CONT R A COST A CO UNT Y REDEVELOPME NT AGE NCY 2530 Arnold Drive, Martinez, CA 94553

Report to the Board of Supervisors for the Amended Redevelopment Plan for the Bay Point Redevelopment Project

May 7, 2008

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INTRODUCTION Background .......................................................................................................................... iii The Plan Amendment..................................................................................................... iii Plan Amendment Process .............................................................................................. iv Contents of this Report......................................................................................................... vi SECTION A Reasons for the Amendment.......................................................................................................1 Reasons for Amending the Redevelopment Plan...................................................................1 Project Area Location ............................................................................................................2 Proposed Projects and How Blight Will Be Addressed...........................................................6 Public Improvement Programs.........................................................................................6 Community Improvement Programs ..............................................................................13 Low- / Moderate- Affordable Housing Programs ............................................................16 Administration and Operations.......................................................................................16 Summary.............................................................................................................................17 SECTION B Description of the Physical and Economic Conditions Existing in the Project Area....................18 Study Approach and Methodology.......................................................................................18 Blighting Conditions.............................................................................................................19 Urbanization ..................................................................................................................19 Physical Blight ...............................................................................................................19 Economic Blight.............................................................................................................20 Physical Blighting Conditions in the Project Area...........................................................20 Economic Blighting Conditions in the Project Area.........................................................57 Summary of Physical and Economic Blighting Conditions ...................................................67 SECTION C Five-Year Implementation Plan .................................................................................................70 SECTION D Explanation of Why the Elimination of Blight In the Project Area Cannot Be Accomplished by Private Enterprise Acting Alone or Through Other Financing Alternatives Other Than Tax Increment Financing ..........................................71 Reasons for Continuing to Include Tax Increment Financing ...............................................71 Relationship Between the Need to Amend the Financial Limits and the Cost of the Continuing Program of Redevelopment ...............................................................................72 Why Other Governmental Funding Sources Are Inadequate To Eliminate Blight.................73 Why Private Enterprise Alone Cannot Eliminate Blight ........................................................74 Reasons for Continued Use of Tax Increment .....................................................................76 SECTION E Proposed Method of Financing, Including the Economic Feasibility of the Amendment.............77 Program Costs ....................................................................................................................77 Tax Increment Revenues...............................................................................................78 Proposed Financing Method and Economic Feasibility..................................................79

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SECTION F Method of Relocation ................................................................................................................86 SECTION G Analysis of the Preliminary Plan................................................................................................87 SECTION H Report of the Planning Commission ..........................................................................................88 SECTION I Report & Recommendation of the Redevelopment Advisory Committee ..................................89 SECTION J Statement of Conformance with the General Plan.....................................................................91 SECTION K Environmental Documentation .................................................................................................92 SECTION L Report of the County Fiscal Officer ...........................................................................................93 SECTION M Neighborhood Impact Report ....................................................................................................94 SECTION N Summary of Agency’s Consultations with Affected Taxing Entities and Response to Said Entities’ Concerns Regarding the Plan ................................................101 APPENDIX A Amended Five-Year Implementation Plan ...............................................................................102 APPENDIX B Adopted Relocation Policies....................................................................................................103 APPENDIX C 1987 Analysis of Preliminary Plan & Original Preliminary Plan................................................104 APPENDIX D Negative Declaration...............................................................................................................105 APPENDIX E 1987 Neighborhood Impact Report .........................................................................................106

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BACKGROUND

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The Contra Costa County Redevelopment Agency (“Agency”) has initiated the redevelopment plan amendment process to amend the Bay Point Redevelopment Plan (formerly known as West Pittsburg Redevelopment Plan) (“Redevelopment Plan”). The Redevelopment Plan, adopted in accordance with California Health & Safety Code Section 33000 et. seq. (“CRL”), establishes the parameters for all redevelopment activities within the Bay Point Redevelopment Project Area (formerly known as the West Pittsburg Redevelopment Project Area) (“Project Area”). The Contra Costa County Board of Supervisors (“Board”) acts as the legislative body of the Agency and is responsible for implementing the Redevelopment Plan. The Redevelopment Plan was adopted by the Board on December 29, 1987, by Ordinance No. 87-102. The Redevelopment Plan was subsequently amended on December 6, 1994, by Ordinance No. 94-64 to bring various financial time limits into conformance with those required by State Law pursuant to AB 1290. On February 23, 1999, the Board adopted Ordinance No. 99-05 which extended the time limit to receive tax increment by an additional ten years. Ordinance No. 99-54 was subsequently adopted by the Board on October 19, 1999, to extend the time period during which the Agency may commence eminent domain proceedings. Subsequently, the Board adopted Ordinance No. 06-33 on July 18, 2006, which extended the effectiveness, receipt and collection time limits for an additional year and removed the debt establishment time limit. T he Plan Amend ment The proposed amendment to the Redevelopment Plan (“2008 Bay Point Amendment”) will, if adopted by the Board, accomplish the following: 1. Increase the total dollar limit on the amount of tax increment revenues the Project Area may receive; and 2. Increase the limit on bonded indebtedness that can be outstanding at any one time. The proposed 2008 Bay Point Amendment will enable the Agency to more effectively implement redevelopment projects and activities eliminating blighting conditions within the Project Area. The Redevelopment Plan’s current cumulative tax increment cap is $116 million and the bonded indebtedness limit is $60 million. The 2008 Bay Point Amendment proposes to increase these caps to $689 and $220 million, respectively. Table i-1 summarizes the existing time and financial limitations of the Redevelopment Plan and Table i-2 summarizes the Redevelopment Plan limitations as proposed by the 2008 Bay Point Amendment.

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Section 33354. and this Report) must contain a description and identification of remaining blight in the project area.g.6 (a) of the CRL sets forth that a redevelopment plan amendment which increases financing limits or adds significant additional capital improvement projects must be conducted under the “plan adoption process”. and/or other agencies. CRL Sections 33450 through 33458 permit the Agency to recommend amendments to existing redevelopment plans.000 BAY POINT REDEVELOPMENT PROJECT AREA Table i-2 PROPOSED REDEVELOPMENT PLAN LIMITATIONS Time Limitations Indebtedness Limit Eliminated Plan Effectiveness 12/29/2028 Debt Repayment 12/29/2038 Financial Limititations Bond Debt Limit $220. subject to: 1) the preparation of documents by the Agency to substantiate the need for the amendment(s). and is intended to provide the decision makers with comprehensive information concerning the proposed 2008 Bay Point Amendment. and Fraser & Associates Receipt of additional tax increment revenue and increased bonding capacity provides additional capital to implement blight eliminating projects. and interested parties as appropriate or required by the CRL.6 (b) clarifies that increasing the limitation on the number of dollars allocated to an agency requires that amendment documents (e..000 $116. Plan Amend men t Process This Report to the Board of Supervisors (“Report”) is one of several documents the CRL requires the Agency to prepare during the amendment process. improving. enabling economic revitalization of commercial and industrial enterprises.000 Cummulative Tax Inc. and preserving the Project Area’s supply of affordable housing.000. Board. All redevelopment activities will be subject to future review and approval by the Agency. the Preliminary Report. Furthermore. and increasing. $689.000.000 Source: Contra Costa County Redevelopment Agency. These projects include upgrading and improving public infrastructure. 2) the convening of a joint public hearing of the Board and the iv . committees.000.000. Source: Contra Costa County Redevelopment Agency Table i-1 Eliminated 12/29/2028 12/29/2038 $60. working toward the continued enhancement of property values.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area BAY POINT REDEVELOPMENT PROJECT AREA EXISTING REDEVELOPMENT PLAN LIMITATIONS Time Limitations Indebtedness Limit Plan Effectiveness Debt Repayment Financial Limititations Bond Debt Limit Cummulative Tax Inc. Section 33354.

and 5) the Initial Study/Negative Declaration for the 2008 Bay Point Amendment for review and consultation. v . Other Key Documents The Agency has also prepared other key documents in connection with preparation of the 2008 Bay Point Amendment. residents. In addition. and 3) consideration and adoption of an ordinance by the Board approving such amendment(s). 2008. the Final Negative Declaration (incorporating responses to comments). 2008. The comment period on the Negative Declaration closed on March 17.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Agency on the proposed amendment(s). All Bay Point Project Area property owners. scheduled for May 20.5. 2008 the Agency forwarded to all taxing entities the following: 1) Statement of Preparation of the 2008 Bay Point Amendment. and affected taxing agencies will be sent notices of this public hearing by mail on or before April 15. including responses to all comments received. 3) the Preliminary Report (on CD). On February 14. 2008 in accordance with the requirements of the California Environmental Quality Act. On March 24. Joint Public Hearing This Report. will be considered at the joint public hearing. This Agency Report contains all of the elements required by Section 33352 of the CRL. 4) the Notice of Public Review and Intent to adopt a proposed Negative Declaration. which has been prepared by the Agency pursuant to Section 33352 of the CRL. An associated Negative Declaration for the Amended Plan was circulated for public comment on February 14. to the extent required by Section 33457. 2008 the Agency sent to the Department of Finance and the Department of Housing and Community Development notice of a public hearing and a Report on Blight detailing the requirements set forth in CRL Section 33451. A Final Negative Declaration. public notices were published in local newspapers. The results of taxing agencies consultations are described in Section N of this Report. 2008.1 of the CRL. all consistent with the requirements of the CRL. business owners. and the final Amended Plan will be presented to the Agency and the Board at the joint public hearing. 2) the 2008 Bay Point Plan Amendment.

Section J. Section C. Section G. Section I. Section H. The sections are as follows: Section A. Reasons for the Amendment Description of the Physical and Economic Conditions Existing in the Project Area Five-Year Implementation Plan Explanation of Why the Elimination of Blight in the Project Area Cannot be Accomplished by Private Enterprise Acting Alone or Through Other Financing Alternatives Other Than Tax Increment Financing Proposed Method of Financing Including the Economic Feasibility of the Amendment Method of Relocation Analysis of the Preliminary Plan Report of the Planning Commission Report and Recommendation of the Redevelopment Advisory Committee Statement of Conformance to the General Plan Environmental Documentation Report of the County Fiscal Officer Neighborhood Impact Report Summary of the Agency’s Consultations with Affected Taxing Entities and a Response to Said Entities’ Concerns Regarding the Plan Section E. Section B.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area CONTENTS OF THIS REPORT The contents of this Report are presented in fourteen sections. Section N. Section K. which generally correspond to the subdivisions presented in Section 33352 of the CRL. Section L. vi . Section F. Section M. Section D.

5 million would be funded by capital backed by tax increment revenue. If implemented. and to increase the overall commercial viability of the properties within the Project Area. blighting conditions still remain within the Project Area and the proposed 2008 Bay Point Amendment is necessary to continue the Agency’s efforts in eliminating physical and economic blight and attracting private investment to the Project Area.8 million. A / 1 . committees. The benefits of the 2008 Bay Point Amendment would affect the immediate and long-range economic viability of the entire Bay Point community. and 2. Increase the limit on bonded indebtedness that can be outstanding at any one time.S E C TI ON A Reasons for the Amendment REASONS FOR AMENDING THE REDEVELOPMENT PLAN Since its 1987 adoption. planning activities. progress has been made in revitalizing the Project Area pursuant to Redevelopment Plan. More specifically. commercial and residential rehabilitation. The Agency has made progress in eliminating blight throughout the Project Area by actively pursuing revitalization opportunities and assisting in redevelopment activities as allowed by the CRL. through increasing the Agency’s amount of total bonded indebtedness that can be outstanding at any one time. the Agency will be better equipped to implement projects necessary to eradicate the remaining blight in the interest of the general welfare of the community. The Agency has predicted a revenue shortfall of approximately $201.8 million to complete the needed projects to eliminate blight in the Project Area. Since its inception. Unfortunately. with additional financial capacity. and/or other appropriate agencies. and/or other interested parties as appropriate or required by CRL. and the amount of tax increment revenues that the Agency can collect. capital improvements. Redevelopment activities will be subject to future review and approval by the Board. Section B of this Report presents the remaining blighting conditions prevalent within the Project Area. Adoption of the 2008 Bay Point Amendment will enable the Agency to more comprehensively fulfill the goals and objectives of the existing Redevelopment Plan. the Redevelopment Program has included plans to pay for needed improvements within the entire Project Area. Increase the total dollar limit on the amount of tax increment revenues the Project Area may receive. The proposed 2008 Bay Point Amendment will enable the Agency to more effectively implement programs. the proposed 2008 Bay Point Amendment would provide the needed resources to the Agency to ensure that blight removal activities are fully realized within the Project Area. Of this $201. The purposes of the 2008 Bay Point Amendment are to: 1. It is also anticipated that redevelopment activities coordinated by the Agency will provide additional employment opportunities and enhance the quality of life within the Project Area and surrounding community. $136. The critical element revolves around the amount of dollars needed to fund the projects that will eliminate blighting conditions currently existing in the Project Area.

The freeway separates the Project Area from the City of Pittsburg to the south and the Naval Weapons Station separates Bay Point from the City of Concord.9% industrial land uses and includes an underutilized waterfront totaling approximately 1. Therefore.914 contiguous parcels. As a comparison. existing bonded debt service. This newly available revenue and capital will fund programs and projects that will enhance the value of the area. arriving at a limitation figure requires taking the $136. The Project Area’s median household income is 57% of the County’s 2007 median household income of $81. just 40 miles northeast of San Francisco and 62 miles southwest of Sacramento. This significantly lower household income indicates that the financial capacity of Project Area residents and property owners to maintain their properties is impacted. This claim is supported by the fact that 858 parcels. reporting that the cost of keeping a typical house up to current standards for a 30 year period is almost four times the purchase price. containing 2. and eliminate blighting conditions.Real Estate Journal1.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area primarily through the issuance of tax allocation bonds.550 acres of land. According to the Wall Street Journal . home repair costs can easily exceed a home’s purchase price.797. PROJECT AREA LOCATION The Project Area consists of unincorporated territory located in eastern Contra Costa County. only 57% of the residents in the Project Area are homeowners. The Project Area is a mix of approximately 80. Nearly 19% of the Project Area households fall below the poverty line. or 29%. only 7% the households countywide fall below the poverty level. County Auditor-Controller administrative charges and tax sharing payments to the Project Area’s taxing entities. Project Area demographics illustrate characteristics of the Project Area that reflect the Area’s ongoing cycle of blight and poverty. Through public and private investment. the Project Area has a significantly higher poverty rate than the county overall.5 million in capital costs needed for projects and recognizing that this principal amount needs to be increased at least three fold to account for principal and interest payments overtime. A / 2 . suffer from deterioration and dilapidation caused by long-term neglect which reflects the lack of reinvestment by property owners.7% commercial. the Agency plans to address physical and economic blight in the Project Area. Access to the Project Area is limited to the Highway 4 transportation corridor. With respect to CRL 1 June Fletcher. Demographics derived from ESRI Business Analyst indicate that the 2007 median household income within the Project Area is $46. development. By amending the Redevelopment Plan to increase the Bond Debt Limit and Tax Increment Revenue Limit. additional revenue must be added to cover the following: housing set aside requirements (20% of the total gross increment received by the Project Area). Wall Street Journal – Real Estate Journal. California. affordable housing and jobs into the area. 4.812. Repair Costs Exceed a Home’s Purchase Price. Exhibit A-1 illustrates the Project Area boundaries and Exhibit A2 illustrates the geographical location of the Project Area. In general. To this amount. which in turn brings investment. Furthermore. the Agency hopes to continue redevelopment efforts in the Project Area. and 10. The need for increasing the tax increment and bonded indebtedness limitations of the Redevelopment Plan are a direct result of the continued impairment of the Project Area.7% residential. bring much needed private investment into the community.

low. respectively. which is consistent with the Project Area’s average household size of 3 persons.9%. 2 Very low-. In each of the preceding four years. respectively. and moderate.9% of Project Area residents over the age of 24 have not attained a high school diploma. 25%. The low level of educational attainment and limited financial resources of Project Area residents and property owners as well as high crime rates are all problems that reflect the need for continued financial assistance from additional tax increment dollars to successfully redevelop the Project Area.500. the Project Area consists of 86% low and moderate income families. respectively2.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area affordability provisions. and $90. 37%. and moderate income households.income categories for 2007 are based on $37. A / 3 . $59. low-. In a July 2007 presentation. Of the 86% low and moderate income families. management representatives of an apartment complex located along Willow Pass Road in the Project Area told the Bay Point Municipal Advisory Council that almost half of the tenants in the complex had moved out in the past year and that tenants primarily noted the surrounding area conditions and crimes occurring nearby as motives. spanning from 2003 to 2006. 34. low-. The reality of a high crime neighborhood is that businesses and other investors are often unwilling to locate their businesses or invest private dollars into high risk neighborhoods.600. The Agency’s redevelopment efforts in the Project Area are not only constrained by the socio-economic conditions of its residents but it is significantly impacted by its high crime rate as well. and moderate. 15. crime rates in Bay Point are among the highest of all unincorporated territories serviced by the Contra Costa County Sheriff. The countywide percentage of residents without a high school diploma is only13%. 80% and 120% of the area median income.income limits are defined by the California Department of Housing and Community Development as up to 50%. and 24% are very low. which further exacerbate other blighting conditions.8% have less than a 9th grade education. Very low-. Furthermore.700. Of the 34.

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Exhibit A.1 A / 4 .

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Exhibit A-2 A / 5 .

Public improvement projects that the Agency may implement are listed both below and in Table A-1. The Agency intends to maximize its investment by improving streets and utilities simultaneously wherever feasible. Such activity is expected to reduce blighting conditions in the Project Area by removing conditions that otherwise hinder the viable use of buildings or lots and improving property values. and in particular. The following exhibits identify projects necessary for redevelopment. and utility realignment are needed in the Project Area to improve traffic flow. sewer lines. rehabilitation and widening of streets. and reduce conditions of dilapidation and deterioration. Public Impr ove ment Programs The Agency has identified a number of public improvement projects which would aid current revitalization efforts and eliminate deficiencies in the existing infrastructure systems in the Project Area. cause an increase in the availability of necessary commercial facilities. it shall describe and identify the remaining blight within the project area. lower vacancy rates. Section 33354.6 also states that when an Agency proposes to increase the limitation on the number of dollars to be allocated to the redevelopment agency. provide better access for emergency vehicles. from infrastructure improvements to general economic development programs that will serve to improve he Project Area’s ability to compete with other areas. Paving. identify the portion.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area PROPOSED PROJECTS AND HOW BIGHT WILL BE ADDRESSED As required by CRL Section 33352. The Agency has identified a number of projects which would aid current revitalization efforts. The Agency has identified street segments for these improvements. the projects that are required to be completed to eradicate the remaining blight and the relationship between the costs of those projects and the amount of increase in the limitation on the number of dollars to be allocated to the Agency. if any. increase lease rates. increase safety for pedestrians and motorists. these infrastructure and utility improvements will encourage infill development of vacant lots and the redevelopment of blighted properties by property owners. infrastructure and utility improvements are expected to stimulate private sector investment. widening of intersections. and storm drains that run along streets and required utility and street improvements are all necessary components of successful redevelopment. eliminate deficiencies in the existing infrastructure systems. Furthermore. The Agency has identified the following projects as Public Improvement Programs that will address the remaining blight in the Project Area: A / 6 . The projects include a range of redevelopment activities. Through public investment in infrastructure system improvements and public capital projects. The following narrative identifies and discusses potential public improvement and economic development projects the Agency may consider over time in its efforts to address blight and complete revitalization of the Project Area. the Agency hopes to further stimulate private sector investment in the Project Area. Additionally. and bring overall aesthetic improvements to the Bay Point community which may help improve surrounding property values and attract further investment from the private sector. In some cases. enhance accessibility. reconstruction. that is no longer blighted. the Report must include this list of projects that are being proposed by the Agency and how they will alleviate blighting conditions. utilities such as phone lines. grade separations.

Clearland/Willow Pass Road) within Development Zone 3 of the Specific Plan. completing upgrades to infrastructure.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Neighborhood Infrastructure Upgrades Funding is needed to include construction of curb. Improvements along the corridor. Additional funding is needed in order to include the completion of land assemblage. The project would eliminate blight by assembling properties. Providing these improvements also adds value to Project Area properties and will encourage private investment in and around Port Chicago Highway and Pacifica Avenue intersection properties. and numerous vacant lots into a higher density transit oriented development near the Pittsburg/Bay Point BART Station. and improved lighting in the older neighborhoods in Bay Point. and overall aesthetics of this heavily traveled former highway. make upgrades to infrastructure in the area and participate in public/private partnership to develop several sites (Canal/Mims. where there are numerous vacant lots. These projects would eliminate blight by redeveloping vacant and underutilized areas into higher density residential uses. from the current 2-lane configuration to a 4lane configuration. Providing these improvements can stimulate property values in the community and will encourage private investment into the neighborhood through infill redevelopment of vacant lots and improvements to existing homes. provide for adequate drainage and improve pedestrian safety (“walkability”) in existing neighborhoods. with landscaped median islands. Far Hills MHP. or neighborhood retail (as identified in the Specific Plan) Pacifica Avenue Extension/Bay Harbor Industrial Area Infrastructure These projects would include needed funding to participate in construction of the Pacifica Avenue Extension eastward to the proposed intersection with the Alves Lane Northern A / 7 . These improvements will address infrastructure deficiencies that hinder public safety. drainage improvements. mixed uses. Bart Specific Plan Implementation – Development Zone 2 This project includes the Orbisonia Heights Transit Oriented Development Project. These improvements will provide safe and necessary access from the intersection at the entrance of the proposed Bay Harbor Commerce Center. and substandard structures. vacant buildings. relocating residents. Bart Specific Plan Implementation – Development Zone 3 Funding is needed to engage in land assemblage (if necessary). Port Chicago Highway/Pacifica Intersection Improvements Projects would include upgrading an existing 3-way traffic signal to a 4-way signal and adding the proposed east extension of Pacifica Avenue. several of which are uninhabitable. and redeveloping a neighborhood of existing single-family homes. a proposed business park in the community. and to participate in a public/private partnership in order to develop the site. gutter and sidewalks. Providing these improvements adds value to the area and will encourage private redevelopment and economic development. will result in better vehicle and pedestrian circulation. East Willow Pass Road Improvements Funds are needed to widen Willow Pass Road. increased property values.

A / 8 . including increased employment opportunities to the area. Alves Lane Extension/Criterion Industrial Area Infrastructure These improvements. Pacifica Avenue Area Drainage This project includes participation in the construction of a series of drainage improvements in the industrial area east of Port Chicago Highway and along the Pacifica Avenue Extension. These infrastructure improvements would enable the development of a large vacant property designated for industrial uses. These infrastructure improvements would enable the development of a large vacant property designated for industrial uses resulting in improved property values and economic development opportunities to the area. Infrastructure improvements in the waterfront area are necessary to eliminate the blighted conditions of the area which include a closed marina and an active marina in need of upgrades. based upon additional funding becoming available. Infrastructure improvements would assist in new development and redevelopment opportunities at the waterfront. as well as remove drainage deficiencies adjacent to an existing. A secondary crossing to the waterfront area is necessary to eliminate blighting conditions of the vacant/ closed marina. includes participation in the construction of the northern extension of Alves Lane. north of the rail road. by providing access and new development and redevelopment opportunities including those described in the Waterfront Specific Plan. resulting in improved property values and public safety. Alves Lane Drainage Funding is needed to include the participation of the Agency in the construction of a series of drainage improvements in the Criterion Industrial Area north of Willow Pass Road. These infrastructure improvements would enable the development of a large vacant property designated for industrial uses. which would result in improved property values and economic development opportunities. dilapidated shopping center. Waterfront Infrastructure These improvements would require additional funding in order to complete drainage.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area extension road. These infrastructure improvements would enable the development of a large vacant property designated for industrial uses as well as provide better circulation within the industrial zoned area and to the waterfront. along the Alves Lane extension. transportation. from Willow Pass Road to the Pacifica Avenue Extension and north to the railroad crossing over to the waterfront area. and water and sewer service necessary for redevelopment of the waterfront area. Railroad Overcrossing To Waterfront Funding is needed in order to complete a grade-separated crossing from the Pacifica Avenue Extension and Alves Lane Extension to the waterfront area. and economic development opportunities to the area. resulting in improved property values and economic development opportunities to the area.

Willow Pass Road (Bailey . Improvements along the corridor. and overall better aesthetics of this heavily traveled road. and overall better aesthetics of this heavily traveled former highway. and substandard structures.Clearland) Funding is need to implement portions of the Specific Plan and includes several upgrades to Willow Pass Road within the Neighborhood Commercial Mixed-Use Area. will result in better vehicle and pedestrian access to the BART Station. vacant buildings. Providing these improvements may stimulate private redevelopment of blighted properties and other economic development activities. north of State Route 4 to include wider sidewalks. between Port Chicago Avenue and Driftwood Drive. and street trees. will improve motorist and pedestrian safety.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Bailey Road/Orbisonia Heights This improvement is based upon additional funding becoming available and includes upgrades to the existing infrastructure system necessary for the future development of the Orbisonia Heights area. and result in better vehicle and pedestrian circulation and improve aesthetics of this heavily traveled former highway. Improvements along the corridor. drainage improvements. mid-block crossings. These improvements will address the lack of adequate drainage and infrastructure deficiencies that hinder pedestrian safety (“walkability”) in existing neighborhoods. where there are numerous vacant lots. and street trees. including wider sidewalks. South Willow Pass Road Neighborhood Infrastructure This project includes making upgrades and constructing curb. increased property values. are dependent on additional funds becoming available. where there are numerous vacant lots. mid-block crossings. vacant buildings. bike lanes. gutter and sidewalks) along Pacifica Avenue. increased property values. Providing these improvements will improve nearby property values and provide stimulus for private investment and redevelopment of the neighborhood’s blighted properties through infill development of vacant lots and improvements to existing homes. gutter and sidewalks. Bailey Road (North Of SR 4) These projects are related to the implementation of the Specific Plan and include upgrades to Bailey Road. increase surrounding property values. These improvements will positively affect surrounding property values and will encourage private partnerships to assist in implementation of the Specific Plan. and substandard structures. and improved lighting in the older neighborhood south of Willow Pass Road. bike lanes. Pacifica Avenue Frontage Improvements These frontage improvements (curb. landscaped medians. vacant buildings. and substandard structures. Improvements along the corridor. between Loftus and Madison. These improvements will positively affect surrounding property values and will encourage private redevelopment of blighted properties and other economic development activities. landscaped medians. where there are numerous vacant lots. These improvements will address the need for adequate drainage and infrastructure deficiencies that create highly unsafe conditions for pedestrians in and around A / 9 . will result in better vehicle and pedestrian circulation.

This project will improve public safety and reduce unsafe buildings conditions due to fire damage within the Project Area. A / 10 . funding is needed in order to assist with the relocation of the fire station.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area an elementary school. Bike Lanes This project includes the design and construction of bike lanes along Port of Chicago Highway between Pacifica Avenue and McAvoy Road/Harris Yacht Harbor area. middle school. Additionally. Assemblage of the vacant and blighted properties would enable the community to fulfill a desired neighborhood retail development on the site. Contra Costa Fire District Station 86 The Agency recently sponsored a General Plan amendment that will allow for the relocation of the fire station from its current location on Willow Pass Road to a location west of the existing site. Hertz Property Infrastructure This project would include participation in the development of three vacant parcels on the south west corner of Willow Pass Road and Alberts Avenue. These enhancements along Port of Chicago Highway will improve pedestrian safety. Delta De Anza Trail This project includes the design of the trail gap closures and identification of potential funding sources. and would address the lack of commercial facilities in the project area. The tables on the following pages. Clearland Avenue Assemblage/Infrastructure Funding is needed in order to include the Agency’s participation in the development of three vacant parcels on the south side of Willow Pass Road. these improvements may stimulate property values and private redevelopment of blighted properties. summarizes these projects and indicates the type of blight that each project will address. Furthermore. vacant site. and help relieve stagnant property values. These improvements will address infrastructure deficiencies that hinder development of this prominent. east of Clearland Avenue. the Shore Acres neighborhood. and the nearby shopping center. access to the McAvoy Harbor Road/Harris Yacht Harbor area and commercial center located at the north west corner of Port of Chicago Highway and Pacifica Avenue. These improvements will help address stagnant property values and reduce crime in the community.

000 x x x x $6.750.000 x x $2. BART Specific Plan ImplementationDevelopment Zone 2 BART Specific Plan ImplementationDevelopment Zone 2: includes completion of land assemblage. and improved lighting. Pacifica Avenue Extension/Bay Harbor Industrial Area Infrastructure Infrastructure includes participation in construction of the Pacifica Avenue Extension eastward to the proposed intersection with the Alves Lane Northern extension road.417.000 x x x x Hazardous waste Funding Needed x $2.992.000 x A / 11 .facilities Project Name Unsafe bldgs/ Deterioration & Dilapidation Neighborhood Infrastruture Upgrades Neighborhood infrastructure upgrades include construction of curb.000 x x $24.000 x x $3.500. East Willow Pass Road Improvements Includes widening of Willow Pass Road. BART Specific Plan ImplementationDevelopment Zone 3 BART Specific Plan Implementation-Dev Zone 3: includes land assemblage (if necessary) and upgrades to infrastructure and participation in public/private partnership to develop several sites. Pacifica Avenue Drainage Pacifica Avenue Area Drainage includes participation in construction of drainage improvements in the industrial area. gutter and sidewalks. Port Chicago Highway/Pacifica Ave Intersection Improvements Port Chicago Highway (PCH)/Pacifica Intersection Improvements includes upgrade to an existing 3-way traffic signal to a 4-way signal . with median islands.400.000 x $175.000.000 x $3.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table A-1 Public Improvement Programs How Project Will Address Blight Physical Blight Stagnant property values Hinder viable use Incompatible land uses Economic Blight High vacancies low lease rates High crime rate rates Excessive bars liquor stores Lack of com. Subtotal $6. from the current 2-lane configuration to a 4-lane configuration.750. upgrades to infrastructure and participation in public/private partnership to develop the site. drainage improvements.

facilities Hazardous waste Project Name Rail Road Overcrossing to Waterfront RR Overcrossing to Waterfront north of the rail road Waterfront Infrastructure Waterfront Infrastructure includes improvements to drainage. landscaped medians. Alves Lane Extension/Criterion Industrial Area Infrastructure Alves Lane Extension/Criterion Industrial Area Infrastructure includes participation in construction of the northern extension of Alves Lane Alves Lane Drainage $12. Bailey Road/Orbisonia Heights $2.000 Hinder viable use Funding Needed Unsafe bldgs/ Deterioration & Dilapidation x $3.600.500. Willow Pass Road $4. landscaped medians. midblock crossings.000.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table A-1 Continued Public Improvement Programs How Project Will Address Blight Physical Blight Stagnant property values Incompatible land uses Economic Blight High vacancies low lease rates High crime rate rates Excessive bars liquor stores Lack of com.000. Subtotal $28. and street trees.000 x x x x A / 12 . bike lanes. transportation. bike lanes.000.000 Implementation of the Specific Plan includes upgrades to Willow Pass Road within the neighborhood Commercial mixed use area.000 x $600.500. and street trees. north of State Route 4 to include wider sidewalks.000 x x x $4. including wider sidewalks.000 Implementation of the Specific Plan includes upgrades to Bailey Road. mid-block crossings.000 x Alves Lane Drainage includes participation in construction of drainage improvements. Bailey Road (north of SR 4) x x x x $2.000 Includes upgrades to infrastructure necessary for future development of Orbisonia Heights. water and sewer service necessary for redevelopment.000.

000 Total $65. This increased property value impacts not only the specific property. drainage improvements.000 Assemblage/Infrastructure Clearland Avenue Assemblage/Infrastructure includes participation in the development of three vacant parcels. all directly address the appearance of the neighborhood.000 Unsafe bldgs/ Deterioration & Dilapidation x x $1.250. gutter and sidewalks. The Agency has established beautification programs to assist residents and businesses upgrade and maintain the appearance of buildings and property.500.342. Contra Costa Fire District Station 86 Undetermined Relocate the fire station from its current location on Willow Pass Road to a location west of the existing site. and improved lighting in older neighborhoods. Clearland Avenue $2.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table A-1 Continued Public Improvement Programs How Project Will Address Blight Physical Blight Stagnant property values Hinder viable use Incompatible land uses Economic Blight High vacancies low lease rates High crime rate rates Excessive bars liquor stores Lack of com. Bike Lanes Undetermined Includes the design and construction of bike lanes along Port of Chicago Highway between Pacifica Avenue and McAvoy Road/Harris Yacht Harbor area. as shown in Table A-2 on the following page. gutter and sidewalks.000 Commu nit y Impr ove ment Progra ms Projects in the Community Improvement Program. Hertz Property Infrastructure $2. Pacifica Avenue Frontage Improvements $6.000 Hertz Property Infrastructure includes participation in the development of three vacant parcels. and indirectly the overall value of the properties located in the Project Area. but has significant impact on surrounding properties as well.facilities Hazardous waste Project Name Funding Needed South Willow Pass Road Neighborhood Infrastructure South Willow Pass Road Neighborhood Infrastructure upgrades include construction of curb.000 x Frontage improvements including improvements to curb.000. Subtotal $11. Delta De Anza Trail x x x x x x x x Undetermined x x x Includes the design of the trail gap closures and identifying potential funding sources. a garbage remediation A / 13 .750.000.

For example. A / 14 . code enforcement support that adds valuable human power to the strenuous task of daily code review in the Project Area. and the closure of trail gaps are all anticipated to indirectly reduce crime.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area program that helps address illegal dumping. additional code enforcement support. and other invaluable programs that address the improved appearance of the entire community. several of the projects in the Community Improvement Program are expected to have secondary reduction effects on the Bay Point community’s high crime rates. a community group funding program for projects such as graffiti removal and vacant lot/yard cleanup. Furthermore. marketing pieces to assist with business attraction thus lowering vacancy rates and increasing lease rates. a garbage remediation program.

000 Funds to cover the costs associated with the application to California Department of Housing and Community Development for the Pittsburg/Bay Point Enterprise Zone Designation.000 $500.000 x x x $500. Dumpster Grants Agency works with Building Inspection Department to identify properties which may benefit from the use of a dumpster.000 x x x x x x $500. such as graffitti removal and vacant lot/yard cleanup.750. Willow Pass Road Urban Design Improvement Banners Funds for the installation and rotation of banners and other enhancements Marketing Involves update and reproduction of marketing material for Bay Point and Agency participation in Economic Development forums Newsletter Shared cost for the publication and mail-out of a quarterly newsletter Enterprise Zone Administration $300. taxes. etc.County Counsel A pro-rata share of County Counsel expenses for an attorney devoted solely to code enforcement activities.000 A / 15 . initiated by volunteer groups in Bay Point.000 Hinder viable use Funding Needed Unsafe bldgs/ Deterioration & Dilapidation x x x x $250.500. clean up. in partnership with the City of Pittsburg. Total x x x $4.facilities Hazardous waste Project Name Abatement Attorney.000 x $100. Property Holding Costs Property maintenance costs incuding weed abatement. The program is desinged as a revolving loan but may be a grant for those meeting income requirements. Community Group Funding Program Funds to support neighborhood "beautification" projects. Pittsburg Pre-School Coordinating Council's Family Preservation and Undetermined Support Program Involves the provision of necessary office space in the North Broadway area for operations of this program.000 x $100.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table A-2 Community Improvement Programs How Project Will Address Blight Physical Blight Stagnant property values Incompatible land uses Economic Blight High vacancies low lease rates High crime rate rates Excessive bars liquor stores Lack of com.000 x x $2.

000 x Hinder viable use Funding Needed Unsafe bldgs/ Deterioration & Dilapidation x x x Ad min istrat io n and Operation s In addition to the programs and projects listed. These costs are outlined in Table A-4 below and are essential to ensure that a sufficient level of staff support and equipment is available to operate and maintain the Project Area at an efficient level. improve and preserve the supply of affordable housing in the community. Hinder viable use Funding Needed Unsafe bldgs/ Deterioration & Dilapidation A / 16 . equipment and related expenses. site acquisition.305.000 A full complement of staff and equipment is required to manage Project Area redevelopment programs and projects designed to eliminate and/or eleviate blighting conditions. but are not limited to.Af fordab le Hou sing Programs The Agency is required to set aside no less than twenty (20) percent of gross tax increment revenue generated by the Project Area for the creation of affordable housing. These funds are to be used to increase.305. Table A-3 Low-Mod Housing Programs How Project Will Address Blight Physical Blight Stagnant property values Incompatible land uses Economic Blight High vacancies low lease rates High crime rate rates Excessive bars liquor stores Lack of com.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Low./ Moderate.facilities Hazardous waste Project Name Low-Mod Housing Program $50. Activities may include. Total $50. the Agency must make allocations in yearly budgets for administrative costs. Table A-3 summarizes the Agency’s ongoing efforts to provide affordable housing in the Project Area. developer subsidies for constructing affordable units. Table A-4 Administrative and Operational Costs How Project Will Address Blight Physical Blight Stagnant property values Incompatible land uses Economic Blight High vacancies low lease rates High crime rate rates Excessive bars liquor stores Lack of com. infill housing. supplies.000 Funding covers salaries.000 Funds will be used for preserving and increasing the Project Area's supply of affordable units. rehabilitation of existing housing for moderate income households.130.facilities Hazardous waste Project Name Administration $16. and equipment costs to implement programs and projects in the Project Area Total $16. and purchasing of affordability covenants. services.130.

The projects enumerated previously in this section would significantly improve conditions within the Project Area by addressing physical and economic blight. The blighting conditions indentified in Section B cannot reasonably be expected to be reversed or alleviated by private enterprise. A / 17 . This investment by the Agency will signal to the private development community and the public at large the Agency’s confidence in the area and provide a catalyst for private investment and reinvestment. The lack of infrastructure causes a reduction in utilization of the Project Area to such an extent that it constitutes a serious physical and economic burden to the community. Implementing the identified projects will allow the Agency to abate the blighting conditions affecting the Project Area. as well as fund other critical economic development initiatives and affordable housing.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area SUMMARY Approval of the proposed 2008 Bay Point Amendment increasing the limit on bonded indebtedness and the tax increment collection would provide the Agency with the necessary funds to implement the aforementioned programs and projects designed to address the remaining physical and economic blighting conditions in the Project Area. governmental action. The Project Area continues to suffer from significant blight. without redevelopment action and proper funding. and exhibits numerous signs of infrastructure deficiencies. or both. as well as the redevelopment of the Waterfront Specific Plan Area in conjunction with future redevelopment efforts will improve the visual environment and the economic viability of the entire community. Without this additional revenue. the Agency’s ability to work towards the removal of remaining blight would be seriously hindered. These projects address blight by providing adequate infrastructure such as streets and public facilities. Landscape and median improvements.

Fallbrook. lack of parking. Moncrief. Burbank. Zachary Mikelson. were the lead surveyor’s and supervised Mr. During the 2007 Field Survey both physical and economic indicators of blight were observed in the Project Area including. Palm Desert. Acosta is a principal in the firm and has served as the Project Manager for clients. Felise Acosta. Firebaugh. 2007. She has directed the creation or amendment of over 30 project areas including the cities of Buena Park. and Felise Acosta. RSG conducted a parcel-by-parcel survey from the public right-of-way (“2007 Field Survey”). Principal at RSG. Ms. 3 The 2007 Field Survey was completed by Matt McCleary. Acosta specializes in redevelopment project area formation and implementation and has over 30 years of experience in this field. Fontana. economic development. and Tara Howard. RSG acknowledges that different degrees of deterioration or deficiencies are present in each parcel and the RSG survey team. Mr. throughout the State.S E C TI ON B Description of the Physical & Economic Conditions Existing in the Project Area STUDY APPROACH AND METHODOLOGY Field investigations as well as several other data sources were utilized to quantify the physical and economic blighting conditions in the Project Area. Ms. and economic blighting conditions listed in CRL Section 33031(b). Tara Howard. and the unincorporated Montalvin Manor neighborhood in Contra Costa County. Based upon initial reconnaissance. could see the damage. at a minimum. and the Victor Valley. Mikelson. Howard has worked on project area adoption or amendment projects as well as feasibility studies in communities such as Camarillo. McCleary. requiring services in redevelopment. RSG prepared and refined the survey instrument so that each parcel within the Project Area had its own survey sheet and was identified by county assessor’s parcel numbers using county parcel maps. (“RSG”)3. 2007. structural obsolescence. B / 18 . and a lack of necessary commercial facilities. Brian Moncrief. and Mr. Inc. which are amenable to a visual survey. housing. if shown the condition. The survey sheets include physical and economic blighting conditions as prescribed by CRL Section 33031(a). cites a condition as “present” when any reasonable person. educated assessments regarding the condition of parcels in the Project Area and the results represent a nominal assessment of whether a condition is “present” or “not present”. buildings of substandard and defective design. Port Hueneme. At that time. possibly abandoned buildings. incompatible adjacent land uses. RSG’s approach to the field survey involved an initial site visit to the Project Area from August 6-8. the RSG survey team identified locations within the Project Area where blighting conditions appeared to remain substantial and prevalent and then on September 18-20. finance activities and developer/public sector coordination. The survey forms contain consistent. Associate. San Bernardino. An important evidentiary source for evaluating the existence and prevalence of blighting conditions in the Project Area was the field survey conducted by Rosenow Spevacek Group. inadequate lot sizes. Laguna Niguel. National City. Representative photographs were taken throughout the Project Area to depict the conditions identified during the survey. Carson. Ms. deterioration and dilapidation.

1(b). or was an integral part of an area developed for urban uses.550 Project Area acres have been or are developed for urban uses. an area is “predominantly urbanized” if no less than 80 percent of the land within the project area:   Has been or is developed for urban uses. Current analysis indicates that 1. The Project Area met the “predominantly urbanized” requirement when the Project Area was adopted and continues to meet it under the current definition. because the combination of conditions in an area constitute a burden on the community. without redevelopment. and cannot be alleviated by private enterprise. the land must be “predominantly urbanized” as defined by CRL Section 33320. Urban izat io n To qualify for inclusion in a project area. The 1987 definition of a predominantly urbanized area required that no less than 80 percent of the privately owned property in the project area had been or was developed for urban uses. which are surrounded or substantially surrounded by parcels. A blighted area is one that necessitates the creation of a redevelopment project area. was characterized by the subdividing and sale of lots of irregular form and shape and inadequate size for proper development or the laying out of lots in disregard of the contours and other topography or physical characteristics of the ground and surrounding conditions. or lack of. Physical B lig ht Section 33031(a) of the CRL currently describes physical conditions that cause blight as follows: B / 19 .355 acres. Pursuant to said section. Current CRL requires that 80 percent or more of the land in a project area be either developed or previously developed for an urban use. Section 33030 of CRL defines a blighted area as one that contains the following: An area that is predominantly urbanized and is an area in which the combination of physical and economic blighting conditions is so prevalent and so substantial that it causes a reduction of. or both. or an integral part of one or more areas developed for urban uses that are surrounded or substantially surrounded by parcels that have been or are developed for urban uses. or 84%. which have been or are developed for urban uses. The 2008 Bay Point Amendment does not propose to add new territory to the Project Area and the Project Area was found to be predominantly urbanized at the time of its adoption in 1987. governmental action. of the total 1. or both. or Is an integral part of one or more areas developed for urban uses. 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 by private enterprise or governmental action.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area BLIGHTING CONDITIONS Sections 33030 through 33039 of CRL describe the conditions that constitute blight in a redevelopment project area.

Lots/buildings of inadequate size given present standards and market conditions 3. A lack of necessary commercial facilities such as those normally found in neighborhoods including grocery stores. Buildings suffering from faulty or inadequate water or sewer utilities 2. Adjacent or nearby uses that are incompatible with each other and which prevent the development of those parcels or other portions of redevelopment project areas. Economic Blig ht Section 33031(b) of the CRL describes the following economic conditions that cause blight: 1. overcrowding means exceeding the standard referenced in Article 5 (commencing with Section 32) of Chapter 1 of Title 25 of the California Code of Regulations. Lots/buildings suffering from substandard design b. B / 20 . Buildings in which it is unsafe or unhealthy for persons to live or work. Dilapidated and deteriorated buildings c. Impaired property values due to hazardous wastes on property where the agency may be eligible to use its authority as specified in Section 33459. Serious residential overcrowding that has resulted in significant public health or safety problems. 5. drug stores. examples of these conditions include: a. An abnormally high number of business vacancies. Buildings suffering from construction vulnerable to serious damage from seismic or geologic hazards d. As used here. The existence of subdivided lots that are in multiple ownership and whose physical development has been impaired by their irregular shapes and inadequate sizes. Stagnant or declining market conditions. Conditions that prevent or substantially hinder the viable use or capacity of buildings or lots. c. Abnormally high number of abandoned buildings. 2. b. Depreciated or stagnant property values or impaired investments. examples of this include: a. and banks and other lending institutions.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area 1. and 4. Serious Building Code violations b. 4. 3. Abnormally low lease rates. examples of such conditions include: a. given present standards and market conditions.

and other resources were collected and analyzed to determine what conditions may be adversely affecting the health and safety of persons in the Project Area. liquor stores.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area 6. 2007. These physical conditions are assessed in terms of the health and safety of persons and the economic viability of development in an area. B / 21 . In order to assess physical blight in the Project Area data from the 2007 Field Survey. The poor physical conditions of the Project Area place a burden on the community by reducing its ability to meet its goal of fostering vibrant neighborhoods. Total Blighted Parcels will not equal the sum of all conditions or percent of total. Table B-1 summarizes the number of parcels exhibiting physical blighting conditions. The Project Area is comprised of 2. or adult-oriented businesses that has resulted in significant public health. and County data The presence of these conditions reflect a lack of investment by property owners in maintaining their properties in good condition to assure the safety of persons who live and work in the Project Area. as economic returns from an area decline there is a corresponding lack of investment in physical upkeep of properties. Physical blighting conditions propagate further decline of an area and deter economic development activities by private investors. MetroScan parcel data. safety. 7. and/or dilapidation and deterioration. building code enforcement.914 parcels of which 1. structural obsolescence. or 38%. exhibit signs of one or more physically blighting characteristic such as incompatible adjacent land uses. Inc. further perpetuating physical blight.112. or welfare problems. BAY POINT REDEVELOPMENT PROJECT AREA BLIGHTED PARCEL SUMMARY Blighting Condition Deterioration & Dilapidation Defective Design Structural Obsolescence Incompatible Adjacent Uses Total Blighted Parcels/1 Total # of Parcels 858 518 2 6 1. A high crime rate that constitutes a serious threat to the public safety and welfare.112 Table B-1 % of Total 29% 18% Less than 1% Less than 1% 38% /1 Parcels may exhibit more than one blighting condition and as a result. Physical B lig ht ing C ond it ion s in the Pr oject Area CRL Section 33031(a) describes the physical conditions that cause blight. An excess of bars. defective design. Generally. Source: Rosenow Spevacek Group. as well as the adverse economic conditions that result from physically deteriorating conditions. field survey of September 18-20. Exhibit B-1 illustrates the portions of Project Area where physically blighting conditions remain.

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area B / 22 .

with the threat of structural failure. “…due to deterioration and obsolescence. a lack of maintenance results in buildings becoming unusable. Dilapidation and Deterioration Dilapidation and deterioration is a phenomenon that occurs when aging structures do not recur routine maintenance and repairs. therefore. B / 23 . The following discussion substantiates the presence of these serious conditions which cause 29% of the structures within the Project Area to be unsafe and unhealthy for persons to live or work. a building’s capital value (and the rent it can charge) about halves by twenty years after construction. How Buildings Learn. What Happens After They’re Built. that a structure’s condition is often directly correlated with its age. there are 3. and 60% of those permitted structures were built prior to 1960 and 79% were built before 1980. It should be noted that unpermitted structures and illegal additions are not accounted for by the county assessor’s office and therefore. Table B-2 presents a summary of the structures within the Project Area by decade built. According to county assessor’s data obtained through the Metroscan database. don’t bother. By nature. and faulty and/or inadequate water and sewer utilities. Most buildings you can expect to completely refurbish from eleven to twenty-five years after construction. The rule of thumb about abandonment is simple…if repairs will cost half of the value of the building.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Unsafe and Unhealthy Buildings for Persons to Live or Work Pursuant to CRL.” It is no surprise. older structures are more difficult to rehabilitate and as structures age rehabilitation becomes more expensive due to the need to bring buildings up to current building code. As stated in Stewart Brand’s book. Brand states that. and upkeep deferred for extended periods of time. or more than 25 years ago. are not included among the table results. construction that may be vulnerable to damage from seismic or geologic hazards. serious building code violations.063 structures located within the Project Area that reported the year built. buildings in which it is unsafe or unhealthy for persons to live or work are represented by structures that exhibit serious dilapidation and deterioration by neglect.

windows. a product of First American Real Estate Solutions. of Structures 1 7 11 79 227 562 945 503 100 395 87 146 3.42% 3.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area BAY POINT REDEVELOPMENT PROJECT AREA STRUCTURES BY AGE Decade <1899 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 Total No.85% 16. L. siding.90% 2. Despite Agency efforts to curtail blight in the Project Area. B / 24 .23% 0. Among some of the more prevalent building conditions noted during the field survey which characterize a parcel as dilapidated and deteriorated include: deteriorated or damaged external building materials such as roofing. doors.03% 0. In addition to nearly 80% of the structures located within the Project Area having been built prior to 1980.35% 30.77% 100% Source: Metroscan.063 Table B-2 % of Total Structures 0.26% 12. The following sample of photographs depicts typical conditions noted during the 2007 Field Survey. and overhangs.84% 4. window frames.58% 7. 29% of the Project Area parcels show signs of serious dilapidation and deterioration resulting from long-term neglect. rafters/framing. a prevalence of seriously dilapidated and deteriorated buildings exists.36% 2.P. exposed wiring. and faulty weather protection.41% 18.

faulty weather proofing. the unsecured doors and broken windows of the apartment complex may indicate forced entry and possibly signal residential squatting. as shown by photo 1 and photo 2. B / 25 . broken doors and windows. displays a lack of investment by its owner which has resulted in serious dilapidation and deterioration of the structures on site. potentially devaluing surrounding properties. and exposed wiring. In addition. Visible trash and debris also make this structure a potential fire hazard and eyesore.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 1 Photo 2 The property located along Hill Street. The conditions include damaged exterior building materials.

Roofing and overhang materials are buckling and in complete disrepair and the structures eaves are damaged and/or missing.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area County staff has indicated that unoccupied structures within the Project Area such as these are often used for illegal activities. B / 26 . A stucco column to support the roof and overhang is missing and has been replaced by a poorly constructed substitute made of substandard building materials which renders the structure unsound. Photo 3 The external building materials of this Solano Ave property are so severely damaged that it presents serious health risks to inhabitants and negatively impacts the economic progress of surrounding properties. Given the conditions visible from the public right-of-way it is conceivable that this structure also suffers from internal structural damage.

The structure’s leaning column and damaged foundation make this dwelling unit unfit for human habitat. B / 27 . Faulty weather proofing materials and damaged/missing eaves are visible signs of an aging structure left exposed and vulnerable to external forces such as wind and rain and exposed wiring drooping down from the roof present a potential fire hazard.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 4 This property located within the Project Area along Mountain View Avenue shows signs of impaired investment as evidenced by the dilapidation and deterioration of the single family residential unit.

B / 28 . which serves to protect structures from the elements. The lack of paint. The poor condition of this structure and lack of reinvestment by its owner may reflect marginal economic gains due to relatively low lease rates that the property owner can charge.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 5 The damaged eaves and lack of weather proofing materials of this commercial structure located along Willow Pass Road are a sign of this building’s deteriorating external building materials. leaves this building exposed and vulnerable to rain and wind which can cause further deterioration and wood rot.

The damaged siding and stucco indicate a lack of reinvestment. B / 29 . When electrical wiring is exposed and left unmethodically it presents potential health hazards due to direct contact and fire. The combination of exposed wiring and trash viewed in this photo further perpetuate fire risk and unsafe conditions.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 6 This commercial property located along Willow Pass Road exemplifies the serious risks attributable to exposed utilities/wiring that are often observed within the Project Area.

According to County staff.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 7 This Bayview Ave. The residential unit suffers from exposed wiring. such as this one.. property is in very poor condition and displays a complete lack of reinvestment by its owner which has resulted in serious dilapidation and deterioration. Furthermore. and damaged exterior building materials. the busted windows and unsecured front door indicate forced entry and possibly signal residential squatting which County staff indicates is a serious problem in the Project Area. lack of paint. unoccupied structures. are oftentimes used for illegal activities such as drug use and prostitution. B / 30 .

Not only does this structure pose healthy and safety concerns but it also detracts from the community’s aesthetics which may impair surrounding property values. seemingly abandoned house. deteriorated roofing materials. and missing eaves.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 8 This boarded up. Building elements show signs of sagging and disrepair and the property also lacks exterior improvements such as an adequate driveway and walkway to the front door. along Bailey Road suffers from damaged exterior building materials and foundation. B / 31 . leaning roof supports.

Broken windows and the lack of manicured landscaping indicate a lack of reinvestment by property owners. and doorways are damaged or deteriorated and heavily oxidized. The condition of this property poses a physical threat to inhabitants and may also negatively impact the economic progress of surrounding properties. building elements such as roofing materials. B / 32 . Furthermore.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 9 This 256 acre waterfront property located easterly and adjacent to McAvoy Harbor is underutilized and generally in poor condition. siding.

doors are broken and windows boarded which are all signs of impaired investment and possible abandonment. high weeds and foliage that back up to the structure create a fire inducing environment. B / 33 . The messages left by the tenants of the property indicate that there may a problem with squatters inhabiting the unit.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 10 This structure located on South Broadway Avenue is seriously dilapidated as a result of long-term neglect. and the property is in need of external improvements such as a driveway. Outdoor storage. Roofing materials are deteriorated.

Either building is unsuitable and unsafe for inhabitants. Also. and heavy oxidation of the roofing and siding materials. This presents an unstable condition that could pose serious health and safety risks to persons of the Project Area and may potentially devalue surrounding property values.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 11 This structure located along Alves Lane suffers from dilapidation and deterioration as evidenced by the damaged exterior building materials. B / 34 . it appears that this property is being used to store a prefabricated home that sits on top of a large commercial trailer and may be an illegal structure. broken door.

This structure is an eyesore in the community and may work to lower property values of the surrounding properties.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 12 This single family residence is located on Hill Street shows clear signs of impaired investment by the property owner such as peeling paint. and deteriorating exterior building and roofing materials. B / 35 .

This property poses a serious threat to the health and safety of Project Area residents and may impede the economic progress of the Project Area. such as this residential unit. The lack of reinvestment by property owners is apparent by the unkempt foliage. serve as a safe haven for illegal activities which creates excessive burden on the Project Area and surrounding community. B / 36 . and damaged exterior building materials. property is home to multiple homicides in recent years.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 13 This Bella Vista Ave. Vacant properties. broken doors and windows.

Further hazardous conditions or materials located in a residential setting is dangerous to neighborhood residents and poses an attractive nuisance to young persons. Fire damaged structures may be cited if the property is not properly secured within 30 days or if the structure is not properly rehabilitated or demolished after a reasonable period of time. 232 Madison Avenue) Illegal residential garage and carport conversions used as additional living space. (Project Area examples include 196 North Bella Monte. 110 Jefferson)     B / 37 . The following list exemplifies some of the types of serious code violations observed by County staff in the Project Area during the early months of 2007. buildings in which it is unsafe or unhealthy for persons to live or work are conditions that may be caused by serious building code violations. 293 Driftwood Drive. This is a violation of Section D of the Bay Point Planned-Unit Zoning District Program which states that any outdoor storage and maintenance area shall be screened from view from public streets. Buildings and structures that do not meet basic uniform building requirements. Unpermitted buildings that are not properly inspected for safety could cause personal injury to occupants and unapproved commercial/industrial operations may not be compatible with surrounding uses. Structures left unrepaired after fire damage present serious health and safety risks. 183 Bella Vista) Unscreened junkyard conditions located on residential and commercial properties. A December 2007 fire that took the lives of three young girls who were occupying a converted garage for living space in Long Beach. The Chief of Long Beach Fire Department called the living conditions of the converted garage (there was no smoke detector) a recipe for tragedy. Garages and carports are not suitable living spaces and when converted without permit or proper inspection it is not possible to determine if structural integrity has been jeopardized by the nature or quality of work. 15 Intel. patrons. 172 Ambrose Avenue) Unpermitted industrial business operating from an unpermitted building. Such properties are an eyesore to the community and can have significant impacts on surrounding real estate values as well as present serious health risks due to potential fire hazards and unsanitary/toxic conditions. (Project Area examples include 3333 Willow Pass Road. (Project Area examples include 94 Bella Vista. or does not meet other local codes mandated to ensure human health and safety. (Project Area examples include 1945 Willow Pass Road. and residents of an area. pose a threat to the workers. 21 Loftus Road) Illegal dumping in the Project Area. such as Port of Chicago Highway. creates unsanitary conditions and can be a potential fire hazard. California underscores the serious health and safety concerns associated with illegal garage conversions. It is important to note that building code violations are occurring throughout the Project Area and are not isolated to any particular part of the Project Area:  Buildings containing structural damage due to fire.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Building Code Violations Pursuant to CRL Section 33031(a). 29 Bella Vista. (Project Area examples include 33 Breaken Drive. particularly on vacant properties and along the sides of roads.

but a high percentage of those code violations are for serious conditions that pose a threat to the health and safety of workers. patrons. The Building Inspection Department is not only citing a significant number of properties for code violations every month within the Project Area. 263 Enes Avenue) Car repair and other types of businesses being run out of residential properties. In the example of a car repair business being operated from home. Without proper permitting/inspections residential structures cannot be properly evaluated for suitability for industrial/commercial conversion nor for the business’s compatibility with adjacent uses. 1 Whang Drive. unsecured vacant structures. (Project Area example includes 98 Mountain View Avenue) Residential lots with raw sewage in the rear yards. and residents of the Project Area. faulty weather proofing. The following types of violations were considered to be serious: structural damage due to fire. additional follow up visits to make sure the violation is not reoccurring. B / 38 . Unpermitted improvements may potentially affect the structural integrity of the building. Without examining the actual improvement. This is an unsanitary condition that is a threat to human health and safety. (Project Area examples include 46 Bayview. illegally occupied structures. During that same time period the Building Inspection Department issued over 414 building and zoning code violations of which 278 or 70% are considered to be serious in nature. Table B-3 presents a summary of code violation data for the Project Area from January 2007 to August 2007. unpermitted business operations (primarily occurred when industrial/commercial businesses are run out of residential properties). properties containing raw sewage. it is not possible to determine the true effects of the improvement on the structure. hazardous electrical wiring. and illegal dumping. (Project Area example includes 23 Fairview Avenue)   These conditions not only create an unsafe and unhealthy environment for persons to live and work but they also cause a drain on County resources as most code enforcement cases require at least one. properties exhibiting junkyard conditions.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area  Unpermitted building additions and improvements. unpermitted building improvements. there are serious risks due to waste disposal and chemical runoff. if not more. illegal garage and carport conversions. creating a dangerous environment in which to live or work.

the types and quantity of building code violations cited in the Project Area during 2007 are consistent with previous years and should not be viewed as abnormally high. and other department violations that have received final notice to comply.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area BAY POINT REDEVELOPMENT PROJECT AREA 2007 BUILDING CODE VIOLATIONS/1 Code Violation Building Zoning Other Departments/2 Posted/3 TOTAL Serious Violations/4 Jan 15 11 14 2 42 35 Feb 17 13 16 2 48 38 March 17 17 17 2 53 36 April 17 14 14 2 47 32 May 15 9 16 3 43 27 June 25 11 16 4 56 34 July 27 15 15 3 60 36 August 29 17 14 5 65 40 Table B-3 Total 162 107 122 23 414 278 /1 Due to a lack of action by property owners to bring their property into code compliance or because of reoccuring violations. zoning.e. who is responsible for overseeing code enforcement services. Source: Contra Costa County Building Inspection Department According to the Chief of Property Conservation Division of the Building Inspection Department. Environmental Health. /2 Cases that require other departments to review and approve (i. Only data through August 2007 was available at the time of this report. /4 Reflects the number of building. The following photographs represent an example of suspected illegal residential garage conversions and junkyard conditions observed during the 2007 Field Survey: B / 39 . /3 Comprised of building. zonning. This fact alone documents that ongoing blight is present within the Project Area and additional financial resources are needed to address these conditions. Public Works. a property may be recorded for the same violation in multiple months. and other department code violations considered to be serious in nature. Community Development) or in probate.

a car garage.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 14 This home located along Anchor Drive illustrates a suspected illegal garage conversion as observed during the 2007 Field Survey. According to county assessor’s parcel data the structure contains 255 sq ft of garage space. as evidenced by the replacement of a garage door with a closed wall made of fixed building materials. however. it is not possible to determine the true effects of the improvement on the structure. Without examining the actual improvement. It appears. that the portion of the house at the end of the driveway is not being used for its intended purpose. creating a dangerous living environment. However. illegal garage conversions may potentially affect the structural integrity of the building. B / 40 . Since the field survey was conducted from the public right-of-way it is impossible to verify that this garage conversion is being used as additional living space.

creating a dangerous living environment. a large quantity of articles from the home that appeared to just be “thrown” out onto the front yard was a sign that the property had been illegally occupied by squatters. illegal residential garage conversions are a widespread phenomenon throughout the Project Area.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 15 According to County staff. This photo was taken during the 2007 Field Survey after County resources had been used to clear the articles and debris. Illegal garage conversions may potentially affect the structural integrity of the building. County staff identified this property along Crivelo as a garage conversion that likely did not have proper permits. B / 41 . During an initial visit to the Project Area. Furthermore.

However. B / 42 . Without examining the actual improvement. Since the field survey was conducted from the public right-of-way it is impossible to verify that this garage conversion is being used as additional living space.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 16 This residential property on Shore Road appears to have a converted carport for additional living space. Illegal garage and carport conversions are prevalent throughout the Project Area and present considerable risk to inhabitants. it is not possible to determine the true effects of the improvement on the structure. illegal garage and carport conversions are not suitable living spaces and when converted without proper permits or inspection it is not possible to determine if structural integrity has been jeopardized by the nature or quality of work.

hurting the economic viability of the community. and pests. and the conservation of property values. B / 43 . Junkyard-like conditions are unsightly and may interfere with public interests. safety and welfare. Stored refuse may be a fire hazard from spontaneous or accidental combustion and may become habitats for rodents. mosquitoes.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 17 This residential parcel along Hill Street has an excess of outdoor storage and debris simulating junkyard and disposal site conditions. the protection of the public health. These conditions can become a nuisance for neighboring property owners.

concerns arise regarding potential soil and groundwater contamination from leaking automobile fluids and other chemicals.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 18 This property along Alves Lane contains outdoor storage and vehicles parked on the lawn simulating junkyard conditions. B / 44 . When cars are repaired and/or stored on permeable surfaces such as grass and dirt. These conditions detract from the community’s aesthetics and may impede real estate values of the surrounding properties. One car is without rear tires and supported by a jack which signals that car repairs and/or vehicle storage is taking place at this location.

Furthermore.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 19 This industrial property located along Port Chicago Highway shows signs of excess outdoor storage. B / 45 . trash. sites exhibiting these types of conditions are oftentimes the result of substandard or defective design which causes business owners to move storage and production outdoors due to insufficient structural improvements for their operations. This property is an eyesore to the community and can have significant impacts on surrounding real estate values as well as present serious health risks due to potential fire hazards and unsanitary/toxic conditions. and possible production. This is a violation of Section D of the Bay Point Planned-Unit Zoning District Program which states that any outdoor storage and maintenance area shall be screened from view from public streets.

The building is unsuitable and unsafe for human use and presents a serious safety hazard to users of McAvoy Harbor.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 20 According to County staff. The property displays substandard design as evidenced by the explicitly dilapidated building which lacks a foundation. windows. and a buckled roof. roofing. B / 46 . The building rests on blocks several feet above the ground and is dilapidated throughout with deteriorated siding. this old restaurant building was relocated to this property on McAvoy Road many years ago and has remained vacant and in complete disrepair. doors.

Furthermore. Roofing materials appear to be of substandard materials and either damaged or unfinished which may provide inadequate protection from the elements. The building improvement appears to have low structural integrity and would appear to be an illegal building addition. are not suitable for cohabitation and present considerable health and safety risks to persons occupying the space. the unsightly addition and outdoor storage present a visual blemish that may negatively affect neighboring property values. Illegal additions.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 21 This residential unit on Solano Avenue exhibits a poorly constructed building addition using exposed plywood as a permanent building material. B / 47 . which do not receive proper inspection.

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Construction Vulnerable to Damage from Seismic or Geologic Hazards According to CRL Section 33031(a)(1). buildings being used for purposes for which they were not originally constructed or intended 6. present health and safety risks in the event of seismic activity. 520 parcels. zoning. defective. walls tend to disconnect from buildings and fall outward. California adopted Senate Bill 547 requiring every jurisdiction in Seismic Zone 4 (includes all of Contra Costa County) to inventory its buildings constructed of unreinforced masonry by 1990. or obsolete design or construction given the present general plan. that. or 18%. poor building or site layout 7. Typical characteristics of parcels and/or buildings suffering from substandard or defective design include: 1. Of the 2. substandard exterior building materials 9. or obsolete design as determined by the 2007 Field Survey. defective. According to the Northern California Chapter of the Earthquake Engineering Research Institute (“EERI”).914 parcels in the Project Area. to adopt a loss reduction program. a lack of parking 3. inadequate vehicular access 4.” Conditions Hindering the Viable Use of Buildings or Lots Pursuant to CRL Section 33031(a)(2). a building or lot’s viable use may be hindered by buildings of substandard. poorly constructed additions 8. exhibit one or more characteristic of parcels or buildings suffering from substandard. Structures lacking modern earthquake-resistant design. construction that is vulnerable to serious damage from seismic or geologic hazards is a physical condition causing buildings to be unsafe or unhealthy for persons to live or work. excessive lot coverage/inadequate setbacks 2. EERI further stated in their document. Among the County Building Inspection Department’s inventory of unreinforced masonry buildings are a church and a commercial property located along Willow Pass Road in the Project Area. Unreinforced Masonry Building Fact Sheet. “URM [unreinforced masonry] failures have been responsible for deaths in California Earthquakes since at least 1868. and as recently as Loma Prieta in 1989 and San Simeon in 2003. outdoor storage or production 10. The most prevalent conditions preventing B / 48 . and to report progress to the Seismic Safety Commission. In 1986. inadequate loading areas 5. or other development standards. such as those mentioned along Willow Pass Road. when substantial garbage/debris/stagnant water exist Many of these characteristics of substandard or defective design exist throughout the Project Area. sometimes causing the building to collapse during earthquakes. with unreinforced masonry.

The following photographs depict a sample of Project Area properties whose viable use is hindered based upon the aforementioned conditions. and parcels containing significant garbage and debris. B / 49 . outdoor storage or production. poorly constructed additions.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area or hindering the viable use or capacity of buildings or lots in the Project Area include. substandard exterior building materials.

ingress and egress to the commercial center’s loading facilities are limited to a driveway along Port Chicago Highway and a driveway on Pacifica Avenue that leads to an adjacent private property. opened gate further indicating that commercial vehicles are entering or exiting through the residential property. Furthermore. Photograph 22. creating unsafe conditions for residents and children.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Microsoft Virtual Earth Image 1 The retail center located at the northwest corner of Port Chicago Highway and Pacifica Avenue suffers from poor building layout and obsolete design. it is unlikely that the driver would be able to maneuver the vehicle in a way that it could back into its current position without breaching the adjacent property line. it would appear that in order for commercial vehicles to access loading facilities they must either enter or exit the loading area by the adjacent multifamily residential property. shows that vehicular access is available through a large. B / 50 . taken from the adjacent multifamily residential property during the 2007 Field Survey. Microsoft Virtual Earth Image 1 shows a large commercial truck pulling a trailer stationed at the south end of the retail center’s loading facilities during daylight hours. Given the size of the commercial vehicle and turning angles. Based on evidence from the aerial image and Photograph 22 on the following page. As evidenced by Microsoft Virtual Earth Image 1.

the median gross leasable area for a market located in a neighborhood shopping center is 34. B / 51 .a clear indication of obsolete design. and damaged/deteriorated exterior building materials. the center would not be rebuilt to the same specifications for its current uses given today’s development standards. It is also noteworthy to point out that should the commercial center’s improvements be recycled. In addition to its poor layout and obsolete design. Poorly constructed additions characterize outdated buildings that do not properly meet tenant needs.187 square feet. The Port of Chicago Highway and Pacifica Avenue market that currently operates in this neighborhood retail center occupies a building less than 15. faulty weather proofing.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 22 The retail center’s obsolete and defective design is further evidenced by the poorly constructed addition (Photograph 23) that appears to be used for loading purposes. this retail center exhibits signs of deterioration and dilapidation resulting from long-term neglect including. According to the 2004 publication of Dollars & Cents of Shopping Centers by the Urban Land Institute.000 square feet or less than ½ the median size for this type of retail center.

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 23 (Please see the preceding two pages for a description of this property) B / 52 .

B / 53 .REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 24 This property along Ambrose Avenue contains multiple detached residential units without adequate on site parking facilities. These units also display early signs of deterioration and dilapidation including exposed wiring and lightly damaged eaves/exterior building materials. which is a clear indication of their outdated design. single-family residences with three bedrooms or less are required to include a minimum of a one-car garage and one driveway parking space per unit. This is an obsolete design that has affected the viable use of the structures and lot. The placement of vehicles inhibits ingress/egress to posterior units of the property which may present a safety hazard in the event of an emergency. According to development and use standards provided by the Bay Point Planned-Unit District Zoning Program. These units do not conform to these current parking requirements.

unsafe/ unhealthy conditions for neighboring residents. and residential uses. The results of incompatible uses can include noise pollution. The following photograph displays a vacant residential property with operations that are incompatible for a residential zone and the subsequent image highlights incompatible residential and industrial uses in the Project Area. Located along Willow Pass Road. These results are derived from the 2007 Field Survey. the bar is easterly adjacent to a park and residential uses are nearby to the south. Such properties may also exhibit signs of economic blight as various incompatible uses can also result in stagnant property values or impaired investment for adjacent properties. weapons possessions. The bar previously shown in Photo 6 is incompatible with adjacent and nearby uses. B / 54 . childcare center. Multifamily residential units. a childcare center. and hindrance of the economically viable use of buildings and lots. This site has also been identified by the Contra Costa Sheriff’s Office (“Sheriff”) as having substantial law enforcement problems such as public intoxication. According to information gathered from County staff and the community. The Project Area contains 6 incidents where land uses are incompatible with nearby or adjacent uses. The following discussion details a sample of the incompatible adjacent or nearby land uses in the Project Area. the bar is a nuisance and continual burden on the community. sales to minors. and excessive loitering that occurs outside the bar. Such activity presents a serious threat to the health and safety of persons within the Project Area and is incompatible with the nearby park. and knowingly allowing drug sales on the property. commercial/ industrial traffic through residential neighborhoods. due to high noise levels coming from the bar and outdoor patio. and a church are also located in the vicinity on Willow Pass Road. church.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Incompatible Adjacent or Nearby Land Uses Land uses are found to be incompatible when certain properties are not congruent with adjacent or nearby uses which prevent the economic development of those parcels or other portions of the project area and/or present potential health and safety hazards to neighboring parcels. fights.

The parking of commercial vehicles in this residential zone is an incompatible use that poses traffic and safety hazards for the residents of the adjacent multifamily units and neighboring homes. this parcel located along Ambrose Ave is designated for single family residential use. Storage of this commercial vehicle is not the proper use of this residentially zoned property.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Photo 25 According to the Bay Point General Plan/Specific Plan Land Use Map contained within the Bay Point Planned-Unit District Zoning Program and county assessor’s parcel data. During the 2007 Field Survey the parcel was observed being used for storage of this commercial vehicle. B / 55 .

Such properties may also exhibit signs of economic blight as various incompatible uses can also result in stagnant property values or impaired investments for adjacent properties.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Microsoft Virtual Earth Image 2 This aerial image of properties located along Port Chicago Highway near the McAvoy Harbor entrance shows two single family homes that have been built on a single parcel zoned for heavy/light industrial use. B / 56 . These properties are an instance of incompatible use observed in the Project Area during the 2007 Field Survey. and surrounding light and heavy industrial uses.

In order to show that the Project Area remains blighted. CRL Section 33031(b) describes the economic conditions that cause blight. Metroscan parcel data. a lack of commercial facilities. In order to assess economic blight in the Project Area. B / 57 . and other resources were collected and analyzed. it must also contain one or more of the economic conditions described in CRL Section 33031(b).REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Economic Blig ht ing C ond it ion s in the P roject Area The previous discussion outlined the physical conditions of blight remaining within the Project Area. as well as the economic viability of the Bay Point community. an excess of bars and other adult-oriented businesses. market studies. The following discussion substantiates the seriousness of several indicators of economic blight within the Project Area. DataQuick. residential overcrowding. The purpose of the analysis was to determine what conditions may be adversely affecting the health and safety of persons in the Project Area. and high crime rates. EnviroStar. Exhibit B-2 illustrates the portions of Project Area affected by economically blighting conditions. data from brokers. the Sheriff. These economic conditions are generally assessed in terms of depreciated property values. low lease rates.

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area B / 58 .

a professional real estate appraisal company. Property values depreciate or stagnate when blighting factors exist and impede economic progress. Impaired Property Values Due to Hazardous Wastes Pursuant to CRL Section 33031(b)(2). Ft. As evidenced by Table B-4. Norby & Associates. it should be noted that Pittsburg’s 2006 home price per square foot would be higher if the Project Area were excluded. BAY POINT REDEVELOPMENT PROJECT AREA HOME PRICE PER SQUARE FOOT COMPARISON 2006 Price/Sq. a property sale will cause that property’s assessed value to be reset to the new sales price. 10% lower than Pittsburg. impaired property values. Further evidence of the Project Area’s depreciating property values comes from property sales data obtained from Metroscan. 33% lower than Concord.P. and 38% lower than the county as a whole. In general. B / 59 . $297 $303 $333 $389 $404 $419 Table B-4 Location Antioch Bay Point Project Area Pittsburg/1 Martinez Concord Contra Costa County /1 Includes the Bay Point Project Area Source: DataQuick Information Systems. This fact indicates that nearly 1 of every 3 properties sold within the last five years in the Project Area has had a reduction in assessed value due to the Project Area’s declining real estate market.C. According to J. or loaned real estate impaired by chemicals and toxic compounds.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Depreciated or Stagnant Property Values According to CRL. 28% of the 753 properties sold within the Project Area have a lower assessed value today than what their market value was at the time of last sale. According to property sales data obtained for the time period between January 2002 and December 2006 there were 753 property sales transactions that occurred within the Project Area of which 211 properties sold at a price per square foot higher than their current 200708 per square foot assessed value. L. It is important to first highlight that traditionally. case histories document devastating consequences for many who have purchased. Given that the home price per square foot for neighboring Pittsburg includes Project Area figures. residential property values are significantly lower in the Project Area when compared to surrounding communities and the county. 28% lower than Martinez. invested in. due in significant part. the cost of remediation has exceeded the property’s market value. In other words.a product of First American Real Estate Solutions. MetroScan. over the last five years. home sales in 2006 averaged $303 per square foot for the Project Area which is 2% higher than Antioch. to hazardous wastes is an economic blighting condition. and that in many cases. depreciated or stagnant property values are conditions that cause economic blight.

REPORT TO THE BOARD OF SUPER VISORS
Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area

In order to assess ongoing environmental contamination within the Project Area, research was conducted using the Department of Toxic Substances Control (“DTSC”) EnviroStor database. EnviroStor is an online search and Geographic Information System tool that allows you to search for information on investigation, cleanup, permitting, and/or corrective actions that are planned, being conducted or have been completed under DTSC’s oversight. Two Project Area properties are listed in the EnviroStor database for lead contaminated soil and potential organic liquids with metals contamination. The EnviroStor database confirmed that a 1.5 acre property located along Port Chicago Highway suffers from lead contaminated soil and that further evaluation is needed in order to understand the true extent of contamination and the level of clean up necessary. From 1966 to 1979 Western Lead Burning Company operated and produced at this site liner for the inside of tanks, made with lead and plastic. Since the lead smelting operation a variety of other hazardous materials producing businesses have occupied the site including repair shops servicing automobiles, boats, recreational vehicles, and swimming pools. At the time of DTSC’s report, an irrigation equipment supplier occupied the property. According to a DTSC report, a 29 acre site originally owned by the Shell Chemical Company who operated an ammonia plant from 1930 to 1967 potentially contains hazardous substance contaminants consisting of organic liquids with metals. Shell Chemical Company operations included production of hydrogen, carbon, hydrocarbons, nitrogen, ammonia, phosphates, and iron oxide catalysts involving compounds containing iron, nickel, chromium, copper, potassium, cobalt, molybdenum, and vanadium. An onsite lab also produced wastes containing styrene, ethyl benzene, benzene, and toluene. In 1980 the property was sold to PG&E and subsequently purchased by Criterion Catalyst Company, in 1988. The current owner and operator at this site has manufactured hydro-treating and dehydration catalysts for various oil refining, petrochemical, and plastic manufacturing industries. It is generally accepted that hazardous waste contamination and even the perception of contamination, whether real or not, can have drastic affects on property values, however, measuring hazardous waste’s impairment on property values requires specialized methodology. According to William Kinnard, author of, "Measuring the Effects of Contamination and Pollution on Property Values: The Focus of the 1991 Symposium in the Context of the Current State of Knowledge" the following criteria are used for measuring the decreased market value of contaminated properties: 1. Cost to Correct 2. Reduced Marketability 3. Inability to Obtain Mortgage Financing 4. Reduced Net Operating Income 5. Higher Capitalization Rate Transfers of ownership for both of the previously discussed properties last occurred in 1988, and therefore, information regarding the aforementioned criteria is not readily available. Short of a full appraisal, it is difficult to fully asses how hazardous wastes may impair these sites’ property values or the property values of nearby properties. However, it is conceivable

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REPORT TO THE BOARD OF SUPER VISORS
Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area

that should these properties be placed on the market, they can expect reduced marketability as well as high remediation costs consequently impairing their value. It is generally accepted that environmental contamination, or even the perception of contamination, diminishes a property’s market value.
High Business Vacancies & Low Lease Rates

Pursuant to CRL Section 33031(b)(3), abnormally high business vacancies or abnormally low lease rates are an economic condition causing blight. Although published market data detailing business vacancy and lease rates are not available for the Bay Point community, real estate professionals familiar with the Bay Point real estate market confirm that Bay Point exhibits higher business vacancy rates and lower lease rates than other parts of the County. Real estate professionals interviewed at Cushman & Wakefield, Security Pacific Real Estate, Settlemier Properties, and the Community Housing Development Corporation all confirm that the Bay Point suffers from high business vacancy rates and low lease rates. High vacancy and low lease rates are often the consequence of other blighting conditions, such as dilapidated and deteriorated buildings, buildings of substandard and obsolete design, incompatible land uses, and high crime rates. The following photograph was taken of a vacant commercial building in the Project Area during the 2007 Field Survey.

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REPORT TO THE BOARD OF SUPER VISORS
Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area

Photo 26 This vacant commercial building on Port Chicago Highway is an example of a Project Area business vacancy. This property displays signs of lack of reinvestment and economic maladjustment including an unfinished façade, boarded up windows, a lack of weather proofing materials, and damaged signage. Economic maladjustments occur when blighting factors that exist within an area impede economic progress. Economic maladjustments manifest themselves throughout the Project Area in a multitude of ways including low lease rates and high business vacancies.

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REPORT TO THE BOARD OF SUPER VISORS
Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area

Lack of Necessary Commercial Facilities

Pursuant to the CRL, a serious lack of necessary commercial facilities that are normally found in neighborhoods constitutes economic blight. CRL Section 33031(b)(4) lists grocery stores, drug stores, banks, and other lending institutions as necessary commercial facilities. Within the Project Area a limited number of grocery stores exist along Port Chicago Highway and Willow Pass Road. Banks, lending institutions, and drug stores are absent from the Project Area. The closest drug store and bank are located just outside the Project Area boundaries in a retail shopping center located along Bailey Road immediately south of Highway 4.
Excess of Bars, Liquor Stores, or Adult-Oriented Businesses

An excess of bars, liquor stores, or adult-oriented businesses that has resulted in a significant public health, safety, or welfare problems is a condition of economic blight pursuant to CRL Section 33031(b)(6). Located within the Project Area are two bars and two liquor stores. According to County staff, the two bars located along Willow Pass Road are hubs for criminal activity and present significant public safety and welfare problems to the residents and workers of the Bay Point community. County staff’s claims are supported by the significant concerns expressed by the Bay Point Project Area Committee (“Project Area Committee”), the Bay Point Municipal Advisory Council, and the general public regarding the bar located on the southwest corner of Willow Pass Road and Madison Avenue, and data supplied by the Sheriff. On November 9, 2005, the Project Area Committee held a meeting to consider an application requesting approval to expand the aforementioned bar. The following is an excerpt from the meeting minutes, “Many concerns about the current use were expressed, including [alleged] patrons loitering, drug use, public intoxication, noise levels from the bar, speeding up and down the street, and prostitution…there were other concerns expressed about the proximity of the business to Anuta Park.” Furthermore, an incident log provided by the Sheriff exposes the large number of and types of calls-for-service to the bar. Between March 2004 and March 2007 over 230 calls were made to this location for incidents such as; drunk in public, auto burglary, disturbance of peace, armed robbery, vandalism, assault and battery, warrant arrest, suspicious persons, and 911 hang ups. Hang-up calls are a major concern and burden for the Sheriff because they are required to send a Deputy to the site to investigate any potential problems at the location. Many times there is no problem or emergency which has resulted in a drain on limited law enforcement resources. In addition, correspondence from the California Department of Alcohol and Beverage Control indicate disciplinary history for the bar located at Willow Pass Road and Madison Avenue, including the following grounds from actions: sales to minors, permitting obviously intoxicated individuals to remain on-site; failure to post “no person under 21 allowed”; several accounts of knowingly allowing drug sales on the property; and purchasing alcohol from unlicensed vendor. All of these incidents are a serious threat to public safety and contribute to a lower quality of life for all persons within the Project Area.

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Unincorporated Concord. The Bay Station House provides uniformed law enforcement services to a variety of unincorporated jurisdictions spanning from Port Costa west on Highway 4 to Crockett on I-80 and west to Richmond. and east of Highway 4 to Bay Point. The California Attorney General has the duty to collect. as well as the very diverse social. Crime data was collected from the Sheriff for each of the Muir Station House and Bay Station House jurisdictions. whose jurisdiction spans from the Benicia Bridge south along the I680 corridor to Walnut Creek. each with its own Station House. and report statistical data. In addition to Bay Point. Due to the large geographic area. information regarding the incidence of violent and other serious property crimes was collected from the Sheriff and the Office of the Attorney General of the State of California. and motor vehicle theft. Generally. This can further perpetuate other blighting conditions. The Sheriff’s Patrol Division provides uniformed law enforcement services to the unincorporated areas of Contra Costa County and the contract cities of Danville. and there’s going to be more” unless something is done’. The article notes that the owner of the bar’s brother was shot there in July of 2007 by men trying to rob the business and was subsequently shot at in August of 2007. which provide valid measures of crime and the criminal justice process to government and the citizens of California. provides law enforcement services in the Project Area. Bars located within the Project Area present serious risks to the health and safety of residents. Also included in the data are incidents of arson. and aggravated assault. In order to document the crime and its impact on the Bay Point community.Bay Point: Meeting outlines concerns along Willow Pass Road. and Unincorporated Martinez. Muir Station also services the following central county unincorporated communities: Pacheco.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area According to the Contra Costa Times article on August 18. Crime Rates A high crime rate that constitutes a serious threat to public safety and welfare is an economic condition that causes blight. robbery. and for the following three types of property crimes. Unincorporated Lafayette. forcible rape. Lafayette. homicide. When an area suffers from high levels of crime. they contribute to a lower quality of life and degrade the economic viability of surrounding properties and businesses which further perpetuate blighting conditions within the Project Area. The bar’s owner was quoted as having said. Clyde. burglary. Residents Say they’re Fed Up with Crime. such as dilapidation and deterioration resulting from long-term neglect. the second bar along Willow Pass Road is also a center for criminal activity. the Sheriff has broken the county in to four major service areas. and patrons of the Project Area. Orinda. The abovementioned crime categories are the same B / 64 . Oakley. analyze. ‘“I’ve got three or four bullet holes in my building. The Muir Station House. workers. and San Ramon. larceny. Crime rates depicted in Table B-5 represent the number of calls-for-service on a per capita basis that result in the generation of a Sheriff’s incident report for the following four violent offenses. 2007. businesses and other investors are often unwilling to locate their businesses and/or invest their private dollars into these neighborhoods because of the increased level of risk. cultural and economic climates found within the County.

Census Bureau. It should be noted that countywide crime rate data is based upon information made available by the Office of the Attorney General of the State of California. Table B-5 includes the following jurisdictions for comparison: Muir Station House jurisdictions (excluding unincorporated Concord. comparing Bay Point’s crime rates to other Muir Station jurisdictions is considered a very suitable gauge for comparing crime conditions. crime rates were uniformly calculated based upon calls-forservice data provided by the Sheriff and U. Due to a difference in reporting sources countywide Contra Costa data may not be consistent with other crime rates represented in Table B-5. all Sheriff territories. and unincorporated Martinez due to unavailable U. The offenses included in the FBI Crime Index were selected due to their serious nature and potential drain on law enforcement resources. B / 65 . 2000 Census data).S.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area categories included among the Federal Bureau of Investigation (“FBI”) Crime Index. concerns and quality of life issues. In order to assess the severity of criminal activity in the Project Area. In order to maximize validity. and countywide Contra Costa.S. 2000 Census data (an annual growth adjustment equal to that used on a countywide basis by the Demographic Research Unit of the California Department of Finance was applied to 2000 Census data to account for population growth across all jurisdictions). Bay Station House jurisdictions. Since each of the Sheriff’s service areas has its own special needs. Census Bureau. unincorporated Lafayette.

and other jurisdictions with abnormally high crime rates which impact the countywide crime rate. 57%. Richmond (ranked the 9th most dangerous city in the United States by CQ Press’ City Crime Ranking.3 24.Bay Point: Meeting outlines concerns along Willow Pass Road. and 113% higher for the same preceding years.1 92.84 2006 39.4 96. 2006 crime data was not available at the time of this report.0 15. It is important to note.4 9.2 25.7 7. 2007.5 28.7 5. Bay Point’s crime rates are 132%.5 23.5 27. Source: Office of the Sheriff Contra Costa County As evidenced by Table B-5.1 26.8 32.1 12. arson.0 25.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area BAY POINT REDEVELOPMENT PROJECT AREA Table B-5 CALLS FOR LAW ENFORCEMENT SERVICES PER 1.2 70.8 28. forty-four assaults with a deadly weapon. 33. Bay Point was home to two homicides.9 22. Criminal activity in Bay Point poses a serious threat to the health and safety of residents. North Richmond.58 /1 Includes all Contra Costa County unincorporated territories plus the following contract cities: Danville.9 27. respectively.7 20.2 22. Orinda.6 4. criminal B / 66 . trailing only North Richmond and countywide Contra Costa.000 total population for the years 2003 through 2006.7 24.0 42. as indicated by the August 18.7 19. and San Ramon.5 5. /3 Excludes Bay Point. Bay Point’s crime rates are 35.0 20. that countywide Contra Costa figures include Bay Point. and grand theft. Residents Say they’re Fed Up with Crime.4 16. and over three hundred and sixty incidents of other reported crimes including burglary.1 7.6 91. Lafayette.8 13.6 5.2.5.03 2005 29.0 8. and 39.3 5. Contra Costa Times article.1 19.4 7.8 18.7 45.8 19.9 6.0 40.5 26. Oakley.6 23. forty-four cases of armed or strong-arm robbery. however.3 4.6 per 1. During the first three quarters of 2007 alone.7 20. and patrons of the Project Area.7 26.0 45.7 18. Sheriff's Department.4 27. Bay Point consistently has among the highest crime rates in each of the preceding four years for the jurisdictions presented. nine incidents of rape. When compared to the average crime rate of Muir Station House and Bay Station House jurisdictions.5 28. excluding Bay Point and North Richmond. 29. 14th edition). workers.8. and Contra Costa County crime rates.4 23. /2 Crime rates for Contra Costa County are based on countywide crime data provided by the Office of the Attorney General of the State of California and population estimates provided by the Demographic Research Unit. 69%.000 POPULATION Jurisdiction Bay Point Pacheco Clyde North Richmond Tara Hills Bayview Crockett East Richmond Heights Rollingwood Port Costa El Sobrante Montalvin Manor Rodeo Sheriff's Department/1 Contra Costa County/2 Average/ 3 2003 35. California Department of Finance.8 21.5 13. Furthermore.14 2004 33.8 14.5 27.2 21.3 20. North Richmond.2 26.9 8.

as shown in exhibit B-3. In a July 2007 presentation. Although progress has been made by the Agency and there has been limited private investment in the Project Area. These projects include upgrading and improving public infrastructure. Additionally. Furthermore. or lack of. it is apparent that the physical and economic conditions present in the Project Area are causing a reduction in. Receipt of additional tax increment revenue and increased bonding capacity provides the Agency with additional capital to implement blight eliminating projects. and incompatible adjacent land uses. B / 67 . It is evident that the Project Area suffers from a high crime rate that constitutes a serious threat to public safety and welfare. However. Based on the observations and research in this section. it is evident that the Project Area continues to suffer from various physical and economic blighting conditions. and increasing. further improvements are needed to alleviate current conditions. Section E provides additional detail of the proposed public projects that may be undertaken by the Agency in the Project Area and identifies the blighting conditions addressed by those public projects. 38% of the Project Area parcels continue to exhibit signs of physical blight. creating unsafe and unhealthy conditions for persons to live or work. lack of necessary commercial facilities. The 2008 Bay Point Amendment proposes to increase current financial limitations.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area activity appears to be affecting the economic viability of the Project Area too. When combined with the Project Area’s high business vacancies and low lease rates. and very high crime rates. such as deterioration and dilapidation caused by long-term neglect. thus alleviating current conditions that are threatening the health and safety of persons who live and work in the Project Area. Summary o f Physica l and Economic B light ing Con dit ion s The Agency continues to work toward the physical and economic rehabilitation of the Project Area. enabling economic revitalization of commercial and industrial enterprises. defective and obsolete design. This checkerboard pattern of blighted and non-blighted parcels. optimal utilization of the Project Area to such an extent that it constitutes a serious burden on the community. they are frequently in close proximity to other parcels that are in disrepair. between January 2007 and August 2007 there were over 414 building and zoning code violations of which 70% of those are serious violations. management representatives of an apartment complex located along Willow Pass Road in the Project Area told the Bay Pont Municipal Advisory Council that almost half of the tenants in the complex had moved out in the past year and that tenants primarily noted the surrounding area conditions and crimes occurring nearby as motives. economic blighting conditions are both substantial and prevalent throughout the Project Area. and preserving the Project Area’s supply of affordable housing.a strong indication of depreciating/stagnant property values. Residential property values are 38% lower in the Project Area than countywide and 28% of the properties sold within the Project Area in the last five years have a lower assessed value today than they did at the time of their last sale. improving. working toward the continued enhancement of property values. effectively increasing the Agency’s ability to continue to eliminate blight from the Project Area. points to the fact that blighted parcels are not concentrated in any particular neighborhood which indicates that the Project Area as a whole is negatively impacted by the scattered pattern of blighted properties. Although the Project Area contains individual parcels that show no evidence of physical blight.

Parcels necessary and essential for the elimination of the remaining blight include parcels already owned by the Agency that are slated for redevelopment and vacant parcels within the Project Area.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area In accordance with CRL Section 33451. Exhibit B-3 illustrates the portion of the project area that is no longer blighted. the portion of the project area that is blighted. B / 68 .5(c)(1). because of their proximity to other blighted parcels. the elimination of blight on adjacent parcels may require the development or use of these vacant lots making them both necessary and essential for the elimination of remaining blight. are unlikely to be developed to their highest and best-use without redevelopment assistance. These vacant parcels are underutilized and. Furthermore. Inclusion of these vacant parcels is necessary and appropriate because they are negatively impacted by the economic blighting conditions previously described in this section and are located adjacent to or in the vicinity of other blighted parcels. and the portion of the project area that contains necessary and essential parcels for the elimination of the remaining blight.

REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area B / 69 .

The Existing Implementation Plan also described how the Agency would expand the supply of housing. 2008. and documented the accomplishments for Bay Point. The mid-term review must occur no earlier than two years and no later than three years following the adoption of the implementation plan. 2006 (“Existing Implementation Plan”) identified the Agency’s goals and objectives during the 2004/05 to 2008/09 planning period. The 2004/05 to 2008/09 Implementation Plan adopted on January 17. The Existing Implementation Plan also identified available resources and anticipated expenditures on identified proposed projects during the planning period. Section 33490 (c) of the CRL requires that at least once within the five-year term of an implementation plan. C / 70 . The Agency has elected to hold the public hearings separately. The Agency will ensure that a public hearing on the amendment to the Implementation Plan will be completed at or prior to the public hearing for the 2008 Bay Point Amendment. The Agency is not required to hold a separate public hearing on the amendment to the Implementation Plan and the 2008 Bay Point Amendment. The Agency’s Implementation Plan for Bay Point has been modified to satisfy both the requirements of CRL Section 33451. spend its low and moderate income housing set-aside funds (“Housing Funds”) and meet its affordable housing obligations. The public hearing for the amendment to the Implementation Plan is scheduled for May 13.5 (c)(7) and 33490 (c). a redevelopment agency shall conduct a public hearing and hear testimony of all interested parties for the purpose of reviewing the redevelopment plan and the corresponding implementation plan for each redevelopment project in the jurisdiction and evaluating the progress of the redevelopment project.S E C TI ON C Five-Year Implementation Plan CRL Section 33352(c) requires that the Agency prepare an Implementation Plan for the Bay Point Project Area pursuant to Section 33490. The Agency’s Draft Amendment and Mid-term Review of the Implementation Plan for Bay Point have been included in Attachment 1 at the end of the Report.

5 million will be funded through tax increment revenues.S E C TI ON D Explanation of Why the Elimination of Blight In the Project Area Cannot be Accomplished by Private Enterprise Acting Alone or Through Other Financing Alternatives Other Than Tax Increment Financing Section 33352(d) of the CRL requires an explanation of why the elimination of blight in the Bay Point Project Area cannot be accomplished by private enterprise alone. Grants from other levels of government are sporadic and difficult to obtain. but they can only be set at a level where private development can economically absorb them. the funding gaps still remain. In addition. will total over $217 million in 2007 dollars. tax increment is needed to fill funding gaps between the costs identified and these other funding sources. Neither the County nor the private sector has historically been able to finance a redevelopment effort of this type. As required by the CRL. such revenues can be leveraged in the form of tax allocation bonds and provide a large source of capital financing. Other funding sources also have serious limitations. Tax increment revenues will also be generated by the activities proposed by the Agency. Even with each of these other sources of revenue. For each of these reasons. D / 71 . tax increment financing continues to be included in the Amended Redevelopment Plan. as described in this part of the Report. Tax increment provides a stable source of revenue that will continue to grow as the Agency’s redevelopment efforts spur private investment. the Agency will need to look to tax increment financing as a major source of funding. Assessment districts have been used to fund certain activities. or by the use of governmental financing alternatives other than tax increment financing (with particular reference to the increase in the amount of tax increment revenue that would become available to the Agency as a result of the proposed 2008 Bay Point Amendment). When all costs are included and the impact of inflation has been added in. REASONS FOR CONTINUING TO INCLUDE TAX INCREMENT FINANCING The Agency intends to complete its program of redevelopment in order to alleviate blight and create and improve affordable housing in the Project Area. most of the elements of the program of redevelopment have little or no alternative funding sources. as shown on Table D-1 the costs for redevelopment will reach over $692 million. The cost of that program. This section was prepared in part by the Agency’s fiscal consultant Fraser & Associates. Development impact fees are also being used by the Agency. However. In addition. Given the remaining needs of the Project Area. of which $136. the Agency will continue to look to other funding sources to assist in the redevelopment effort. and the lack of other ongoing funding sources.

969 6.922 85.143 99.294 63. if any.150 5.919 664. the amount of increase in the limitation on the number of dollars proposed to be allocated to the agency and the agency's ability to eliminate remaining blight D / 72 FA FRASER & ASSOCIATES .825 50.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table D-1 Contra Costa County Redevelopment Agency Bay Point Project Area FINANCIAL FEASIBILITY ANALYSIS (000's Omitted) Resources Beginning Balance Total Tax Increment Revenues TA Bond Proceeds Investment Earnings Other Revenue Sources Total Resources Expenditures Section 33676 Allocations Property Tax Admin Fees AB 1290 Tax Sharing Debt Service .572 122.507 $751.694 4. and identify the projects that are needed to eradicate the remaining blight. that is no longer blighted.1999 Bonds Debt Service .550 125.236 $692.328 RELATIONSHIP BETWEEN THE NEED TO AMEND THE FINANCIAL LIMITS AND THE COST OF THE CONTINUING PROGRAM OF REDEVELOPMENT The provisions of the CRL require that when an agency proposes to increase the financial limitations of an existing redevelopment plan. In addition.187 5.581 10.2007 Bonds Debt Service . the relationship between the costs of those projects.029 26.New Bonds Negotiated Taxing Entity Share Development Assistance Program Public Improvements Community Improvement Programs Housing Progams Administrative Expenses Total Expenditures Ending Discretionary Balance Source: Fraser & Associates $12.608 $59.031 6. it must identify the remaining blight within the project area.937 115.937 39. identify the portion.

Without the amendment. the Agency will need to repay the outstanding bonds before they fully mature in 2036-37.2 million into a bond escrow account in order to avoid exceeding its tax increment limit. Thus. including all obligations and interest costs. the current financial limits restrict the Agency's ability to issue new debt to finance remaining redevelopment activities. the Agency is projected to need approximately $688 million in tax increment. the Agency will have the financial resources to complete an effective redevelopment program aimed at eliminating remaining blight and constraints to development in the Project Area. leaving only $33 million for new project costs.7 million in funds that can be received under the current tax increment limit. WHY OTHER GOVERNMENTAL FUNDING SOURCES ARE INADEQUATE TO ELIMINATE BLIGHT The County of Contra Costa receives Community Development Block Grant funds. The escrow funds are needed. The Agency has received cumulative tax increment of approximately $26. Given the current tax increment limit. In summary. The Agency also has $36. These Federal funds are very limited and there are many competing communities. Both the Agency and the Board must also make a finding that (1) significant blight remains within the project area and (2) the blight cannot be eliminated without the establishment of additional debt and the increase in the limitations on the number of dollars to be allocated to the agency.2 million in principal outstanding on bonds. This amendment is needed in order to complete redevelopment program activities and eliminate remaining blight. as shown on Table D-1 A portion of these costs are projected to be funded with sources other than tax increment (interest earnings and other revenues).6 million. the Agency will have insufficient financial capacity to fund additional redevelopment activities.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area must be identified. Without an amendment to the financial limits.3 million through fiscal year 200607. Other Federal Grant programs are very limited in scope and frequently require matching funds D / 73 FA FRASER & ASSOCIATES . the Agency is approaching the $60 million total bond limit. A portion of the expenditures (the Section 33676 Allocations) are also not subject to the tax increment limit. to complete Project Area activities. Approximately $56 million of this is committed to existing obligations. along with the future growth in tax increment. Those funds can only be released if the Redevelopment Plan is amended to increase the tax increment and bond limit. As provided for in the existing Redevelopment Plan. Overall. The Agency will not have the ability to assist in the elimination of remaining blight unless the existing financial limits are increased by adoption of the proposed amendments. As part of the bonds that were issued in 2007. the total amount of tax increment the Agency is eligible to receive is $116 million. The purpose of these funds is to develop viable communities and expand economic opportunities primarily to low and moderate income people. and projects seeking funding. the Agency will be unable to complete its program of redevelopment and alleviate blight. The Agency's proposed amendment includes an increase in the number of dollars to be allocated to the Agency (tax increment limit). leaving $89. since the current tax increment limit is projected to be reached in 2017-18. programs. the Agency also placed $7. The total estimated cost of the Agency’s program of redevelopment. is $692. By increasing the tax increment and bond debt limits.

and are most commonly related to street improvements. the County D / 74 FA FRASER & ASSOCIATES . In 2006 voters in California passed Proposition 1C. Although the County and the Board will continue to leverage private financing sources to fund projects. In addition. proposed expenditures exceeded revenues. and so departmental budget requests were once again paired down. Funds from the State of California are also very limited. Financial assistance from the County. The County and Agency will continue to seek and apply for any funding that becomes available. and parks. resulting in deficit spending. The County general fund is currently constrained and is not a source for the potential funding of redevelopment. WHY PRIVATE ENTERPRISE ALONE CANNOT ELIMINATE BLIGHT The Agency has historically encouraged property owners to invest in improving their property. 1E and 84 to help fund capital infrastructure improvements throughout the State. however the State has indicated that there are no funds available to fund the level of the improvements needed. the County’s expenditures grew faster than its revenues. in an area such as Bay Point that already faces challenges in attracting private investment. stormwater. the County has sought State funding. these have not and likely never will be sufficient for the type and amount of improvements required. imposing additional taxes through assessments on property may in fact deter private investment by increasing costs paid annually by property owners. however. and are paid in association with property tax. these sources cannot be relied upon to complete the projects needed to address blighting conditions in the Project Area. Assessment districts are becoming more widespread in the State as a means to pay for improvements. this funding source cannot be counted on to achieve the Agency’s funding needs to address blighting conditions. state and federal government may be used by the Agency to fund redevelopment program expenses. landscape and lighting. water and park improvements. In 2006-07. For 2007-08. Given the restrictions placed on these funding sources. the mechanism must be facilitated by a governmental entity. but these funds are largely earmarked for certain State programs and are focused on disaster preparedness. the County was able to balance its budget through the cutting of services and by supplementing revenues. Assessments are levied upon properties within a designated area to fund improvements directly benefitting that area. Assessment districts and Mello-Roos Community Facilities Districts are examples of public/private partnership financing mechanisms where the actual cost of financing is borne by private interests.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area from the local jurisdiction. Additionally. the State has a structural deficit so future budgetary issues will continue for a period of time. In the past. However. In fact. redevelopment of the Project Area would not be feasible if the Board relied to any significant extent on such funding. Although the Board will apply for such funding if it should become available. State Housing and Community Development bond and grant programs are largely focused on affordable housing needs and communities throughout the State must compete for a limited pool of funds. During the period from 2002-03 through 2004-05. the Agency has provided matching funds to help leverage private investment in rehabilitation and new development. however. The use of assessment districts is limited and regulated by state law. The State is currently experiencing an estimated $8 billion to $16 billion deficit for 2008-09 and the governor is currently seeking a 10 percent across-the-board cut to help close the budget shortfall.

the 1982 Mello-Roos Community Facilities Act authorized the formation of a Community Facilities District (CFD) to finance capital improvement projects and to pay for ongoing operations and maintenance of certain facilities. and needs a catalyst. Similar to Assessment Districts. The County has already established a CFD for stormwater management services that will only apply to new development. and proposed within the Project Area. D / 75 FA FRASER & ASSOCIATES . They also have a cap on assessments and a five-year maximum life requiring a new petition process to renew the fee. The revenue may helpful in funding promotion and management activities. some property owners do not have the resources to maintain their properties. Formation of a CFD requires extensive front-end investment and the affirmative vote of two-thirds of the affected property owners where the vote is weighted based on the quantity of acres owned. the prevalence of dilapidated and deteriorated buildings. their creation requires petition support from businesses that would pay more than 50 percent of the annual fee to be collected from the proposed area. However. Business Improvement Districts (BID) and Property and Business Improvement Districts (PBID) allow business districts to establish an assessment that generates revenue to support enhanced services to a designated area. much less rehabilitate them or pay for area-wide improvements such as those that may be funded through assessment districts. the amount of capital that could be raised from the limited number of commercial enterprises in Bay Point area would be very limited. PBIDs are therefore more apt to have a greater positive impact on the local commercial district. For this reason CFDs are typically most successful where only one or a very limited number of property owners are involved – usually in vast undeveloped areas under a single ownership. and the fee is typically added to the annual business licensing charges. however. Similarly Public Utility Districts provide a mechanism for issuing bonds secured by the revenues of a utility district to pay for capital improvements. Finally. to overcome these adverse private property conditions. in the form of strategic redevelopment investment by the Agency. making creation of new districts very challenging. but would not be adequate to fund the level of infrastructure and capital investment needed to address blighting conditions throughout the area as identified elsewhere in this Report.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Board of Supervisors cannot form a district over a property if the owner disapproves. as detailed in Section B above. but these too require approval by a majority vote of residents of the district. BIDs are financed through an additional fee paid by businesses within the designated area. depreciated or stagnant property values. This constraint makes their use in redevelopment project areas rather uncommon. The Commission could provide an important source of seed capital to help bring such a funding source to fruition. Some community stakeholders in Bay Point have indicated their interest in pursuing a BID or PBID. PBIDs provide for an assessment on commercial property and typically result in substantially more revenue generation. is itself a direct indicator that the private sector alone has been unable to marshal the private debt and equity resources to overcome such problems. Assessment districts impose a financial burden that area businesses and potential developers may be unable to bear. and other adverse physical and economic conditions affecting individual private properties. As indicated by the continued presence of blighting conditions. which can be found throughout the Project Area. These features make successful CFDs very difficult to accomplish with the inclusion of existing occupied properties within redevelopment project areas.

as made possible through the proposed 2008 Bay Point Amendment. through the proposed increases in the caps on receipt of tax increment and bonded indebtedness. REASONS FOR CONTINUED USE OF TAX INCREMENT The provision of continuing tax increment revenue. Continued utilization of tax increment financing. the resulting physical and financial impacts imposed by these conditions will exacerbate existing blighting conditions. D / 76 FA FRASER & ASSOCIATES . sufficient revenue would not be available to fund the needed programs and improvements. it cannot be reasonably expected that private enterprise acting alone would have the means to accomplish redevelopment of the Project Area. must be included in the Amended Plan because other sources are not available or are insufficient to finance the remaining costs of redeveloping the Project Area. Without the provision of tax increment revenue financing. When adverse conditions are not addressed. It will cause serious economic hardships and undue disruption of the lives and activities of people working in the Project Area and its surrounds. provide for the improvement of infrastructure. and aid in the expansion of the Project Area's economic base. for a further discussion of the reasons for the proposed dollar amount of increase in the caps for receipt of tax increment revenue and the issuance of bonded indebtedness. Please refer to Section E.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area For these reasons. will provide the resources to develop a consistent and direct approach to activities and programs needed to eliminate blight.

To the extent possible. but these funds are not adequate to address the level of infrastructure improvements. In addition to the program costs shown on Table E-1. The following narrative elaborates on the proposed method of financing. including repayment of bonds. PROGRAM COSTS The costs to implement the redevelopment program are summarized on Table E-11 in current (2007) dollars. Finally.6 million.8 million. including information on the economic feasibility of the Redevelopment Program under the proposed Amended Plan. the Agency will use State and Federal funds to implement improvements and programs. The additional costs for the Agency’s program are estimated at $201. and the economic feasibility of the amendment. and intends to continue improvements to ameliorate blighting conditions. the Community Improvement Program. All tables referred to in this Section can be found at the end of the Section. Table E-1 does not include costs related to outstanding obligations. which reflects the overall analysis of the Project Area’s economic feasibility. Table E-1 also shows the amount of funds that the Agency has on hand. of which $136. E / 77 FA FRASER & ASSOCIATES . They also do not include negotiated or mandatory payments to the taxing entities.5 million is estimated to be funded through tax increment financing. Including the Economic Feasibility of the Amendment CRL Section 33352 requires that this Report include information on the proposed method of financing. Such costs will include staff time. and the Low and Moderate Income Housing Program. The Agency has previously used tax increment funds to pursue redevelopment opportunities in the Project Area. The total cost for the program of redevelopment is estimated at $216. The costs shown on Table E-1 do not include the impacts of inflation or the interest costs associated with the borrowing of funds to continue to implement the redevelopment program. Each of these items has been included on Table E-5. The programs include the Development Assistance Program. This amount is estimated at $14. economic development and public facility construction and improvements that are needed in the Project Area. the Public Improvement Program. This Section was completed by the Agency’s fiscal consultant Fraser & Associates.8 million. and the preparation of planning studies and reports. the Agency will need to incur expenses for administration of the Project Area. The mandatory payments will be required by the CRL due to the removal of the debt limit and the increase in the tax increment limit that will occur due to amendments to the Redevelopment Plan.S E C TI ON E Proposed Method of Financing. legal and technical assistance. and the reasons why the Redevelopment Program cannot be completed without the proposed 2008 Bay Point Amendment (including the proposed increase in the caps on the receipt of tax increment revenue and issuance of bonded indebtedness).

an additional payment equal to 16. All payments are based on a three tier formula that is shown below. Beginning in 2018-19. Total gross tax increment shown on Table E-2 is estimated at $664. including redevelopment agencies. Such amounts are calculated by increasing the real property portion of base year values by an inflation factor of up to 2 percent annually. The fees have been estimated and shown on Table E-2. No Tier 3 payments are due since the Project Areas will no longer be receiving tax increment in the year in which this tier is triggered. Housing Set-Aside Reflect 20 percent of total tax increment (less the Section 33676 Adjustment) that must be used for affordable housing. the Agency is required to make payments to the affected taxing entities from the Project Area since the last date to incur debt was deleted from the Redevelopment Plan. The tax increment revenue projection is based on the following assumptions:    The Proposition 13 allowable inflationary adjustment of up to 2 percent annually.3 million. taxing entities could elect to receive additional property taxes above the base year revenue amount. A 3 percent increase to reflect changes of ownership. Section 33676 Adjustment For project areas adopted prior to January 1994. TIER Tier 1 Tier 2 Tier 3 PAYMENT REQUIRED 20% of the gross tax increment attributable to increases above the 200708 assessed values during the remaining term the Agency receives tax increment.8% of the gross tax increment attributable to growth above value in 2017-18. It should be noted that payments pursuant to Section 33676 are not a part of the allocated tax increment of the Project Area and are not counted towards the tax increment limit. Those taxing entities that are eligible to receive such payments have been included on Table E-2. Total tax increment has been reduced by the following liens and adjustments discussed below. for the cost of administering the property tax collection system. AB 1290 Tax Sharing Pursuant to 1994 legislation (AB 1290). Taxing entities can receive a proportionate share of such revenues if they elected to do so prior to adoption of the redevelopment plan. Property Tax Administrative Fees State law allows counties to charge taxing entities. New development activity shown on Table E-3.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area T ax Increment Revenue s Table E-2 provides an estimate of the tax increment revenues that could be generated over the remaining period to receive tax increment through 2037-38. E / 78 FA FRASER & ASSOCIATES .

to the existing obligations and program expenditures on a future dollar basis. have been assumed to be financed as a single borrowing (a total of $188. The additional program costs. The table compares the future projected tax increment revenues of the Project Area. Based on these factors. plus other resources. equals $689 million. as provided by Agency staff.3 million. The tax allocation bond proceeds amount shown on Table E-5 include both the release of certain monies held in an escrow account from the 2007 bond issue and the sale of new bonds. Proposed F inancing Me thod and Econo mic Feasibility The proposed method of financing redevelopment and the economic feasibility of the Project Area have been demonstrated on Table E-5. Approximately $222. It should be noted that the analysis shown on Table E-5 is based on one set of assumptions for continued implementation of redevelopment. For purposes of estimating interest costs.These are pass through payments to the taxing entities based on the allowable inflation increase of 2 percent per year. New Bond and New Tax Increment Limits The new limit on the principal amount of bonds that can be outstanding at one time has been calculated on Table E-4. the new bonded indebtedness limit for the Project Area has been established at $220 million. we have added a 20 percent factor for contingencies. The total of these items. The Agency will also incur various costs when issuing bonds. and property tax administrative costs are estimated to add $5.5 million.6 million.3 million in tax increment through 200607. The Agency also has approximately $36. To this amount. The Agency has also received approximately $26. The financial analysis on Table E-5 includes the following expenditures:  Section 33676 Allocations. The total tax increment shown on Table E-5 has been derived from the amounts shown on Table E-2. we have used an interest rate of 6 percent and a term of 25 years. The analysis does indicate that the Project Area will continue to be financially feasible given the set of assumptions that underlie the projections.3 million in tax increment revenues is estimated to be used for pass through payments to the taxing entities. a 15 percent factor has been applied for finance costs. which totals $28. which results in total interest of $186. that growth will occur in the Project Area as the Agency continues to remove impediments to development. E / 79 FA FRASER & ASSOCIATES . and that the tax increment and bond limits will be increased. which is the new tax increment limitation included in the Amended Redevelopment Plan. The limitation is based on the program costs shown on Table E-1 of $136. We have also included interest on outstanding bonds. Therefore. Most of this balance reflects unspent bond proceeds from the Agency’s prior bond issues. inclusive of contingencies and finance costs. The financial analysis on Table E-5 begins with Agency resources on hand of approximately $12.4 million of the $220 million bond limit).9 million. when rounded. It should not be considered the only means to continue to finance redevelopment of the Project Area. The primary assumptions in this regard are that the costs for redevelopment activities are as projected.9 million for the new bonds.2 million in principal outstanding on tax allocation bonds previously issued.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Negotiated Taxing Entity Share The Agency has entered into a tax sharing agreement with the Contra Costa Fire District.

Program Costs.The costs for administration of the Project Area are based on the current Agency budget increased at 3 percent per year. Debt Service. and Housing) have been included on Table E-5 and have been increased by a 3 percent inflation factor.These payments will be owed to those taxing entities that have not entered into negotiated pass through arrangements.The Agency has entered into a pass through agreement with the Contra Costa County Fire Department. the Project Area will continue to be economically feasible after the 2008 Bay Point Amendment.3 million by the end of the term when tax increment can be received. Negotiated Tax Sharing Payments.These fees are paid to the County for the collection of tax increment. Administrative Costs.  The financial analysis shows that the Project Area may generate a surplus of $59. E / 80 FA FRASER & ASSOCIATES . Public Improvements. This balance is the Project Area’s hedge against higher than expected costs or revenues that fall short of projections. they will flow back to the taxing entities.Includes debt service on currently outstanding bonds and the new bonds. AB 1290 Pass Through Payments. Given this. Community Improvement Program. If these funds are not needed. The surplus arises in large part because the Project Area will only be able to repay debt in the final 10 years of tax increment collection.The program costs (Development Assistance.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area      Property Tax Administrative Fees.

500 5.750 175 3.781 $201.000 12.Mod Housing Program (3) Administration And Operations (4) 10.500 4.000 2.700 4.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table E-1 Contra Costa County Redevelopment Agency Bay Point Project Area ESTIMATED PROGRAM COSTS (000's Omitted) Total Estimated Cost Development Assistance Program Public Improvement Program Neighborhood infrastructure upgrades PCH/Pacifica Intersection Imp.000 6.400 2.000 2.761 Additional Program Costs (2) 0 Additional Program Costs Funded 0 Percent Funded N/A 15.000 130.000 12.000 7.000 9.500 24.Clearland) South Willow Pass Road Neighborhood Infrastructure Pacifica Avenue Frontage Improvments Clearland Avenue Assemblage/Infrastructure Hertz Property Infrastructure Subtotal Community Improvement Programs Low .000 8.000 1. Pacifica Avenue Drainage RR Overcrossing to Waterfront Waterfront Infrastructure Alves Lane Extension/Criterion Industrial Area Infrastructure Alves Lane Drainage Bailey Road/Orbisonia Heights Bailey Road (north of SR 4 WPR (Bailey .500 2.305 6.583 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2. Reflects the net present value of administrative costs.000 175 6.750 12.000 3.000 5.000 4.000 15.000 1.130 16.305 45% 100% 50% 100% 50% 50% 50% 50% 50% 50% 50% 50% 50% 50% 40% 50% 50% 100% 50% 100% 100% 100% GRAND TOTAL .000 6.000 5.417 2.000 2.778 $136.200 4.000 7.ADDITIONAL PROGRAM COSTS $216.750 50.750 51.342 4.750 50.355 0 325 200 1.000 5.000 2.250 2.000 8.558 $14.000 4.000 6.000 2.592 4. E. E / 81 .862 50 15.200 4.000 500 7.000 9.417 5.000 132.108 0 1. These are costs for which the additional tax increment limit is needed. The total estimated cost reflects the net present value of the housing set-aside at 5 percent discount rate.000 65.130 16.000 3.527 68% (1) (2) (3) (4) Reflects Agency fund balances and available bond proceeds. Willow Pass Road Improvements BART Specific Plan Implementation-Dev Zone 2 BART Specific Plan Implementation-Dev Zone 3 Pacifica Avenue Extension/Bay Harbor Industrial Area Infra.500 5.000 1.500 24.500 6.992 16.761 Funds Available (1) 10.000 15.500 600 2.800 2.

169 59.235 14.494 99.517 4.149 43.222 9.034 1.530.649 815.209 13. (5) As reported by the County Auditor-Controller.244 125.955 7.990.538 1.152 27.210 16.919 15.869 14.594 1.055 16.515 20.572 (8) Housing Set-Aside $880 970 1.364 7.277 28.783.162 4.892 2.130 4.031 6.321 24.792 1.013 2.939 4.905.155 13.507.175 1.136 2.677 5.284 4.100 12.391 2.383 2.176 3.727.820 1.454 6.409 2.864 33.249 3.422 842.852 1.737 3.570 16.023 3.661 4.292 2.090 1.893 3.538 35.679.125 23.238 9.543 2.884 4.109.363.887 18.932 719.069 1.329.148 3.857 33.903 20.605.695.376 1.345 4. (4) Based on the application of Project Area tax rates to incremental taxable value.943.589 8.066 1.273 1.672 9.866 6.314 51.863 2.538 4.095 1.858 17.217 16.153 1. (2) Based on new development activity described in Preliminary Report.693 2.361 1.591 23.956 2.346 10.987 22.753 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 $11.055 7. (3) Includes the value of secured and unsecured personal property.390 4.080 10.554 7.698.056 2.639 40.468 2.952 691.402 15.531.893.650 907.730 86.084.168.410 15.400 Value Over Base Of Tax (4) Unitary (5) $177.851.312 37.285 28.501.481 8.510 3.887.158 39.325 3.617.362.143.889 2.957 10.291 16.041.029 AB 1290 (9) Tax Sharing $0 83 246 462 704 882 1.594 6. (10) Payments per tax sharing agreements.974 5.756 11.471 6.911 2.562 15.420 7.635.464 6.281 2.171 2.390.666 3.541 3.786 3.233.771 1.652 1.688 2.827 8.048 1.301 14.257 2.918 1.548 2.133 23.149 5.212.120 12.147 1.696 7.708.011.293 50.846 3.133 3.250.166 39.018 1.283 1.899 742.911 20.185.370 2.113 41. reflects Project Area share of Contra Costa County's property tax administrative costs.788. Fees (7) $42 46 54 64 76 85 93 102 111 121 128 135 142 150 158 167 176 186 196 206 217 229 241 254 267 281 296 312 328 345 363 5.833 30. (8) Refects total housing set-aside.276 1.136 13.620 8.965 49.413 7.518 1.686 3.581 Net Tax Increment Revenue $2.189.274 31.730 30.287.334.356 40.577 $4.871 19.624 13.966.260 975.642 12.224 1.576 25.397 1.314 2.498 3.670 1.255 282.402 1.665.599 44. (7) Per SB 2557.123.895 18. (9) Required payments per Section 33607.243 14.472 1.831 2.025.853 3.564 2.460 1.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table E-2 Contra Costa County Redevelopment Agency Bay Point Project Area PROJECTION OF INCREMENTAL TAX REVENUE (000's Omitted) Fiscal Year 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 Real (1) Property $658.522 5.557.995 22.324 1.872.893 27.364 2.355 6.555 3.969 1.520.879 19.020 2.722 6.157 43.089 5.526 3.457.455.064.440.150 Property Tax Admin.789 1.491 21.092 4.160 2.588 9.861 10.721 2.289 8.533 122.033 8.296 $8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 Total Tax Increment $4.095 3.127 1.610 1.788 33.323.631 4.741 1.166.108 12.080 1.309 4.909 1.842 1.839 3.593 1.015.105 41.737 3.901 27.650 3.762 4.481.003 1.503 3.539 764.694 Negotiated Taxing (10) Entity Share $740 813 956 1.267 1.763.179 5.713 14.537 41.330 2.543 2.959 17.897 1.799 38.620 New (2) Other (3) Development Property N/A 15. and state-assessed railroad and non-unitary property.613 9.710 1.558 1.224 1.086 39.152 2.932 4.739 3.7 of the CRL.735.292.985 3.737 30.124 11.114.583 25.589.822 Increment Revenue $493.715.304 37.088.951 17.981 5.905 9.074 1.080 7.328 24.571 42.088 10.033 1.180 1.319 3. (6) Allocations to the taxing entities pursuant to Health and Safety Code Section 33676.391.680 9.848.561 2.669 3.826 637.361 942.005 8.058 2.059 6.871 2.294 33676 (6) Adjustment $583 620 658 696 736 776 817 858 901 944 989 1.907 26.981 12.888 1.522 4.213.411 1.910.483 1.985 2.546 35.296 5.460 28.963 3.580 13.779 Total Value $670.944 4.721 24.210 39.770 1.767.731 1.491.574 5.110 541.976 6.515 22.664 1.683 2.172 6.059 16.243.872.911 4.884 5.215 3. E / 82 .263 31.605.041.379 4.843 3.972 2.491 3.427 3.892 1.429 5.031 5.353.046 36.007 3.701 18.586 19.585 2.132 11.240 1.509.109 2.324.354 3.801 Cumulative Total (1) Prior Year Real Property increased by 5 percent per year.066 2.050.442.067 16.203.188 11.431 7.098.872.460 38.304 664.429 1.783 5.448 4.276.144 13.729 46.230 2.255 31.377 35.332.343 95.779 5.830 1.

500 13.638 $406.000 300 40.200 8.239 E / 83 .REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table E-3 Contra Costa County Redevelopment Agency Bay Point Project Area POTENTIAL NEW DEVELOPMENT ACTIVITY Net (1) Estimated Value (000's Omitted) Development Marina Development Marina Townhomes Mixed Use / Commercial Orbisonia (BART Station Area) Townhomes Commercial Canal Road Townhomes Canal Road / Mims Townhomes Dirftwood .000 409.000 10 25 33 63 15.000 6.200 3.Denova SFR Clearland Clearland Commercial Bay Harbor Square Footage Residential Units N/A 400 30.000 16.691 128.100 49.000 73.150 96.860 3.000 8.

572 _________ 689. Includes interest on outstanding bonds For new bonds.260 26.832 24.575 36.269 $689. underwriters discount and miscellaneous costs associated with the issuance of bonds. assumes a 6% interest rate and a 25 year term.275 5.000 186.527 27. Assumes that debt service in the 25th year will be paid from reserve fund. E / 84 .REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table E-4 Contra Costa County Redevelopment Agency Bay Point Project Area ESTIMATED BONDED INDEBTEDNESS AND TAX INCREMENT LIMITS (000's Omitted) Additional Program Costs Plus:Contingencies @ 15% Total Estimated Project Costs Plus: Finance Costs (1) Principal Outstanding on Tax Allocation Bonds (2) Bonded Indebtedness Limit (Rounded) Plus: Debt Service on New Bond Issue (Interest Only) (3) Debt Service on Existing Bonds (Interest Only) (3) Estimated Tax Increment Received thru 2006-07 Estimated Tax Sharing Payments Estimated Property Tax Administrative Fees Amended Project Area Costs Tax Increment Limit (Rounded) $136.266 222. (2) Includes $7.895 28.305 _________ $163.000 (1) Financing costs are the costs of issuance included as 15% of Additional Program Costs assuming deposits to reserve fund.7 million in escrow bond proceeds that can not be released until the plan amendment is completed. (3) Based on financing programs through bonds.209 $220.

236 $692.937 E / 85 .572 122.150 5.New Bonds Negotiated Taxing Entity Share Development Assistance Program Public Improvements Community Improvement Programs Housing Progams Administrative Expenses Total Expenditures Ending Discretionary Balance 39.328 $12.507 $751.937 115.608 $59.550 125.2007 Bonds Debt Service .294 63.694 4.825 50.1999 Bonds Debt Service .969 6.922 85.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Table E-5 Contra Costa County Redevelopment Agency Bay Point Project Area FINANCIAL FEASIBILITY ANALYSIS (000's Omitted) Resources Beginning Balance Total Tax Increment Revenues TA Bond Proceeds Investment Earnings Other Revenue Sources Total Resources Expenditures Section 33676 Allocations Property Tax Admin Fees AB 1290 Tax Sharing Debt Service .031 6.581 10.029 26.187 5.143 99.919 664.

The relocation area must also be reasonably accessible to their places of employment and priced within their financial means (all of the foregoing as defined in State laws and regulations). the Agency shall not displace from housing units. However. Any amendments to the State Guidelines of State Relocation Law shall automatically be incorporated without the need for further action by the Agency. remains applicable to any required relocation activity under the Redevelopment Plan.1 of the CRL. as proposed to be amended by the 2008 Bay Point Amendment. as those regulations may be amended by the State from time to time. persons or families of low. Additionally. such actions will adhere to the State Relocation Law (Government Code 7260 et seq. located in areas not less desirable than the Project Area. F / 86 .and moderate-income unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family at rents comparable to those at the time of their displacement. sanitary and suitable to their individual needs. as previously prepared and in effect and as set forth below. provided as Appendix B. safe. such relocation housing shall be decent. Pursuant to the CRL. As provided in Section 33411.). The Relocation Methods document.S E C TI ON F Method of Relocation Section 33352(f) of the CRL requires that this Report include a plan and method of relocation for the Project Area. Further. the Agency previously prepared Methods of Relocation for the Bay Point Project Area (Relocation Methods) and incorporated the Relocation Methods in the Original Report to the Board of Supervisors (“Original Report”) at the time of initial Redevelopment Plan adoption in 1987. should any actions be undertaken which include the relocation of residents or businesses. and for nonprofit local community institutions to be temporarily or permanently displaced from facilities actually used for institutional purposes in the Project Area. Section 33411 of the CRL requires that the Agency prepare a feasible plan for the relocation of families or persons to be temporarily or permanently displaced from housing facilities in its Project Area. and the Relocation Methods. with comparable access to public utilities and commercial facilities. if the Amended Plan is adopted and implemented. the State Relocation Guidelines.

G / 87 . Pursuant to Section 33457. An analysis of the Preliminary Plan was provided in the supporting documentation prepared at the time the Project Area was adopted. The Original Preliminary Plan sets forth the boundaries of the Project Area and certain land use criteria.1 of the CRL. The Analysis of Preliminary Plan from the Original Report and the Original Preliminary Plan are included as Appendix C.S E C TI ON G Analysis of the Preliminary Plan Section 33352(g) of the CRL requires the inclusion of an analysis of the Preliminary Plan for the Project Area. an analysis of the Preliminary Plan is not required for the 2008 Bay Point Amendment because it does not propose to add new territory nor amend Project Area boundaries that necessitate the need for a preliminary plan.

2008.S E C TI ON H Report of the Planning Commission Section 33352(h) of the CRL requires inclusion of a report of the Planning Commission of the County of Contra Costa (“Planning Commission”). 13-2008 addressing the conformance of the Amended Plan with the County’s General Plan is provided on the following pages. the Planning Commission took such action pursuant to Section 33346 of the CRL. On Aprill 22. The Planning Commission is required to review the proposed Amended Plan and determine conformance with the County’s General Plan. Planning Commission Resolution No. H / 88 .

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2008. The following bullet points provide a summary of the requests. Collectively. Wheale asked whether the Agency was going to “take our homes”? On April 18. the proposed 2008 Bay Point Amendment. notices are being duly published in the Contra Costa Times (a local newspaper of general circulation) in accordance with the CRL.3 of the CRL. Paulina Zazueta requested additional information regarding the 2008 Bay Point Amendment. Subsequently Agency staff sent Ms. However. Notices of this joint public hearing were mailed to all Project Area property owners. or (2) add territory in which a substantial number of low-and moderate-income persons reside and grant the authority to the Agency to acquire. On April 17. Connie Tolleson requested copies of all ordinances referenced in the joint public hearing notice. while there is no requirement for a PAC. 2008. Additionally. Zazueta information regarding the Agency’s residential rehabilitation program. as defined by the CRL. On April 17. comments. and involved in.and moderate-income persons reside. and will take the Amended Plan to the PAC for its consideration and recommendation at a meeting scheduled for May 14. property on which persons reside in the added territory. 2008. and recommendations received by the Agency from interested property owners. Ms. Agency staff subsequently sent copies of the ordinances to Ms. by eminent domain. Therefore. On April 16. 2008.   On April 15. 2008. Any recommendations received from the PAC will be incorporated into a supplement to this Report prior to the joint public hearing on the Amended Plan. the Agency received an email from Steve Hoagland requesting a hard copy of the Redevelopment Plan. a Project Area Committee (“PAC”) is required if the Agency proposes to amend a redevelopment plan to: (1) grant the authority to the Agency to acquire by eminent domain property on which persons reside in a project area in which a substantial number of low. Kathryn Qualls inquired about the effects of the 2008 Bay Point Amendment on her property in the City of Pittsburg. these measures ensure that the views of local residents and business owners as well as those of other interested parties can be made known. and affected taxing agencies. there is no requirement to form a PAC. the Agency received an inquiry for basic information regarding the 2008 Bay Point Amendment from Linda Wheale. It was determined that Ms. residents and business owners regarding the proposed 2008 Bay Point Amendment. Qualls had received the joint public hearing notice because she also owned I / 89    . business owners and other interested parties are aware of. The proposed 2008 Bay Point Amendment does not involve any of these activities.S E C TI ON I Report and Recommendation of the Redevelopment Advisory Committee Pursuant to Section 33385. Tolleson. the Agency has taken steps to ensure that local residents. residents. business owners. 2008.

2008. I / 90 .  On April 21. Ken Bartlett requested information about infrastructure improvements for the South Willow Pass Road area neighborhood.REPO RT TO THE BOARD OF SUPERVISOR S Contra Costa County Community Development Commission property in the Project Area (Orbisonia Heights) which had recently been purchased by the Agency.

2008. 13-2008 (provided under Section H of this Report) on April 22. The 2008 Bay Point Amendment does not contain provisions which would alter land use designations. J / 91 . Pursuant to Section 33346 of the CRL. A report of the Planning Commission determined that the Redevelopment Plan was in conformance with the General Plan and was provided in the Original Report prepared at the time the Project Area was adopted. the Planning Commission adopted Resolution No. nor does the proposed 2008 Bay Point Amendment affect the land use provisions of the Redevelopment Plan. finding that the proposed 2008 Bay Point Amendment is in conformance with the General Plan.S E C TI ON J Statement of Conformance with the General Plan Section 33352(j) of the CRL requires a report of General Plan conformance per Section 65402 of the Government Code.

A copy of the Negative Declaration follows as Appendix D.S E C TI ON K Environmental Documentation Section 33352(k) of the CRL requires environmental documentation to be prepared pursuant to Section 21151 of the Public Resources Code. which found that the proposed 2008 Bay Point Amendment would not have a significant adverse impact on the environment. K / 92 . For the 2008 Bay Point Amendment. the Agency undertook appropriate environmental documentation as necessary. a Negative Declaration (Initial Study) was prepared pursuant to California Environmental Quality Act guidelines. Concurrent with the adoption of the Redevelopment Plan.

S E C TI ON L Report of the County Fiscal Officer The proposed 2008 Bay Point Amendment does not add territory to the Project Area. Therefore. preparation of a base year report. L / 93 . as described in CRL Section 33328. is not required for the 2008 Bay Point Amendment.

As stated in the Original Report. to provide sufficient financial resources for the Agency to complete the redevelopment of the Project Area consistent with the goals and objectives of the Redevelopment Plan. would increase the limit on the amount of tax increment that may be received by the Agency from $116 million to approximately $689 million and to increase the limit on the amount of outstanding bonded indebtedness from $60 million to approximately $220 million. and housing (with emphasis on housing production for low-and moderate-income households). traffic circulation. Redevelopment activities and programs are also expected to stabilize and improve residential neighborhoods. the Original Neighborhood Impact Report is attached in its entirety as Appendix E of this Report. environmental quality. school population and the quality of education. this discussion summarizes the Neighborhood Impact Report contained in the Original Report (“Original Neighborhood Impact Report”) (shown in italicized lettering) followed by updated information and analysis that describes in detail the impact that the 2008 Bay Point Amendment would have upon Project Area residents. property assessments and taxes. The Original Report contained all of the required information provided for in Section 33352(m) of the CRL. upgrade existing residential neighborhoods through rehabilitation of housing units as well as facilitation on infill housing construction. The 2008 Bay Point Amendment will not change the boundaries of the Project Area. and (3) creating a more attractive and efficient environment for persons living and working in the Project Area. In addition to the italicized excerpts. the overall purpose and impact of the redevelopment activities within the Project Area was to stimulate construction of new affordable housing. The 2008 Bay Point Amendment. expand the Project Area’s M / 94 . (2) expanding the supply of affordable housing. Redevelopment activities and programs are expected to continue to impact the Project Area positively through the alleviation of blighting conditions and the reduction of impediments to private investment and development. availability of community facilities and services. the following discussion presents an overview of redevelopment impacts on Project Area neighborhoods and then discusses in greater detail the impacts of redevelopment on the following: relocation. Pursuant to CRL Section 33352(m). More specifically.S E C TI ON M Neighborhood Impact Report Section 33352(m) of the CRL requires that a Neighborhood Impact Report be included in this Report. Indirect impacts on the Project Area as a result of redevelopment activities include (1) stabilizing and improving the quality of the existing residential neighborhoods. Another aspect of the Redevelopment Plan discussed in the Original Report was the intent to provide major infrastructure improvements in order to better serve the existing residents and businesses of the Project Area as well as provide for new development. as authorized by the CRL. Overview of Redevelopment Impacts Redevelopment activities will have a direct impact on the Project Area through the alleviation of blighting conditions and such activities will reduce impediments to private investment and development.

redevelopment projects will be subject to future review and approval by the Board. procedures. and safeguards to minimize inconvenience and hardship and to ensure timely. Specifically. Relocation It is not anticipated that any households would be displaced over the life of the Redevelopment Plan. as it now exists or is further amended (Government Code Sections 7260 through 7277). This increased financial capacity will enable the Agency to more comprehensively fulfill its goals under the Redevelopment Plan and to effectively implement blight reducing redevelopment projects and activities. The 2008 Bay Point Amendment proposes. workers. leading to increased growth of the Project Area. and/or interested parties as appropriate or required by law.Development Zone 3. the implementation of certain redevelopment agency activities and programs identified in Section A may result in the future displacement of Project Area residents and/or businesses over the remaining life of the Redevelopment Plan. the agency has no further plans to relocate Project Area residents and/or businesses. and patrons. in accordance with its General Relocation Plan as set forth in Part IV of the Original Report. BART Specific Plan Implementation. in general. 4 moderate-. Planning Commission. The Agency will conduct its activities to minimize the relocation of households and businesses. the public improvement programs BART Specific Plan ImplementationDevelopment Zone 2. The Agency will continue to conduct its activities in a fashion that minimizes the need to relocate households and businesses. In accordance with the Agency’s General Relocation Plan the M / 95 . However. if realized.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area supply of affordable housing. the Agency will handle those activities on a case-by-case basis. and create a more attractive and efficient environment for residents. Department of Housing and Community Development. and 2 abovemoderate. will be minimal as redevelopment projects are intended to be phased with a limited scope of direct activity at any give time. and Bailey Road/Orbisonia Heights. pursuant to Government Code Section 7268 and Health and Safety Code Section 50460. It is expected that during fiscal year 07-08 10 very-low-. The General Relocation Plan adheres to the State Relocation Law. It is important to note that no persons or families of low. could result in parcel assemblage and the need to relocate Project Area residents and/or businesses.income households and two commercial operations (residential transitional facilities for special need populations) will be permanently displaced and require relocation assistance. The impact caused by construction as a result of redevelopment activity and program implementation on area residents. Agency Board. however. to increase the tax increment limit from $116 million to $689 million and the bonded indebtedness limit from $60 million to $220 million. At this time. and other appropriate bodies after input has been solicited from affected taxing agencies. The Redevelopment Plan and the relocation plan (which is set forth in Part IV of the Original Report) contain policies.and moderate-income shall be displaced unless and until there is suitable housing available and ready for occupancy by such persons or families. Furthermore. and follows the California Relocation Assistance Act and Real Property Acquisition Guidelines issued by the State of California. Project Area property owners. satisfactory relocation of any household that must move as a result of redevelopment activities. as it now exists or is further amended. 6 low-. If relocation activities are undertaken as a result of actions taken by the Agency.

the 2008 Bay Point Amendment will not alter or intensify the General Plan’s land uses. and 5) elimination of flooding conditions. The 2008 Bay Point Amendment will not alter the Project Area boundaries nor does the Redevelopment Plan provide for the direct development of any private or public development projects that would generate traffic and impact existing roadways. in combination with cumulative development in the West Pittsburg vicinity. 2007 in order to insure the lawful relocation of those residents expected to be displaced during fiscal year 07-08. projects planned for the Project Area will include paving. Section IV. The implementation of redevelopment activities and programs will. will result in increases’ in local traffic volumes that may exceed the capacity of most local arterials. These plan activities include: 1) rehabilitation of dilapidated homes. gutter and sidewalks. and grade separations. Environmental Quality The environmental quality of the Project Area will generally be enhanced by Redevelopment Plan activities aimed at eliminating blighting conditions which are generally perceived as negative environmental factors.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Orbisonia Heights Relocation Plan was adopted on October 2. gutters and sidewalks. 2) increases in traffic resulting in greater noise and air emissions. rehabilitation and widening of streets. 4) major road and infrastructure improvements. however. 3) upgrading of residential neighborhoods through street and landscaping improvisions. no traffic or circulation impacts are anticipated that have not already been considered by the General Plan Environmental Impact Report. reconstruction. 2) provision of infill housing. construction of curb. Specifically. Traffic Circulation The redevelopment program is designated both to encourage new development by providing an adequate traffic circulation system and to mitigate the effects of increased traffic generated by such new development. and provision of mini-parks and tot lots. It should be noted that all new development and redevelopment within the Project Area will be consistent with the Contra Costa County General Plan (“General Plan”) which controls the land use designations and intensities within the Project Area. Refer to Section E for a more comprehensive and detailed list of neighborhood infrastructure upgrades that will mitigate the effects of increased traffic generated by new development. and bicycles.C. which tends to increase density and create a more concentrated urbanized environment. traffic generation. The Redevelopment Plan will create two additional impacts which include: 1) new development. redevelopment activities related to improvement of traffic circulation patterns in the Project M / 96 . Although road and intersection improvements are projected to improve access to the area and to reduce existing safety hazards for vehicles. or intersection capacities. The Agency has identified a number of public improvement projects that would improve access to the Project Area and reduce existing safety hazards for motorists and pedestrians. pedestrians. widening of intersections. stimulate growth in the Project Area and encourage new development and investment from the private sector which will result in increases in local traffic volumes. projected new development in the Project Area. levels of service. However. As a result. construction of curbs. of the Environmental Impact Report contains a detailed and comprehensive traffic and circulation analysis. Furthermore.

On the other hand. and other public services. seq. The 2008 Bay Point Amendment will not alter the Project Area boundaries nor does the Redevelopment Plan provide for the direct development of any private or public development projects. provides for the imposition of school impact fees for new development prior to the issuance of building permits. The analysis on redevelopment’s impacts on community facilities and services as described in the Original Report remains applicable under the 2008 Bay Point Amendment. Project-related increases in the residential population would probably require some expansion of school district facilities over the long term. Because of this extended build-out period. fire.e. leading to increased growth of the Project Area. In any event. and intersection upgrades will lead to improvements in the provision of various public services as a result of traffic circulation improvements. this may add as many as 506 school children to the pupil numbers in the Mt. development as a result of redevelopment activities will generate increased demands in the Project Area for police. which became law on January 2. Service-providing agencies that rely on property tax revenue will continue to receive the same level of tax revenue from the Project Area as they obtained prior to Redevelopment Plan adoption (assuming no change in tax rate). During implementation of the Redevelopment Plan. schools. and other emergency services. Enrollment patterns could change significantly over this period. The 2008 Bay Point Amendment will increase the Agency’s financial capacity to more comprehensively fulfill its goals under the Redevelopment Plan and to effectively implement blight reducing redevelopment projects and activities. Community Facilities and Services The Redevelopment Plan will improve the availability of public facilities in the Project Area and infrastructure improvements such as street widening and road repair. et. this increase is expected to be very gradual given the extended build-out period of twenty-five years or more. specific redevelopment proposals may warrant specific environmental analysis as required by the California Environmental Quality Act. These improvements will enhance response times for fire. It is M / 97 .REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Area are designed to help mitigate these adverse environmental effects of the Redevelopment Plan. gradual development would have less significant effects than building new units all at once or in large segments).. Assembly Bill 2926. police. as could District facilities. As described in the EIR. It is estimated that over the life of the Plan 723 units of housing may be added to the Project Area housing stock. The 2008 Bay Point Amendment will not alter the Project Area boundaries nor does the Redevelopment Plan provide for the direct development of any private or public development projects. The rate at which the residential expansion takes place will be a major factor in determining the impact on school enrollment (i. it is difficult to predict the impact Project generated enrollment increases would have on area schools. School Population and Quality of Education To assist in increasing the supply of affordable housing in the Project Area and the County. 1987. the Plan will encourage the construction of housing in the Project Area. Diablo and Pittsburg Unified School Districts. design and construction. However. Public Resources Code Sections 21000.

The 2008 Bay Point Amendment will not change the boundaries of the Project Area. the 2008 Bay Point Amendment does propose increasing the tax increment cap and bonded indebtedness limit which will provide the Agency with additional capital to implement blight eliminating projects. including increasing the Project Area’s supply of affordable housing. are required to be consistent with the General Plan which controls the land use designations and intensities within the Project Area. Furthermore. Accordingly. specific redevelopment proposals may warrant project specific environmental analysis as required by the California Environmental Quality Act.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area anticipated that Project-assisted housing construction will be subject to such impact fees. it will increase the tax increment limit from $116 million to $689 million and the bonded indebtedness limit from $60 million to $220 million. which requires an a analysis of the project’s impact on schools. Therefore. whether implemented by the Agency or the private sector. seq. M / 98 . None the less. et. As a result of project implementation it is reasonable to expect gradual growth and an increase in the number of school age children within the Project Area. Property Assessments and Taxes The establishment of a redevelopment project and use of tax increment financing will have no effect on the ad valorem property tax rate or total ad valorem property tax bill levied against properties inside or outside the Project Area. so that a portion (the tax increments generated by increased assessed value of Project Area property over the frozen base) is allocated to the Agency to contribute to the elimination of blight in the Project Area. Tax increment financing does not affect the tax rate. Public Resources Code Sections 21000. mitigating the impact of increased school enrollment due to redevelopment activities. the General Plan contains relevant policies and implementation measures pertaining to schools in order to mitigate the effects of new development on schools and ensure the provision of adequate school facilities. but instead allows the Agency to increase its financial capacity to issue bonded indebtedness and to receive tax increments generated by increased value of Project Area property over the frozen base to pay for blight eliminating projects and to repay Agency debts. The amendment of these financial limits does not affect the tax rate nor does it extend the time period that the Agency may collect tax increment. it is anticipated that the 2008 Bay Point Amendment would have no effect on school populations or the quality of education that have not already been evaluated by the aforementioned Environmental Impact Report. during implementation of the Redevelopment Plan. The establishment of a redevelopment project and the use of tax increment financing has been established as a last resort financing mechanism to provide blight-alleviating public improvements that cannot feasibly be financed by tax assessment districts alone. that all new development and redevelopment projects within the Project Area. but instead alters the distribution of property tax revenue that would be collected in any event. however. The potential effects of the Redevelopment Plan on local schools were evaluated by the Environmental Impact Report certified at the time of the Project Area’s adoption. The 2008 Bay Point Amendment will not alter the Project Area boundaries nor does the Redevelopment Plan provide for the direct development of any private or public development projects. It should be noted however.

The housing fund comprising 20 percent of tax increment revenues and additional tax increment revenue available in the later years of the Plan term. and that at least 15% of all units constructed or rehabilitated by private developers or other governmental entities be available at affordable housing cost to such households. Since the tax increment cap is set at $116 million. The number of housing units to be constructed and rehabilitated will depend on the mix of new construction and rehabilitation that is undertaken.and moderate-income shall be displaced unless and until there is suitable housing available and ready for occupancy by such persons or families. the Agency will require developers of projects that necessitate removal of units from the low. at least the percentages described in aforementioned section shall be available at affordable cost to low. as necessary. 2. Project-assisted new housing construction is expected to produce approximately 90 units of multifamily housing (of which one-half are planned to be affordable to very low income households) and 144 units of single family housing (34% of which are planned to be affordable to very low income households). and M / 99 . if any. Other Federal and State housing assistance programs. housing persons and families of low. The total number of dwelling units.or moderateincome that will be constructed or rehabilitated will primarily depend on the following: 1. It is projected that all of the Plan’s relocation and replacement housing obligations. No persons or families of low. will be accomplished within forty years. Mortgage revenue bonds.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area Housing No dwelling units are anticipated to be removed from the Project Area’s housing stock as result of redevelopment activities. a portion of the tax increment monies allocated to the Agency’s low and moderate income housing fund could be used to finance the costs of any replacement housing obligation. However. project-assisted rehabilitation or existing deteriorated residential structures may result in direct improvements to as many as 500 structures and as many as 20 parcels are expected to be made available to private developers for new residential construction.and moderate-income households. Of all units that are constructed in the Project Area. up to $23. Further.and moderate.and moderate-income housing stock to contribute to the replacement of such units.income households.2 million will be available for the purpose of rehabilitating and constructing low-and moderateincome housing within the Project Area. As required by state law. Methods for financing construction of housing for low and moderate-income persons and families may include: 1. dwelling units housing lowand moderate-income persons and families which are removed from the housing market because of redevelopment will be replaced within four years of removal. to the extent feasible. 3. 2. 4. Health and Safety Code Section 33413(b) requires that 30% of all units constructed or rehabilitated by the Agency be available at affordable housing costs to low. Community Development Block Grant funds (if the program exists). However.

the Agency adopted the Obrisonia Heights Relocation Plan on October 2. however.and moderate-income housing stock the following information updates are provided.REPORT TO THE BOARD OF SUPER VISORS Contra Costa County Redevelopment Agency Bay Point Redevelopment Project Area 5. rehabilitation. Developer contributions. 2 above-moderate-income households. 2007 in order to assure the lawful relocation of those residents. Furthermore.8 million will be available for said purpose. 20% of the gross tax increment collected by the Agency be set-aside for the purpose of rehabilitating and constructing low-and moderate-income housing within the Project Area. It is important to note that the Agency’s ability to make more units available to households of very-low-. Because it is important to update and identify any changes. specifically the BART Specific Plan Implementation. may require lot assemblage resulting in further displacement of low.Development Zone 3 and Bailey Road/Orbisonia Heights. The number of housing units to be constructed and rehabilitated. will depend on the mix of new construction and rehabilitation that is undertaken. BART Specific Plan Implementation. which means that up to $137. The 2008 Bay Point Amendment will not alter the Project Area boundaries nor does the Redevelopment Plan provide for the direct development. The CRL requires that. and two commercial operations (residential transition facilities for special need temporary tenants) over the 07-08 fiscal year. or demolition of any private or public housing projects.and moderate-income households. the Agency does have plans to displace 10 very-low-. Identified in Section F. The precise method for financing any specific project that will include low. low-. In anticipation of this activity. and point out the effects of the 2008 Bay Point Amendment on the low. implementation of the Redevelopment Plan. 4 moderate-.Development Zone 2. M / 100 .and moderateincome housing will depend on market conditions and financing availability at the time of development. at a minimum. 6 low-. and moderate-income will be enhanced by the 2008 Bay Point Amendment which proposes to increase the cumulative tax increment cap from $116 million to $689 million. Information provided under the subsection Housing of the Neighborhood Impact Report and contained in the Original Report (summarized above) remains pertinent and applicable.

As a part of each of these mailings. the Agency consulted with the PUSD on April 16. At the request of the Pittsburg Unified School District (“PUSD”). The Agency resent to the PUSD the fiscal analysis originally included with the joint public hearing notice sent to affected taxing entities on February 14.S E C TI ON N Summary of Agency’s Consultations with Affected Taxing Entities and Response to Said Entities’ Concerns Regarding the Plan On February 14. and 5) the Initial Study/Negative Declaration for the 2008 Bay Point Amendment for review and consultation. N / 101 . Notices of the joint public hearing on the proposed 2008 Bay Point Amendment were sent to each affected taxing entity in accordance with the requirements of the CRL. It was determined that no additional action or follow up was required. 2008 the Agency forwarded to all taxing entities the following: 1) Statement of Preparation of the 2008 Bay Point Amendment. the Agency offered to consult with the affected taxing agencies pursuant to Section 33328 of the CRL. 3) the Preliminary Report (on CD). 2008 and proposed additional consultation on the 2008 Bay Point Amendment if desired by the taxing entities. PUSD representatives described school funding in California and inquired about potential fiscal impacts on the PUSD as a result of the proposed 2008 Bay Point Amendment. 2008. 4) the Notice of Public Review and Intent to adopt a proposed Negative Declaration. The Agency contacted all affected taxing entities on or around April 15. 2008. 2) the 2008 Bay Point Plan Amendment.

A P P E ND I X A AMENDED FIVE-YEAR IMPLEMENTATION PLAN APPENDI X A / 102 .

Increase the limit on bonded indebtedness that can be outstanding at any one time. Access to the Project Area is limited to the Highway 4 transportation corridor.VI. The mid-term review must occur no earlier than two years and no later than three years following the adoption of the implementation plan. Increase the total dollar limit on the amount of tax increment revenues the Project Area may receive. commercial. Bay Point also has an underutilized waterfront. which are located near the Pittsburg BART Station. and documented the accomplishments for Bay Point during the 1999/00 through 2006/07 planning period. redeveloping properties for new business establishments that will create jobs for local residents. PURPOSE FOR AMENDING 2004/05-2008/09 BAY POINT IMPLEMENTATION PLAN The Agency has initiated the redevelopment plan amendment process to amend the Bay Point Redevelopment Plan The proposed amendment to the Redevelopment Plan (“2008 Bay Point Amendment”) will. MIDTERM REVIEW REQUIREMENTS Section 33490 (c) of the Community Redevelopment Law (“CRL”) requires that at least once within the five-year term of an implementation plan. The Existing Implementation Plan also described how the Agency would expand the supply of housing. and 2. and revitalizing the residential neighborhoods. restoring the waterfront for public purposes. Redevelopment of the Project Area is intended to remove blight by revitalizing the existing commercial spaces. 2006 (“Existing Implementation Plan”) identified the Contra Costa County Redevelopment Agency’s (“Agency”) goals and objectives during the 2004/05 to 2008/09 planning period. 2004/05 to 2008/09 Implementation Plan Amendment and Mid-term Review Prepared to Support the 2008 Amendment to the Bay Point Redevelopment Plan The Bay Point Project Area (“Project Area”) consists of approximately 1. The proposed 2008 Bay Point Amendment will enable the Agency to more effectively implement redevelopment projects and activities eliminating blighting conditions within the Project Area. spend its low and moderate income housing set-aside funds (“Housing Funds”) and meet its affordable housing obligations. and industrial land uses. The Project Area is a mix of residential. The Naval Weapons Station separates Bay Point from the City of Concord. accomplish the following: 1. The Existing Implementation Plan also identified available resources and anticipated expenditures on identified proposed projects during the planning period. a redevelopment agency shall conduct a public hearing and hear testimony of all interested parties for the purpose of reviewing the redevelopment plan and the corresponding implementation plan for each redevelopment project in the jurisdiction and evaluating the progress of the redevelopment project. The 2004/05 to 2008/09 Implementation Plan adopted on January 17. The Contra Costa County Redevelopment Agency Five Year Implementation Plan Mid-term Review VI-1 . The freeway separates the Project Area from the City of Pittsburg to the south. if adopted.550 acres of land in eastern Contra Costa County (see Figure VI-1).

SUBJECT OF THIS DOCUMENT This document summarizes the actions and activities of the Agency in revitalizing Bay Point that have taken place since the Existing Implementation Plan was adopted in 2006 in compliance with the requirements to conduct a midterm review of the Existing Implementation Plan. Serving as the 2004/052008/09 Amended Implementation Plan (“Amended Implementation Plan”). Such amendment to an implementation plan must comply with the requirements of Section 33490 of the CRL.Redevelopment Plan’s current cumulative tax increment cap is $116 million and the bonded indebtedness limit is $60 million. respectively. Section 33451. Figure VI-1 Bay Point Project Area Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-2 . Under item (7) of this code section the Agency is required to amend the Existing Implementation Plan to address any changes the 2008 Bay Point Amendment may have on the Agency’s implementation activities. The 2008 Bay Point Amendment proposes to increase these caps to $689 and $220 million. it identifies programs and projects listed in Existing Implementation Plan as well as presents new proposed programs and projects that Agency staff recommends be added as a result of the proposed 2008 Bay Point Amendment.5 of the CRL sets forth the required elements of the report on blight that must be presented by the Agency at the public hearing to consider the proposed 2008 Bay Point Amendment increasing the tax increment and outstanding indebtedness limits.

An additional 9-unit project is pending. Funded a community planning process to create a conceptual plan for the development of an eight-acre site in the North Broadway Neighborhood.4(b). remove blight. The Existing Implementation Plan currently reflects the detailed description of the Redevelopment Plan’s regulatory limits in Table VI-1. The Specific Plan was adopted by the County in 2002 and was part of a larger joint effort to plan the area around the BART Station for transit-oriented development. the Agency will ensure compliance with the provisions of AB 987 no later than December 31. As a practical matter. Legislative Changes to Implementation Plans Among the changes to CRL to be addressed in this Mid-term Review is the requirement that implementation plans must include a detailed description of the Redevelopment Plan’s regulatory limits. public safety. B. which will be used for commercial/mixed use development that is consistent with the Specific Plan. In addition. VI-3    Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan . Agency Accomplishments. infrastructure. health. Funded the Waterfront Strategic Plan. serve to modify the previous limitation that each agency expend over the duration of each implementation plan. urban design. which are a continuation of the efforts to attract jobs.4(b). Facilitated the development of 69 single family. FY 1999/00-FY 2006/07 The Agency has funded a number of housing. The potential impact of the change is difficult to assess in that the census bureau does not provide a data set that reflects the new requirement leaving the burden on local jurisdictions to determine. The Agency’s accomplishments since FY 1999/00 are listed below:  Sponsored a Pittsburg/Bay Point BART Station Specific Plan and General Plan amendment in collaboration with the City of Pittsburg and the BART District. AB 987 expanded the monitoring and notification requirements in CRL Section 33418(c) to require that agencies compile and maintain annually a database of all existing new and substantially rehabilitated units assisted by the Agency or otherwise counted toward fulfilling the Agency’s affordable housing production obligations. This legislative change does not apply to the Mid-term Review and will be addressed during the preparation of the FY2009/10 through FY2013/14 Implementation Plan.A. and improve access to affordable housing. as well as changes to limitations on proportional expenditures (Section 33334. The plan followed new urbanist concepts. the prior language may continue to be used since the available data set for seniors age 65 and over could arguably reflect only households comprised of such seniors. Acquired several parcels near the BART station. which were part of a residential and commercial mixed use project in the North Broadway Area. and 49 multi family units. Accordingly. and economic and community development projects. Changes to Section 33334. The new language provides a higher level of specificity as follows: “in at least the same proportion as the number of low-income households with a member under age 65 years bears to the total number of low-income households of the community as reported in the most recent census”. allowing for a mix of residential and commercial development along Willow Pass Road. 2008. the monies in its Low and Moderate Income Housing Fund “in at least the same proportion as the low-income population under age 65 bears to the total low-income population of the community as reflected in the most recent census”. which planned for the revitalization of the Marina and urban design improvements to better pedestrian and bicycle access to the waterfront.

Completed the infrastructure and traffic circulation improvements for the North Broadway Neighborhood. The improvements were implemented for North Broadway, Solano, Pullman, Poinsettia, Bella Monte, Crivello and Siino Avenues and Highway 4. Secured approval from the County Board of Supervisors to adopt a Planned-Unit District Zoning (P-1) Program for the Project Area and adjacent waterfront property. Funded a retail capacity study to identify and prioritize areas in Bay Point best suited for retail development. Funded the creation of a website that identifies available sites within Bay Point that could accommodate new residential or commercial development. Funded economic development promotion in Bay Point by creating marketing materials for business attraction and retention. Secured approval from the County Board of Supervisors, on July 13, 2004, for the Bay Harbor Commerce Center Project, which allowed Bay Point Venture One to develop a light industrial/business park at the northeast intersection of Port Chicago Highways and Pacifica Avenue. Created the Community Group Funding Program to support neighborhood beautification projects that eliminate blight in the Bay Point Redevelopment Project area and foster a sense of community and pride among the local residents. Assisted the Mt. Diablo Unified School District to secure a portable building for after school programs at Riverview Middle School. Established the Community Preservation-Abatement and Revolving Loan Fund. Provided financial assistance to Habitat for Humanity in June 2005 to acquire real property to expand the supply of affordable housing in the Project Area. Created a Housing Development Fund to be used for site acquisition and/or predevelopment costs to expand the supply of affordable housing. Funded the construction of curb, gutter, and sidewalks on Willow Pass Road and Port Chicago Highway. Funded median and landscape installation at the intersection of Willow Pass Road and Port Chicago Highway. Funded flood control improvements along Bailey Road, north of State Route 4. Installed frontage improvements, including curbs, gutters, and sidewalks along Alves Lane. Partnered with a non-profit housing developer to construct the Elaine Null Apartment Complex, a 14-unit affordable housing complex. Provided loans to numerous first time homebuyers. Partnered with the Ambrose Recreation and Park District to fund numerous improvements to various park and community center improvements. Worked with the Code Enforcement Division of the Building Inspection Department to implement a dumpster program for low income property owners. Sponsored the Avenue Banner Program for Willow Pass Road and Bailey Road.

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C.

Project Area Goals and Objectives
VI-4

The Project Area’s goals and objectives are intended to guide Agency actions toward eliminating the Project Area’s physical and economic blight. The community and Agency first established goals in the
Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan

Redevelopment Plan, and the General Plan, which will continue to direct future actions within the Project Area. Since the adoption of the Redevelopment Plan, other long term goals have become important to the Agency. Those goals are synthesized below as Capital/Public Improvement and Economic Development/Community Improvement goals. In addition to these two sets of goals, the Agency has established particular goals and objectives for the Implementation Plan planning period, as required by the CRL. The Redevelopment Plan goals, Capital/Public Improvement and Economic Development/Community Improvement goals, and the Implementation Plan goals and objectives are listed below. The Existing Implementation Plan was adopted by the Agency in order to actively pursue the goals listed below.

1.

Redevelopment Plan Goals

In accordance with the CRL, the Bay Point Redevelopment Plan was designed to achieve five major goals:  Stimulate new industrial development in the Project Area in order that it may become a productive and attractive economic center, providing jobs for community residents and enhancing the local tax base. Revitalize and expand commercial development in the area. Provide major infrastructure improvements in the Project Area in order to serve the existing area residents and businesses, as well as to accommodate new residential, commercial, and industrial development. Upgrade the existing residential neighborhoods through rehabilitation of a substantial number of existing housing units, the facilitation of infill housing construction, and development of neighborhood parks and infrastructure improvements. Stimulate the construction of new affordable housing in the Project Area.

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2.
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Capital/Public Improvement and Economic Development/Community Improvement Goals
Attract industrial and other job creating businesses to the Project Area, which may create jobs for community residents and enhance the local tax base. Implement road, drainage, water and sewer improvements in the Project Area. Encourage and support public-private partnerships that address community needs. Encourage and support community participation. Leverage the Agency’s resources with grants, loans and other funding opportunities. Improve and expand the type and quality of community facilities available within the Project Area. Expand and improve the commercial/economic development opportunities in the Project Area and create focal points to the existing commercial strips.

Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan

VI-5

3.
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Five Year Implementation Plan Goals and Objectives
Implement the Pittsburg/Bay Point BART Station Specific Plan. Implement marketing program to attract new businesses, improve jobs/housing balance and expand the tax base. Continue efforts to improve the attractiveness of Bay Point at the community entrances and at the waterfront. Continue efforts to improve the Willow Pass Road, Bailey Road, and Port Chicago Highway corridors. Continue to promote residential infill development.

D.

Projected Five Year Non-Housing Projects and Activities

The Agency will undertake projects and activities in the Bay Point Project Area during the Implementation Plan planning period in order to reduce blight and achieve the Project Area’s goals and objectives. The Agency will continue to encourage projects and activities that expand the job base and improve the quality of life for Project Area residents. The Agency will also partner with property owners and potential investors to implement land development projects that help achieve the Project Area’s goals and objectives. Land development assistance will be provided through business incentives, loans, land write downs, and other tools that can reduce the cost of business operations. In addition, the Agency will apply for grants when doing so furthers the Redevelopment Plan. Projects and activities that the Agency may help fund during the Implementation Plan planning period are listed below. Project and activity implementation depend on available financial resources. The anticipated expenditures listed under each project reflect expenditures through FY 2008/09. Some projects listed may not incur expenditures until after the 2004/05-2008/09 planning period, however are included in this Amended Implementation Plan to account for administrative planning. Capital/Public Improvement Projects The Agency has identified a number of public improvement projects which would aid current revitalization efforts and eliminate deficiencies in existing infrastructure systems in the Project Area. Paving, reconstruction, rehabilitation and widening of streets, widening of intersections, grade separations, and utility realignment are needed in the Project Area to improve traffic flow, provide better access for emergency vehicles, enhance accessibility, increase safety for pedestrians and motorists, and bring overall aesthetic improvements to the Bay Point community which may help improve surrounding property values and attract further investment from the private sector. Additionally, utilities such as phone lines, sewer lines, and storm drains that run along streets and required utility and street improvements are all necessary components of successful redevelopment. Furthermore, these infrastructure and utility improvements will encourage infill development of vacant lots and the redevelopment of blighted properties by property owners. Such activity is expected to reduce blighting conditions in the Project Area by removing conditions that otherwise hinder the viable use of buildings or lots and improving property values. In some cases, infrastructure and utility improvements are expected to stimulate private sector investment, lower vacancy rates, increase lease rates, cause an increase in the availability of necessary commercial facilities, and reduce conditions of dilapidation and deterioration. The Agency intends to maximize its investment by improving streets and utilities simultaneously wherever feasible. The Agency has identified street segments for these improvements. Projects where funds have been expended since the Existing Implementation Plan was adopted have been identified.
Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-6

Project/Program Description

Expenditures Through FY 2008/09

Anticipated Completion

Port Chicago Highway/Pacifica Ave Intersection Improvements The commercial and industrial zoned properties surrounding this intersection have the potential to attract private investment. Improvements to the Port Chicago Highway and Pacifica Highway intersection would include upgrading the existing 3-way traffic signal into a 4-way signal. These improvements will provide access to the entrance of the proposed Bay Harbor Commerce Center (business park). This project is slated to begin in 2009. This project will stimulate economic growth by providing circulation improvements necessary to accommodate commercial and industrial development. Pacifica Avenue Frontage Improvements Improvements are needed to drainage and Expenditures to Date: $0 infrastructure deficiencies that create highly unsafe conditions for pedestrians in and around an elementary school, middle school, Anticipated the Shore Acres neighborhood, and the Expenditures: nearby shopping center. The Agency would $2,500,000 assist on frontage improvements (curb, gutter and sidewalks) along Pacifica Avenue, between Port Chicago Avenue and Driftwood Drive. This project is slated to begin 2008. This project will stimulate economic growth by providing circulation and infrastructure improvements. 2009 Expenditures to Date: $0 Anticipated Expenditures: $325,000 2008

Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan

VI-7

000 development. stimulating economic growth. This project is anticipated to begin in 2008. This project would address the lack of commercial facilities in the Project Area and stimulate economic growth.Pacifica Avenue Extension/Bay Harbor Industrial Area Infrastructure The Agency is facilitating the development of the Bay Harbor Industrial Park. This project would provide the necessary infrastructure to develop the proposed Bay Harbor Industrial Park. east of Clearland Avenue. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-8 Expenditures to Date: $0 Anticipated Expenditures: $3.000.000 2010 2010 . This area is currently underutilized and has the potential to become a thriving industrial area within the community. there is insufficient access and infrastructure to adequately utilize the properties. Pacifica Avenue Drainage Pacifica Avenue area drainage includes Agency participation in construction of drainage improvements in the industrial area east of Port Chicago Highway and along the Pacifica Avenue extension. The Agency would Anticipated facilitate the assemblage of vacant and Expenditures: blighted properties enabling the community to fulfill the desired neighborhood retail $2. This project is slated to begin in 2008 This project would provide the necessary infrastructure to develop the proposed Bay Harbor Industrial Park.000 2010 Expenditures to Date: $0 Anticipated Expenditures: $600. Infrastructure improvements would include participation in the construction of the Pacifica Avenue extension eastward to the proposed intersection with the Alves Lane extension road. This project is anticipated to begin in 2009.500. Clearland AvenueAssemblage/Infrastructure The Agency will participate in the Expenditures to Date: development of three vacant parcels on the $0 south side of Willow Pass Road. Currently.

This project will improve vehicle and pedestrian circulation.666. and Expenditures: substandard structures. where there are numerous Anticipated vacant lots. This project will improve public safety. constructing mid-block crossings. Bailey Road (north of SR 4) This project is related to the implementation Expenditures to Date: of the BART Specific Plan and includes $0 upgrades to Bailey Road.667 street trees. This project is slated to begin in 2008. and $1. 2011 2010 Expenditures to Date: $0 Anticipated Expenditures: $0 2010 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-9 . north of State Route 4. encourage private investment. These improvements will provide better pedestrian and vehicular access to the BART station. These improvements will positively affect surrounding property values and will encourage private partnerships to assist in implementation of the Specific Plan. Bailey Road/Orbisonia Heights Upgrades to the existing infrastructure system are necessary for the future Expenditures to Date: development of the Orbisonia Heights area.082.Contra Costa Fire District Station 86 The Agency identified this project when the Existing Implementation Plan was adopted. encourage private investment. $0 The Agency would assist with improvements along the corridor. $1. Expenditures: creating bike lanes. landscaped medians. Improvements consist of widening Anticipated sidewalks. vacant buildings. and stimulate economic growth. The Agency sponsored a General Plan amendment to relocate the fire station from its current location on Willow Pass Road to a location west of the existing site. and stimulate economic growth.556 This project will improve vehicle and pedestrian circulation. This project is anticipated to begin in 2008.

bike lanes.Willow Pass Road Expenditures to Date: Improvements to existing infrastructure are necessary to implement portions of the Bayshore Specific Plan. Expenditures: $0 2011 2011 $0 Anticipated Expenditures: $1. including widening sidewalks. encourage private investment.667 in 2009. This project will stimulate economic growth by providing infrastructure improvements necessary to accommodate commercial development. Hertz Property Infrastructure The Agency would participate in the Expenditures to Date: $0 development of three vacant parcels on the southwest corner of Willow Pass Road and Alberts Avenue. Delta De Anza Trail The Agency identified this project when the Existing Implementation Plan was adopted. This project is slated to begin in Anticipated 2009-10.666. and street trees. This project is slated to begin $666. This project is anticipated to begin in 2008. mid-block crossings. and stimulate economic growth. Expenditures to Date: This project includes the design of the trail $0 gap closure and identifying potential funding sources. The Agency would assist with several upgrades to Willow Pass Road within the Neighborhood Commercial Mixed-Use Area. The Agency would assist Anticipated with infrastructure improvements hindering Expenditures: development.667 2011 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-10 . landscaped medians. This project will improve vehicle and pedestrian circulation.

streetscape improvements. and participating in public/private partnership to develop the site. upgrades to infrastructure. The Agency is in the process of preparing a Request for Proposals to solicit a qualified developer. Activities will include land assemblage (if necessary). Site acquisition could cost up to $26.152. This project will stimulate economic growth by providing circulation deficiencies and infrastructure improvements.000 2012 Expenditures to Date: $6. however the properties would be resold to replenish Agency revenues. The Agency wants to create initiatives to attract a land developer to plan and implement a residential mixed-use. BART Specific Plan ImplementationDevelopment Zone 3 The Agency will further implement the BART Specific Plan by will participating in Development Zone 3. This project began in 2005.125. This project is slated to begin in 2008.BART Specific Plan ImplementationDevelopment Zone 2 (Orbisonia Heights Development) The Agency has been actively implementing the BART Specific Plan activities in Development Zone 2 since the Existing Implementation Plan was adopted in January of 2006. Activities include completing land assemblage. transit oriented project at the Orbisonia Heights. Expenditures to Date: $0 Anticipated Expenditures: $1. This project would eliminate physical blighting conditions that currently exist in the area and stimulate economic growth by providing circulation and infrastructure improvements. The final cost is to be determined. upgrading infrastructure.351 Anticipated Expenditures: $ TBD 2012 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-11 . and participation in public/private partnerships to develop several sites.5 million.

This project is slated to begin in 2009. and stimulate economic growth. 2013 Expenditures to Date: $0 Anticipated Expenditures: $0 2012 Expenditures to Date: $0 Anticipated Expenditures: $1. The Agency will implement the design and construction of bike lanes along Port of Chicago Highway between Pacifica Avenue and Mc Avoy Road/Harris Yacht Harbor area. $0 from Willow Pass Road to the Pacifica Avenue Extension and north to the railroad Anticipated crossing over to the waterfront area.000 2012 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-12 . encourage private investment.200. Alves Lane Extension/Criterion Industrial Area Infrastructure These improvements include the construction Expenditures to Date: of the northern extension of Alves Lane. These Expenditures: infrastructure improvements would enable the development of a large vacant property $1. This project is slated to begin in 2008.East Willow Pass Road Improvements This project includes widening of Willow Pass Road. Bike Lanes The Agency identified this project when the Existing Implementation Plan was adopted.000 designated for industrial uses as well as provide better circulation within the industrial zoned area and to the waterfront. Median islands would also be created to improve aesthetics and improve traffic circulation. This project will stimulate economic growth by providing circulation improvements necessary to accommodate commercial and industrial development.200. This project would provide the necessary infrastructure to develop the closed marina and the industrial park. This project is slated to begin in 200910. from the current 2-lane configuration to a 4-lane configuration.

This project is slated to begin in 2009.Alves Lane Drainage The Agency will participate in the Expenditures to Date: $0 construction of a series of drainage improvements in the Criterian Industrial Area north of Willow Pass Road. The project is anticipated to begin in 2009. encourage private investment.571 2015 2013 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-13 . and stimulate economic growth. stimulating economic growth. These infrastructure Expenditures: improvements would enable the development $240. The Waterfront Specific Plan was adopted to address the vacant/closed marina within the Project Area. The Agency will assist in completion of a grade separation crossing from the Pacifica Avenue extension and Alves Lane extension to the waterfront. This project would provide the necessary infrastructure to develop the proposed Bay Harbor Industrial Park.000 of a large vacant property designated for industrial uses. This project would provide the necessary infrastructure to develop the closed marina. along the Alves Anticipated Lane extension.428. Railroad Overcrossing to Waterfront This project addresses implementation of the Waterfront Strategic Plan identified in the Implementation Plan. Expenditures to Date: $0 Anticipated Expenditures: $3. A secondary crossing to the waterfront will provide access to the closed marina area.

and stimulate economic growth.351 TOTAL Anticipated Expenditures: $23.152. and stimulate economic growth. The closed marina is lacking sufficient infrastructure to Anticipated accommodate development. Expenditures to Date: $6. encourage private investment. This project would provide the necessary infrastructure to develop the closed marina. gutters and sidewalks.Waterfront Infrastructure This project addresses implementation of the Expenditures to Date: $0 Waterfront Strategic Plan identified in the Implementation Plan. circulation. encourage private investment. South Willow Pass Road Neighborhood Infrastructure This project includes upgrades and Expenditures to Date: construction of curbs. These improvements will address infrastructure deficiencies that hinder $1.777. The Agency Expenditures: would assist in facilitating improvements $857. and improved lighting in the older neighborhood south of Anticipated Willow Pass Road. This project is slated to begin in 2009. This project is slated to begin in 2009.143 such as drainage. This project would provide the necessary infrastructure to increase the safety of residents and visitors in this neighborhood. and water and sewer services. between Loftus and Expenditures: Madison.719.393 pedestrian safety in existing neighborhoods. $0 drainage improvements.664 2015 2015 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-14 .

which include targeted code enforcement. safety. marketing pieces to assist with business attraction thus lowering vacancy rates and increasing lease rates. Increased property value impacts not only the specific improved property. but has significant impact on surrounding properties as well. and welfare of Project Area residents and workers.Community Improvement Activities/Economic Development Promotion Projects in the Community Improvement Program directly address the appearance of the neighborhood. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-15 . a garbage remediation program that helps address illegal dumping. The Agency has established beautification programs to assist residents and businesses upgrade and maintain the appearance of buildings and property. graffiti removal. Abatement Attorney. Resident Deputy. and equipment such as security cameras. Neighborhood safety and crime prevention activities are directly tied to the collaborative effort of County officials to improve the health. The Agency also intends to implement neighborhood safety and crime prevention activities. Neighborhood safety and crime prevention activities are directly tied to the collaborative effort of County officials to improve the health and welfare of Project Area residents and workers. and other invaluable programs that address the improved appearance of the entire community. code enforcement support that adds valuable human power to the strenuous task of daily code review in the Project Area. the health and safety aspects of community life and indirectly the overall value of the properties located in the Project Area.

equipment and Expenditures above facilities aimed at addressing problems related to criminal activity affecting the health. illegal dumping remediation programs. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-16 . Resident Deputy.000 Ongoing Component Program: Neighborhood Safety Amount currently Program unknown or included This program provides funding required for in Anticipated site-specific services. and equipment such as security cameras. The projects in the Community Improvement Program directly address the appearance of the neighborhood. The Community Improvement Program will eliminate existing blighting conditions by improving severely deteriorated and dilapidated buildings and stagnant property values. Expenditures to Date: $36. Abatement Attorney (see below).674 Anticipated Expenditures: $36. Such activities include targeted code enforcement. such as graffiti removal and vacant lot/yard cleanup. Many projects addressed by this program are initiated by volunteer groups in Bay Point. The Program will increase the safety of the area and reduce crimes against property and persons. and indirectly the overall value of the properties located in the Project Area. welfare and safety of the Project Area.Community Improvement Program The Agency provides financial assistance to support neighborhood "beautification" projects. which can have an adverse affect on surrounding property values as well. The elimination of these existing blighting conditions and safety issues will encourage private investment and economic development in the Project Area.

Included Under Community This project would address the lack of private Improvement investment and improve physically blighted Program properties in the Project Area.694 Ongoing Ongoing Ongoing The Agency will provide funds for the Expenditures to Date: installation and rotation of banners and other $16. Community Improvement This project would address the lack of private Program investment and improve physically blighted properties in the Project Area. and other expenses related to holding property for redevelopment projects. Community Group Funding Program This project was identified in the Existing Expenditures to Date: $5.215 enhancements. The Agency provides financial assistance to support neighborhood "beautification" projects.233 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-17 .986 Implementation Plan. This project will stimulate economic growth.688 a lack of private investment resulting in the deterioration and dilapidation of properties. The Expenditures: projects addressed by this program are Included Under initiated by volunteer groups in Bay Point.148 such as weed abatement. Willow Pass Road Improvement Banners Urban Design Ongoing $10. Property Holding Costs This fund is for property maintenance costs Expenditures to Date: $33. taxes.County Counsel The Project Area is significantly affected by Expenditures to Date: $30. A pro-rata share of County Counsel expenses Anticipated for an attorney is devoted solely to code Expenditures: enforcement activities. such as graffiti Anticipated removal and vacant lot/yard cleanup.Abatement Attorney. clean up. Anticipated Expenditures: $3. Anticipated Expenditures: This project will improve physically blighted properties.

Anticipated Expenditures: $4. $15.000 Ongoing Ongoing Dumpster Grants This project was identified in the Existing Expenditures to Date: $0 Implementation Plan.775 publication and mail-out of a quarterly newsletter.888 This project will stimulate economic growth.112 the Existing Implementation Plan adoption. Newsletter The Agency shares the cost for the Expenditures to Date: $5. The program is Expenditures: designed as a revolving loan but may be a $1. This project would address the lack of private investment and improve physically blighted properties in the Project Area. This project will stimulate economic growth.Marketing This program was identified at the time of Expenditures to Date: $5. Ongoing Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-18 . Involves updates and reproduction of marketing material for Bay Point and Agency Anticipated participation in Economic Development Expenditures: forums.200 grant for those meeting income requirements. The Agency works with the Building Inspection Department to identify properties which may benefit from Anticipated the use of a dumpster.

Pittsburg Pre-School Coordinating Council’s Family Preservation and Expenditures to Date: Support Program $0 The Agency identified this project when the Existing Implementation Plan was adopted.015 2009 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-19 .Business Assistance/Enterprise Administration Zone Expenditures to Date: $0 Anticipated Expenditures: $150. Since the Existing Implementation Plan was adopted the Agency has effectively implemented this program. The Agency wishes to provide referrals to new and existing businesses on program opportunities that would provide revenue to the businesses. This project will stimulate economic growth by encouraging new private investment. in partnership with the City of Pittsburg. The Agency will provide funds to cover the costs associated with the application to California Department of Housing and Community Development for the Pittsburg/Bay Point Enterprise Zone Designation. Expenditures to Date: $96. and the Recycling Market Development Revolving Program. This project will stimulate economic growth. Small Business Administration.924 TOTAL Anticipated Expenditures: $221. Programs include the County CBDG Small Business and Micro-Enterprise Loan and Grant. Anticipated The Agency anticipated the provision of Expenditures: office space for this program in the North $0 Broadway area.000 2016 This project was identified when the Existing Implementation Plan was adopted.

The Agency is projected to collect $12. 2027 $116. as it is used both directly for projects and to secure bond revenues and pay debt service. The increased revenue is primarily due to assessed values in the Project Area increasing at a rate greater than projected. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-20 .000 * The Agency is undergoing an amendment to increase the tax increment collection limit to $689 million and the outstanding indebtedness limit to $220 million.2 million on non housing redevelopment projects and programs eliminating blighting conditions within the Project Area. interest earned on non-housing funds. 2026 December 29. proceeds from the sale of bonds secured by tax increment. 2027 December 29. and other revenue sources.000 $60. Table VI-1 Summary of Time and Fiscal Limits for the Bay Point Project Area Acres Adopted Eminent Domain Time Limit for Incurring Debt Time Limit for Project Activities Time Limit for Tax Increment Receipt Fiscal Limit for Tax Increment Collection* Outstanding Indebtedness* 1. Source: Contra Costa County Redevelopment Agency. The Redevelopment Plan’s current cumulative tax increment cap is $116 million and the bonded indebtedness limit is $60 million. Table VI-1 shows that the Agency will be able to undertake project activities through 2027. 1987 December 29. More information about each source of revenue is provided below.000. 2011 December 29.550 December 29. Projections in Table VI-2 have been updated to reflect future fiscal years remaining in the Amended Implementation Plan planning period. each of which is displayed in Table VI-2. Since FY 2004/05 the Agency has expended $6.000.9 million in revenue from FY 2007/08 through FY 2008/09. The four sources of revenues that the Agency can spend and reinvest in the Project Area are net tax increment. respectively. Revenues Available to Implement Non-Housing Improvements The primary source of revenue available to the Agency for improvement projects and programs has been and will continue to be property tax increment.E. The 2008 Bay Point Amendment proposes to increase these caps to $689 and $220 million. The Agency received more revenue than projected since the Existing Implementation Plan was adopted in January of 2006.

745 ($790. Basic Tax Increment includes a one percent tax on incremental assessed value plus unitary revenues.552.382 $29.812. Source: Contra Costa County Redevelopment Agency.691) $514.336 $38.340.501 $0 $1.399.665) ($895.752 $3.399.90 $4.446 $9. Other and Non-Agency Sources include loans and other funds from Contra Costa County.847.428 ($619.797 Table VI-2 Summary of Projected Non-Housing Revenues Bay Point Project Area FY 2004/05-FY 2008/09 VI-21 Other & Non-Agency Sources Subtotal: Additional Revenues Net Funds for Non-Housing Projects and Activities Cumulative Funds for Non-Housing Projects and Activities a. Per SB2557.452.705) $675.000.070 ($314.295.98) $ 1. only the Annual Spending of Bond Proceeds Capital is included in total and cumulative figures.596.000) ($187.603.849.115.140.635.363) $0 ($640.022 $766.591.00 $ 3.398.000) ($815.440 $4.340 $1.018 $383.5%.004 $0 $0 $56.645 FY 2006/2007 FY 2007/2008 FY 2008/2009 $2. Housing Set-Aside) equal 20 percent of basic tax increment (more than the statutorily required 20 of gross tax increment).345 ($970. e.846 $0 $0 $40. Official Statement. Gross Tax Increment is revenue allocated to the Agency (basic tax increment net of 2% allocation).797 $0 $10.000) ($134.077 $1.289) $3.448) $0 ($325.977) $7.000) ($22. As Available Capital from Bond Issuance is in large part carried over from the previous year.518.864. Pass-Through payments are the subordinated taxing entity share of tax increment.352 $1. f.981. adjusted for the increase in actual over projected Basic TI in FY 2005/06 through FY 2008/09.80 $ 2.157 Revenues for Non-Housing Projects and Activities Tax Increment to Agency Net of Housing Fund Deposits Less: Pass-Through Payments d Less: County Administration Chargee Less: Existing Debt Service Paid from Non-Housing Fundsf g Less: State ERAF Payment Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan h Less: Agency Administration Subtotal: Net Tax Increment Available for Non-Housing Projects Additional Revenues Available Capital from Bond Issuance Annual Spending of Bond Proceeds Capital Interest on Non-Housing Fund i $2.748.556.000.022) $0 ($1.295. g.000) ($41.401 $1.501 $1.92 FY 2004/2005 $1. Note: Figures may not add or subtract exactly due to rounding.157 ($1.311.302.748. They are based on projections by Fraser & Associates. c.20) $ (710.847.556.201 $0 $10.000) ($134.951 $12.166.875) $474.000) $262.583) ($3.911.909 ($1.613. Agency administration figure is actual for 2004/05 and 2005/06 and estimated for the remaining years based on an annual increase of 3.596.800 ($383.689) ($544.333 $423.851.764 $78.302.800.000.00) $ (662.386. Return to Source funds.202. income for rental property.201 $1.333 $439.90 $ (476.222) ($87.190.718 $1. .797 $383. i.600 ($21.00 $ 2.881.291.500) $263.572. Basic TI figures are actual for FY 2004/05 and FY2005/06.00 ($879.803.00) $ 2.140. h.934) $5. Administration cost is paid out of non-housing funds at this time.907.FY 2004/2005 FY 2005/2006 FY 2006/2007 FY 2007/2008 FY 2008/2009 Total Basic Tax Increment a Less: 2% Allocation (33676(6) Adjustment) $ 2.886 $4.534 $913.557) FY 2005/2006 $2.234. d.801 ($1.956 ($439.00) $ (511.314.764 $38.00) $ (547.752 Total $7.300 ($425.812.915) $0 ($1.101 $11.649.688) $3. Housing Fund Deposits (aka.000.00 $ 2.915) Gross Tax Increment c b Less: Housing Fund Deposits Tax Increment to Agency Net of Housing Fund Deposits $ (518.667 $11.336 $1. Debt Service payments for provided by Fraser & Associates. Fraser & Associates.736) ($45.098. adjusted for the percentage difference between projections and actual numbers in FY 2005/06.249.864.396) $1.518.252.657.742 $45. b.938.604 $4.000.292 $3.982) $10.453 $12.333 $11.200.000) ($19.005.846.649. Figures in the remaining years are based on projections by Fraser & Associates.644.000) ($610. the County Administration Charge reflects the Project Area's share of the County property tax administrative costs. an EPA grant and CDBG funds.296 $3.004 $383.909 $ 3.848) ($507.881.373 ($582.846 $11.00 $ 3.471.324) ($739.

industrial and residential opportunities. retail. and pass thorough payments to other taxing entities. Proceeds from the Sales of Bonds The Agency can also generate revenue by issuing bonds and investing the proceeds of those bonds in Project Area improvements. Administration costs. $7. The Agency has a maximum bonded indebtedness of $60 million for the Project Area.9 million of a bond sale was reserved as a capital fund for the Agency to reinvest in the Project Area through FY 2008/09. The Agency also earns interest and revenue from the lease of Agency owned property. The projected tax increment revenues set a limit on the amount of expenditures that the Agency can reinvest in the Project Area through FY 2008/09. By encouraging and expanding local commercial. The bond sale proceeds are forms of borrowing against projected tax increment revenues. this limit will be increased to $220 million if the 2008 Bay Point Amendment is adopted. as well as to coordinate expenditures of bond proceeds with the County’s Capital Improvement Program. Approximately $3. which in turn can only come from reassessment upon property sale or improvement or the maximum annual inflationary increase of 2 percent. County property tax administration fees. Net tax increment revenue is the amount of tax increment remaining to the Agency for non-housing projects and activities after it has met its other financial obligations.2 million is allocated to the capital projects fund. enhancing sales tax generation and increasing property values.1. and it can also collect fees from developers. 3. debt services payments. $12. which can then be reinvested in the Project Area. The Agency must reinvest a portion of property tax increment revenues back into non-housing projects that will help reduce and eliminate blight. the Agency will continue to leverage other sources of funding to achieve the Project Area’s long term goals and objectives.1 million in capital funds in fiscal year 2007/08. the Agency shall achieve the greatest return on its investment while creating local jobs. Per Proposition 13. The Agency is projected to earn $1. increases in property taxes can result only from increases in assessed value. Increased property values translate to increased tax increment revenues to the Agency. The Agency projects to expend $10. The Agency has already demonstrated an ability to acquire additional funding in the form of grants and loans from Contra Costa County and the state and federal governments. The Agency meets annually to discuss and prioritize projects and activities to be funded from bond sales.8 million of the total bond sale proceeds before the completion of the Implementation Plan planning period. Other Agency and Non-Agency Financial Resources Wherever possible. Tax Increment Revenues The Agency is projected to have a balance of $6. Property tax increment is that portion of the total amount of property tax revenues collected annually from all the properties in the Project Area above the amount collected at the time the Project Area was adopted.2 million of net tax increment revenues over the next two fiscal years (2007/08 and 2008/09) in the Bay Point Project Area. 2. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-22 .1 million will become available for use in fiscal year 2007/08 after the 2008 Bay Point Amendment is adopted. A portion of the 2007 Tax Allocation Revenue Bond proceeds was initially deposited into the Bay Point Escrow Fund. These financial obligations typically include Housing Fund deposits.

events.152. Projects and activities within this category include job creation and retention initiatives. the Agency has projected to spend $24 million on improvement projects through FY 2008/09.8 million of bond proceed expenditures. strategize economic development and community improvement programs. transit and mixed-use facilities.275 Projected Expenditures $23.679 Capital/Public Improvement Projects Community Improvement Activities/ Economic Development Promotion Total Expenditures Source: Contra Costa County Redevelopment Agency.351 $96. hazardous waste and other garbage remediation programs. As shown in Table VI-3.777.000 of interest earned on the Non-Housing Fund and $10. The projects will focus on the following:  Capital/Public Improvement Projects—Projects and activities within this category include utility.924 $6. and other physical development projects. the sale or lease of Agency-owned property and other sources of revenues that can be invested in the Project Area through FY 2008/09. Projects and activities within this category include those that modify or enforce zoning and land use policies. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-23 .015 $23.Accordingly. Projected Five Year Non-Housing Expenditures The Agency will implement projects within its financial capabilities and will look for opportunities to create additional capital such as grants or bonds. loans. property acquisition and site improvements particularly related to public/private real estate development partnerships. or activities. code enforcement support.664 $221. and other initiatives that enhance the appearance of the Project Area as well as the quality of life for residents. Table VI-3 Projected Five Year Non-Housing Expenditures Bay Point Project Area FY 2004/05-FY 2008/09 Projects and Activities 2004/05 to Current Expenditures $6. impact fees. The Agency will also continue to meet its Housing Fund obligations.249. marketing programs. F. and plan for urban design and streetscape improvements. These revenue sources will be combined with approximately $78. urban design and streetscape improvements. road and other infrastructure improvement projects. policies or programs that enhance the local economy.000 of additional funding from grants. and cover administration and technical assistance costs.  Community Improvement Activities/Economic Development Promotion —Projects and activities within this category include beautification programs. make debt service payments. the Agency also projects to collect approximately $767. design future capital improvement projects. pay pass-through payments to other agencies. and other promotional projects.998.

Resident Deputy. and equipment such as security cameras will help improve the health. The Agency’s 1 The housing production obligation applies to redevelopment plans adopted on or after January 1. and inadequate public improvements and infrastructure. the projects and activities described in this Amended Implementation Plan will help reduce and eliminate Project Area blight. within the unincorporated sites located near the Pittsburg/Bay Point BART Station. Community improvement activities will improve the supply and quality of community services. there are three basic legal requirements that the Agency must meet:  Housing Production—For certain project areas. However. Affordable Housing Obligations for the Project Area The Agency is required by the CRL to meet certain obligations with respect to the provision of affordable housing and the expenditure of tax increment funds on affordable housing. which will help create new jobs and increase the local tax base and economy. which poses a serious threat to the health and safety of Project Area residents and workers. Neighborhood safety and crime prevention activities such as targeted code enforcement. and territory added to project areas by amendment adopted on or after January 1. Abatement Attorney. H. and site preparation. Accordingly. the Bay Point Project Area has underutilized and blighted sites that can be more intensively redeveloped for retail commercial and light industrial uses. The Agency’s capital projects will facilitate the redevelopment of blighted. the Agency must make available specified minimum percentages of new or substantially rehabilitated housing units available to very low. preserve. beautify the neighborhoods. Housing Fund Expenditures—The Agency must set-aside and spend at least 20 percent of tax increment revenue (Housing Fund) to improve.G. with various conditions on their use. consistent with the Redevelopment Plan. obsolete. and vacant properties by investing resources in property acquisition. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-24 . Linkage Between Project Area Improvements and Elimination of Remaining Blight The Agency’s actions since the Bay Point Project Area was established have eliminated a significant amount of blight in the Project Area. blighting conditions continue to exist along Willow Pass Road. as well as public infrastructure projects.Economic development promotion activities will help attract more private investment to the Project Area. along the waterfront.1  Replacement Housing—The Agency must replace housing units removed from the housing stock in a project area as a result of redevelopment activities within four years at a legally defined affordable housing cost.  The following sections of this Amended Implementation Plan describe the Agency’s Affordable Housing Program and specifically outline how the Agency will meet its legal obligations. The Agency must include a plan for how it intends to meet its housing production obligations in its implementation plan. In summary. In addition. low and moderate income households at a legally defined affordable housing cost. along Port Chicago Highway. Those blighting conditions include incompatible adjacent land uses. all of which will counteract blighting conditions remaining in the Bay Point Project Area. and/or dilapidated beyond the point of rehabilitation. demolition. underutilized. rehabilitate the housing stock. along Bailey Road. 1976. and/or produce affordable housing for targeted segments of the project area residents. safety. and elsewhere in the Project Area. The Project Area is also significantly impacted by a high crime rate. and general welfare of Project Area residents and workers. and remove hazardous materials and garbage. buildings that are vacant. 1976. illegal dumping remediation programs.

the proposed Affordable Housing Program should be viewed not simply as the means of implementing the Agency's stated goals and objectives related to affordable housing. Mitigate potential governmental constraints to housing development and affordability. and/or land acquisition. rehabilitation and development of housing affordable to a variety of income levels combining various funding sources. the Agency is confident that it will be able to meet its affordable housing production obligations and Housing Fund expenditure requirements within the compliance period ending in 2014.  Facilitate the final stages of the North Broadway Area Revitalization Strategy. including:       Improve housing affordability for both renters and homeowners. Increase the supply of housing with a priority on the development of affordable housing. construction. In developing its Affordable Housing Program. the Agency will support and advance the overall Housing Element programs as well as contribute to the implementation of the policies and strategies identified in the County’s General Plan. incorporated into this Amended Implementation Plan by this reference. The Agency’s Affordable Housing Program is focused on working with appropriate organizations to facilitate development of a variety of affordable housing activities in the Bay Point Project Area. the Agency may use the following methods:  Work with appropriate non-profit and for-profit organizations in developing affordable housing and actively participate in development activities where that is feasible. The Affordable Housing Program promotes residential and mixed-use development on vacant and underutilized sites in the Bay Point Project Area. By partnering and collaborating with other entities dedicated to the preservation and development of affordable housing. but as a key element in its overall blight alleviation and revitalization efforts. The Agency’s Housing Fund revenues will be used in a flexible manner to respond to favorable development. Overview of Agency’s Affordable Housing Program During the five year implementation plan period. Through its affordable housing activities. In carrying out its purpose to preserve. Leveraging other funding sources devoted to the provision of affordable housing will maximize the number of affordable units that can be developed or substantially rehabilitated. the Agency has been guided by the goals and objectives of the County’s Housing Element of the General Plan. The Agency will make every effort to encourage the preservation. as well as the County’s regional fair share housing needs allocation and various County policies and programs to promote affordable housing. Consequently. I. Promote equal opportunity for all residents to reside in the housing of their choice. as well as over the life of the Redevelopment Plan. Agency funds may be required for predevelopment. improve and increase the affordable housing supply. substantial rehabilitation and grant opportunities. Increase the supply of appropriate and supportive housing for special needs populations. The Agency recognizes the important role of the Affordable Housing Program and its activities in its overall Redevelopment Program. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-25 . Preserve the existing affordable housing stock in Contra Costa County.Affordable Housing Program is guided by the most recent adopted and certified Housing Element. the Agency will concentrate on affordable housing activities that are most applicable to the Agency’s goals and objectives. The Agency is committed to assisting the County in achieving the goals presented in the Housing Element.

HOME Investment Partnership funds. however.S. J. and development opportunities.7 million of net tax increment revenues available to fund affordable housing through FY 2013/14. then the Agency must assure that all new non-Agency housing developments built in the project area individually meet the Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-26 . The Housing Fund resources are then used by the Agency to facilitate the expansion. The tax increment revenues will be supplemented by approximately $744.727. The Housing Fund balance for the Project Area was $373. The Agency intends to use the Housing Fund revenue to leverage other federal and state funds to develop. and meet the Agency’s housing production requirement. as well as through the life of the Plan. Housing Production Plan The Project Area is subject to the CRL affordable housing production requirements since the Project Area was established after 1975. and very low income households. the CRL requires that 15 percent of all non-Agency developed housing units in the Project Area be affordable to moderate.117. Assist with additional site acquisition and/or predevelopment costs for previously funded projects or assist new scattered site property acquisition and/or housing rehabilitation. to preserve and facilitate the development of housing affordable to households whose basic needs are not met by the private housing market. The Agency will use the Housing Fund in a strategic approach to assist residential developments to create and preserve affordable housing within the community. which is set-aside into the Agency’s Housing Fund. the levels of Housing Fund revenue and other public assistance. The legislation requires the Agency to comply with the production requirements throughout a series of ten year periods.  Provide funding or other assistance to Habitat for Humanity for the acquisition of property and entitlements for single-family residences on infill sites. U. The Agency expects to take advantage of various opportunities as they are presented and to initiate actions as necessary.) Thus.000 of interest earned on the Housing Fund.000 of bond proceeds and $60.6 million of revenue available to support affordable housing projects and programs. The Agency is projected to have accumulated $6. The available funding sources that can be leveraged include the Community Development Block Grants (CDBG). If the Agency has fallen behind in its legal requirements to produce affordable housing. The CRL also requires that 40 percent of the total supply of affordable housing be restricted to very low income households. (See Table VI-4.039 at the beginning of the Implementation Plan period. the need to amass sufficient funds for an efficiently sized development. consistent with the CRL and the County’s Housing Element. low. In simple terms. The Agency expects to meet its legal housing production obligations under CRL. California Housing Finance Agency (CalHFA). These factors include the timing of the development process. The Housing Fund balance at the end of FY 2006/07 was $1. improvement and preservation of the affordable housing supply within the Project Area. that several factors may result in estimated expenditures and unit production being either less than or greater than what is projected for any given year. rehabilitate or preserve more affordable housing. there will be approximately $7. Department of Housing and Community Development (HCD). Housing Fund Revenues The primary funding source for the Agency’s affordable housing activities is 20 percent of the annual tax increment revenue. Department of Housing and Urban Development funds (HUD). K. and low income housing tax credit equity funds. It should be noted.

then the future number of affordable housing units that are required to be developed within the Project Area will be less. the information below describes the Agency’s housing production requirements. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-27 . if the Agency has produced more housing than is legally required. Conversely. Accordingly.production requirement until the Agency has fully met its production requirement. and presents a plan for how the Agency will meet its affordable housing production obligations.

875 $0 $8. c. Other and Non-Agency Sources include state.408 $ $0 $0 $0 $0 $ b Housing Fund Balance FY 2003/04 FY 2004/2005 FY 2005/2006 FY 2006/2007 FY 2007/2008 FY 2008/2009 Total $518.697 $179.058.760.363.406) $1.278 $0 (508.622.532.883 $1.119 $0 $7.153 $ 1.864 $1.995.544 $8. only the Annual Spending of Bond Proceeds Capital is included in total and cumulative figures.366) $1.742 $762.739 $1.742 $7.849.039 ($187. .207.883 $0 $9.250 $0 $0 $14. b. Fraser & Associates.873 $0 $0 $9.161. federal.465 $905.050 $0 $744.911 $710.634 $598.298.465 $0 $8.452.397 $552.687 $0 $44.517) $ (1.884 $ $ 759.259 $5.919 $0 $0 $8. and county grants. e. Administration cost is paid out of non-housing funds at this time.239 $0 ($507.337 $0 $751.129. As Available Capital from Bond Issuance is in large part carried over from the previous year.634 $ $ $ 744.999 $0 $0 $0 $44.866 $2.778) $896.039 $649.963) $506.152.896.158 $0 ($2.670.614 14. Source: Contra Costa County Redevelopment Agency.998 $2.871.119 $1.298.614 $7.558.552. Debt Service payments were provided by Fraser & Associates.816 Total $1.678 $7.700 $508.795 $0 $0 $9.562.149. Housing Fund Deposits (aka.903 $1.775 $0 ($499.289 $ 1.573 $879. Housing Set-Aside) equal 20 percent of basic tax increment (more than the statutorily required 20 of gross tax increment).687 $5.541 c Subtotal: Additional Revenues Total Revenues Available to Fund Housing Projects and Activities Cumulative Funds for Affordable Housing Projects and Activities Revenues for Housing Projects and Activities $1. d.686 Housing Fund Deposits b a Table VI-4 Projected Revenues Available for Affordable Housing in the Bay Point Project Area FY 2004/05 to FY 2013/14 VI-28 d e Less: Agency Administration Paid by Housing Fund Less: Existing Debt Service Paid by Housing Fund Subtotal: Net Tax Increment Available for Affordable Housing Additional Revenues Available Capital from Bond Issuance Annual Spending of Bond Proceeds Interest on Housing Fund Other & Non-Agency Sources Subtotal: Additional Revenues Total Revenues Available to Fund Housing Projects and Activities Cumulative Funds for Affordable Housing Projects and Activities a.911 ($203.328 $4.201 $0 ($505.606 $1.170.546.948 $546.914 $0 $8.616.200 $662.688 $970.414 $0 $0 $8.401 $0 (510.661.914 $1.000) $170.958 $2.250 $0 $0 $7.625) $ (504.396.498 $ 1.159) $5.339 $0 $14.021.987) $1.992 $1.858 ($225.000) $437.281.255 (516.Revenues for Housing Projects and Activities $373.480) $583.462 $3.386 $1.977 Housing Fund Depositsa Less: Agency Administration Paid by Housing Fund c Less: Existing Debt Service Paid by Housing Fund Subtotal: Net Tax Increment Available for Affordable Housing Additional Revenues Available Capital from Bond Issuance d Annual Spending of Bond Proceeds Interest on Housing Fund Other & Non-Agency Sourcese Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan FY 2009/2010 FY 2010/2011 FY 2011/2012 FY 2012/2013 FY 2013/2014 $1.039 $0 $8. Note: Figures may not add or subtract exactly due to rounding.386 $0 $9.050 $520.500) ($160.997 $0 $0 $8.896.436 $0 $769.622) $641.373.697 $0 $8.858 $762.

4 million is allocated to the housing fund.1 million in housing funds in fiscal year 2007/08. A portion of the 2007 Tax Allocation Revenue bond proceeds are initially deposited into the Bay Point Escrow Fund. $12.The Agency is projected to have a balance of $2. $4.1 million will become available for use in fiscal year 2007/08 after the 2008 Bay Point Amendment is adopted. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-29 .

the Agency has a housing production obligation for 83 affordable units (15 percent of 233 units plus 30 percent of 160 units). single family dwelling units (with one or two units) that are substantially rehabilitated with agency assistance and multifamily rented dwelling units that are substantially rehabbed. The 2000 Implementation Plan identified that 190 new units were developed and 33 units were substantially rehabilitated in the Project Area. Due to the Agency’s surplus in units. Therefore. Thus.6 Due to its excellent past performance. with or without Agency assistance are subject to inclusionary housing requirements. 5 Occupancy of affordable housing for very low income residents is restricted occupancy to households with incomes up to 50 percent of area median. Since that time there were six new infill units constructed. the affordable unit requirement has been satisfied and 63 unit surplus remains.Historical Housing Production and Affordable Housing Obligations The Agency reported that 196 new units have been produced in the Project Area after the Redevelopment Plan was adopted in 1987. As of 1/1/02. of which 41 units were produced for very low income households (See Table VI-5). of which 38 units (40 percent of 35 units plus 50 percent of 48 units) must be affordable to very low income households. 30 percent of units must be made affordable. 3.4 No units have been substantially rehabilitated in the Project Area since the Existing Implementation Plan was adopted. Since the adoption of the Existing Implementation Plan. of which 38 units must be for very low income households. of which 50 percent of the affordable units must be allocated for very low income households. The Agency has determined that 33 housing units were substantially rehabilitated in the Project Area from Plan Adoption to 1/1/02. The Agency’s 3 unit surplus in very low income restricted units was not enough to fully satisfy the 17 unit obligation. 4 Prior to 1/1/02. the Agency has assisted the substantial rehabilitation of four housing units and the Agency itself has substantially rehabilitated 160 units. the CRL obligated the Agency to produce only 83 affordable units. The Agency also reported that 186 affordable units were produced since Project Area inception to FY 2003/04. 6 When units are produced or substantially rehabilitated by the Agency. an additional 272 units have been produced in the Project Area. 2 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-30 . Affordable housing for moderate income residents is restricted to occupancy by households with incomes up to 110 percent of the area median. the Agency produced a surplus of 103 affordable housing units including a surplus of 3 units with occupancy restricted to very low-income households during this time.5 The Agency is currently exceeding its legal requirements to produce affordable housing in the Bay Point Project Area.2 Since 1/1/02. Since the Existing Implementation Plan was adopted the Agency has incurred an additional inclusionary obligation of 41 affordable housing units of which 17 units must be affordable to very low income households. inclusionary housing requirements applied to all new and rehabilitated units in the project area. 3 The previous Midterm Review identified that the County/Agency facilitated the acquisition and rehabilitation of the 72 unit Willowbrook Apartments and the 88 unit Hidden Cove Apartments by private parties through the issuance of tax exempt bonds. the Agency is working towards satisfying the 14 very low income restricted unit deficit prior to the end of the planning period in FY 2013/14. until the starting point for this Amended Implementation Plan. Given housing production in the Project Area through FY 2003/04.

Total units produced in the Project Area during the specified time period. of which 50% must be affordable to very low income households (15% of total units). Low or Moderate d c Percent 0 160 160 196 197 393 272 0 272 315 0 315 547 0 547 1.659 197 1. f. a. Affordable units produced outside Project Area counted on a one for two basis. During the prior Implementation Plan period. Source: Contra Costa County Redevelopment Agency Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-31 .134 0 1. Low or Moderate f 33 160 41 186 0 1 162 311 25 82 187 394 15 50 243 630 (6) (9) 9 112 3 103 (17) (40) 143 263 (8) (1) 118 222 (5) 0 116 325 Note: Percentages may not add exactly due to rounding. at least 40% must be affordable to very low income households (6% of the total units). 15% 305 mixed: 15%.856 14 35 e 24 48 38 83 17 41 19 48 33 83 69 172 20 50 127 mixed: 6%.FY 2009/10 . Agency developed housing has a 30% inclusionary requirement.Total over Through FY Through Through FY FY 2004/05 . CRL affordable housing production requirements are rounded up to the nearest whole unit. Remaining affordable housing surplus or obligation at the end of the period. e. 30% Projected Production of Affordable Housing Very Low 8 Very Low.134 329 0 329 1.FY 2008/09 FY 2013/14 FY 2013/14a End of Plan Life of Planb 2003/04 FY 2003/04 2003/04 FY 2006/07 Housing Production in Project Area New Units 196 Substantial Rehabilitation 37 Total 233 CRL Affordable Housing Obligation Very Low Very Low. As required by the CRL. Number of affordable units required based on units produced. b. the Agency directly developed the substantial rehabilitation of the 72 unit Willowbrook Apartments and the 88 unit Hidden Cove Apartments. total units over the life of the Redevelopment Plan (Section 33490(a)(2)(B)). total units over ten year compliance period (Section 33490(a)(2)(B)). Of those units. Low or Moderate 26 Affordable Production Surplus (Deficit) Very Low Very Low. As required by CRL.Table VI-5 Housing Production and Affordable Housing Obligation Bay Point Project Area FY 2004/05 to FY 2008/09 Agency Directly TOTAL TOTAL Assisted Produced Produced FY 2007/08 .FY 2004/05 .FY 2014/15 . Number of units satisfying CRL affordable housing production obligation. Affordable housing production obligation for non-Agency developed housing requires 15% of total units to be available at affordable cost. c. d.

the Agency estimates 587 housing units will be produced in the Project Area. The Agency also anticipates that over the life of the Redevelopment Plan. Based upon this projection. the Agency has developed a projection for the number of units likely to be produced in the Project Area over the next ten years and through the life of the Redevelopment Plan. Based upon the ten year forecast of housing production in the Project Area. 630 housing units affordable to very low. The CRL obligates the Agency to produce 305 affordable units.7 It is also projected that 394 units of affordable housing will be produced. and the anticipated date of development. and other opportunities. the opportunity for substantial rehabilitation with Agency assistance. the CRL obligates the Agency to produce 172 affordable units. During the following five year period. leaving the Agency will have a surplus at the end of the planning period. Based on historical production and an analysis of remaining developable residential land. and of these 243 will be affordable to very low income households. Based on the Agency’s analysis of the potential for new development on existing vacant residential parcels. The Agency is anticipating creating 394 affordable units of which 187 will be very low income restricted. the Agency projects that a total of 1. 7 During the next five years. low and moderate income households will be produced. the possibility for federal and state funding.856 units could potentially be produced in the Project Area prior to the end of the Redevelopment Plan activities.134 units are estimated to be produced in the next ten year compliance period. of which 69 units must be for very low income households. of which 187 units will be affordable to very low income households. of which 127 units must be for very low income households.1. Future Housing Production and Affordable Housing Obligations The Agency has evaluated the potential for future housing production in the Bay Point Project Area through the end of the Redevelopment Plan. A total of 1. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-32 . the potential for substantial rehabilitation with Agency assistance. It is projected that the Agency will meet its legal requirements to produce affordable housing during the ten year compliance period. the Agency expects that it will meet its affordable housing production obligation over the life of the Redevelopment Plan. the Agency estimates 219 housing units would be produced in the Project Area.

The 84 unit DeAnza Gardens public housing project was also anticipated to be demolished and replaced with 180 new units.9 Accordingly. Income and Age Targeting Requirements for Housing Fund Expenditures The Amended Implementation Plan must provide annual estimates of the units to be assisted and the expenditures anticipated to be made during the next five years. as all housing units that were removed from the Project Area have been replaced as required by law. which ends in 2014. The Agency must replace the same number of units at the same income levels within four years from the date of acquisition of the displaced properties. Implementation of this project will result in the permanent displacement of up to 26 residential units. The Agency is facilitating the Orbisonia Heights Redevelopment Project to create a mixed-use transitoriented development. Replacement Housing Requirements The Agency is required to replace any Project Area housing that has been removed within four years after the removal has occurred. 2002. AB 637 requires an agency to maintain a list of displaced households who are to be given priority. however an adjacent road project removed some structures that were replaced with units built on-site in 2002. Units Removed 12 94 26 106 Units Replaced 12 94 26 106 M. (See As of January 1. Previous redevelopment activities resulted in the removal of 12 dilapidated low and moderate income units in 1993 (See Table VI-6). The agency may establish rules to determine priority on this list. the Agency will plan for and undertake replacement of any units and will follow all state requirements for replacement housing and relocation. No replacement housing obligation resulted from the North Broadway Mixed Use Development. The Existing Implementation Plan anticipated that approximately ten units may be destroyed to accommodate the North Broadway Mixed Use Development. 8 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-33 . The Agency planned to replace these units with affordable new development or substantial rehabilitation. This means that the Agency does not have a remaining replacement housing obligation. 9 Compliance with targeting requirements is measured based on dollars expended over the current compliance period. 84 of which would be counted as replacement units.L. In the event that the removal of housing occurs. The Agency may undertake additional projects that could result in the displacement of households in the next ten years.8 Table VI-6 Replacement Housing Obligation Bay Point Project Area Years Historical through FY 2003/04 (Actual) FY 2004/05-FY 2006/07 (Actual) FY 2007/08-FY2013/14 (Estimated Total Source: Contra Costa County Redevelopment Agency. The Agency will replace the units onsite within the Orbisonia Heights project. No replacement housing obligation remains.3 million to support the development of more affordable housing over the next five year period. The 14 unit Elaine Null Apartments were built to replace these units in 1996 with six very low-income and eight low to moderate-income units. the Agency plans to expend $2.

Table VI-7. Table VI-7 Housing Fund Targeting Expenditures Bay Point Project Area FY 2004/05 to FY 2006/07 Housing Fund Expenditures County’s Fair Share Allocation FY FY FY 2005/06 2006/07 1999-2006 2004/05 Affordable Housing Projects and Programsa Minimum Targeted to Very Low Income Families Minimum Targeted to Low and Families Maximum Targeted to Moderate Income Familiesb Total Total % Total 35% $135. 13 The determination of the targeting by age is based on 2000 Census data. which indicates that 89 percent of the County’s population is under 65 years of age. and no more than 45 percent on moderate income households in accordance with Section 65584 of the Government Code. as indicated by the most recent U.400 $499.223 $105. and by age level in the community.800 $462. Census.000 $827.400 $145. as indicated by the regional fair share allocation.12 That is. the Agency is required to target its Housing Fund expenditures based on housing need by income level and age.413 50% a.462 $371.738 $486.761 $1.13 11 12 Assembly Bill 637 becomes effective on January 1. 2002. and not more than 45 percent to moderate income households. The Agency can also provide a disproportionate amount of funding for low income housing by reducing the amount of funds Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-34 . 2002 through the end of the ten year compliance period in 2014. b. the Association of Bay Area Governments (ABAG) determination for the 19992006 County’s Fair Share Allocation indicates that the Agency should target at least 35 percent of its housing funds to very low-income households.067 $224.900 27% 20% $42. The remainder of the housing fund should be spent on projects and activities for very low. The Agency may expend 45% of their housing funds on housing for very low. 20 percent on low income households. Source: Contra Costa County Redevelopment Agency and Association of Bay Area Governments. low or moderate income households. The Agency has the option of spending a disproportionate amount of its Housing Funds for very low-income households and to subtract a commensurate amount from the low and/or moderate-income thresholds. however must not exceed spending this percentage on moderate income housing.700 $181.) The Agency plans to allocate housing fund expenditures on at least 35 percent very low income and 20 percent on low income households. 11 Thus. the Housing Fund should be expended to assist households in the same proportion to the housing need by income. The Agency plans to meet its income targeting requirements based on its fair share of regional housing needs as determined by ABAG.S. Housing Program costs do not include Agency administration costs. In addition.662. The CRL requires the Agency to allocate its Housing Fund in a manner that is consistent with the household income distribution requirements imbedded in the Contra Costa County’s Fair Share Allocation.946 $271. from January 1.077 $904. low or moderate income residents.700 $234.752 22% 45% $93.

The Agency will focus on continuing to meet targeting requirements determined by ABAG for 1999-2006 until the next implementation plan period.458. Table VI-8 Projected Housing Fund Targeting Expenditures Bay Point Project Area FY 2007/08 to FY 2013/14 Affordable Housing Projects and a Programs County’s Fair Share Allocation 2006-2014 FY 2007-08 FY 2008-09 FY 2009-10 FY 2010-11 FY 2011-12 FY 2012-13 FY 2013-14 Total % Total Minimum Targeted o Very Low Income Families 35% 987.487. the CRL’s formula for determining the amount of expenditures for households with a member under age 65 changed to “low income households with a member under age 65”.312. 2002 through June 30. The Agency needed to increase expenditures on very low income households by 8 percent and reduce expenditures on moderate income households by 5 percent to satisfy targeting limits for theses income groups.571 6. In no event can the expenditures targeted to housing affordable to moderate income households exceed the threshold amount (45 percent).857 9.985. Review of this Amended Implementation Plan indicates that currently the Agency is partially satisfying targeting requirements.690 1.714 169. however must not exceed spending this percentage on moderate income housing.714 169. The Agency may expend 45% of their housing funds on housing for very low.083.487.655 1. ABAG has determined the County’s Fair Share Allocation for 2007-2014.690 2.184.650. The Census Bureau does not provide data in this format.357.571 208.655 1. Source: Contra Costa County Redevelopment Agency and Association of Bay Area Governments The CRL also requires the Agency to allocate its housing funds in a way that is consistent with the population by age distribution present in the community.583. 15 This requirement must be achieved over the period between January 1.321 336. adjusting the Agency’s targeting requirements during the next Implementation Plan covering FY2009/10 through 2013/14.The Agency met its household income targeting requirements from January 1.571 1.000 20% Maximum Targeted to Moderate Income Familiesb 45% 259. 2002 and the current compliance period ending in 2014. The Agency’s new targeting requirements require housing fund expenditures are spent on at least 39 percent very low income and 28 percent on low income households.690 2.800.714 1. and no more than 33 percent on moderate income households.321 336.857 542.571 208. 2004.714 169. low or moderate income residents.000 15% Total 1.714 259.857 542.571 164.321 880.655 1.571 164. In 2006.321 296.714 169.000 65% Minimum Targeted to Low Income Families 20% 336. b. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-35 .083. the Agency does allocated to housing affordable to moderate income households.321 262.714 259.000 100% a. Table VI-8 shows the Agency’s projected expenditures by income level for each year from 2007/08 to 2013/14.357 1. Housing Program costs do not include Agency administration costs. The Agency has met targeting requirements for low income households by spending at least 20 percent of housing fund expenditures on this income group.

low and moderate income persons. The Agency will continue to monitor Housing Fund expenditures in order to comply with the requirement for minimum expenditures on non-age restricted housing. developer subsidies for constructing affordable units. A minimum portion of housing will be non-age restricted and a maximum portion housing will be restricted to seniors age 65 and over. 16 Thus. N. The Agency will work to expand the Project Area’s supply housing affordable to very low. rehabilitation of existing housing for moderate income households. the percentage of Housing Funds spent on non-age restricted housing is more than adequate to satisfy the CRL requirement of a minimum expenditure of funds. Activities may include. The anticipated expenditures listed under each project reflect expenditures through FY 2013/14. but are not limited to. and purchasing affordability covenants. Habitat for Humanity The Agency will assist with the land acquisition and development of nine newly constructed units as part of a 9-unit infill affordable housing development in the Bella Vista neighborhood of Bay Point. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-36 . the Agency should spend no more than 11 percent of its Housing Fund to support age restricted affordable housing. That is.000.15 The Agency has not expended funds on age restricted housing. Expenditures to Date: $0 Anticipated Expenditures: $700. infill housing. Project/Program Description Expenditures Through FY 2013-14 Anticipated Completion Low to Moderate Housing Program Agency funds will be used for preserving and increasing the Project Area’s supply of affordable units. Projected 10 Year Housing Projects and Activities The Agency will undertake affordable housing projects and programs in the Bay Point Project Area during a ten-year planning period from 2004/05 to 2013/14 in order to comply with affordable housing production requirements mandated by the CRL.000 Ongoing 16 Data on age restricted housing expenditures have been provided by the Agency.000 2010 Expenditures to Date: $0 Anticipated Expenditures: $1. site acquisition.not need to address this until the next Implementation Plan is completed and will continue to work with the preexisting age targeting goals.

000 2012 Expenditures to Date: $0 Anticipated Expenditures: $1. Expenditures to Date: $0 Anticipated Expenditures: $300. higher density residential and/or mixed-use projects. Expenditures to Date: $0 Anticipated Expenditures: $600. Expenditures to Date: $0 Anticipated Expenditures: $1. BART Specific Plan Implementation – Development Zone 3 The Agency may provide future assistance with the Far Hills site and the Canal Road/Bailey Road area sites in relation to the transit-oriented development described under BART Specific Plan Implementation Development Zone 2. infrastructure assistance.350. predevelopment assistance. Land assembly activity is currently underway in the Orbisonia Heights area. which is just east of the BART Station.BiBett Predevelopment Financial assistance will be given to facilitate the relocation of an alcohol and drug rehabilitation group home from the Orbisonia Heights area to an alternative location in Bay Point.000 2011 2010 Youth Homes Financial assistance will be provided to facilitate the relocation of this group home for homeless youth from the Orbisonia Heights area. or construction financing for affordable. transit oriented project in Orbisonia Heights. Considering is being given to relocating to a site owned by the Agency on Bel Air lane. The group home is being relocated to implement a residential mixed-use.000 2010 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-37 . The Agency may participate in land assemblage.350.000 BART Specific Plan Implementation – Development Zone 2 A transit-oriented development is being implemented in the vicinity of the Pittsburg/Bay Point BART Station.

Funds are Anticipated required to purchase.000 Homebuyer Resale Transaction Costs The Agency has provided financial assistance to homebuyers in the past.000 2016 2016 2016 2012 Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-38 . and resell these Expenditures: properties. the Hertz Family Trust. $640.Hertz Property The Agency is considering acquiring a multifamily site at Alberts and Willow Pass Road to maintain as affordable housing. Expenditures to Date: $0 Anticipated Expenditures: $2.Expenditures to Date: restricted units have a right-to-first-refusal $0 for the Agency to acquire in order to maintain the affordability. Expenditures to Date: $0 Anticipated Expenditures: $1. Loans are also available to investor owners who wish to upgrade their rental properties. Expenditures to Date: $0 Anticipated Expenditures: $860.000 Housing Rehabilitation Program The Agency has funds available for loans to low and moderate income homeowners to repair and modernize single family loans.000.000. has completed the removal of an underground gasoline storage tank and is marketing the property for development.000 Housing Development Fund The Agency holds a reserve fund to act as a catalyst for additional affordable housing development projects and programs. These deed. The current owner. hold.

000 O.17The law further requires that for a Redevelopment Project that is within six years of reaching its limit on plan effectiveness. The Project Area will not reach its time limit on plan effectiveness prior to the expiration of this Amended Implementation Plan and is not within six years of reaching this time limit. Completion of Housing Obligations The Agency is required to comply with and fulfill its affordable housing responsibilities. and affordable housing production responsibilities.800. 17 CRL Section 33333. prior to the expiration of the time limit on redevelopment plan effectiveness. Contra Costa County Redevelopment Agency Amended Five Year Implementation Plan VI-39 .Expenditures to Date: $0 TOTAL Anticipated Expenditures: $9. replacement housing. including housing fund.8. thus this Amended Implementation Plan does not need to address how the Agency will complete its housing obligations. as amended by SB 211. an implementation plan needs to address the ability of the agency to comply with its housing responsibilities.

A P P E ND I X B ADOPTED RELOCATION POLICIES Excerpt from the December 1987 Report on the Redevelopment Plan for the Bay Point (formerly West Pittsburg) Redevelopment Project APPENDI X B / 103 .

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A P P E ND I X C 1987 ANALYSIS OF THE PRELIMINARY PLAN & ORIGINAL PRELIMINARY PLAN Excerpt from the December 1987 Report on the Redevelopment Plan for the Bay Point (formerly West Pittsburg) Redevelopment Project APPENDI X C / 104 .

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A P P E ND I X D NEGATIVE DECLARATION APPENDI X E / 105 .

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A P P E ND I X E 1987 NEIGHBORHOOD IMPACT REPORT Excerpt from the December 1987 Report on the Redevelopment Plan for the Bay Point (formerly West Pittsburg) Redevelopment Project APPENDI X E / 106 .