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HomeMy WebLinkAbout1984-11 CRA "'.' . . . l' REL:adg 5/1/84 RESOLUTION NO. 84-11 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA APPROVING AN AGREEMENT BETWEEN THE AGENCY AND SANTA ANA VENTURE WHEREAS, the Community Redevelopment Agency of the City of Santa Ana ("Agencyn) is engaged in activities necessary to execute and implement the Redevelopment Plan for the Santa Ana Redevelopment Project; and WHEREAS, in order to implement the Redevelopment Plan, the Agency proposes to sell certain real property in the Project area, pursuant to the terms and provisions of that certain "Participation Agreementn between the Agency and Santa Ana Venture, which is on file in the office of the Execu- tive Director of the Agency, in which said real property (hereinafter referred to as the nSite") is described; and WHEREAS, Santa Ana Venture has submitted to the Agency a written offer in the form of said Agreement to purchase the Site; and WHEREAS, the proposed Agreement contains all the provisions, terms, conditions and obligations required by state and local laws; and WHEREAS, Santa Ana Venture possesses the qualifications and financial resources necessary to acquire and insure develop- ment of the Site, in accordance with the purposes and objectives of the Redevelopment Plan; and WHEREAS, the Agency has prepared, reviewed and con- sidered a Summary Report setting forth the cost of the Agreement to the Agency, the estimated value of the interests to be con- veyed determined at the highest uses permitted under the Redevelopment Plan, and the purchase price, and made said Summary Report available for public inspection in accordance with the California Community Redevelopment Law; and WHEREAS, pursuant to the provisions of the California Redevelopment Law, the Agency and the City Council have held a duly noticed joint public hearing on the proposed sale of the Site and the proposed Agreement; and 'd.O 2A ,," , . . . '. RESOLUTION NO. 84-11 PAGE TWO WHEREAS, the Agency has prepared, reviewed and certified a final Environmental Impact Report ("EIRn) for the development of the Fashion Square Commercial Center (the nProjectn) in accordance with the Agreement; NOW, THEREFORE, BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA AS FOLLOWS: I. The Agency finds and determines that changes and alterations have been required and incorporated into the Project which avoid or substantially lessen the following significant environmental effects as identified in the EIR, and sets forth the following explanations of said findings: (a) Potentially inadequate parking for the Fidelity Savings Building. The Agreement requires the Agency and Santa Ana Venture to provide space for parking for the Fidelity Savings Building adequate to meet its needs. (b) Increase in vehicle traffic in the area of the Project. The Agreement limits the development of the Property to 1,000,000 square feet of retail or office space and 600 hotel rooms unless and until additional freeway ramps are installed, which conforms with the limitation recommended in the EIR. The Agreement also provides for the installation of several roadway improvements in addition to the contribution of one percent (l%) of development costs to the Transportation System Improvement Program being undertaken for the area by the cities of Santa Ana and Orange jointly. Such improvements include the widening of Main Street where it abuts the Project Site, the construction of a public roadway around the perimeter of the Property, reconstruction of the intersection of Main Street and Town and Country Road to provide additional turning lanes and four-way phased left-turn signalization, and signal- ization of the intersection at La Veta Avenue and Bedford Road and the intersection at BristollLa Veta Avenue and the off-ramp from the southbound Orange Freeway. In addition, Santa Ana Venture is required by the Agreement to maintain a Transportation Systems Management Program to reduce use of automobiles by employees during rush-hour traffic periods, and to prevent off- site parking by employees. ~\ 2A - ------,- ,,' . . . RESOLUTION NO. 84-11 PAGE THREE (c) Potential adverse shadow and solar glare effects. The Agreement requires Santa Ana Venture to obtain approval of a building design and materials plan prior to construction. It establishes standards which minimize adverse shadow and glare effects. (d) Increased demand on police services. The Agreement requires Santa Ana Venture to pro- vide a private security force to respond to business and customer needs and deter crimes. (e) Increased demand on fire and paramedic services. The Agreement requires Santa Ana Venture to main- tain the water reservoir and pumps on the Project Site and to expand such system as necessary. (f) Increased energy consumption. The Agreement requires Santa Ana Venture to obtain approval of a building design and materials plan and a land- scaping plan prior to construction. It establishes standards designed to minimize energy consumption needed to heat or cool the buildings. (g) Potential adverse soils and geology effects. The Agreement requires Santa Ana Venture to con- duct a soil and geology investigation of the Project Site prior to construction and to mitigate any potential adverse effects revealed. (h) Displacement of tenants. The Agreement requires the Agency to provide relocation assistance to all tenants and subtenants displaced from the Project Site in accordance with the requirements of law. 2. The Agency finds and determines that specific economic, social or other considerations make infeasible the alternatives to the Project identified in the EIR as follows: ;l~ 2A .- ,'" . RESOLUTION NO. 84-l1 PAGE FOUR (a) The redevelopment of the Fashion Square shopping center is an integral part of the central city's Redevelopment Plan as amended in 1975. As set forth in the 1975 amendment to the Redevelopment Plan and in Ordinance NS-1258 of the City of Santa Ana, adopting said amendment, the Fashion Square area is a blighted area necessitating redevelopment in conjunction with the ndowntown" area in order to accomplish the objectives of economic revitalization of the central city, and to prevent further economic deterioration. Included among the objectives of the said Redevelopment Plan are the promotion of complemen- tary development in the ndowntown" core and the "northernn core, to avoid contradictory and competitive land uses, and the preservation of the City of Santa Ana's retail vitality through increasing the Fashion Square shopping center. (b) The alternative of "no project" would allow the existing development on the Project Site to remain and continue to deteriorate. This would have an adverse effect on the goals and objectives of the City as expressed in the abovesaid Redevelopment Plan. . (c) The alternative of locating the Project on another site would likewise fail to promote the objectives of the above- said Redevelopment Plan. Furthermore, it is the location of the Project on the Fashion Square Site which makes the Project feasible to a developer such as Santa Ana Venture, because of the regional freeway access particular to that Site. (d) The alternative of smaller scale development on the same site is infeasible because the right to develop up to the maximum permitted development under the Agreement is an essential element in the developer's willingness to proceed with the Project. Furthermore, a significant reduction in the scale of the Project would not achieve the economic revitalization of the northern core of the Redevelopment Project Area in accordance with the objectives of the Redevelopment Plan. . 3. The Agency finds that the Project will have certain significant effects on the environment which cannot feasibly be mitigated into insignificance, to wit: increased traffic in the surrounding area, incremental increase in traffic-related noise, increased demand for housing, and increased demand for use of John Wayne Airport. The Agency further finds that these effects, while not insignificant, are not unduly detrimental to the general public living and working in a highly urbanized area and are the types of conditions to be expected in such 23 2A .. ' . . . ;~', . RESOLUTION NO. 84-11 PAGE FIVE an environment as incidental to economic vitality. The Agency further determines that the benefits of the Project outweigh any and all unavoidable adverse environmental effects amd that such effects are acceptable due to the following overriding cons iderations: (a) The Project will promote the redevelopment of the central city project area, in accordance with the Redevelop- ment Plan as amended in 1975. (b) The Project will provide a highly desirable shop- ping center for the benefit of consumers in place of the poorly utilized shopping area presently on the Project site. (c) The Project will provide additional employment opportunities to the general public. (d) The Project will provide significant additional tax revenues to the City of Santa Ana, thus allowing the City to better carry out its governmental responsibilities for the benefit of the public. 4. The Agency has considered all the terms and con- ditions of the proposed sale and hereby finds and determines that the redevelopment of the Property pursuant to the said Agreement is in the best interests of the City and the health, safety, and welfare of its residents, and is in accord with the public purposes and provisions of the applicable state and local laws. 5. The said Agreement is hereby approved, and the Chair- man of the Agency is hereby authorized to execute the said Agreement and the Grant Deeds and Restrictions pertaining thereto. 6. The Executive Director is hereby authorized to take all steps and to sign all other documents and instruments necessary to implement and carry out the said Agreement on behalf of the Agency. J~ 21\,- ~ , . " : . RESOLUTION NO. 84-11 PAGE SIX 7. The approval of the said Agreement by the Agency, as hereinabove set forth, is conditional upon the approval of the sale of the Site upon the terms and conditions con- tained therein by the City Council of the City of Santa Ana. ADOPTED this 15th by the following vote: AYES: MEMBERS: NOES: MEMBERS: ABSENT: MEMBERS: ~Jzrrß2 Executive Directorl Recording Secretary APPROVED AS TO FORM: day of May , 1984, Acosta, Bricken, Griset, Johnson, Luxembourger, McGuigan, Young None None ~{¿[7fi=::fr .. Chai man ~ 2A