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CC Resolution 9572 RESOLUTION NO. 9572 A RESOLUTION OF THE CITY OF CAMPBELL CITY COUNCIL AUTHORIZING EXECUTION OF A DISPOSITION AND DEVELOPMENT AGREEMENT WITH SUMMERHILL HOMES, INC. MAKING SPECIFIED FINDINGS RELATED TO THE REDEVELOPMENT OF THE HARRISON AVENUE MASTER DEVELOPER SITE WHEREAS, the City of Campbell Redevelopment Agency is responsible for redevelopment ofthe Central Campbell Redevelopment Project Area (the "Project Area") pursuant to the Second Amended and Restated Central Campbell Redevelopment Plan (the "Plan"), as amended; and WHEREAS, the City of Campbell Redevelopment Agency Board (the "Agency") took action on November 17, 1998 adopting Resolution No. 1998-11 designating 3.82 acres of property fronting on the east side of Harrison Avenue as a Master Developer Site (the "Site"); and WHEREAS, on April 6, 1999 the Agency adopted Resolution 1999-6 designating Summerhill Homes (the "Developer") the Master Developer for the Site. WHEREAS, the Agency desires to cause redevelopment of the Site through the construction of 51 single family detached dwelling units (the "Development"); and WHEREAS, the Agency desires to enter into a Disposition and Development Agreement (the "DDA") with the Developer, substantially in the form on file with the City Clerk, under which the Developer would agree to develop the Development on the Site; and WHEREAS, redevelopment of the Site pursuant to the DDA would serve Redevelopment Plan goals and objectives through redevelopment of nonconforming and blighted property, and enhancing the physical environment of the Project Area through the construction of new housing and new public infrastructure; and WHEREAS, the DDA provides for disposition ofthe Site to the Developer only if the City, in its discretion, grants specified land use entitlements (the "Planning Approvals") including a tentative subdivision map and planned development permit; and 10310Q8. 12/30/96 WHEREAS, the Agency has placed on file a copy of the DDA and the summary called for in Health and Safety Code Section 33433 (the "Section 33433 Summary"), and has made the DDA and the Section 33433 Summary available for public inspection and copying pursuant to Health and Safety Code Section 33433; and WHEREAS, the City of Campbell Planning Commission on July 27, 1999 adopted a resolution pursuant to Government Section 65402 finding that the proposed use of the Site for residential is consistent with the General Plan; and WHEREAS, the City of Campbell City Council and the Agency have conducted a duly noticed public hearing on the DDA pursuant to Health and Safety Code Section 33433 for the purpose of receiving the input and comments of the public on the DDA; and WHEREAS, under the DDA the Agency would pay a part of the cost of the installation and construction of certain public street improvements on the west side of Harrison A venue (the "Public Improvements"); and WHEREAS, the City Council has made the findings required by Health and Safety Code Sections 33433 and 33445, and has granted the consents required by Health and Safety Code Sections 33433, in connection with Agency approval of the DDA; and WHEREAS, the Agency and the City Council have caused preparation of a Mitigated Negative Declaration (the "Environmental Assessment"), in accordance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and the Local CEQA Implementing Guidelines, in connection with consideration of the DDA; and WHEREAS, by staff report accompanying this Resolution and incorporated into this Resolution by this reference (the "Staff Report"), the City Council has been provided with additional information upon which the findings and actions set forth in this Resolution are based. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: 1. That the City Council finds that the above recitals are accurate. 2. The City Council hereby finds that it considered the Mitigated Negative Declaration prepared for this DDA and further finds that there is no substantial evidence that the implementation or approval of the DDA with the mitigation measures attached to this resolution as Exhibit A, will have a significant effect on the environment and that these findings are made 1030Q8.P50 12/30/96 2 in compliance with Sections 15073 and 150740fthe State CEQA Guidelines and Section 21083 and 21087 of the Public Resources Code. 3. Pursuant to Health and Safety Code Section 33433, the City Council hereby finds that the consideration to be given by the Developer for the leasehold interest to be transferred under the DDA is not less than the fair reuse value of the leaseholds at the use and with the covenants, conditions and development costs authorized by the DDA. This finding is based on the facts and analysis set forth in the Section 33433 Summary Report and the Staff Report accompanying this Resolution, and summarized as follows: a. The Section 33433 Summary documents that the fair reuse value of the leasehold interest conveyed by the Agency to the Developer under uses and terms of the DDA is zero; and b. The sale price ofthe leaseholds to the Developer under the DDA is zero, which is necessary to enable the developer to meet the obligations under the DDA of providing eight below market rate dwelling units. 4. Pursuant to Health and Safety Code Section 33433, the City Council hereby finds that the conveyance ofthe Site pursuant to the DDA will assist in the elimination of blight in the Project Area and is consistent with the implementation plan adopted pursuant to Health and Safety Code Section 33490. These findings are based on the facts and analysis set forth in the Section 33433 Summary and the Staff Report accompanying this Resolution, which may be briefly summarized as follows: a. The Development will eliminate nonconforming buildings that are industrial/warehouse buildings constructed primarily of corrugated metal, cinder block and false fronts dating back to the 1950's and 60's most of which are in disrepair and would require extensive rehabilitation to meet current building code requirements for conforming uses; and b. On-site improvements associated with the Development will eliminate property conditions including a lack of on-site drain system, poorly paved parking areas, lack of landscaping, broken pavement, and general property deterioration; and c. Off-site improvements under the terms of the DDA will provide over 1,000 linear feet of new streetscape improvements including new curb, gutter, sidewalk, street trees and related improvements that will newly define the 1030Q8P50 12/30/96 3 Harrison Avenue neighborhood, and correct the blighted areas that currently have either no improvements or sub-standard improvements. 5. Pursuant to Health and Safety Code Section 33433, the City Council hereby approves the DDA and all ancillary documents; approves execution by the Agency of the DDA and all ancillary documents in substantially the form on file with the City Clerk, with such changes as are approved by the Agency signatory (such approval to be conclusively evidenced by the execution of the DDA); and approves the grant of the Property by the Agency pursuant to the provisions of the DDA, including the condition that the Developer first obtain the Planning Approvals (which may be granted or denied in the City's policy discretion). The DDA requires the Developer to comply with the mitigation measures set forth in Exhibit A to this Resolution, and the City Council hereby adopts the monitoring program set forth in Exhibit A. 6. Pursuant to Health and Safety Code Section 33445, the City Council hereby finds that the Public Improvements are of benefit to the Project Area, no other reasonable means of financing the construction of the Public Improvements is available to the City, and payment of funds for the cost of the Public Improvements will assist in the elimination of one or more blighting conditions inside the Project Area and is consistent with the Implementation Plan adopted pursuant to Health and Safety Code Section 33490. These findings are based on the facts and analysis set forth in the Staff Report accompanying this Resolution, which may be briefly summarized as follows: a. The full street improvements along the west side of Harrison Avenue between Grant Street and Salmar Avenue will establish street frontage improvements where there currently exists broken pavement, weeds, disjointed concrete and general blighting conditions where no defined pedestrian pathway exists and where the physical definition of roadway is blurred; and b. The west side improvements are an ancillary improvement not otherwise required as an exaction of development occurring on the east side of Harrison Avenue and not anticipated as a development cost. The City's seven year Capital Improvement Program (CIP) does not contemplate a funding source for this Public Improvement given other competing costs and no other reasonable means exists to the City in funding this project. Therefore, a cost sharing approach is the only reasonable approach to providing an improvement that will clearly benefit the Project Area as well as the Development; and 1030Q8P50 12/30/96 4 c. Page 26 of the Implementation Plan states that many of the uses and buildings in NOCA are "detrimental to the downtown area and present a poor entrance" and that redevelopment will present an "opportunity to upgrade the substandard infrastructure.. . " 7. Nothing in this Resolution shall affect the City Council's policy discretion in granting or denying the Planning Approvals. 8. This Resolution shall take immediate effect upon its adoption. Passed and adopted this 3rd day of August, 1999 by the following vote: AYES: COUNCILMEMBERS: Watson, Dougherty, Kennedy, Furtado NOES: COUNCILMEMBERS: Dean ABSENT: COUNCILMEMBERS: None ~ ~~~ APPROVED~ .,... Daniel Furtado, Mayor ATTEST: U4U.---&iA- Anne Bybee, City Clerk 1030Q8.P50 12/30/96 5 ...."~." . . . . . . . . tJ) W l:t: ::J tJ) M~ W W::E ...JZ ~O ....i= ~ C) t: ::E . -- '" 3 ;:: = - ~ - ~ Q ~ - :E ~ 'r;j e = - o a. Q.,~ '" Q., ~ ~ ~Q bll = 's E= ,,~""-'"' .".........>i..;...~~.h'~"'..-;:;~.:;;...,,-~r~....;~,l,d;,"" _ . ~WI.. ._'~ ...... 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