4 2001/02. 0 0 0 0 0 0 0 0 2 2002/03 4 2,471 3,008 895 328 1,388 53 17.002 3 2003/04 '8 5,275 61421 1,910 700 4,030 114 36,290 4 2004/05 11 7,407 9,016 2,681 983 5658 160 50,955 I 5 2005/06 15 9,766 11,887 3535 1,296 7,460 211 67,182 6 2006/07 18 11,455 13.942. 4,147 1,520 8,750 247 78,800 7 2007/08 20 13139 16,115 4,793 1,757 10,113 286 91,078 8 2008/09 23 15,105 18,390 5,470 2,005 11.541 326 103.936 111 9 2009/ 10 26 16,502 20,086 5,974 2,190 12,605 356 113.522 10 2010/11 29 17,964 21,866 6,503 2.384 13,722 388 123,583 11 2011/ 12 30 19,487 23.720 7,055 2,586 (4,886 421 134,059 12 2012/ 13 35 22,377 27;237 8,101 2.969 17,093 483 152,466 13 2013/14 39 25 386 30 900 9,190 3,369 19,392 548 171,631 ll 14 2014/ 75 43 27,966 33,918 10,088 3,698 21,286 602 (87,090 IS 20(5/ (6 46 29 899 36,392 (0 624 3,967 22,839 645 200,032 16 2016/ 17 50 31.992 , 38,940 11582 4;245 -24,437 691 213.357 17 2017/ 18 53 34,147 41,563 12,362 4531 26,084 737 227,076 II 18 2018/ 19 56 36,366 441264 13,165 9,826 27,778 785 241,199 19 2019/20 60 79,650 47,044 13,992 5,129 29,523 834 255,741 20 2020121 63 41,002 49,906 14,843 5,441 ,31,320 985 270,712 21 2021/22 67 43,423 52,854 15,720 5,762 33,169 937 286,125 22 2022/23 71 451916 55,888 16,622 6,093 35,073 991 301,995 23 2023/24 75 48,482 59,012 17,551 6,433 37,034 1,047 318,333 24 2029/25 79 51.125 62,228 18,508 6,784 39.052 1,104 335,155 25 2025/26 83 13;845 .65:540 19,493 Y,145 41,130 1,162 352,475 26 .2026/27 88 56,647 68,949 20,507 7,517 43,270 1,223 370307 27 2027/28 92 59,531 72,459 21,551 7,899 45,473 1,285 388566 I 29 2028/29 97 62,500 76,07,4 22,626 '8,293 '47;741 1,349 407,569 29 20291 30 101 65 557 79,795 23,733 8,699 50,076 1.415 427,031 30 2030/31 106 68,705 37,626 24;88 9,1(7 152,491 1483 447,069 31 2031/32 1I1 71.946 .871571 26,046 9,547 54,956 1,553 467,700 72 2032/33 118 76,293 '92.862 27,619 10,124 58.277 1,647 494,750 33 2033/34 125 80,769 98,910 29,240 -10,718 .61,696 1,744 522,601 34 2034135 (32 155,377 103,919 30,908 11;329 .65,216 1,843 551,276 35 2035/36 139 90,122 109,694 32,626 11,959 68,940 1,945 580,801 36 2036/37 147 95.007 .115 641 341394 12,607 72,572 2,051 611,201 I 37 2037/38 US 100,037 121763 86,215 13,279 76414 2;160 642,500 38 2038/39 163 105,216 128 067 38 090 13,962 80,371 2,271 674,728 39 2039/40 171 110 549 134558 40,021 14569 84.444 1386 707,910 40 2040/41 180 116,039 141,241 42,008 :_ 15,398 188,638 2,505 742,075 41 2041/42 188 121,693 1491122 44,055 16,198 92,956 2,627 777,253 III 42 2042/43 197 127,514 155,207 46,162 16,920 97,403 2,753 813,474 43 2043/44 207 133,507 1621502 48,332 17,716 101981 2,882 850,768 44 2044/45 '216 139,670 .170,013 50,566 18,535 106,695 3,015 889,168 45 2045/46 226 146,032 177,747 52.866 19;378 111.548 3,152 928,706 1 TOTAL 3,965 2:561,868 3,118;256 927,442 339,948 1,956,909 - 55,304 16,625,344 Cumulative To: 20(0/11 154 99,188 (20,730 35,908 13,162 75,766 2,141 682,347 To: 2020/21 629 406,360 994613 147,109 53,922 310,402 8,772 2,735,710 To: 2030/31 1,489 962,090 1,171,037 348,294 127,665 739,902 20,769 6,370,434 ,. To 2045/46 3,965 2,561,868 3,118,256 927,942 339,948 1,936,909 55,304 16,625,344 1 • I I Sel/e/Associntes T_TI_Added CBD 10-2000:PThru 12/18/00 I Table C-5c Draft Pass-Through Payments to Affected Taxing Entities Unadjusted Levies ,, Petaluma CBD Redevelopment Amendment•Added Protect Area (In Constant 2001 Dollars) (I) (2), (3) (4) (5) (6) (7) (8) Coy County, County Gen.#1 Seco Spring Lake GSA#41 MRN/SNMA Bay Area'Air ' General General Library Water Agn Park Scwa ZN 2A Mosq&Vector Qual Man Funds Petaluma Basn Year Fiscal (N) Year Levy: 16.43% Levy:.27.84% Levy:4.86%. Levy: 0:75%. Levy:.0124% Levy: 138% Levy.:.0.24% Levy: 0.19%.. 0 2000/OF ,, 1 2001/02 0 0 0 0 0 0 '0 0 2 2002/03 2,486 4,213 282 114 37 239 37 28 3 2003/04. 5;007 8,484 568 229 74 ' 481 ' 74 57 4 2004/05 6,632 11,238 752 303 ' 98 637 98 75 5 2005/06 8,249 13,978 936 377 122 792 122 93 ' 6 2006/07 9,128 15,468 1,036 417 135 876 135 103 7 2007/08'' ,9,953 16,866 1,129 • '455 147 955 147 113 8 2008/09. '10,716 18,157 1,216 489 158 1,028 158 121 9. 2009110 11,041 18,710 1,253 504 163 1,060 163 125 10 2010/11 11.340 19,215 1,287 518 167 1,088 .167 - 128 11 2011/12' 11,605 19,664 11317 530 171 1,114 ,171 131 12 2012/ 13 .1 1,839 21,302 1,426 579 185 1,207 -.185 192 13 2013/214 12,043 22,798 1,527 615 198 1,291 198 152 14 2014/15' 11,895 23,609 1,581 636 . 205 1.337 205 158 • 15 2015/ 16 11,745 23,897 1,600 644 208 1,354 208 160 16 20161'17 11,588 24,123 0,615 650 210 1,366 210 161 17 2017118 ,11,426 24,290 1,626 655 211 1,376 .211 162 IS 2018/19 11,259 24,404 1,634- 658 212 1,382 .212 163 19 2019/20 1I 088 24,469 1',638 660 213 1,386 213 163 20 2020/21 10,912 24,489 11640 660 213 1,387 .213 164 21 2021/'22 10,734 24,467 1•,678 660 213 1,386 213 163 22 2022123 10,553 24,407 1,634 658 212 L382 . 212 163 23 2023/24 '10,371 24,312 1,628 655 ' 211 1,377 212 162 24 2024/25 10,186 24,186 1,619 652 210 1,370 '210 162 25 2025/`26 10,001 24,032 1-,609 648 209 1,361 209 161 26 2026/27, .9,815 23,851 1,597 643 207 1,351 .208 159 27 20271 28 9.628 23,421 1,583 637 206 1,327 206 158 ' 28 2028/29. 9;442 23,421 1,568 631 204 1,327 204 156 '29 2029/30: 9,255 23,176 1,552 625 , 202 1,313 202 155 30 2030/31 91070 22,914 1534 618 199 1,298 1.199 153 31 2031/32 8,885 22,636 1,516 610 197 1,282 197 151 82 20321,33, 8,701 22,645 1.516 610 197 1,283 . 3197 151 33 2033/34 6,518 22,617 1,514 610 197 1,281 197 ' 151 '34 2034/35' 8,337 22,554 1,510 608 196 1,277 • 196 151 35 2035/76 8,158' 22,460 1,509 605 195 1,272 X195 150 36 2036/37 7980 22,337 1:496 602 194 6,265 194 149 37 2037/38 7,804 22,188 1,486 598 193 1;257 193 148 38 2038/39 7,630 22,016 1.474 593 192 '1,247 .192 147 99 2039140 7,459 21.823 1.461 588 190 1,236 190 146 40 2040/41 7,289 21,610 1,447 583 188 1,224 188 144 41 2041/42 7,122 21,380 1.432 576 ' 186 1.211 186 143 42. 2042/43 6,958 21,134 1,415 570 184 1,197 ;184 141 43 2043/44' 6,796 20,875 1,398 563 182 1.182 ''182 139 44 2044/45 6,636 20,604 1,380 555 179 1,167 !179 138 45 2045/46. 6,479 20,322 1,361 548 177 1,151 2177 136 TOTAL • 403,760 924,986 61,936 24,935 '8.046 ' 52,391 _ 8;049 6,179 ' , Cumulative To: 2010/ I1 74353 126,329 8,459 3:405 1.099 7;155 1,099 844 To: 2020/21 199,953 359,374 24,063 '9.688 3,126 20.355 3,127 2:401 To 2030/31 289,008 597,785 40,027 16.115 5,200 33;859 5,202 9393 To 2045/46 403,760 924,986 61,936 241935 8,046 52,391 .8.049 6.179 *The City's pass-through is based only on the first tier of the AB1290 pass-through. Its sh res of the second and I. third tiers are retained by the Agency. . Assumptions: Present value discounted to 2000/01.at:6% • I • . I . '7 Setfel Aasm:iates T_TI_Added CRC 10-20001PThru 12/18/00 ' Table C-5d Draft Pass Through Payments to Affected Taxing Entities. Unadjusted Levies Petaluma CBD Redevelopment Amendment-'Added Project Area (In Constant 2001 Dollars) (9) (10) (II) (12) (13) (l4) (15) (16) South So Rev Petaluma Petaluma So Co JT School Service Petaluma Schools Total ON Lnd City Elem City JT HI, Jun College Malin UHSD„ Equalizatn Aid Pass-Throughs AWUF' Year Fiscal (N) Year. Levv:,0.02%- Levy:`14:54%.. Levy. 17.69% Levy..5.26% ' Levy. 1.93% 'Levy: 11.10%. Levy: 031% Levy 100.00% '0 2001/02 _ I 2001/02 :0 0 0 0 0 'o 0 0 2 2002/03 3 2,200 2,677 796 292 1480 47 15,13! 3 2003/04 -7 4,429 5,391 1,603 .588 3383 96 30470 111 4 2004/05 2 5 967 7,141 2;124 779 4082 127 40,361 5 2005/06 II 7,298. 8:882 2.642 968 5,574 158 50,202 6 2006/07 12 8,075 9,829 2423 1.072 6,168 174 55.551 7 2007/08 14 8,805 10,717 3,188 1,168 6,726 190 60,572 8 2009/09 15 9,479 11,538 3,432 1,258 7,241 205 65,210 9 2009/ 10 15 9,767 11,999 3,536 1,296 7,461 211 67,194 10 2010/'II 16 10,031 12,210 3,631 1,331 7,662 217 69,008 11 2011/ 12 16 10266 12,495 3,716 1,362 7,842 222 70,621 12 2012/ 13 17 11,121 13,536 4,026 1,476 8,495 240 75,771 U 2013/14 18 1l 902 14,487 4;309 • 1.579 9,092 257 80,467 • 14 2014/55 19 12325 15. 002 4,462 1:635 1,655 9,413 266 82,750 15 2015/16 '19 12 476 15.185 4.516 9,530 269 83,466 16 2016/17 19 12594 15,329 4,559 1;671 9,620 272 83,987 17 2017/ 18 20 12,681 15,435 4591 1,683 9,686 274 84,328 i . 18 2018/ 19 20 ' 12340 15,507 4612 1,691 9732 275 84503 19 2019/20 20 12 774 15549 4 625 1495 9.758 276 84526 20 2020/21 20 12,785 15,561 4,628 1,696 9,766 276 84,409 21 2021/22 20 12,773 15,547 4.624 1,695 9,757 276 84,165 22 2022/23 20 12.742 15,509 4,613 1,691 ' 9,733 275 83,805 23 2023124 20 12,693 15,449 4,595 1,684 9,695 274 83,339 .24 2024125 20 121627 15,369 4,571 1,676 9,645 273 82,776 '25 2025/26 19 12.546 15,271 4,542 1,665 9,583 271 82,126 26 2026/27 -19 121451 15,156 4;508 1,652 '9,511 269 81,397 27 2027/28 19 12,345 15,026 4,469 1,638 9,430 266 80,597 28 2028/29 19 12,227 14882 4,426 1,622 9,340 264 79,733 29 2029130 19 2,099 14.727 4,380 1,605 9,242 261 78.811 30 2030/31 19 , .11,962 44,560 4,331 1,587 9,137 258 77,839 31 2031/32 -18 11,817 14,384 • 4,278 1,568 9,027 255 76,822 32 2032/33 18 11,822 14,390 4,280 1,569 9,030 255 76,665 33 2033/34 18 11,307 14,372 4,27.4 1,567 9,019 255 76,397 34 20341'35 18 11,774 I4,33Z 4,263 1,562 8,999 254 76,027 35 2035/36 18 - 11,725 14,272 4,245 1,556 8,956 253 75,565 36 2036/37 18 I9',661 14,194 4,222 11547 :8908 252 75,019 1' 37 2037/38 18 11,594 14099 4,193 1537 8,848 250 74,397 38 2038/39 18 11;494 13,990 4,161 1,525 8,780 248 73,706 39 2039/40 18 11,393 13,867 4,124 1;512 8:702 246 72,954 40 2040/41 17 11(282 '131732 4,084 1,497 .8,618 244 72.146 41 2041/42 17 11,162 - 13,586 4,041 1,481 8,526 241 711289 II 42 2042/43 17 11033 13,430 3494 1,464 8428 238 70388 43 2043/44 17 10 898 13,265 3,945 1 446 8325 235 69448 44 2044/45 17 10,756 13,093 3,894 1,427 9,216 232 68,474 45 2045/46 16 ' 100609 121913 -31841 1:408 8,104 229 .67,471 TOTAL 747 482,897 '587,773 174,817 64,078 368;866 10,424 3,179,885 Cumulative 10: 2010/ II 102 65 951 ;80,274 23,875 8751 50;377 I,424 453,700 To: 2020/21 290 187414 228,360 67920 24.896 143;311 4.050 1,268,528 To: 2030/3! 483 ` '312,079 379,856 112,978 41,411 238,384 6,737 2,083,117 ' To 2045/46 747 _ 482.997 587,773 174,817 64,078 3681866 10,424 3,179,885_ i 1 1. I ISe{Pet Ai.wciare.c _ TI_Added CBD 10-2000:PThru 12/18/00 • I I 741410,174 I ,G U N R 17 ' A i, 0 x , ?Mk 10 en O; 1 ° ' r ' CC vit� ��,� c3 sa fV ..0 ' cd CU i �- r G ° ' W or P: °,° "3 W-1 v La , ,Ct a Or Q" C i v N f=+ s- 0 of M1 }` ' y n �t � LL I�t _ in r d '4 M ;I I I o 0 0 0 I . o o . t I 0 0 0 0 0 0 0 0 0 M N N te- sanuano j;uauzazauj'MI I. I _ APPEND DCF: SUPPLEMENTAL. TABLES ADVERSE ECONOMIC CONDITIONS 1. 1 • • I 1 . I / / / : ,is ,4 or ) {\ \ C \ \ 3 \ `\ \ ' . \ n \ \ . \ $ \ \ \ c \ \ j \ \ \ .\ \ c \ \ \ 0 J � `r. - \ o ,E. \ , rkor r } - .kn ) 0 -7. . — e . - > /c @ / \ ) \ 3 , C ir v.vs vs vs , a \}) _ \ / ® oiL : \ \ \ e e g K \ \ \\ \ \ \ ( in , , .To U . \ \ \ n / cc C. . . : f I ` \ rq s. \ r . 3 _ \$ } /\ / \a \ \ , Ii \ I. I II s \ \ rt \\/ \ {\ N \ I S. 1d, DS, �= . - 9 o 9 o E 2 f 8 a ` \ II - 7 \ \ ea o a Nc \ \CCa r Ca 0 \ J 2 , \ ` $ \\ . \ © c co& \ ` °cc \ \ _ 2 \ . ; , } ! : , \\ \ , . 6 I cr 44 11 O. g Fr } I \ \ \ - \ \ ■\\ ^ a r- \ f \\ ^ ` , § To c6 al \ , \ % 9 \\ r _ \ \ \ \ ;} z « » \ . } . j / / / \ $ cc' \ ; G. \ } \ \ I < ; 2 a ; I I IAppendix,Table;3 Total Change in Sales By Business Type of All Outlets from-1995 to 1999 Existing Area • IBusiness Type • 1995 1 1996 1991 1998 1999 % Change APPAREL STORES $15;895 $15,206 $16169 521,860 $24,443 53.8% ' DEPARTMENT STORES $14,017 $14,048 $0 $0 5293 97:9% FURNITURE/APPLIANCE $29;795 $40,067 $43°177 $461278 $46344 56.2% DRUG STORES . $103 348 $103,322 $102,453 $97,599 $88,238 14.6% I RECREATION PRODUCTS '$21,157 $20,285 $19,718 x$21,411 $22,006 4.0% FLORIST/NURSERY $2,002 $2,249 $2,768 $2,988 $3,691 84.3% MISCELLANEOUS RETAIL 584,594 $77.218 $74,894 _ . $73,346 . 573.144 • -13.5% 1. RESTAURANTS $136;991 5141,684 155,630 $162,364, $163,263 19.2% FOOD MARKETS $57,061 . 554,992 $57;432 $54;223 - $57,600 0:9% LIQUOR STORES $1,193 $3,129 $5344 $6,155 55,503 361.3% FOOD PROCESSING EQP -$0 $0 $47 $29 54 AUTO PARTS/REPAIR $57,568 $58,503 '558,524 $56,636 $55,986 -2.7% AUTO SALES-USED $353 $134 $15 $0 $0 -100.0% SERVICE STATIONS $18,468 $38,603 ,$42,074 $39,439 $38,693 109.5% I BLDG.MATLS-WHSLE $5,416 $6090 $6;400 $5,917 $7.104 . 31.2% BLDG:MATLS-RETAIL $17.730 - $18,947 . $19,730 521,605 525,693 44.9% OFFICE EQUIPMENT $14,194 525,497 $401441 $43,075 529,381 107.0% BUSINESS SERVICES $10;499 $20,254 $24,733 $25,856 $10,518 0.2% ' ENERGY SALES $1,324 51,609 $1,550 $2,446 $2,215 67.2% HEAVY INDUSTRY $0 $208 $121 $66 $768 LIGHT INDUSTRY $5,316 $6,531 $7,148 - 58,299 59,732 83.1% I LEASING $1,747 $1,810 $2,215 $2,875 $2,227 27.5% HEALTH 67.GOVERNMENT $28$ $49 $39 $96 $86 -69.8% MISCELLANEOUS OTHER -$4,990, $6,716 S6,4.18 $7,322 - $9,150 83.4% TOTALS '$603,945 $657,151 $687;370 $699,885 5676,282 12.0% U I 1 1111 . I II • I I Appendix Table 4 - , Total Change in Sales By Business Type of All Outlets from 1995 to 1999 Added Area ' Business.Type 1995 1996 1997 _ 1998 . 1999 %Change I APPAREL STORES . _ _ $13.464 $13,179 $12,187 $3,249 30 -100.0% DRUGSTORES $457 $481 $490 $520 $509 11.3% FURNITURE/APPLIANCE $7,010 $8,700 $9,020 $10,462 $1 1,548 64.7% 111. RECREATION PRODUCTS $2,998 -33,276 33,648 $5,118 $4542 51.5% FLORIST/NURSERY _ $25,840 $28,221 . $28,480 $28389 327.715 "7.3% MISCELLANEOUS RETAIL $6,640 - 311,470. _ :$11,473_ $8,020 _ $7,653 - 15.3% RESTAURANTS $23,217 • 521;626 $22,186 $23,198 $25,226 '8.7% FOOD-MARKETS' - $16,915_ 513,699 $11,646 $11,383 $13,333 -21.2% LIQUOR STORES $6,420 $5,892 56.568 $6,238 $5 791 -9'5%% AUTO>PARTS/REPAIR $4,894 • $4,992 $7,734 $5,037 $5,970; 22.0% AUTO SALES-USED $376 $2,762 $1,631- $2,385 $554 47.2% SERVICE..STATIONS $42,839 $39,171. $34,507 .$37.677 $38,660 -98% MISC ,VEHICLESALES $9,893 $8,164, $11,812 $15,409 $18,406 86.1% , BLDG.MATLS-WHSLE 536,662 $79,593 .$90188 $90,965 $101,181 - 16:8% BLDG:MATLS-RETAIL $11,198 $11,347 .$11,239 $10;285 $2,908 -74:0%% OFFICE`EQUIPMENT $2,336 $3,679 $3,856 $1,046 . $597 -74.4%/0 1. • ELECTRONiCEQUIPMENT $11,945 . .$12,189 518,848 $19,21^2 $375 - -969% BUSINESS`SERVICES $61380 $7,291! $6;707 $6,985 $5,097 -20:1% HEAVY INDUSTRY. $36;043 $37,210 .$37,362 $28`,575 $31230 -7.85'0 LIGHT INDUSTRY. $21,835 $20;331 $20,779 $16;110 '$22,049 1.0% HEALTH 8 GOVERNMENT , $1,747 $1,871 $1,991 $2;363 . $2,366. - 35.4% MISCEELANEOUS,OTHER $2;9.40 '$2,886 $1,697 $1,672 _$1;631 . ' - 44.5%% TOTALS I $342,048 $33$,032 $354,051 $334,296 .$329,341 -3.7% ' I 1 I I I I I I r Attachment IV Draft Amended and Restated Redevelopment Plan for the Central Business District Project DRAFT AMENDED AND RESTATED REDEVELOPMENT PLAN FOR THE CENTRAL BUSINESS DISTRICT PROJECT Prepared by the Petaluma Community Development Commission Petaluma, California 1/4/01 • DRAFT TABLE OF CONTENTS PART I. INTRODUCTION 1 A. General Statement 1 B. Redevelopment PIan.Amendrnent Goals 3 PART 11. GENERAL DEFINITIONS 5 PART III. PROJECT AREA BOUNDARIES 9 PART IV. GENERAL PLAN AND LAND USE ISSUES FOR THE PROJECT AREA 9 A. Conformance with the.General Plan 9 1 . Permitted Land'Use 10 2. General Plan Goals And Objectives 10 B. Conformance with The Petaluma Specific Plan 12 • 1. Specific Plan Goals and Objectives 13 C. Project Development Standards 16 1. Land Use Map • 16 2. ' Public Streets and Rights-of-Way 17 3. Rehabilitation 17 4. Open Spaces and Landscaping 18 5. Height and Bulk 18 6. Density 19 7. Signs 19 8. Nondiscrimination and Nonsegregation 19 9. Resubdivision of Parcels 20 10. Variances 20 11 . Adoption of Additional Standards for Development 22 12. Building Permits 22 13. Dwelling Units . 23 14. Affordable Housing 23 DRAFT 15. Mitigation Measures 24 PART V. • REDEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES 24 A. Public Improvements 25 B. Property Acquisition 27 1. Acquisition of Real Property 27 2. Acquisition ofFersonal Property 30 PART VI. PARTICIPATION BY OWNERS & TENANTS THROUGH THE IMPROVEMENT BY THEM OF THEIR PROPERTIES & BUSINESS FACILITIES OR THROUGH OTHER OPPORTUNITIES TO •PARTICIPATE IN THE. REDEVELOPMENT PROJECT . . . . . . . . 30 A. Reentry Preferences 31 B. Participation by Owners 31 C. Participation Agreements 32 , D. Conforming Owners • 32 E. Refusal to Participate 33 F. EsLatilishment of Priorities , 33 G. Participation by Grou'OS or-Corporations 33 H. Participation Rules 34 I. Limits on Participation 34 J. Application of Plan 35. PART VII. RELOCATION ASSISTANCE TO DISPLACED RESIDENTIAL • AND NON-RESIDENTIAL OCCUPANTS 35 A. Assistance to Owners-and Tenants 36 B. Assistahce to Business and Industry 36 DRAFT C. Replacement Dwelling Units 37 D. Demolition, Clearance, and Site Preparation , 38 1. Demolition andGClearance 38 2. Preparationof'Building and Development Sites 38 • 3. Hazardous Waste Remediation and Removal 39 E. Rehabilitation and Moving of Structures; Assistance for Certain Private Improvements 39 PART VIII. PROPERTY DISPOSITION AND DEVELOPMENT 40 A. General 40 B. Purchase and Development by Participants 41 C. Purchase and Development Documents 42 D. Obligations to be Imposed on.Redevelopers 43 E. Personal Property Disposition 44 F. Prevention of Discrimination 4- G. Conveyances by the Agency 45 H. Other Contracts, Deeds, and Leases for Conveyance of Project Area Property 45 I. Duration 4t PART IX. METHODS FOR FINANCING THE,PROJECT 48 A. General Provisions 48 B. Affordable Housing Financing 49 C. Tax Increments 49 D. Bonds 52 E. Other Loans, Grants and Advances 53 • TABLE OF CONTENTS DRAFT Page PART X. ACTIONS BY THE CITY 54 PART XI. ENFORCEMENT 56. PART XII. DURATION OF THIS PLAN AND RELATED TIME LIMITS 57 A. Original Area 57 B. Added Area 58 C. General Exception 60 PART XIII. SEVERABILITY 61 PART XIV. PROCEDURE FOR AMENDMENT 61 PART XV. AUTHORITY OF THE AGENCY 62 PART XVI. BONDED INDEBTEDNESS LIMIT 62 J:\WPD\Mnrsw\347\005\Agreements\Amended Redevelopment Plan 1221 ekt.wpd DRAFT PART I. INTRODUCTION 1. General Statement This is the Amended and,Restated Redevelopment Plan for the Central Business District Redevelopment Project (the 'Tian"). This Plan consists 'of text (Part I through Part XIV), a Boundary Map (Exhibit.A),:a Legal Description (Exhibit B), a Land Use Map(Exhibit C), and a list of Initially Proposed Programs and Projects (Exhibit D). This Amended and Restated Redevelopment Plan for the Central Business District amends and restates,in its entirety,the Central Business District Area Redevelopment Plan initially adopted by Petaluma City Council Ordinance No. 1221N.C.S dated September 27, 1976 and previously amended by Petaluma City Council Ordinance No. 1973'dated November 21, 1994. This Plan has been.prepared'by the'Petaluma Community Development Commission of the City of Petaluma (the "PCDC") pursuant to the Constitution of the State of California, the Community Redevelopment Law of the State of California.(the "Redevelopment Law"), and all applicable laws and local ordinances. The continuing redevelopment of the Central Business District project area (the "Project Area") as describedin-this Plan conforms to.the General Plan for the City of Petaluma as applied in accordance with the local codes and ordinances. This Plan is based upon the Amended and Restated 1 DRAFT Preliminary Plan for the Project Area formulated and-adopted by the Planning Commission on June 22, 1999. This Plan provides the PCDC with powers,duties and obligations to implement the programs. generally formulated in this Plan for the redevelopment, rehabilitation, and revitalization of the Project Area. This Plan does not present a•specificplan or establish priorities for specific projects for the redevelopment, rehabilitation; and revitalization of any particular area within the Project Area. Instead, this Plan presents a process and a basic framework within which specific development plans will be presented,priorities for specific projects will be established, and specific. solutions will be proposed, and by which tools are provided to the PCDC to fashion, develop, and proceed with.such specific plans, project, and solutions. Many of the requirements contained in this Plan are necessitated by and in+accordance with the statutory provisions in effect at the time of adoption of this Plan. Such statutory provisions may be changed from time to time: In the event that any such statutory changes affect this Plan's terms, and would be applicable to the PCDC, the Project;or this.Plan, the terms of this Plan that are so affected shall be automatically superseded by such statutory changes,to the extent•necessary to be in conformity with such statutory changes (and all other terms of the Plan shall remain in full force and effect). 2 DRAFT 2. Redevelopment Plan Amendment Goals This Redevelopment Plan Amendment will be undertaken to achieve the following goals in furtherance of the purposes of the Community Redevelopment Law,the City's General Plan and the Central Petaluma Specific Plan. The.goalsof this proposed,Plan.Amendment are to: • 1. Eliminate adverse physical and economic' conditions in the Original and Added • Areas. 2. Provide an environment conducive to social and economic growth. 3. Implement the Central,P,etaluma Specific Plan. 4. Promote economic vitality in Petaluma's Central Business District by attracting new jobs that will employ Petalumans, encouraging new development and mixed uses, and enhancing the downtown. 5. Encourage development,public access and recreational opportunities along the river, grid help'to integrate river orientation by rehabilitating older shopping centers. • 6. Provide, for a mixture of industrial, office, retail and compatible residential development. 3 DRAFT 7. Provide sufficient parking to serve new businesses and residents while supporting the use of alternative modes of=transportation.. 8. Construct and repair public infrastructure; including streets,.sidewalks, curbs and gutters. 9. :Reinforce the role of the Central Business District as a center fott:transit and non- vehicular modes of travel. 10. Provide,a street system in,und'eveloped areas that strengthens.the,existing-roadway network, serves new development,and balances the need for through movement with • livability and pedestrian/bicycle:orientation.. • II. Enhance streetscape improvements,including street=trees;-landscaping,'sidewalks and strengthen linkages to and along the river through a system of urban:operfspaces.. 12. Insure a choice of housingtypes.and locations to all persons regardless of income, sex, cultural origin,;age; Marital status, or physical disabilities. • 4 DRAFT • PART II. • GENERAL DEFINITIONS The definition of general terms contained in the Redevelopment Law shall govern the construction of this Plan, unless more specific terms:and definitions.are otherwise provided in this Plan. In addition, the following specific definitions are used in this Plan: A. "Added Area" means the portion of the Project,Area added by Ordinance No. adopted by The'Petaluma city Council on , 2001, as more particularly described in the attached'`Exhibits'B'2 and B-3. As sh'own.on.Exhibit A:(the Project Area Boundary Map), the Added'Area is'the, that is within the "Amended Project Boundary," but outside, the"Original Project-Boundary." B. "Affordable Housing•Fund" means the affordable,housing.fund established and maintained by the PCDC in accordance with•Health and Safety Code Sections 33334.2 and 33334.3. C. "PCDC"meats the Petaluma Community Development Commission-ofthe City of Petaluma. D. "City" means the City of Petaluma, California. • • 5 DRAFT E. l'City,Council" means the City Council of the City of Petaluma, California. F. "County"means Sonoma County, California. G. "General Plan" means the.City of Petaluma General Plan, as it how exists:or may hereafter be amended and any specific plan applicable to all or portions of the,Project Area th•atinay hereafter be in effect from time to time. H. "Land UseiMap" means the map setting forth'the'permitted land uses and;major circulation,routes in the Project Area The Land_Use Map is attached to this Plan,as Exhibit C. L "Original Area"means the portion of the Project Area established by Ordinance No: 1221 N.C.S. on September 27, 1976, as more particularly described in the attached Exhibit B-1: As shown on Exhibit A(the Project Area Boundary Map),the Original,Area is the area that within the "Original Project Boundary." J. "Owner" means:any person owning fee title=to, or a long-term leasehold interest in, "real-propert}?'_(as defined below) within the Project Area. K. "Owner Participation Rules" means the Amended Rules for Owner Participants, Business Occupants and Property Ownersadesiring to participate in redevelopment and Owner Participation adopted;by the PCDC pursuant to the Redevelopment Law,as such Rules now exist or 6 • DRAFT may hereafter be amended. L. "Person" means any individual, or any public.or private entity. M. "Personal Property"means moveable property, chattels and any other-property-not part of real property.. N. "Plan" means this Amended and Restated .Redevelopment Plan for the Central Business District Redevelopment Project, as it now exists or May?hereafter be amended. O. "Planning.Commission"means the Planning Cotnmi`ssion of the City of Petaluma, California. P. "Project" means the Project Area and the redevelopment activities undertaken pursuant to this Plan. Q. "Project Area"means the area included within the boundaries of the Central Business District Redevelopment Project, as shown on the Project Atea Boundary Map (Exhibit A) and described in the Legal Description (Exhibits B-1, B-2, and-B-3). The Project Area consists of the Original Area and the Added Area together. As shown on Exhibit A, the Project Area is the area within the "Amended Project.Boundary.- 7 DRAFT R. "Real Property" means land, including land under water and waterfront property; buildings; structures, fixtures and improvements on the land; property appurtenant to or used in connection with the land; and every estate, interest,privilege, easement, franchise and right in land, including but not limited to rights-of-way,terms of years and liens,charges or encumbrances byway of judgment, mortgages or otherwise and the indebtedness secured by such liens. S. "Redevelopment Law" means the Community Redevelopment Law of the State of California (California Health and Safety Code Section 33000 et seq.). T. "Specific Plan" means The Central Petaluma Specific Plan,as if is now,proposed and exists or hereafter maybe adopted and amended applicable to all or portions of the Project Area that may hereafter be in effect from.time to time. U. "State" means the State of California. V. "Zoning Ordinance"means the ZoningOrdinance of the City ofPetaluma,California, as it now exists or may hereafter be,amended. 8 DRAFT • PART III. PROJECT AREA BOUNDARIES • The Project Area consists of all properties within the boundaries shown on the Boundary Map (Exhibit A) and described in the Legal Description (Exhibits B-1 through B-3). Exhibit B includes a legal description of the Original Area (Exhibit B-1) and•a legal description of the two Added Areas (Exhibits B-2 and B'-3). PART IV. GENERAL PLAN AND LAND USE ISSUES FOR°TILE PROJECT AREA • 1. Conformance with the General Plan This Plan conforms to the General Plan for the City adopted by the City Council on March 5, 1962. This Plan also conforms to the Environmental.Design Plan for the City adopted on March 27, 1972 and amended on June 2, 1975. • 9 DRAFT 1. Permitted Land Use. All land uses within the boundaries of the Plan will be in conformance-with the General Plan, the Specific Plan and all other applicable state and• ocal building codes.aridiguidelines as they now exist or May hereafter be revised and will be"subject to all review and procedural requirementsineffect as development and redevelopment take place within the Added Area boundaries. 2. General Plan Goals And Objectives. This•Redevel'opment-Plan will"be°undertaken to achieve the following goals and specific objectives in furtherance of the purposes of the Redevelopment Law and the General Plan: • • The elimination of adverse physical•and economic conditions within the,Project Area. • The creation of an environment conducive to social and economical growth. • The implementation'of the.Central Petaluma Specific Plan. • • The promotion of the•economic vitality in the Central Business District by 10 • DRAFT attracting new jobs that will increase,employment opportunitiesafor•City residents, encouraging new development and mixed uses, and enhancing the downtown. • The creation of development; public access and recreational opportunities along the river and the integration of river orientation by the rehabilitation of older shopping centers. • The creation of a mixture of industrial, office, retaihand compatible residential development. • The improvement of sufficient parking to,serve new businesses and residents while supporting the use of alternative modes;of transportation. • The construction and:repair'of public infrastructures, including streets, sidewalks and curbs and gutters. The reinforcement of the role of the Central.Business District-as a center for transit and non-vehicular modes of travel. • The creation of a street system in undeveloped areas that strengthens the existing roadway network, serves new development, and balances the need for through 11 DRAFT movement;with livability and pedestrian/bicycle orientation. The enhancement of streetscape improvements, including street trees, landscaping - and sidewalks, and strengthen linkages to and along the river through a system of urban°open spaces. • The creation of a choice of housing types and locations to all persons regardless of income;sex, cultural origin; age, marital status or physical handicaps. B. Conformance with The Petaluma,Specific Plan. • As noted in Section A of this Part, The Plan incorporates the land use standards and policies of the City's General Plan and The Central Petaluma Specific Plan. 12 DRAFT 1. Specific Plan Goals and Objectives. The Specific Plan and the General Plan identify goals,and objectives for Central Petaluma, which include most of the eastern portion of the Added Area. Set forth below are policies of the Specific Plan which incorporate General Plan policies relevant to redevelopment activities within the Amended Project Boundary: City Image: • Preserve historic,resources. • Shape and plan new development for consistency of image and improving project design. Circulation: • Encourageintensive new development'in and around the Downtown. • Consider parking structures at entrances to Downtown. • Ameliorate traffic flow within and around the Downtown. 13 DRAFT Housing and Neighborhood Preservation • Maintain arange of housing to meet the needs of all Petalumans of all income levels. • Increase residential densities near public transit and along major arterials. • Encourage infill development with housing in commercial areas. Encourage mixed-use development.in Downtown. • Redevelop older industrial areas as housing with mixed-use. • Provide commercial support for neighborhoods. • Improve the condition of existing housing and enhance the character of Petaluma's neighborhoods. Economic Development: 14 DRAFT • Build on the character of the central retail-area by extending the pedestrian amenity network and filling in additional retail frontage of comparable scale and • style along the.riverfront. • Reinforce the character of the Downtown by emphasizing its uniqueness, reinforcing its traditional role as the community's major commercial center, preserving the present level of concentration, attracting visitors and shoppers, and strengthening the City's public and cultural life. • Encourage both commercial and residential development. • Encourage.the use of industrial lands primarily-for.economic base employment • and increasing.the employment density of Petaluma workplace development by gradually increasing the density of new industrial development by 25 percent every five years. • Facilitate the achievement.of a balance of jobs=and housing. The applicable City zoning and planning processes(including any moratoria or temporary development-restrictions imposed by the City) shall continue to have full effect and shall continue to serve as the primary determinant for land use decisions in the Project Area. Without limiting the generality of the foregoing, the Planning Commission, the City Council, City 15 • DRAFT departments, and other City boards and commissions shall perform the sane functions for consideration-and approval or disapproval of development applications, permits and other entitlements for properties within the Project Area that are subject to this Plan, as-for properties outside the'Project Area that are not subject to this Plan. C., Project Development Standards As provided in Section Al of this Part, all land uses within the boundaries will;be,in conformance with the General Plan, Specific Plan and all other applicable state and local codes, and guidelines. Development standards within the Amended Project Boundary are set forth below.. 1_. Land Use-Map, • Specific Plan for the relevant land use category. The-land uses shown on the Land Use Maps are drawn from the Land Use Element of the General Plan and-the Specific Plan and shall be deemed to be automatically modified as the Land-Use Elementof the General Plan and the Specific Plan may-be revised from tiine to time in order to maintainconfoiuiance of this Plan with the General Plan and:the Specific Plan-asprovided-in Sections A-and-C ofthisTart. • 16 DRAFT 2. Publie Streets and Rights-Of-Way, The Land Use Map (Exhibit C) shows the permitted land uses, major circulation routes and street layout, the location of proposed open space areas and the.propertyto-be devoted to public purposes within the Project Area. Thespecifictypes of uses and activities (including size, height, and number of buildings and dwelling units) permitted or conditionally permitted in each land use category mapped on the Land Use Map are those types of uses and activities (including size, height and number of buildings-and dwelling units) described in the General Plan and the All streets within the Project Area may widened, altered, or vacated for purposes of development of the Project. New streets maybe created as necessary. The anticipated configuration of streets and public:rights-of-way within the Project Area(including existing streets to be retained and their relationship to.major public facilities).is shown on the Land Use Map (Exhibit C). These public rights-of-way may be used for vehicular and/or pedestrian traffic as well as for public improvements, public'and private utilities; and activities typically found in public rights-of-way. 3. Rehabilitation Any structure within-the Project Area which will be retained as part of the Plan shall not be altered, construed, or rehabilitated unless it is done so in conformance with the General Plan, the Specific Plan, the.Zoning Ordinance, all applicable codes, and any guidelines which may be 17 DRAFT adopted by the PCDC to assist in the implementation of the This confo"rinity"shall extend to the architectural character, the public•spaces and other elements as required;bythe City and/or PCDC. • 4. OpenSpaces and Landscaping • The standards for•open space to be provided within the Project Area are set-forth in,the General Plan, the Specific'Plan and the Zoning Ordinance, as they now exist and•mayhereafter be amended, and are included as part of the goals and objectives of this Plan. The.p'recise. amount of open space to be'provided;in`the Project Area will depend on the specific plans for development submitted by developers of private property in the Project Area and'approved by the City. Landscaping plans for development projects shall be submitted to the City for review and approval. 5. Heightand Bulk The height and bulk of shall be-regulated as provided in the.General Plan, Specific Plan and Zoning Ordinance, as they now exist or as they may hereafter be • amended, and such additional standards as may be adopted by the PCDC. • 18' DRAFT 6. Density The maximum permitted density of development on any,building site shall be regulated as provided in the General Plan, the Specific Plan and the Zoning Ordinance, as they now exist or may hereafter be amended, and such additional standards as may be adopted by the PCDC. 7. Signs Exterior signs necessary for the identification of buildings and premises shall be as permitted by the General Plan, the Specific Plan and the.Zoning Ordinance, as they now exist or may hereafter be amended, providenthat they comply with any design criteria established for the Project Area. The PCDC may require that the,complete sign program for a development-and such additional standards.as marbe:adopted by the PCDC be reviewed by the PCDC staff, as well as the Planning Commission, prior to the erection or installation of signs in any part of the Project Area. 8. Nondiscrimination and Nonsegregation , As more fully set forth in Part (insert) below, there shall be no discrimination or segregation based on race, color,creed, religion, sex, sexual orientation, marital status, national origin, mental or physical disability,.or ancestry permitted in the sale, lease, sublease, transfer, 19 DRAFT use, occupancy, tenure, or enjoyment of property in the Project Area. 9. Resubdivision of Parcels Aftef rehabilitation and development pursuant to this Plan, no parcel in the Project Area, including any parcel retained by a conforming owner or participant shall be subdivided-without= the approval of the City. 10. Variances • In-the event the City grants a.variance from applicable City land use;regulations for development of ,parcel within the Project Area, such grant of variance shall be deemed to constitute:a,comparable variance from the land use standards of this Plan withoufadditional _ action by the PCDC. In addition, the PCDC is authorized to permit variances from any development standards adopted by the PCDC or any affordable:housing:regulations or policy'guidelines adopted by the PCDC. In order to permit such a variance the.PCDC must determine that: a: The application of one or more of the provisions of such PCDC development standards, regulations or policy guidelines wouldlresult in unnecessary hardship to the property owner; 20 • DRAFT b. There are exceptional circumstances or conditions applicable to the property or to the intended developmentbf the property which do not apply'generally to other properties having the same standards, restrictions and controls; c. Permitting-a variance from the'limits, restrictions, or'controls of such PCDC development standards, regulations or policy guidelines will not be Materially detrimental to the public welfare or injurious to property of-improvements in the area; d. Permitting a vanance from the limits,restrictions or controls of such PCDC development standards,•regulations or policy guidelines,will not be contrary to the objectives of this Plan; and e. The grant of a variance by the PCDC will not result in development that conflicts with applicable City land use standards. • 21 DRAFT 11. Adoption of.Additional Standards for Development Within the limits, restrictions:and controls established in the General Plan, the Specific Plan, the Zoning Ordinance and this Plan, the'PCDC;isauthorized to establish-and adopt,-by appropriate:resolution, specific standards for;,building heights, building coverage, design criteria, architectural:character, landscaping character, sign character, traffic circulati'on,.ingress;and egress, parking, and any development and design controls necessary to iimplementjhe Plan. Such controls may relate to both private and public areas within the Project Area. No new development shall be construed and no existing improvements shall be substantially modified, altered, repaired, or rehabilitated except in the accordance with such adopted standards for development., The PCDC shall not approve plans which do not comply with any adopted standards for.development. 12. Building Permits No permit shall be issued for the,construction of any new building or for any construction on an existing building in the Project Area from the date of adoption of this Plan until the application for such permit has been made and processed,in a manner consistent with all City requirements. The PCDC is authorized to establish permit procedures and approvals in addition to those 22 • DRAFT set forth above where requiredfor the purposes of this,Plan. Where such additional procedures and approvals are established, a building permit shall be issued only after the applicant for same has been granted all approvals required`by the City and the PCDC at the time of application. 13. . Dwelling Units In compliance with the Health and Safety Code Section 33333(c), and as provided in Sections B, C and D of this Part-V, the maximum number of dwelling units in the Project Are shall be regulated as provided in the General Plan, the Specific Plan, and the Zoning Ordinance, as they now exist or may hereafter be amended. 14. Affordable Housing By regulation or policy guidelines adopted by the PCDC from time to time, the PCDC may ensure compliance with the provisions of Health and Safety Code Section 33413(b) requiring that specified percentages of all new or rehabilitated dwelling units developed in the Project Area be available at affordable housing cost to households in specified income categories. 23 DRAFT 15. Mitigation Measures The City Council:and the PCDC:adopted.a Resolution No. in connection with certification of the Environmental Impact Report for this Plan (the "ER"), and the City Council and the PCDC adopted specified environmental mitigation measures (the""Mitigation Measures") to be implemented as part of this Plan to minimize potential adverse environmental impacts of the Plan. The Mitigation Measures are based, in substantial part, onthe mitigation measures identified in the EIR. The Mitigation Measures are hereby incorporated in this Plan by this reference and shall be implemented by the PCDC, the City,or individual property owners/developers, as appropriate, . in connection with public and private actions undertaken pursuant to this Plan (including in connection with City land use approvals for developments in the Project Area during the effectiveness Of thisElan). PART V. REDEVELOPMENT.TECHNIQUES TO ACHIEVE'•PLAN OBJECTIVES The development of the Project will be undertaken in accordance with the provisions of the Redevelopment Law. The PCDC proposes to use the redevelopment techniques set forth in this Part V and the Redevelopment Law to achieve the-goals and objectives of the Han set forth 24 DRAFT in Part IV above. Among the programs!and projectslhatlmay be implemented by the PCDC using the techniques set forth in this Part'V and the Redevelopment.Laware those described in Exhibit D, the Initially Proposed Programs and Projects. Exhibit D lists redevelopment programs and projects that appear, at the time of Plan adoption, to'have`significant potential for achieving the goals and objectives of the Plan. As redevelopment needs and opportunities evolve over the. life of the Plan, the PCDC may determine not to undertake certain;programs listed in Exhibit D, and/or to undertake other programs and projects consistent with;this Plan and the.CRL that are not listed in Exhibit D. A. Public Improvements As more fully set forth it Health and Safety Code Sections=33445 and 33679, the PCDC is authorized to acquire, install and construct•or cause to be acquired, installed and constructed the public improvements and public utilities (within or outside the Project Area) necessary to carry out this Plan. Such public improvements and public utilities include, but are not limited to, the construction, expansion, rehabilitation or modernization of over-or underpasses, bridges, streets, curbs, gutters, sidewalks,:street lights,public transportation facilities, waste water disposal areas, storm drains, flood control facilities, traffic signals, electrical distribution systems, communication systems, fire fighting,facilities, police and criminal justice facilities. . educational facilities; community and civic centers, natural gas'distribution systems, water treatment and distribution systems (including upgrading of water mains, laterals and fire 25 DRAFT hydrants), other public buildings, parks and open space,areas, off-street parking; plazas, landscaped areas, and undergrounding of existing utilities. Anticipated public improvements, facilities and utilities that may be acquired,'installed or constructed, or caused to be acquired, installed or constructed, by the PCDC include; but are not limited to, those public:improvements, facilities and utilities set forth in the attached Exhibit D; the Initially Proposed Programs and.. Projects. Among the techniques the PCDC may-employ to cause the financing and construction, expansion, rehabilitation, or modernization of the.above=referenced public improvements and public facilities is participation in payments to assessment districts, Mello-Roos community facility districts, or other similar districts established,pursuant to applicable elaw to finance construction, expansion, rehabilitation, or modernization of such public improvements and • public facilities. • • • 26 DRAFT B. Property Acquisition 1. Acquisition of Real Property. Except as specifically exempted herein, the PCDC:may, but is not required to, acquire or obtain options to acquire any interest in real property located in the Project Area by gift,.devise, exchange, bequest, purchase,,or any'other lawful method whatsoever. The PCDC is authorized to employ its power of eminent domain to acquire non- residential property within theProjectArea. The power of eminent domain is to be used only as a last resort after a public hearing. The power of eminent domain shall not be exercised, however, when the conditions described in either subdivision a. orb. or c. below exist: a. The property in question is owned by a public body and that public body has not consented to the exercise of the power of eminent domain by the Agency; or b. The property in question is improved with a structure and,,although not conforming to the Plan, the Agency has determined that the property and the structure can so conform pursuant to an owner participation agreement and that the owner is faithfully performing under the ternis of the owner participation agreement; or 27 DRAFT c. The property in question is improved with a structure and, in the sole determination of the Agency, all of the following are true: • (1) The property is not needed for those specific,activities'outlined in the Plan; and (2) The property is notneeded for the development of:replacement housing for those displaced by Agencyactivity, if any; and (3) The property is notneeded for any other publio.improvement,or facility; and (4) The property is not to promote historical or architectural preservation; and (5) The propertyis not needed to remove a blighting influence-on surrounding properties which prevents achievement of the objectives of this Plan; and (6) The property is notneeded for the elimination of environmental deficiencies including among other things,,inadequate.circulation, access or street layout, incompatible and mixed rises„overcrowding arid small parcel size. 28 • DRAFT (7) The property is not needed for the removal of impediments to land development and disposition through assembly of land into appropriately sized and shaped parcels served by improved circulation and utilities. The Agency must comhence eminent domain proceedings with respect to any property which it intends to acquire within twelve (12) years of the date of adoption of Ordinance No. amending and restating-this Plan. This time limit for commencement of eminent domain proceeds may be extended onl'y.byfurther amendment of the Plan. The Agency may acquire property by voluntary(e.g., non-eminent domain) means afterthe expiration.of the time limit for eminent domain proceedings and prior to the expiration of effectiveness of the Plan. Prior to any acquisition through eminent domain the Agency shall adopt a resolution declaring a need to acquire anyspecific property and authorizing the.acquisition by such method. • 29 DRAFT 13. Acquisition of Personal Property. Generally,personal property shall not be acquired. However, where necessary-in the • execution of this Plan, the Agency is authorized to acquire personal property in the Project Area by;any lawful means. - PART VI. PARTICIPATION BY OWNERS & TENANTS THROUGH THE IMPROVEMENT BY THEM OF THEIR PROPERTIES& BUSINESS FACILITIES OR THROUGH OTHER OPPORTUNITIES TO PARTICIPATE IN THE . REDEVELOPMENTPROJECT The.provisions of;this Section shall be implemented according to the Owner Participation and Business Reentry Preference Rules adopted by the Agency(the "Rules"). When there is a conflict between the provisions for owner participation and.reentry preference in-the Plan and the • provisions in the Rules, the provisions in the Plan shall prevail. 30 • DRAFT A. Reentry Preferences The PCDC shall extend reasonable-preferences to persons who own property or are engaged in business in the Project Area, to continue or to reenter in business within the Project Area if they otherwise meet the requirements'prescribed by the Plan and the Owner Participation Rules which have been adopted by the PCDC and available for public inspection. Business, residential, institutional and semi-public tenants shall be permitted, if they so desire and are able and qualified, to purchase and develop real property in the Project Area. B. Participation by. Owners Persons who are owners of residential, business and other types of real property in the Project Area shall be given reasonable opportunity, consistent with the objective of this Plan as determined by PCDC to participate in redevelopment by rehabilitation, by retention of improvements, or by new development byretaining all or a portion of their properties, by acquiring adjacent or other properties'in the Project Area, or by selling their properties to the PCDC and purchasing:other properties in the Project Area. 31 DRAFT C. Participation Agreements Each participant shall enter into_a-binding participation agreement withthe PCDC by which the participant agrees to rehabilitate, develop, or use the property in conformance;with the Plan and to be subject"to the provisions hereof. Imsuch agreements, participants who retain real property shall be required to join in the recordation-of such documents as are necessary to make the provision of this Plan applicable to their properties. D. Conforming Owners The PCDC may in its-soie and absolute discretion determine that certain real property within the Project Area presently meets the requirements of the Plan and the owners of such property will be perniifted to remain as conforming owners without a participation agreement with the PCDC, provided such owners continue to operate, use and maintain the real property within the requirenients of the Plan. However, conforming-owners maybe required by the PCDC to enter into anowner participation agreement with PCDC, in the event that such owners desire to (1) construct any additional improvements or substantially alter or modify existing structures on any of the real property described above:as conforming; or (2) acquirvadditional property within the Project Area. 32 DRAFT E. Refusalto Participate In the event an owner-participants fails or refuses to rehabilitate or newly develop his real property pursuant to this Plan and the participation agreement, the real property or any interest herein, maybe acquired by the PCDC.' E. Establishment of Priorities If conflicts develop between the desires of participants for particular sites or land uses available for owner participation, the PCDC is authorized to.establish reasonable priorities and preferences among the owners and tenants. G. Participation by Groups or Corporations In addition to opportunities for participation byindividuaLpersons and firms, participation to the extent it is feasible shall be available for two or more firms or institutions, to join together in'partnerships, corporations, or other joint entities. 33 DRAFT H. Participation Rules The PCDC shall promulgate and, as appropriate;;amend rules for owner participation. I. Limits on Participation Participation opportunities are necessarily subject to and limited by factors such as_the following: a. The elimination and/or modification,of some land uses. b. The realignment and.abandonment of some streets. c. The ability of participants to finance the proposed development.. d. The reduction of the total number of individual parcels in the Project Area. e. Change in orientation and character of.the area, or portion of the area. 1. Existing buildings which have historical and/or architectural;qualities'that will enhance the Plan.. 34 DRAFT J. Application of Plan The provisions of this Plan shall apply to all public and private property in the Project Area in order to extend the benefits of this Plan throughout the Project Area and encourage maximum participation by the owners of property within the Project Area whether or not such owners enter into participation agreements. PART VII. RELOCATION ASSISTANCE TO DISPLACED.RESIDENTIAL AND NON-RESIDENTIAL OCCUPANTS As required by the California RelocatingAssistance Act (Government Code Section 7260 et seq.), any relocation of persons and businesses as part of the project will be subject to the following standards: 35 • DRAFT 8A. Assistance to Owners ancITenants' The,PCDC shall assist all families, individuals,business concerns and other entities who are displaced by redevelopment activities:in the Project Area. Relocation advisory'assistance shall be furnished by,the PCDC to any persons owning or renting property where property is acquired by the PCDC in connection with the implementation of the Plan. No person or family will be required to move from any dwelling unit because of the activities of the PCDC unlessand until suitable replacement housing is available and ready for occupancy in areas not.generally less desirable with regard to public utilities and public and commercial facilities, at rents or prices within the financial means of such person or family, or with respect to persons and families of low and moderate income, at rents or prices comparable to those at the time of displacement. Such replacement dwelling units must be decent, safe, sanitary, suitable to the . needs of the displaced person or family, and located so that it is reasonably accessible to the place of employment of the person to be relocated. The PCDC shall not displace,such person or family-until such housing units are available and ready for occupancy. If such replacement housing is not available and the PCDC determines that such housing cannot be made otherwise available,the PCDC shall provide+such housing. Furthermore, in accordance with applicable state laws, the PCDC shall provide relocation payments to displaced persons or families. B. Assistance to Business and Industry 36 • • DRAFT Relocation advisory assistance for any business orindustty will be made available through PCDC. In those instances Where business concerns and other entities who do not reenter need to be-relocated, PCDC shall assist in finding suitable locations which will allow these business concerns and other entities to continue with minimum impact on their activities. In all instances, the PCDC shall use-its'bestefforts to provide comparable, alternate locations which provide adequate space, access, visibility, exposure, parkingand functional utility, at occupancy costs which are within the financial means of those business concerns and entities which are relocated. In the event that it becomes necessary to relocate a business and the business cannot be relocated without a substantial loss,of patronage, and the business is not a part of a commercial enterprise having at lest one other establishment engaged in the same or similar business, the PCDC is required to pay to such business a relocation payment as provided in Section 7262 of the Government Code. The PCDC is also authorized to pay any and all actual and reasonable moving expenses of a business if the business is,required to relocate as a result of the implementation of the Redevelopment Plan. C. Replacement Dwelling Units If any dwellingunits housing persons and families with incomes not exceeding 120% of area-median income are'destroyed or removed from the housing market as part of the Project, the PCDC.shall,within four years of such destruction or removal, rehabilitate, develop, or construct, • or cause to be rehabilitated, developed,or constructed, for rental or sale to persons and families 37 DRAFT with incomes not exceeding 120% of area median income an equal number of replacement dwelling units at affordable housing costs as defined by Health & Safety Code Section 50052.5, within the territorial jurisdiction of the PCDC, in accordance with all the provisions of the Redevelopment Law (Health& Safety Code Sections 33413(a) and 33413.5). 4. Demolition, Clearance, and Site Preparation L. Demolition and Clearance The PCDC is authorized to demolish, clear, or move buildings, structures, and other improvements as necessary to carry out the purposes of this Plan. • 2. Preparation of Building and Development:Sites. The PCDC is authorized to prepare or cause to be prepared as development sites any real property in the Project Area owned or acquired by the PCDC. 38 DRAFT 3. Hazardous Waste Remediation and Removal. The PCDC may take any actions.which it determines are necessary and which are consistent with other state and federal laws to remedy or remove hazardous waste on, under or - from property in the Project Area.in,accordance with the requirements of Health and Safety Code Section 33459 - 33459.8, or-any successor legislation. 5. Rehabilitation and Moving of Structures; Assistance for Certain Private Improvement's 1. To the extent appropriate in carrying out the Plan, the PCDC is authorized to: (a) rehabilitate or cause to be rehabilitated any building or structure in the Project Area acquired by the PCDC; and (b) move or cause to be moved any building.or other structure to a location within or outside the Project Area. 2. For any rehabilitation project, the PCDC may take any action it determines necessary and consistent with local, state and federal law to provide for seismic retrofits as provided in Health and Safety Code Section 33420.1 and any successor statute. 3. The PCDC may'take such actions as it determines are necessary to remove graffiti from public and private-property in the Project Area pursuant to Health and Safety Code Section 39 DRAFT 33420.2 and any successor statute. 4. The PCDC may establish a program-under which it lends funds-to owners or tenants for the purpose of rehabilitating commercial buildings or structures within the Project Area pursuant to'.Health:and°Safety Code Section 33444.5 and any successor statute. 5. The PCDC mayassist in financing of facilities or capital equipment;.including, but not necessarily limited to pollution controLdevices, for properties being developed or. rehabilitated for industrial or manufacturing uses within the Project Area pursuant to Health and Safety Code.Section 33444.6 and any successor statute. PART VIII. PROPERTY DISPOSITION AND DEVELOPMENT A. General For the purposes of this Plan, the;PCDC-is authorized to sell, lease; exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose'of any • interest in real property. To the extentpeiuiitted by law and upon compliance with the-notice and hearing.requirements of the Redevelopment Law;,the Agency is authorized to dispose of real 40 DRAFT property by negotiated leases or sales without public bidding. All real property acquired by the PCDC in the Project.Area shall be sold or leased for development for the uses permitted in the Plan. Real property may conveyed by the PCDC to the City or any other public body without charge. Property containing buildings or structures rehabilitated by the PCDC shall be offered=for resale within one year after completion of rehabilitation and an annual report concerning such property shall be published by the PCDC as required by law. The PCDC shall reserve such powers and controls in the disposition and development documents as may be necessary to prevent transfer, retention, or use of property for speculative purposes and to insure that development is carried out pursuant'to this Plan. B. Purchase and Development,by Participants Pursuant to the provisions of this Plan and the Owner Participation Rules adopted by the PCDC, the•PCDC may offer'real property in the Project Area for purchase and development by owner and business-tenantparticipantsprior to or at the same time that real property is made available for purchase and development by persons who are not owners or business tenants in the Project Area. 41 DRAFT C. Purchase and Develeprnent Documents To provide adequate safeguards, to insure that the provisions'of this Plan will.be"carried out,:and.to prevent the recurrence of blight, all real property sold, leased, or conveyed by the PCDC, as well•as all property subject to participation agreements, shall be madesubjectto the provisions of this Plan by leases, deeds, contracts, agreements, declarations of restrictions, provisions of.the Specific Plan and the Zoning Ordinance (as it now exists or hereafter be amended), conditional+use permits, or other means. Where appropriate, as determined by.the PCDC, such documents or portions thereof shall be recorded in the office of the Recorder of the County. The leases,-deeds, contracts, agreements,and declarations of restrictions may contain restrictions, covenants; covenants running with the land, rights of reverter, conditions subsequent; equitable servitude, or any other provisions necessary to carry out this Plan. During the period ofredeVeloptnentin the Project Area, the PCDC shall ensure that the provisions of this Plan and of_other documents formulated pursuant to this Plan arc being Observed, and that development in the Project Area proceeds in accordance with development documents. • The PCDC may require that development plans be submitted to it for review and 42 DRAFT approval. All development must conform to this Plan and all applicable Federal, state and local laws. D. Obligations to be Imposed on Redevelopers Acquirers Of land from the PCDC shall be required to develop such land in accordance with the provisions of this Plan. The PCDC shall have the right to withhold transfer of title to the acquirer, user or developer of land in order to ensure fulfillment of this requirement. No building, sign or structure shall be constructed upon any part of such land unless architectural plans and specifications showing, among other things, the nature of such construction, parking, loading, surface treatment and landscaping, the location and-orientation.of the structure(s) on the building site and the grading plans for the building site to be built upon, shall be submitted to, reviewed, and approved in writing by thePCDC, or unless the PCDC has waived the requirements of this sentence. The PCDC shall have the right to refuse to approve any such plans or specifications when in the opinion of the.Agertcy such plans or specifications do no conform with the conditions and objectives of the Plan, or to the design standards established by • the Agency. Acquirers, users or developers of land within the Project Area must commence the • erection of any building, prosecute diligently the work thereon and complete it with.such reasonable period of time as agreed upon with the PCDC. 43 DRAFT No acquirer, user, owner participant or developer shall resell, lease, sublease or otherwise dispose of land in the Project Area until the construction approved by the PCDC has been completed, except with prior written consent of the PCDC. The acquirer, user, or owner shall be responsible for complying with all applicable State and local laws; ordinances'and codes, in effect from time to time. E. Personal Property Disposition • For the purpose of this Plan the PCDC is authorized to sell, lease,:exchange, transfer, assign, pledge; encumber, or otherwise dispose of personal property. F. Prevention of Discrimination Property owners and developers shall.comply with all State and local laws, in effect from time to time prohibiting discrimination`or segregation by reason of race, color, religion, creed, marital status, sex; sexual orientation, national origin or in the sale, lease or occupancy of the property. 44 DRAFT G. Conveyances by the Agency Pursuant to the Redevelopment Law (Health & Safety Code Sections 33337 and 33435- 33436), contracts entered into by the PCDC relating to the sale, transfer or leasing of land, or any interest herein acquired bythe PCDC within the Project Area shall contain the provisions of those Redevelopment Law sections in.substantially the form set forth therein. Such contracts • shall further provide that the provisions of the.applicable'.Redevelopment Law sections shall be binding upon and shall obligate the contracting party or parties and any subcontracting party or parties and all other transferees under the instrument. H. Other Contracts, Deeds, and Leases for Conveyance of.Project Area Property All deeds, leases or contracts for the sale, lease, sublease or other transfer of any land in the Project area shall contain the following nondiscrimination clauses as prescribed by the Redevelopment Law (Health& Safety Code Section 33435 and 33436): In deeds, thefollowing;language shall appear: "The grantee herein covenants by and for himself or herself, his or her heirs, executors, administrators and assigns. and all persons claiming under or through the, that there shall 45 DRAFT be no discrimination against; or segregation of, any persons or group of persons-on account of race, color, creed, religion, sex,sexual;orientation, maritaLstatus, national origin, or ancestry, in the sale, lease, sublease,transfer, use, occupancy, tenure•or • enjoyment of the premises herein conveyed, nor shall the grantee himself or-herself or any person claiming under or through him or her: establish or permit any such practice or practices of discrimination or segregation with reference to the selection,,location, number, use or occupancy of tenants, lessees; subtenants,sublessees, or vendees in the premises herein conveyed. The foregoing covenants shall run with the land. In leases, the following language shall appear: "The lessee;herein covenants by and for himself or herself, his or.her heirs, executors, administrators and assigns, and all persons claiming under or through him or her,and this lease is made,and accepted upon and subject to the following conditions: • "That there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, creed,.religion, sex, sexual orientation, marital status, national origin, ancestry; in the leasing, subleasing; transfefring; use, occupancy, tenure or enjoyment of premises herein leased, nor shall the lessee hitnself or herself, or practices of disbritnination or number, use or occupancy of tenants, sublessees, subtenants, or vendees in the premises herein leased." • 46 DRAFT I. Duration The covenants in deeds, leases, and contracts from or with the Agency, with respect to prevention of discrimination, shall remain in effect in perpetuity. 47 • DRAFT • PART IX. METHODS FOR FINANCING THE PROJECT A. General Provisions The PCDC is authorized to finance the Project with financial assistance from the City, the County, the State of California, the Federal Government, property tax increments, interest income, PCDC notes and bonds, assessment district or special tax district revenues, or any other available source. Advances for survey and planning and operating capital for administration of the Project may come through loans from the.City or other entities. The City may also supply . additional assistance through City loans and grants for various public facilities. As available, gas tax funds from the State and the County may be'used toward the cost of the street system and related improvements. There may also be some revenue accruing to the Project from interest earned on investments of PCDC funds. The PCDC is hereby authorized to borrow funds, obtain advances, and create contractual indebtedness and.other obligations in carrying out this Plan, pursuant to applicable law. The principal and interest on such borrowed funds, advances and other obligations.may be paid from tax increments or any other finds available to the PCDC. • 48 • DRAFT B. Affordable Honsing'Financing Pursuant to the Redevelopment Law (Healtli and Safety Code Section 33334.2), a minimum oftwenty percent of all fair increments allocated to the PCDC shall be used for the purposes of improving and increasing the community's supply of quality affordable housing unless the PCDC makes one.or more of the findings specified in Health and Safety Code Section 33334.2(a). Tax increment revenues allocated to the PCDC and earmarked for housing purposes will be used to fund existing and new:programs for housing development and rehabilitation in a manner consistent with the:Housing Element of the City's General Plan, and/or other applicable City housing policies, as they now exist or may hereafter be amended: The permitted uses in the Project Area allow for the development,of affordable housing. C. Tax Increments All taxes levied upon taxable property within the Project Area each year by or for the benefit of the State of.California, the County, the City, any district, or other public corporation (hereinafter sometimes called "taking agencies") after the effective date of Ordinance No. • 49 DRAFT 1221N.C.S.initially adopting this Plan (with respect to the Original Area) and Ordinance No. amending and restating this Plan (with respect to the Added Area) shall be divided as follows: 1. Thatportion of the taxes which would be provided by the rate upon which the tax is levied each year by, odor, each of the taxing agencies upon the total sum of the assessed value of the taxable property in the Project as shown upon the assessment roll used in connection with the taxation of such property by such taxing agency, last equalized prior to the effective date of Ordinance No. 1221N.C.S. (With respect to the Original Area) and Ordinance No. (with respect to the Added Area) shall be allocated to andwhen`collected shall be paid'lo the respective taxing agencies as taxes by, or for, said taxing`agencies.on'all other, property are paid. For the purpose of allocating taxes levied by, or for, any taxing,agency or agencies which did not include the territory of the Project on the effective date of,such ordinance(s) but to which such territory has been annexed or otherwise included after such effective date, the assessment roll of the County last equalized on the effective date of said ordinance(s) shall be used in determining the assessed valuation of the taxable property in the Project on the effective date. 2. -Except as provided in Health.and Safety Code Section 33670(e), that portion ofthe;levied taxes each year in excess of such amount shall be allocated to and when collected shall be paid into.a special ftttidiof the PCDC to pay the principal of and interest on 50 DRAFT loans, monies advanced to, or indebtedness (whether funded;refunded, assumed, or otherwise) incurred by the PCDC to finance or refinance, in whole or impart, the Project. Unless and until the total assessed valuation of the taxable property in the Project;exceeds the total assessed value of the taxable properties in Such Project as shown by the last equalized assessment roll referred to in subdivision 1 above, all of the taxes levied and collected upon the taxable property in the Project shall be paid into the:funds,of the respective taxing agencies. When said loans, advances, and indebtedness, if any, and interest thereon, have been-paid, all moneys thereafter received from taxes upon the taxable property in the Project shall be paid into the funds of the respective taxing agencies as taxes on all otherproperty are paid. The portion of taxes described in subdivision 2 above may be irrevocably pledged by the PCDC for the payment of the principal and the interest on money loaned, advances, or any indebtedness (whether funded-, refunded, assumed or otherwise) by the PCDC to finance or . • refinance in whole or in part, the Project. The Agency is authorized to make such pledges as to specific advances, indebtedness, and other obligations as appropriate, in carrying out the Project. The portionof taxes divided and allocated to the PCDC pursuant to Section 2 above, shall not exceed Eight Hundred Million Dollars ($800,000,000), exclusive of any payments made to taxing agencies in accordance.with Redevelopment Law 33401, as such section read prior to 51 DRAFT January 1, 1994. This limit does not apply to include or prevent the Agency from incurring debt to be paid from the low and moderate income housing fund established pursuant to Section 33334.3 of the Community Development Law,or any other amounts required to fulfill the . Agency's obligations under Section 33413 of Community Redevelopment Law. D. Bonds The Agency may issue its bonds for any,corporate purpose or for the purpose of refunding bonds it has previously issued. The principal and interest payable on such bonds maybe paid from: 1. the income and revenues of the Project; 2. the tax increment funds allocated to the Agency; 3. the.Agency's revenues generally; 4. taxes imposed pursuant to 7280.5 of the Revenue and Taxation Code which are pledged therefore; 5. an contributions or other'financial assistance from the state of local government; 52 DRAFT 6. repayment of loans or other form of-indebtedness to the Agency; 7. private parties; 8. any other source permitted by law; or • 9. any combination of the above sources. - Part XIV sets forth a limitation on the amount of bonded indebtedness secured by the tax increments funds'that.may be outstanding at any one time. E. Other Loans, Grants and Advances Any other available loans, grants, or financial assistance from any other public or private source may be utilized by the Agency for purposes of the Project. 53 DRAFT PART X. ACTIONS BY THE CITY The City shall aid and cooperate with the PCDC in carrying out this Plan and shall take all actions necessary to ensure the contimied fulfillment'of the purposes of the Plan to prevent the recurrence or spread in the area of conditions causing blight. Action by the City mayinxlude, but shall not be limited to, the following: A. Acquisition of any real personal property inside or outside the Project.Area required for public use;demolition and removal of structures on such acquired property;::and preparation of such property for construction. The costs to the City of such acquisition; demolition and site preparation may be reimbursed by the PCDC from Project'revenues..• B. Construction of any public improvements serving the purposes of this Plan. The costs of the City of such construction maybe reimbursed by PCDC frontProj'ectrevenues. C. Establishmentof an assessment district mechanism, to the extent permitted by applicable law including receipt of any required voter or property owner approval, to collect assessments, fees or other.charges from,property owners and developers within the Project Area for purposes of Project financing. 54 DRAFT D. Initiation and completion of proceedings for opening,,closing, vacating, widening, or changing the grades of street, alleys, and other public right-of-ways, as appropriate to carry out this Plan. E. Initiation and completion of proceedings necessary'for'changes and improvements in publicly-owned public utilities within or affecting the Project Area. • F. Imposition wherever necessary(by subdivision approval, conditional use permits or other means) of appropriate controls, within the limits of this Plan, upon parcels in the Project Area to ensure their proper development and use. G. Provision for administrative enforcement of this Plan. H. Imposition of conditions or other requirements upon parcels in the Project Area to implement the regulations or policy guidelines with reference to affordable housing programs adopted by the PCDC pursuantto and in satisfaction of the requirementsof Health and Safety Code Section 33413(b). 1. Performance of the,above, and of all other functions and services relating to public health, safety, and physical development normally rendered by the City, in accordance with a schedule that will permit the development of the Project Area to be commenced and 55 • DRAFT carried to completion without necessary delay: • PART XI. • ENFORCEMENT The administrative enforcement of_this Plan or other documents implementing this Plan shall be performed by City or the PCDC. • The provisions of this Plan or other documents entered into pursuant to this Plan may also be enforced by court litigation instituted by either the PCDC or the City. Such remedies may include, but are not limited to, specific performance; damages, reentry, injunctions, or any other. remedies appropriate to the purposes of this Plan. In addition, any recorded provisions which are expressly for the benefit of owners of property in the Project Area may be enforced by such • owners. The provisions of-the Plan do not in anyway limit or restrict the City's authority or power to enforce any local land use regulations or any provisions of the municipal code. 56 • DRAFT PART XII. DURATION OF THIS PLAN AND RELATED TIME LIMITS A. Original Area This Section A applies to the;Original Area. • Except as provided by Health and.Safety Code Sections 33333.6(g) and (h), and except for any other authority in excess of the following limitsthafmay from time to time be granted by statute (which authority shall be deemed to be incorporated into the provisions of the Plan by this reference and shall supersede the following limits): 1. The time limit with respect to the Original Area on the establishing of loans, advances, and indebtednessshall.be September 27, 2011,unless the Plan is further amended as permitted by law. Loans, advances, or indebtedness may repaid over a period of time beyond this time limit, subject to the further provisions of subsection 3.below. The limit shall not prevent the Agency from incurring debt to be paid from the Affordable Housing Fund or from establishing more debt in order to fulfill the Agency's housing obligations under Health and Safety Code Section 33413. This limit shall not prevent the Agency from refinancing, refunding, or restructuring indebtedness after the time limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid does not exceed the date on which the indebtedness 57 DRAFT would have been paid. 2. The effectiveness of the Plan with respect to the Original Area (including, without limitation, the effectiveness of the Agency's land use controls for the Original Area) shall • tei-ninate on September-27, 2016. After expiration of this time limit on the effectiveness of the Plan with respect to the Original Area, the Agencyshall have no authority to act pursuant to the Plan with respect to the Original Area, except to pay previously incurred indebtedness, to enforce existing covenants, contracts, or other obligations, and to complete any unfulfilled obligations under Health and Safety Code Section 33413. 3. The Agency shall not-pay indebtedness or receive property taxes pursuant to Health and Safety Code Section 33670-with respect to the Original Area after July 5, 2026. B. Added:Area This Section B applies to the Added Area. • Except for any other authority in excess•of the following limits that may from time to • • time be granted by statute (which authority shall be deemed to be incorporated into the provisions.of the Plan by this reference and shall supersede the following limits): 58 • DRAFT 1. The time limit with respect to the Added Area on the establishing of loans, advances, and indebtedness shall be the date which is 20 years from the date of adoption of Ordinance No. , amending and restating this Plan, unless the Plan is further amended as this time limit, subject to the further provisions of subsection 3. below. This limit shall not prevent the Agency from incurring debt to be paid from the Affordable Housing Fund or from establishing more debt in order to fulfill the Agency's housing obligations under Health and Safety Code Section 33413. This limit shall not prevent the Agency from refinancing, refunding, or restructuring indebtedness after the time limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid i&riot extended beyond the time limit set forth in subsection 3. below. 2. The effectiveness of the Plan with respect to the Added Area (including, without limitation, the effectiveness of the Agency's land use controls for the Added Area) shall terminate on the date which is 30 years from the:date of adoption of Ordinance No. , amending and restating this Plan. After expiration of this time limit on the effectiveness of the Plan with respect to the added Area, the agency shall have no authority to act pursuant to the Plan with respect to the Added Area, except to pay previously incurred indebtedness, to enforce existing covenants, contracts, or other obligations; and to complete any unfulfilled obligations under Health and Safety Code Section 33413. 3. The Agency shall not pay indebtedness or receive property taxes pursuant to 59 DRAFT Health and Safety Code Section 33670'with respect to the Added Area after the date which is 45 years from the date of adoption of Ordinance No. amending and restating this Plan. C. General:Exception • Notwithstanding any other time limitations set forth in this Part XII, the nondiscrimination and nonsegregation provisions of this Plan shall run in perpetuity, and the affordable housing covenants imposed by the `Agency with respect to development, rehabilitation, and/or preservation of Project-related affordable housing(whether'inside or outside the Project Area) shall continue in effect for such period as may be determined and • specified by the Agency. • 60 DRAFT PART XIII. SEVERABILITY if any provision, section, subsection, subdivision, sentence, clause or phrase of the Plan is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion or portions'of the Plan. In the event that any portion of the Project Area shall be determined to have been invalidly or incorrectly included in the Project Area that is the subject of this Plan, such portion of the Project Area shallbe deemed severable from the remainder of the Project Area and the remainder of Project Area shall remain fully subject to the provisions of this Plan. PART XIV. • PROCEDURE.FOR AMENDMENT This Plan may be amended by means of the procedure established in the Redevelopment Law or by any other procedure hereafter established by law. • 61 DRAFT PART XV. AUTHORITY OF THE AGENCY To the extent legally permissible, the PCDC is hereby authorized to undertake any redevelopment activity or exercise any power not already included herein, provided Such action is • not inconsistent with this Plan. PART XVI. BONDED INDEBTEDNESS LIMIT In accordance with Health and Safety Code Section 33334.1, the amount,of bonded indebtedness to be repaid in whole or impart from the combined allocation of taxes to the Agency pursuant to Health and Safety Code Section 33670 from the Project Area, shall not exceed Fifty Milliom($50,000,000) dollars in principal amount, except by amendment of this Plan. J:\WPD\Mnrsw1347\005\AgreementsWmended Redevelopment PIan1221ekt.wpd 62 EXHIBIT A PROJECT AREA BOUNDARY MAP • r . .„ .i ,• H • �'/ wQ, 40 a, at' a,3 Vic•II Q in a 1. A.�pq 's®:I�` "jet, r. allb t't 1 ..ailysts:i14. 0; : Alk tz :02D. , it lb I 1 oi Ia , MWM � �je0, OI ' �' 1001 8 a'11 i t® sa I-I �7 7 N 1 •..._a....,...a, ....c: ....I �" ups:tar so co s'AS ist• 0 lit < i., �� r. Op :inn moons 7 oln „sm ie= X111■ w . .:ra �,i1111e■ ® -..,.e11 11 Z i. � � d.� �I. �. 1° �� �r�■1111 � ' ♦ � � . s new tut �0. yam •l s•.... a ■ 111..zo Is 111111"- ■ 4-. ' i � M`I. Sloss' �1.1 ' 111.1 OEWEY BIPEET s� t -� -11th'' ■nnw �'1 = 0 In el% ;11r ap ►1Pe�11 't as as ill Iuili _Ti 11 w rinho to 0 M ` . 7e,11e�e11t_��1 ��� ,.i. 11 ow% '• �_; f En € '■ A .t!3r"Lt'I1 asa ■II IIIh■���l I a �� ''v a ���Sint' EAST w1MMOTOx STREET ®. ` �= .r d ,"=�nib u je E' co SIIL 1 N o''��a' 1t3/4. . -111jul■i • 1211100 n =- qi .11111 Li!i ;IF!iiE - ► 0r .et. Swop.-. :.♦ 40. t a t ♦ e ♦.**g. #, 3 4, 4 I - �4w,"44" ``�'�eoite% ♦�`I -� ELM Mil! ♦ ��♦ ♦ , re a y . 1111111 won I -,� '� 44 �� i-dpititzi b 4/�OSOM STREET .. • t•P ` �/ . . *,../.:- ®W� 1 �i, A I ' Eli : s �� ? �� w D i •o qs , �'• p 01 11m am ER 1 EXHIBIT B-I LEGAL DESCRIPTION PETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PROJECT ORIGINAL PROJECT AREA (Existing Area "F') • • • BOUNDARIES. The boundaries of the Petaluma Central Business DistrictRedevelopment Project Area (the "Project Area") are shown on Figure.3. The legal description of the boundaries of the Project Area is as follows: That certain area in the City of Petaluma, Codntyof Sonoma, State of California, bounded as follows: • Beginning at the southerly point of intersection cif.4th and "-D" Streets in the City of Petaluma as same exists on September'18, 1975.. Thence northwesterly along 4th Street one city block to southerly corner of 4th and "C" Streets; thence, approximately 190 feet to A.P. #008-062-04, which lies outside of Project Area; thence, across "'C" Street in a northwesterly direction along southwesterly boundaries of A.P. #008-061-12 and A.P. #008-061-07; thence, northeast following boundary of A.P. #00p-061-07;.thence, northwesterly along same parcel boundary to southwesterly' point of A.P. #008-061-14, which lies on "B" Street, thence southwesterly on southeast "side of"B' Street to the southeast corner of the interest of 5th Street and "B" Street;, thence, northwesterly` across "B" Street; thence, northwesterly across"'B' Street along the southwest side,of 5th Street approximately 440 feet and through the intersection of 5th and "A" Streets; thence, approximately 50 feet southwesterly to the southwest corner of the intersection of 5th and "A" Streets; thence, move northwesterly on southwest side of Keller Street to northeasterly corner of A.P.#008-041-03;thence, northwesterly to southeast corner of A.P. #008.041-09;-thence, southwesterly along A.P: #008-041-09 boundary across Liberty Street to northeasterly corner of A.P .#008-042-02, which is outside of Project Area; thence, nbrthwesterlyup Liberty Street through intersection of said street and Western Avenue on southwest side of street, continuing on through intersection of said street and Washington Street, an additional approximate 150 feet to northeasterly boundary of A.P. #006-273-21, which is outside of Project '- Area; thence, across Liberty Street traveling northeasterly along boundary of A.P. #006-274-08 to Pepper School Alley;thence, northwesterly up Pepper School alley on southwest side, approximately 150 feet; thence, across said alley to northwesterly corner of A.P.#006-274-23; thence,northeasterly along northwesterly boundary side of said parcel across Keller Street to the southwesterly boundary of A.P. #006-275-08, which is outside of Project Area; thence, southeasterly down Keller Street to northwest corner of A.P. #006-27,5-12; thence, northeasterly along northwesterly side of A.P. #006-275-12 and A.P. #006-275-13, to Hill Opera Alley; thence, northwesterly on Hill Opera Alley on southwest side, approximately 40 feet; thence, across said alley to 'northwesterly corner of A.P. #006-275-23; thence, northeast along northwesterly side of said parcel across Kentucky Street to northwest corner of A.P. #006-283-14; thence, moving northwest up Kentucky Street approximately 30 feet to southwesterly corner of Mary's Park; thence, northeasterly along southeast boundary of Park to Petaluma Boulevard North; thence, northwesterly along Petaluma Boulevard North approximately 140 feet on • southwesterly side;;thence, across Petaluma Boulevard North going northeasterly to northwest corner of A.P. #006-284-10, and continuing along northwestern side of said parcel to Petaluma River; thence, north along centerline of Petaluma River approximately:40 feet;thence, northeasterly along the northwest boundaries of A.P. #007-121-.17 and A.P. #007-121-04; thence, moving southeasterly ralong,northeast boundary of A.P. #007-121-04 to southeast corner of said parcel; thence, across Grey Street to southwest boundary, of A.P. #007-121.18;' thence, moving northwesterly along said boundary to northwest corner of same; thence, moving northeasterly along northwest boundary of A.P. #007-121-18 to Baylis Street; thence, northeasterly across Baylis Street and Copeland Street to southwest boundary of A.P. #007-072-26,which is outside of study area;thence,.southeasterly along said boundary approximately 30 feet to southwesterly corner A.P. #007- 072-19;;thence, following said parcel,boundaries, northeasterly approximately 100 feet; thence, easterly approximately 50,feet; thence, southeasterly approximately 25 feet to the extreme southwest corner of A.P.:#007-072-32;thence, northeasterly following said parcel boundaries approximately 110 feet; thence,.. northwesterly approximately 80 feet; thence, northeasterly approximately 20 feet; thence, northwesterly approximately 300'feet,thence, northeasterly approximately 140 feet to north corner of A.P. #007-072-32; thence, northeasterly across Lakeville Street to southwest corner of A.P. #007-082-09 not included in Project'Area; thence, southeasterly along the-northerly side of Lakeville'Street to southeasterly, corner of A.P. #007-082-30; thence, southeasterly across Washington Street and continuing approximately-50 feet into the intersection of East "D" Street and Lakeville Street; thence, southwesterly along southeast-side of East "D" Street to ,southwesterly corner of A;P. #007-153-01, said parcel not included in Project Area thence, southwesterly across Copeland Street to northwesterly corner ofA:PR.#007-152-01; thence, southerly along said parcel to southwest corner of same;:thence, easterly to southeast corner of same; thence, southwesterly across Petaluma River, and continuing along the east side of "D" to the point of beginning. 7:\WPD\Mnrsw\347\CO51.4greements 1EXHIBIT B1 1222ekt.wpd • • 1 EXHIBIT B-2 • LEGAL.DESCRIPTION PETALUMA CENTRAL:BUSINESS DISTRICT REDEVELOPMENT PROJECT AMENDED PROJECT AREA BOUNDARY (Added Area "A") • • . • Amended Central,Business District Boundary • Legal Description (Western Added Area) tri) Legal Description for: • Amended Central Business District Area Boundary CITY OF'PETALUMA,,COUNTY OF SONOMA, STATE OF CALIFORNIA All those certain lands situated and being within the City of Petaluma, County of Sonoma, State of California and lying within the area bounded by the following described line: Commencing at a-corner on.the Central Business District Redevelopment Area Boundary, (City of Petaluma Ordinance No. 1221 N.C.S.; dated 27 September, 1976, said point of commencement lying on the southwest line of Liberty Street and being the,southeasterly corner the lands of the Roman Catholic Bishop of Santa Rosa, as described in that certain deed recorded in;Book 1914, Page 337 official records of Sonoma.County, AN 008-042-002;. Thence North 22°21' 00"West along the northeast line of said lands of the Roman,Catholic Bishop-of Santa. Rosa;along the southwestaine of Liberty Street and along said Central Business:District Redevelopment Area Boundary a distance of 8570 feet more or less to the northeast corner of said"lands of the Roman,Catholic Bishop of Santa Rosa, said northeast corner being the True Point of,Beginning, (P DS.) of this Amended Central Business District-AreaBoundary, Thence leaving said Central Business District Redevelopment Area Boundary South 67° 40' 00" West along the northwest line of said lands of the Roman Catholic Bishop of Santa Rosa and along the northwest line;of lands of St. Vincent's Roman Catholic Church as;described in that certain deed recorded in Book 0018, Page 177 official records of Sonoma County, AP# 008-042- 004 a distance of 200.44 feet to the northwest corner of Said lands of St. Vincent's Roman Catholic Church; Thence continuing South 67° 40'00" West across Howard Street a distance of 78.43 feet-more or less to the northeast corner of the lands of Baker as described;in that certain deed recorded in Book 0030,:Page 630 official records of Sonoma.County, AP# 008-044-001 said northeast corner being also on the southwest line of Howard Street; Thence North 49°08' 39" West across.Western Avenue a distance of 78.43 feet more or less to the east corner of the lands of Baccala as-described in Document No 1992-0150954, AP# 006-394-0.16; Thence continuing North 49° 08' 39"West along the southwest line of said Howard Street and along the northeast lines of the following described parcels, The lands of Baccala as described in Document No 1992.0150954, AP# 006-394-016, The lands of Gonsalves as described in Document No 1997-0036452, AP# 006-394-013, Thelands of Galatolo as described in Document No 1996-0041070, AP# 006-394-011, The lands of Williams as described inDocumentNo. 1 984-0065148, AP# 006-394-007, The lands of the Guggenheim Family Trust as described in.Document No. 1996-0076. 871, AP# 006-394-006, And the lands of Sin, et alas described in Document No 1992-0052922, AP# 006-394-005 ,r 1 A distance of 281.70 feet more orless to the north corner of'saidlands of Siri,,et.al as described in Document No..1992-0052922,.AP# 006.394-005; Thence continuing North 49° 08' 39" West across Harris.Street'a distance of 60.09 feet more or,less to the east corner of the lands of Pimentel as described in Document No 1991-0059245, AP#;006-393-011; Thence continuing North 49° 08' 39"West along the southwest,line of said Howard Street and along the northeast lines of the following described parcels, • The lands of Pimentel as described°in Document No 1991-0059245, AP# 006-393-011, The lands of Gow as,described-in Document No. 1-994-0141032, AP# 006-393-009, And the lands of Schoras described in Document No. 1999-0138106,.AP# 006-393-0.15 A distance of 199.60 feet more-or less to the-north corner,ofsaid lands of Schor as described in Document No 1999-0138106, AP# 006-393-015; Thence continuing North-49° 08' 39" West across Stanley Street a distance of 60:09 feet more or less to,the eastcorner of the lands of the • Jennings Trust as described-in DocumentNo. 1996-0017160, AP#006-311-010; Thence continuing North 49° 08' 39"West along the southwest line of said Howard Street and along the northeast lines of the following described parcels, The lands of the Jennings Trust,as described in Document No. 1996-0017160, AP# 006-311-010, The lands of the Bles Trust as described in Document No 1995-0022416, AP# 006-311-009, And the lands of Nicholas as described in Document No_ 1989,0104529, AP# 006-311-016 _") • A distance of 112:53 feet more or less tothe northeast corner of said,lands of Nicholas as described in Document No 1989-0104529, AP# 006-311-016; Thence continuing North 49° 08' 39" West across Washington Street a distance of 166.30 feet more or less to a:point on the east line of the lands of the Goebel.Trust as described inDocumentNo. 19,99-0094715, AN 006- 311-024; Thence continuing North 49° 08' 39" West along the;south west line of said Howard Street and along the northeast line of the Goebel Trust as described in Document No 1999- 0094715,.AP# 006-311-024 ixdistance of 100.00 feet more or less to the northeast corner of said Goebel Trust as described in Document No. 1999-0094715, AP# 006-3`11-024; Thence North. 79° 33' 19" East across HowardStreeta distance of 89.69 feetmore or less to the northwest corner of the lands of the Madick Trust, et al as described in Document No 1993-0122557, AP# 006-272-001, said northwest corner being also on the south.line of Union Street and said lands of the Madick Trust, et al lying'inside of this Amended Central Business°District Area Boundary; Thence North.68° 10' 00" West along the south line of said Union:Street and along the north lines of the following described'parcels lying inside of this Amended Central Business District Area Boundary, The lands of said Madick Trust as described'in Document No 1993-0122557, AN 006-272-001, The lands of Gentry, et al as described in Document No 1980-0024185, AN 006-272-002, The lands of Bowman Trust as described in Document No 1992-0100063, AP# 006-272-003, The lands of the Marquez Trust as described in Document No 1999-0148406, AN 006-272-004, And the lands of Hankerson as described in Document No. 1987-0096530,AP# 006-272-005 7 a distance of 365.65 feet to the northeast corner of saidlands of Hankerson as described in Document<No. 1987-0096530, AP# 006-272-005; Thence continuing North,68° 10' 00" West across Keokuk Street a distance.of 70.39 feet,more or less to the northwest corner of the lands Burgess,et alas described in Document No 1996-0089127, AP# 006-273-010 said northeast corner being on the east line of said Keokuk Street,ThencesSouth 27° 51'00"Eastalongthe west line of said lands of Burgess, et al,;and along the east line of said'Keokuk Street a distance of 61.82 feet more or less to the southwest corner,of saidlands of Burgess, et al; Thence North 67°40''00 East along-the;south line of said lands of Burgess,.etal a,distance•of 99.50 feetmore or less to the southeast corner of said lands of Burgess, et al,said corner beingromthe west line of Pepper School Alley�and also being the northeast corner,of the lands of Zamvil as described in Document No 1998-0144338;.AP#006-273-012, said lands lying inside of this Amended Central Business District Area Boundary; Thence South.27° 51'00" East alongthe:east line of said 1ands.ofZamvil and the west line of PeppenSchool Alley a distance of' feet more or less to;a point of intersection of,said east:line'.of Zamvil with the westerly prolongation of the. north line of the lands of Fatehi, et al as described in Document.No 1989-0108436, AN 006- 273-023, said lands of Fatehi,et.al lying inside of this Amended Central Business'District Area Boundary; Thence North 67° 40'00" East across said Pepper School Alley and along said north line of Fatehi, et al,. distance of 110.40'feet more or less to the northeast corner of said-lands of Fatehi, et al, said northeast corner being on the west line of Liberty Street and being also,a point .. on the Central Business District`Redevelopment Are •Boundary Thence along the Central Business District,Redevelopment Area Boundary'South"28° 37' 00" East a distance•of59.46 feet more or'lessito the southeast comer of said lands of Fatehi, et al; Thence South 25° 39' 55" East continuing along said Central Business District Redevelopment Area Boundary and across Washington;Street a distance of 70.12 feet more•or less the northeast corner the lands of 1 , Golden West Savings and Loan as,described'in Book 2436 Page 932 official records of Sonoma. County, AP#006-361-031, said lands lying inside of this Amended Central-Business District Area Boundary and said,northeast corner:being also on the west line of said Liberty Street and the,Central Business District Redevelopment Area Boundary; Thence South 22°;21"00".East continuing along said'Central Business District Redevelopment Area Boundary and along the west line of Liberty Street a distance of,599.90 feet more•or less to the southeast corner of the lands of Mickles=as described in.Document No 1987-0073142, AP# 006-361=023, said,lands lying inside,of this-Amended Central Business:District Area and said southeast corner beingalso on the west line of said Liberty.Street and.the Central Business.District Redevelopment Area Boundary; Thence South 22°21" 00"Eastcontinuing along:said Central Business District Redevelopment Area Boundary and across Western Avenue a distance of 70.00 feet,more or less tothe True Point of Beginning; (P.O.B.)of this Amended Central Business District Area Boundary. Containing 10.acres more or less. • All;lands referenced herein lie.outside:of this Amended Central Business District Area Boundary unless otherwise noted. All Document Numbers referenced,herein refer to official records of • Sonoma!County. 3 • • { • • The intent of this legaU,description.is to affect that portion:of the lands above described for the orderly development of the City of Petaluma Project No. 8508 Central Business District Plan Amendment. This legal description was•compiled,in the offices of Bradley A. Thomas & Associates from record deeds, mapping and,legal descriptions obtained,from the City of Petaluma and the County:of.Sonoma during March of2000. Neither gaps nor gores are intended to be created where record or field survey information may in conflict. • Prepare y` ��cV,A. Theo 44r O - NO.5520 33 9p+'9 30-2e����'�P Bradley A. Thomas,PLS'5520 `AP caLlFo My License.expires 9/30/2000 Bradley A. Thomas &Associates --„o,; „; WINDSOR ENGINEERING.&LAND SURVEYING +t aonmsnso ,- �ldll IBaondmr. 8+65 Old Redwood Highway Suite 201 Windsor,Callfoma.95492 • 31 March, 2000 File No. 2000W011 Page 4 of 4 • • • 4 EXHIBIT B-3 . LEGAL DESCRIPTION' PETALUMA CENTRAL BUSINESS DISTRICT REDEVELOPMENT PROJECT AMENDED PROJECT AREA BOUNDARY (Added Area"B") • Amended Central Business District Boundary LegalDescription (Eastern Added Area) f } • AMENDED CENTRAL BUSINESS DISTRICT AREA BOUNDARY LEGAL DESCRIPTION All ofthose;,certain lands situated and being within the City of Petaluma,State of California and lying within the area bounded,by the'following described line: Commencing at the intersection of the centerlines of "D" Street and 4th Street as,said streets are laid down and shown on the"Map of the City of Petaluma,.December 1865" prepared from thesurvey by James T. Stratton, Esq., U.S. Deputy Surveyor,•filed in the office,of the Sonoma County Recorder in Folder No 9; thence southeasterly along the centerline of 4th Street 33 feetsto'the intersection of the.projection of the southeasterly line of "D" Street with said centerline, thence,southwesterly along said projected sideline:33'feet to the intersection of the southwesterly and southeasterly„sidelines of said.4th,Street and Streets,.said point of intersection being the TRUE/POINT OF BEGINNING of the'following description Said pointalso being the Point,of Beginning of the "CENTRAL BUSINESS DISTRICT'Redevelopment Area boundary (City of Petaluma ordinance"No. 1221 N.C.S,, September.27, 1976), thence leaving`said Point of Beginning along the southwesterly line of Fourth Street, (said line also,beingthe• mostnortheasterly line of Lots 86 and 85 as shown'upon the above,mentioned Map of.the City of Petaluma),.South 64°02' East, 300.8 feet to the most southeasterly corner of said lot 85; thence continuing>South 64°02' Fast, 66 feet and crossing"E" Street to the most southerly corner of the intersection of"E" Street and Fourth:Streetsthence North 25°58'East, 66 feet to the most easterly corner of said intersection, thence along the;southeasterly line of"E" StreetNorth 25°58' East, 117.9 feet:to the?most westerly corner of the Lands of Harnsas described in Deed:recorded in Book 2657, Official Records at Page 375,thence leaving the southeasterly line of "E" Street and'along the southwesterly:line of said lands of Harris South 64°02' East,50;9 feet to the most southerly corner of said Lands of Harris; thence.leaving-said corner and alongthe northwesterly°line of the Lands of Smith:as described in Deed recorded;in Book 2420 of Official Records,at.Page 923, South 25°58'West, 18.25 feet=to the most southerly corner of said Lands of Smith; thence along the southwesterly.line of said`lands South 64°02'Fast,'50:5 feet to the southerly.:corner of the Lands of Smith; thence , leaving said corner and along the northwesterly line.of the Lands of Buckley as described in Deed recorded under Document No 91-002334, Official Records, South 25°58' West, • 11.75;feet to the most westerly comer of said lands; thence along the southwesterly line of said lands, South 64°02' East, 48:4 feet to the most southerly corner of said lands; thence along the southeasterly linerof said lands North 25°58' East, 11.75 feet to a;point on said line; thenceleaving said southeasterly line of the Lands of Buckley and along • the southwesterly lines of Buckley, Levin-and Griffith as described in deeds recorded under Document Numbers 84-025644,.89-074802 and"97-009035, Official.Records, South'64°02' East, 185 feet to the northwesterly line of'?' Street, thence continuing }•° j South64°02' Fast, 50 feet toa;point:on the:southeasterly line of"F" Street, said point being the mostiwesterly comer of the-Lands'of Husary as described in deed recorded Page 1 of 5 _ __, rin • under Document No 86-041689, Official:Records;thence along the southwesterly lines of said'Lands of Husary and the Lands of Simon, Maffei, Fnedi°icli, Arcy, Williams and Elwell as described indeeds recorded under Document.Nurimbers 86-041689, 89-017763, 98-112665, 81-000659,98=`135635 ,92-112083 and 94-074028, Official`Records, the . following courses and distances:. South 64°02'.East, 216:2+feet, South 25°58' West, 19.5 feet; South 64°02' East,--50-feet;North 25°58r East,20 feet South 64°02' East, 92.2 feet; South 25°58' West, 35 feet and South 64°02' East,50.5:feet to:the northwest line of"G" Street; thence southeasterly66.feet, more or less, to a point on=the southeasterly line of "G" Street, said point the most westerly corner of the Lands of Shatara as described in-Deed recorded under'Document No. 80-077324; Official Records; thence along the southwesterly and southeasterly lines of Shatara South 64°02'•East 75.06 feet; thence North 25°58' East, 15.25 feet to the most westerly corner of the Lands of Parkinson as recorded under Document No 83-033746, Official Records; thence along the south- westerly and southeasterly:lines:of Parkinson South 64°02"East, 75.06 feet and North 25°58' East, 9.75 feet to the most westerly-comer of the Lands of Pollack as described in Deed recorded under"Document No. 96-102989, Official Records, thence'along the southwesterly lines of Said.Landsof Pollack and,southwesterly lines of the Lands:of Smith and Sykes as described in Deeds recorded in-Book 2846, Official Records at Page 810 and Book 2851,Official Records-at Page 345, South 64°02' East, 150.3 feet to the northwesterly line of"H" Street; thence continuing South 64°02' East, 66 feet to a point on the southeasterly line of" H"Street, said point being the'most westerly corner of the Lands of Scangarello as described in deed recorded in Book 2299, Official Records at - Page 395;thence along the southwesterly line of said Lands of Scangarello and the south- westerly lines of Dowd,.Amen, Gavriloff and'Bundesenas describedhby.Documents and Deeds recorded as 95-048157;95-074454, 89-118278,Book'2025 at Page and 98- 046728, Official`Records;:South 64°02' East, 300.0 feet to the northwesterly line of"I" Street, thence continuing southeasterly, 66 feet to a point on the southeasterly line of"I" Street, said point'being the-most westerly corner of the Lands,of Zipperle (2668 O.R.- _ 897) as shown on thatcertain City of Petaluma ParcelMap'No:96,filed in Book 233 of Maps at Page 18, Official Records, thence from said westerly corner South 64°02' East, 100.00 feet to the northwesterly line of the Lands of Wilenas,described under Document • No 91-004996, Official Records; thence along the=northwesterly and southwesterly lines°of said Lands South 25°58' West,50 feet and South 64°02' East, 50 feet to the northwesterly line of the Lands of Diamondhead Incorporated(3602 O.R. 426) as said line is shown on the Map of"Diamondhead Condominiums", filed in Book315'of Maps at pages 33-34, Official Records,thence along the;northwest, southwest and southeast lines of said Lands as shown on said.map the following.:courses•and distances: South 25°58'00" West,,216::0 feetto a 'A Men iron pipe;thence South 64°02'00"Fast, 159.63 feet to a V2 inch iron pipe;thence South 26°09'40" West, 20201 feet to a ''2 inch iron pipe; thence;South63°56'30"Fast, 49:87 feet to a ' inchironpipe, thence' North 26°09'40"East,202.09 feet to a''L inch iron pipe; thence North 25°58'00" East, 158:0 feet, more or less, to the most westerly corner of the Lands of Mullins.as described by deed filed inBook'3041, Official'Records at Page 245; thence along the southwesterly line of said Lands of Mullins'and the southwesterly line of the Lands of Coppini as described under Docinnent No. 94-090651, Official,Records, South 64°02.`Fast, 150 feet Page 2'of 5 -- • • to a point in the northwesterly line of the Lands.of Baker as described under Document No 99-008532,,Official Records,thencealong:the northwesterly and southwesterly lines of said Lands of Baker South•25°58'West, 210 feetand South 64°02' East, 158 feetto • the most westerly corner of the Lands of Hagopian as described in Deed.recorded in Book 2910, Official Records at Page 247; thence along the southwesterly-,line of said Lands South"64°02'‘East,:8(1.feet to the most westerly corner of lot 4 as shown on City of.Petalurna Parcel Map No 243, filed in Book 445 of Maps at page 36-38, Official Records; thence from said corner and,along the northwesterly,lines of Lots 4, 3, and 2 North 26°11'35"East, 238.38'feet to the most northerly corner::of Lot 2 as shown on said Map;,thence along;the common line:of Lots 2 and 1 asshown on said Map South 63°22'50" East;,83.66.feet to the northwesterly-line of Street; thence continuing'South.63°22'50" East, 50 feet to a point.on the southeasterly line of"K" Street said.point also being a point thenorthwesterly line of Lot 2 as said lot;is shown on City of Petaluma Parcel Map No 218;tiled in Book 419 of Maps at Pages 21-23, Official Records; thence:°from said point and'along the southeasterly line;of"K" Street North 26°26'41" East; 15 feet,;more or less,+to a ''A inch iron pipe which marks'the'most northwest corner•of said Lot 2, thence along the northerly boundary,of said Lot 2 the • following courses.and distances as shown on said Map: South 64°03'43"'East, 106:00 feet; thence North 26°26'41"East,40.00.feet,thence South 64°03'43"East, 250.00 feet; thence South 24°22'02"West,•3126 feet; thence South 64°03'43"East, 116.84 feet,to a i/2 inch iron pipeset on the northwesterly line of Mountain View Avenue;„thence- , southeasterly 60-feet; more or less,-to a point on the southeasterly line of Mountain View l Avenue,xsaid point being the most westerly corner,of the Lands of Pelton as described: under;Documentno. 90-054168, OfficiaFRecords; thence along the southerly boundary of said lands(being County.Assessor':s Tax parcel'Numbers • 008-461-36,4, 5, and 6)the following courses and distances: South 68°02'`East, 133.04 feet, thence southwesterly 6=feet,more or less;thence.southeasterly 50 feet, more or less, thence South 55-°23' East, 50 feet,thence South 14°32' West,,5`feet, _ more orless, thence southeasterly 50 feet, more or less;thence South 67°50''East; 93.5 feet to a point on'the-westerlyline of Lot4.as shown on City,ofPetaluina•Parcel Map No 43 filed in Book 176 of:Maps at Page 29,;Offcial Records, said:point bears South 00°05'00”)F?st, 55.03 feet,+more or less, from the most northwest:comer of said Lot 4,thence along the boundary of Lot_4:asshown:on said Map the following courses and distances: South=00°05'00"Fast, 680:74 feet,;more.or less,to a '''A inch iron pipe; thenceiSouth 83°45'30"East, 369.85 feet to the Most southeast corner of said Lot 4 and a point on,the west line of Lot 5 as said Lot 5 is shown on City.of Petaluma Map Lizak-Meadowview Subdivision', filed in Book 509 of Maps at Pages 1-3', Official Records;thence along the westline,of said Lot 5 N_ orth00°45'00" West, 27.17 feet to a. '4:inch irompipe which marks the most northwest corner of said Lot 5; thence along the north lines of Lot 5 and Lot 1, as;shown.on said Subdivision Map, South 89°10'24"East, • 305.11.feet to a% inch iron pipe-set ton the west line of McNear Avenue which marks the most northeast corner of saic1Lot`1, said % inch iron;pipe also marks'the most southeast corner of Lot 2 as shown-on County of Sonoma Parcel Map No. 259, filed;in Book 474 of k '% Maps at.Pages 46-47, Official Records,thence along the:west line of McNear Avenue (being also-the east line of said Lof2;and also being the City Limit Line of the Cityof Page:3:of 5 Petaluma)North'00°45'00"`West,514.46 feet to a 2 inch iron pipe which marks the most northeast corner of said Lot 2, said iron pipe,also marks the intersection'of the south line of Petaluma Boulevard South with'the west line of McNear Avenue as shown on said map; thence leaving said point of intersection and crossing Petaluma Boulevard,South, North 00°45'00" West, 120 feet to a point on the north line of Petaluma Boulevard South as said line is shown on that certain,Record of.Survey Map filed in Book 387 of Maps.at.page 16 Official Records, said point bears,North 89°42'30"East, 79 feet, more or less, from a 6 inch;by 6inch concrete State Highway monument as shown on said map; thence from'said'point and along said north`line of Petaluma Boulevard'South, South'89°42'30"West,79 feet, more or less, to said State Highway monument;thence continuing along said north line South 89°42'30"West, 1.07 feet to the beginning of a tangent curve to the right whose radius is 740.00 feet; thence along said curve through a central angle of 23°14'50"adistance of 300.25 feet; thence North 52°28'00" West, 351.43 feet toa '/z inch iron,pipeas shown on said map; thence'leaving said north line of Petaluma Boulevard South`.North 13°10'00"East,361.75 feet to a '/1 inch iron pipe, thence North 13°53'00"East,.142.00'feet to a ''/Z inch iron.pipe set near the southerly side of thePetaluma River as,shown on said map; thence:from said:iron pipe and running in a northeasterly direction 100 feet, more or less, to a point on the existing"PETALUMA • COMMUNITY DEVELOPMENT PROJECT"boundary (City of Petaluma Ordinance No 1725 N.C.S. July 18,1988)said point being the southerly terminus of the [projection] of the easterly bank of the McNear Canal (called as North 21°44'40" West, 1. 1,460.00 feet in the Legal Description of said"PETALUMA COMMUNITY DEVELOP- MENT PROJECT" boundary);thence along said projection and said easterly bank North 21°44'40" West, I,460:00;feet, to a.point lying.on the westerly line of those certain Lands of C.P. Pomeroy,.Incorporated,;described.as Parcel One in Document No 81-043141, Official:Records, thence running along the westerly line of said lands North,00°39'59" East, 483.52 feet to the southeast corner of Parcel.34 as,shown on the State Board of Equalization Survey Plat No 853-49-2F, of the Northwestern Pacific Railroad right-of-way and running thence along the southerly'line of said parcel and its [projection] the following bearings and distances: North 77°22'30" West, 74720 feet; thence North 73°17'30"West, 375.16 feet; North 72 827'00" West, 657.00 feet, to the most southerly comer of Parcel9 asshown+ontheState.Board of Equalization Survey Plat No. 853-49-2 of Lands of the Northwestern Pacific Railroad; thence,running along the - boundary of said,parcel'North 72°27'00" West,460.19 feet,thence South 35°30'00"West, 28.02 feet, to the most easterly corner of those certain Lands cif McNear described as Parcel Three in Document No 85-028060, Official Records,thence running along the southeasterly line of said lands South 35°30'00" West, 104.24 feet, to the most easterly cornerof those certain Lands of Schroeder described.in Book 1988 of Official Records, at Page 675, Official Records; thence running along the southeasterly line of said lands South 35°30'00" West, 104.24 feet,.to a point lying,on the;northerly line of Copeland Street; thence muting along said right-of-way North 54°30'00" West, 100.00 feet, to a point lying on the existing "CENTRAL BUSINESS DISTRICT" boundary(City of Petaluma.Ordinance.No 1221 N:C.S., September 27, 1976) said point being the intersection of the easterly line of"D" Street with the northerly line of Copeland Street; thence'front said point and along,said existing"CENTRAL BUSINESS DISTRICT" Page 4 of 5 boundary, southwesterly [58.00 feet] across Copeland'Street to northwesterly,corner of AP. #007-152-0.1; thence, southerly along said parcel.[67.10 feet] to southwest<:corner of same; ence, [southerly 336.31] feet to southeast corner of same; thence,,southwesterly [150 feet, more or less] across [the] Petaluma River, and continuing along the east side of "D".Street [1,038.5-feet,more or less]to'the[True]POINT OF BEGINNING. Containing`159 acres, more or less. Dimensions and wording within brackets [ ] were inserted within,the existing boundary descriptions'for added "clarity. All calls for"Official Records" are Sonoma County Records. The intent,of this description is to affect'that'portion of the lands above described for the orderly development of the,City of Petaluma'Project No 8508 "C,B.D. Plan Amendment". This description was compiled in the offices.of FitzGerald and Associates from-record deeds, mapping and legal descriptions obtained from City of Petaluma and'County..of Sonoma files during May-and June 1999.. No,gaps;nor gores are intended;t_o be created wheresecord or field survey information maybe in conflict. Aso LAND ,36,13 L • JOHN J. °� FITZGERALD LIC.# 4419 j®/ sT 7 9 Prep ed by Fir Gerald & Associates Date- John J. FitzGerald,P:L.S. 4419. License Expires.9-30-01 • • 6F?F�J Page 5 of 5 , ,.i I " . ...` ...i C‘l UNI U) 5 . . 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Such projects, activities and programs may be financed from tax increment revenue expected to be generated from the Amended Project Area. 1. . Economic Development Provide incentives for private sector investment in underutilized and vacant commercial areas north of the Petaluma River, the Riverfront•Warehouse District and Petaluma Boulevard. Provide incentives to encourage mixed-use development oriented to the river and to transit nodes. Promote the development of retail, entertainment and related facilities that will strengthen the city center and reinforce downtown business. • Promote private sector development of residential uses on upper floors of commercial buildings. Provide incentives for the private sector investment-to construct visitor lodging. Provide assistance to local community organizations 'to promote neighborhood services and programs. 2. Building Rehabilitation Provide assistance for seismic strengthening of commercial buildings through the Unreinforced Masonry Program. Provide low interest loan and matching funds for building and site rehabilitation and facade improvements programs. Provide incentives for private sector redevelopment of dilapidated and abandoned buildings. 3. Circulation and Landscaping Improvements Undertake roadway improvements to improve access to underutilized areas and provide additional access to the downtown. Assist in transit improvements in the Project Area. Design and implement standards and enforcement procedures to improve truck routs and minimize truck traffic impacts on residential neighborhoods. 1 • Plan and implernenta program to add bike lanesialong existing streets and design new roads and bridges to accommodate bicycles and pedestrians, including a pedestrian/bicycle trail along the rive front. Develop a transportation demand management program thatdiscourages single- occupancy vehicle trips and encourage the use of-alternative modes of transportation. Construct Gateways to downtown Petaluma that include trees and landscaping to frame views. Undertake street beautification projects. Extend the historic light;standard'within the Downtown area, and.provide additional lighting in the Added Area. Provide for sidewalk:improvements in commercial areas. 4. Public Facilities and Infrastructure Provide assistance for parking,improvements, including incentives to shift existing parking areas from the river's edge to convenient areas away from the river. Provide assistance to improve access to the 'river and undertake river trail enhancements. Improve public infrastructure as needed, including storm'drains, sewer, and water systems. Undertake uodergroUnding of electrical utilities. 5. Site Preparation and Development. Facilitate a hazardous materials cleanup program. Assist in propertyacquisition and site assembly. Provide:assistance to, relocate Incompatible uses. 6. Affordable Housing Expand code-enforcement efforts, encouraging home ownership and renovation. Facilitate development of new affordable multifamily and single family ownership and renter housing. 2 • 4. Y Facilitate development of affordable housing for the elderly. Provide assistance to agencies providing temporary shelter for the homeless and those in crisis. Assist low to moderate income homeowners and residential property owners to rehabilitate. J:\WPD\Mnrsw\347\005\Agreements\EXHIBIT D 1222.wpd • • • • 3 •