2008 Bay Point RTB -FINAL DRAFT5.7.08

8/7/2019 2008 Bay Point RTB -FINAL DRAFT5.7.08

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CONTRA COSTA COUNTY REDEVELOPMENT AGENCY2530 Arnold Drive, Martinez, CA 94553

Report to the Board of

Supervisors for the Amended

Redevelopment Plan for the Point Redevelopment Projec

May 7


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TABLE OF CONTENTS

INTRODUCTION

Background........................................................................................................The Plan Amendment...................................................................................Plan Amendment Process............................................................................

Contents of this Report.......................................................................................

SECTION A

Reasons for the Amendment....................................................................................Reasons for Amending the Redevelopment Plan................................................Project Area Location .........................................................................................Proposed Projects and How Blight Will Be Addressed........................................

Public Improvement Programs......................................................................Community Improvement Programs .............................................................Low- / Moderate- Affordable Housing Programs...........................................Administration and Operations......................................................................

Summary............................................................................................................SECTION B

Description of the Physical and Economic Conditions Existing in the Project Area...Study Approach and Methodology......................................................................Blighting Conditions............................................................................................

Urbanization.................................................................................................Physical Blight..............................................................................................Economic Blight............................................................................................

Physical Blighting Conditions in the Project Area..........................................Economic Blighting Conditions in the Project Area........................................

Summary of Physical and Economic Blighting Conditions ..................................

SECTION C

Five-Year Implementation Plan................................................................................

SECTION D

Explanation of Why the Elimination of Blight In the Project Area

Cannot Be Accomplished by Private Enterprise Acting Alone or ThroughOther Financing Alternatives Other Than Tax Increment Financing .........................

Reasons for Continuing to Include Tax Increment Financing..............................Relationship Between the Need to Amend the Financial Limits and the Cost of tContinuing Program of Redevelopment..............................................................Why Other Governmental Funding Sources Are Inadequate To Eliminate BlightWhy Private Enterprise Alone Cannot Eliminate Blight


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TABLE OF CONTENTS

SECTION F

Method of Relocation ...............................................................................................

SECTION G

Analysis of the Preliminary Plan...............................................................................

SECTION H

Report of the Planning Commission.........................................................................SECTION I

Report & Recommendation of the Redevelopment Advisory Committee .................

SECTION J

Statement of Conformance with the General Plan....................................................

SECTION K

Environmental Documentation ................................................................................

SECTION L

Report of the County Fiscal Officer ..........................................................................

SECTION M

Neighborhood Impact Report ...................................................................................

SECTION N

Summary of Agencys Consultations with Affected Taxing Entities

and Response to Said Entities Concerns Regarding the Plan .................................APPENDIX A

Amended Five-Year Implementation Plan................................................................

APPENDIX B

Adopted Relocation Policies.....................................................................................

APPENDIX C

1987 Analysis of Preliminary Plan & Original Preliminary Plan.................................

APPENDIX D

Negative Declaration................................................................................................

APPENDIX E

1987 Neighborhood Impact Report ..........................................................................


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INTRODUCTIONi

BACKGROUND

The Contra Costa County Redevelopment Agency (Agency) has redevelopment plan amendment process to amend the Bay Point Redevel(formerly known as West Pittsburg Redevelopment Plan) (Redevelopment Redevelopment Plan, adopted in accordance with California Health & Safety C

33000 et. seq. (CRL), establishes the parameters for all redevelopment activiBay Point Redevelopment Project Area (formerly known as the WeRedevelopment Project Area) (Project Area). The Contra Costa CounSupervisors (Board) acts as the legislative body of the Agency and is reimplementing the Redevelopment Plan.

The Redevelopment Plan was adopted by the Board on December 29, 1987, No. 87-102. The Redevelopment Plan was subsequently amended on Decemby Ordinance No. 94-64 to bring various financial time limits into conformanc

required by State Law pursuant to AB 1290. On February 23, 1999, the BOrdinance No. 99-05 which extended the time limit to receive tax increment byten years. Ordinance No. 99-54 was subsequently adopted by the Board on1999, to extend the time period during which the Agency may commence emproceedings. Subsequently, the Board adopted Ordinance No. 06-33 on Jwhich extended the effectiveness, receipt and collection time limits for an adand removed the debt establishment time limit.

The Plan Amendment

The proposed amendment to the Redevelopment Plan (2008 Bay Point Amenadopted by the Board, accomplish the following:

1. Increase the total dollar limit on the amount of tax increment revenueArea may receive; and

2. Increase the limit on bonded indebtedness that can be outstandintime.

The proposed 2008 Bay Point Amendment will enable the Agency to moimplement redevelopment projects and activities eliminating blighting conditioProject Area. The Redevelopment Plans current cumulative tax incrementmillion and the bonded indebtedness limit is $60 million. The 2008 Bay Poinproposes to increase these caps to $689 and $220 million, respectivelysummarizes the existing time and financial limitations of the Redevelopment P


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REPORT TO THE BOARD OF SUPE

Contra Costa County Redevelopment Agency

Bay Point Redevelopment Project Area

BAY POINT REDEVELOPMENT PROJECT AREA Table i-1

EXISTING REDEVELOPMENT PLAN LIMITATIONS

Indebtedness Limit EliminatedPlan Effectiveness 12/29/2028

Debt Repayment 12/29/2038

Bond Debt Limit $60,000,000

Cummulative Tax Inc. $116,000,000

Time Limitations

Financial Limititations

Source: Contra Costa County Redevelopment Agency

BAY POINT REDEVELOPMENT PROJECT AREA Table i-2

PROPOSED REDEVELOPMENT PLAN LIMITATIONS

Indebtedness Limit EliminatedPlan Effectiveness 12/29/2028Debt Repayment 12/29/2038

Bond Debt Limit $220,000,000

Cummulative Tax Inc. $689,000,000

Time Limitations

Financial Limititations

Source: Contra Costa County Redevelopment Agency, and Fraser & Associates

Receipt of additional tax increment revenue and increased bonding capaadditional capital to implement blight eliminating projects. These projects inclu

and improving public infrastructure, working toward the continued enhancemevalues, enabling economic revitalization of commercial and industrial entincreasing, improving, and preserving the Project Areas supply of affordable ho

All redevelopment activities will be subject to future review and approval byBoard, and/or other agencies, committees, and interested parties as appropriaby the CRL.

Plan Amendment Process

This Report to the Board of Supervisors (Report) is one of several documerequires the Agency to prepare during the amendment process, and is intendthe decision makers with comprehensive information concerning the proposPoint Amendment.

Section 33354.6 (a) of the CRL sets forth that a redevelopment plan amen


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Agency on the proposed amendment(s); and 3) consideration and adoption of by the Board approving such amendment(s).

This Agency Report contains all of the elements required by Section 33352 othe extent required by Section 33457.1 of the CRL.

Other Key Documents

The Agency has also prepared other key documents in connection with prep

2008 Bay Point Amendment.

On February 14, 2008 the Agency forwarded to all taxing entities the following:of Preparation of the 2008 Bay Point Amendment, 2) the 2008 Bay Point Plan 3) the Preliminary Report (on CD), 4) the Notice of Public Review and Inteproposed Negative Declaration, and 5) the Initial Study/Negative DeclarationBay Point Amendment for review and consultation. The results of taxconsultations are described in Section N of this Report.

On March 24, 2008 the Agency sent to the Department of Finance and the DHousing and Community Development notice of a public hearing and a Repdetailing the requirements set forth in CRL Section 33451.5.

An associated Negative Declaration for the Amended Plan was circulatecomment on February 14, 2008 in accordance with the requirements of tEnvironmental Quality Act. The comment period on the Negative DeclaratiMarch 17, 2008. A Final Negative Declaration, including responses to areceived, will be considered at the joint public hearing.

Joint Public Hearing

This Report, which has been prepared by the Agency pursuant to Section 3335the Final Negative Declaration (incorporating responses to comments), aAmended Plan will be presented to the Agency and the Board at the joint pscheduled for May 20, 2008. All Bay Point Project Area property ownebusiness owners, and affected taxing agencies will be sent notices of this pubmail on or before April 15, 2008. In addition, public notices were publis

newspapers, all consistent with the requirements of the CRL.


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CONTENTS OF THIS REPORT

The contents of this Report are presented in fourteen sections, which generalto the subdivisions presented in Section 33352 of the CRL.

The sections are as follows:

Section A. Reasons for the Amendment

Section B. Description of the Physical and Economic Conditions Existing Area

Section C. Five-Year Implementation Plan

Section D. Explanation of Why the Elimination of Blight in the Project AreAccomplished by Private Enterprise Acting Alone or Through OtAlternatives Other Than Tax Increment Financing

Section E. Proposed Method of Financing Including the Economic FeaAmendment

Section F. Method of Relocation

Section G. Analysis of the Preliminary Plan

Section H. Report of the Planning Commission

Section I. Report and Recommendation of the Redevelopment Advisory C

Section J. Statement of Conformance to the General Plan

Section K. Environmental Documentation

Section L. Report of the County Fiscal Officer

Section M. Neighborhood Impact Report

Section N. Summary of the Agencys Consultations with Affected Taxing EResponse to Said Entities Concerns Regarding the Plan


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SECTIONAReasons for the Amendment

REASONS FOR AMENDING THE REDEVELOPMENT PLAN

Since its 1987 adoption, progress has been made in revitalizing the Project AreRedevelopment Plan. The Agency has made progress in eliminating blight thProject Area by actively pursuing revitalization opportunities and assisting in re

activities as allowed by the CRL. Unfortunately, blighting conditions still remProject Area and the proposed 2008 Bay Point Amendment is necessary toAgencys efforts in eliminating physical and economic blight and attrainvestment to the Project Area.

Section B of this Report presents the remaining blighting conditions prevaleProject Area. The proposed 2008 Bay Point Amendment will enable the Ageffectively implement programs, capital improvements, planning activities, coresidential rehabilitation, and to increase the overall commercial viability of twithin the Project Area.

The purposes of the 2008 Bay Point Amendment are to:

1. Increase the total dollar limit on the amount of tax increment revenuArea may receive; and

2. Increase the limit on bonded indebtedness that can be outstandintime.

Adoption of the 2008 Bay Point Amendment will enable the Agencomprehensively fulfill the goals and objectives of the existing Redevelopmenspecifically, with additional financial capacity, through increasing the Agencytotal bonded indebtedness that can be outstanding at any one time, and the aincrement revenues that the Agency can collect, the Agency will be betterimplement projects necessary to eradicate the remaining blight in the interest owelfare of the community. It is also anticipated that redevelopment activities cthe Agency will provide additional employment opportunities and enhance the

within the Project Area and surrounding community.The benefits of the 2008 Bay Point Amendment would affect the immediate aneconomic viability of the entire Bay Point community. If implemented, the prBay Point Amendment would provide the needed resources to the Agency tblight removal activities are fully realized within the Project Area. Redevelopmwill be subject to future review and approval by the Board, and/or othe


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primarily through the issuance of tax allocation bonds. In general, arriving afigure requires taking the $136.5 million in capital costs needed for projects anthat this principal amount needs to be increased at least three fold to accounand interest payments overtime. To this amount, additional revenue must be athe following: housing set aside requirements (20% of the total gross incrementhe Project Area), existing bonded debt service, County Auditor-Controller acharges and tax sharing payments to the Project Areas taxing entities. By Redevelopment Plan to increase the Bond Debt Limit and Tax Increment Reve

Agency hopes to continue redevelopment efforts in the Project Area. This nerevenue and capital will fund programs and projects that will enhance the valuebring much needed private investment into the community, and eliminconditions. Through public and private investment, the Agency plans to addand economic blight in the Project Area, which in turn brings investment, affordable housing and jobs into the area.

PROJECT AREA LOCATION

The Project Area consists of unincorporated territory located in eastern CCounty, California, just 40 miles northeast of San Francisco and 62 miles Sacramento. Access to the Project Area is limited to the Highway 4 transportaThe freeway separates the Project Area from the City of Pittsburg to the south aWeapons Station separates Bay Point from the City of Concord. The Project of approximately 80.7% residential, 4.7% commercial, and 10.9% industrial laincludes an underutilized waterfront totaling approximately 1,550 acres of lan2,914 contiguous parcels. Exhibit A-1 illustrates the Project Area boundaries a

2 illustrates the geographical location of the Project Area.

Project Area demographics illustrate characteristics of the Project Area thAreas ongoing cycle of blight and poverty. The need for increasing the tax ibonded indebtedness limitations of the Redevelopment Plan are a direct continued impairment of the Project Area. Demographics derived from ESAnalyst indicate that the 2007 median household income within the Project AreThe Project Areas median household income is 57% of the Countys 2household income of $81,812. Furthermore, only 57% of the residents in theare homeowners. This significantly lower household income indicates thatcapacity of Project Area residents and property owners to maintain their impacted. This claim is supported by the fact that 858 parcels, or 29%deterioration and dilapidation caused by long-term neglect which reflectsreinvestment by property owners. According to the Wall Street Journal -Journal1, home repair costs can easily exceed a homes purchase price, repo


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affordability provisions, the Project Area consists of 86% low and moderate incOf the 86% low and moderate income families, 37%, 25%, and 24% are very moderate income households, respectively2. Furthermore, 34.9% of Project Aover the age of 24 have not attained a high school diploma. Of the 34.9%, 15.than a 9th grade education. The countywide percentage of residents without diploma is only13%.

The Agencys redevelopment efforts in the Project Area are not only const

socio-economic conditions of its residents but it is significantly impacted by irate as well. In each of the preceding four years, spanning from 2003 to 2006in Bay Point are among the highest of all unincorporated territories serviced bCosta County Sheriff. The reality of a high crime neighborhood is that businesinvestors are often unwilling to locate their businesses or invest private dollarsneighborhoods, which further exacerbate other blighting conditions. In presentation, management representatives of an apartment complex located Pass Road in the Project Area told the Bay Point Municipal Advisory Council thof the tenants in the complex had moved out in the past year and that tenanoted the surrounding area conditions and crimes occurring nearby as motivlevel of educational attainment and limited financial resources of Project Area property owners as well as high crime rates are all problems that reflect continued financial assistance from additional tax increment dollars to redevelop the Project Area.


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Exhibit A- 1


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Exhibit A-2


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PROPOSED PROJECTS AND HOW BIGHT WILL BE ADDRESSED

As required by CRL Section 33352, the Report must include this list of probeing proposed by the Agency and how they will alleviate blighting conditio33354.6 also states that when an Agency proposes to increase the limitation oof dollars to be allocated to the redevelopment agency, it shall describe andremaining blight within the project area, identify the portion, if any, that is no lonthe projects that are required to be completed to eradicate the remaining b

relationship between the costs of those projects and the amount of increase inon the number of dollars to be allocated to the Agency.

The Agency has identified a number of projects which would aid current revitaliand in particular, eliminate deficiencies in the existing infrastructure systems. exhibits identify projects necessary for redevelopment. The projects includeredevelopment activities, from infrastructure improvements to generadevelopment programs that will serve to improve he Project Areas ability to other areas. The following narrative identifies and discusses potential public

and economic development projects the Agency may consider over time inaddress blight and complete revitalization of the Project Area.

Public Improvement Programs

The Agency has identified a number of public improvement projects which wourevitalization efforts and eliminate deficiencies in the existing infrastructure syProject Area. Paving, reconstruction, rehabilitation and widening of streetsintersections, grade separations, and utility realignment are needed in the Pr

improve traffic flow, provide better access for emergency vehicles, enhance increase safety for pedestrians and motorists, and bring overall aesthetic impthe Bay Point community which may help improve surrounding property valuefurther investment from the private sector. Additionally, utilities such as phonelines, and storm drains that run along streets and required utility and street iare all necessary components of successful redevelopment. Furtherinfrastructure and utility improvements will encourage infill development of vathe redevelopment of blighted properties by property owners. Such activity i

reduce blighting conditions in the Project Area by removing conditions that oththe viable use of buildings or lots and improving property values. In infrastructure and utility improvements are expected to stimulate private sectolower vacancy rates, increase lease rates, cause an increase in the availability commercial facilities, and reduce conditions of dilapidation and deterioration. intends to maximize its investment by improving streets and utilities siwherever feasible The Agency has identified street segments for these im


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Neighborhood Infrastructure Upgrades

Funding is needed to include construction of curb, gutter and sidewaimprovements, and improved lighting in the older neighborhoods in Bay Pimprovements will address infrastructure deficiencies that hinder public safetadequate drainage and improve pedestrian safety (walkability) in existing neProviding these improvements can stimulate property values in the commencourage private investment into the neighborhood through infill redevelopmlots and improvements to existing homes.

Port Chicago Highway/Pacifica Intersection Improvements

Projects would include upgrading an existing 3-way traffic signal to a 4-waadding the proposed east extension of Pacifica Avenue. These improvementsafe and necessary access from the intersection at the entrance of the pHarbor Commerce Center, a proposed business park in the community. Primprovements also adds value to Project Area properties and will encouinvestment in and around Port Chicago Highway and Pacifica Avenue

properties.

East Willow Pass Road Improvements

Funds are needed to widen Willow Pass Road, from the current 2-lane configulane configuration, with landscaped median islands. Improvements along where there are numerous vacant lots, vacant buildings, and substandard sresult in better vehicle and pedestrian circulation, increased property valuesaesthetics of this heavily traveled former highway. Providing these improv

value to the area and will encourage private redevelopment and economic deve

Bart Specific Plan Implementation Development Zone 2

This project includes the Orbisonia Heights Transit Oriented DevelopmAdditional funding is needed in order to include the completion of land completing upgrades to infrastructure, and to participate in a public/private porder to develop the site. The project would eliminate blight by assemblinrelocating residents, and redeveloping a neighborhood of existing single-fa

several of which are uninhabitable, and numerous vacant lots into a higher doriented development near the Pittsburg/Bay Point BART Station.

Bart Specific Plan Implementation Development Zone 3

Funding is needed to engage in land assemblage (if necessary), make infrastructure in the area and participate in public/private partnership to devit (C l/Mi F Hill MHP Cl l d/Will P R d) ithi D l


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extension road. These infrastructure improvements would enable the develarge vacant property designated for industrial uses, which would result in imprvalues and economic development opportunities, including increased opportunities to the area.

Pacifica Avenue Area Drainage

This project includes participation in the construction of a series of drainage iin the industrial area east of Port Chicago Highway and along the PacExtension. These infrastructure improvements would enable the developmevacant property designated for industrial uses, as well as remove drainageadjacent to an existing, dilapidated shopping center, resulting in improved prand economic development opportunities to the area.

Railroad Overcrossing To Waterfront

Funding is needed in order to complete a grade-separated crossing fromAvenue Extension and Alves Lane Extension to the waterfront area, north of th

secondary crossing to the waterfront area is necessary to eliminate blighting the vacant/ closed marina, by providing access and new development and reopportunities including those described in the Waterfront Specific Plan.

Waterfront Infrastructure

These improvements would require additional funding in order to completransportation, and water and sewer service necessary for redevelopment of tarea. Infrastructure improvements in the waterfront area are necessary to

blighted conditions of the area which include a closed marina and an active mof upgrades. Infrastructure improvements would assist in new deveredevelopment opportunities at the waterfront.

Alves Lane Extension/Criterion Industrial Area Infrastructure

These improvements, based upon additional funding becoming availaparticipation in the construction of the northern extension of Alves Lane, fromRoad to the Pacifica Avenue Extension and north to the railroad crossingwaterfront area. These infrastructure improvements would enable the develarge vacant property designated for industrial uses as well as provide bettwithin the industrial zoned area and to the waterfront, resulting in improved prand public safety, and economic development opportunities to the area.

Alves Lane Drainage

Funding is needed to include the participation of the Agency in the constructio


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Bailey Road/Orbisonia Heights

This improvement is based upon additional funding becoming available upgrades to the existing infrastructure system necessary for the future develoOrbisonia Heights area. Improvements along the corridor, where there avacant lots, vacant buildings, and substandard structures, will result in bettepedestrian circulation, increased property values, and overall better aesthetics traveled former highway. These improvements will positively affect surrounvalues and will encourage private redevelopment of blighted properties and otdevelopment activities.

Bailey Road (North Of SR 4)

These projects are related to the implementation of the Specific Plan and incluto Bailey Road, north of State Route 4 to include wider sidewalks, mid-block clanes, landscaped medians, and street trees. Improvements along the corridorare numerous vacant lots, vacant buildings, and substandard structures, will revehicle and pedestrian access to the BART Station, increased property value

better aesthetics of this heavily traveled road. These improvements will posurrounding property values and will encourage private partnerships implementation of the Specific Plan.

Willow Pass Road (Bailey - Clearland)

Funding is need to implement portions of the Specific Plan and includes severaWillow Pass Road within the Neighborhood Commercial Mixed-Use Area, insidewalks, mid-block crossings, bike lanes, landscaped medians, and

Improvements along the corridor, where there are numerous vacant lots, vacand substandard structures, will improve motorist and pedestrian safesurrounding property values, and result in better vehicle and pedestrian cimprove aesthetics of this heavily traveled former highway. Providing these imay stimulate private redevelopment of blighted properties and othdevelopment activities.

South Willow Pass Road Neighborhood Infrastructure

This project includes making upgrades and constructing curb, gutter andrainage improvements, and improved lighting in the older neighborhood soPass Road, between Loftus and Madison. These improvements will addresadequate drainage and infrastructure deficiencies that hinder pedes(walkability) in existing neighborhoods. Providing these improvements will improperty values and provide stimulus for private investment and redevelopneighborhoods blighted properties through infill development of vaca


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an elementary school, middle school, the Shore Acres neighborhood, andshopping center. Additionally, these improvements may stimulate propertprivate redevelopment of blighted properties.

Clearland Avenue Assemblage/Infrastructure

Funding is needed in order to include the Agencys participation in the developvacant parcels on the south side of Willow Pass Road, east of ClearlAssemblage of the vacant and blighted properties would enable the commun

desired neighborhood retail development on the site, and would addresscommercial facilities in the project area.

Hertz Property Infrastructure

This project would include participation in the development of three vacant psouth west corner of Willow Pass Road and Alberts Avenue. These improaddress infrastructure deficiencies that hinder development of this prominent, v

Bike LanesThis project includes the design and construction of bike lanes along PorHighway between Pacifica Avenue and McAvoy Road/Harris Yacht Harbor enhancements along Port of Chicago Highway will improve pedestrian safety, McAvoy Harbor Road/Harris Yacht Harbor area and commercial center locatewest corner of Port of Chicago Highway and Pacifica Avenue, and help relproperty values.

Contra Costa Fire District Station 86The Agency recently sponsored a General Plan amendment that will allow for of the fire station from its current location on Willow Pass Road to a locationexisting site. Furthermore, funding is needed in order to assist with the relocastation. This project will improve public safety and reduce unsafe buildings cto fire damage within the Project Area.

Delta De Anza Trail

This project includes the design of the trail gap closures and identificationfunding sources. These improvements will help address stagnant propertyreduce crime in the community.

The tables on the following pages, summarizes these projects and indicateblight that each project will address.


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Unsafebldgs/

Deterioration&

Dilapidation

Hinderviable

use

Incompatible

landuses

Stagnant

propertyvalues

Hazardous

waste

Highvacancies

l o w

l e a s e r a t e s

$6,750,000

$175,000

$3,400,000

$2,417,000

$2,500,000

$6,000,000

x x

x

xx

xInfrastructure includes participation inconstruction of the Pacifica AvenueExtension eastward to the proposedintersection with the Alves Lane Northernextension road.

BART Specific Plan Implementation-

Development Zone 3

BART Specific Plan Implementation-DevZone 3: includes land assemblage (ifnecessary) and upgrades to infrastructureand participation in public/private partnershipto develop several sites.Pacifica Avenue Extension/Bay Harbor

Industrial Area Infrastructure

x

x

x

xBART Specific Plan Implementation-Development Zone 2: includes completion ofland assemblage, upgrades to infrastructureand participation in public/private partnershipto develop the site.

x

BART Specific Plan Implementation-

Development Zone 2

Includes widening of Willow Pass Road, fromthe current 2-lane configuration to a 4-laneconfiguration, with median islands.

x

East Willow Pass Road Improvements

Port Chicago Highway/Pacifica Ave

Intersection Improvements

xPort Chicago Highway (PCH)/PacificaIntersection Improvements includes upgradeto an existing 3-way traffic signal to a 4-waysignal .

x

Neighborhood infrastructure upgradesinclude construction of curb, gutter andsidewalks, drainage improvements, andimproved lighting.

x

Neighborhood Infrastruture Upgrades

x

Table A-1


Project NameFundingNeeded

How Project Will AddresPhysical Blight Econo


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Unsa

febldgs/

Deterioration&

Dilapidation

Hinde

rviable

use

Incom

patible

landuses

Stagn

ant

prope

rtyvalues

Haza

rdous

waste

High

vacancies

l o w l e

a s e r a t e s

$12,000,000

$3,000,000

$4,500,000

$600,000

$2,000,000

$2,500,000

$4,000,000

Subtotal $28,600,000



How Project Will AddresPhysical Blight

Table A-1 Continued

Econo

Rail Road Overcrossing to Waterfront

x x

x x

Alves Lane Drainage

Alves Lane Drainage includes participation inconstruction of drainage improvements.Bailey Road/Orbisonia Heights

RR Overcrossing to Waterfront north of therail roadWaterfront Infrastructure

Alves Lane Extension/Criterion IndustrialArea Infrastructure includes participation inconstruction of the northern extension ofAlves Lane

Waterfront Infrastructure includesimprovements to drainage, transportation,water and sewer service necessary forredevelopment.

Alves Lane Extension/Criterion IndustrialArea Infrastructure

x xIncludes upgrades to infrastructurenecessary for future development ofOrbisonia Heights.Bailey Road (north of SR 4)

x xImplementation of the Specific Plan includesupgrades to Bailey Road, north of StateRoute 4 to include wider sidewalks, mid-block crossings, bike lanes, landscapedmedians, and street trees.

x

Implementation of the Specific Plan includesupgrades to Willow Pass Road within theneighborhood Commercial mixed use area,including wider sidewalks, mid-blockcrossings, bike lanes, landscaped medians,and street trees.

Willow Pass Road

x

x x

x x


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Unsafebldgs/

Deterioration&

Dilapidation

Hinderviable

use

Incompatible

landuses

Stagnant

propertyvalues

Hazardous

waste

Highvacancies

l o w

l e a s e r a t e s

$6,000,000

$1,250,000

$2,500,000

$2,000,000

Undetermined

Undetermined

Undetermined

Subtotal $11,750,000

Total $65,342,000

Includes the design of the trail gap closuresand identifying potential funding sources.

x

Bike Lanes

Includes the design and construction of bikelanes along Port of Chicago Highwaybetween Pacifica Avenue and McAvoyRoad/Harris Yacht Harbor area.

x

xx

Contra Costa Fire District Station 86

Relocate the fire station from its currentlocation on Willow Pass Road to a locationwest of the existing site.

Delta De Anza Trail

Hertz Property Infrastructure includesparticipation in the development of three

vacant parcels.

Clearland Avenue Assemblage/Infrastructureincludes participation in the development ofthree vacant parcels.Hertz Property Infrastructure

x x

x

Clearland Avenue

Assemblage/Infrastructure

x

Frontage improvements includingimprovements to curb, gutter and sidewalks.

South Willow Pass Road NeighborhoodInfrastructure upgrades include constructionof curb, gutter and sidewalks, drainageimprovements, and improved lighting in olderneighborhoods.

Pacifica Avenue Frontage Improvements

x x

x

South Willow Pass Road NeighborhoodInfrastructure

x




Table A-1 Continued


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program that helps address illegal dumping, code enforcement support that ahuman power to the strenuous task of daily code review in the Project Arepieces to assist with business attraction thus lowering vacancy rates and incrates, and other invaluable programs that address the improved appearancecommunity. Furthermore, several of the projects in the Community Improvemare expected to have secondary reduction effects on the Bay Point communityrates. For example, additional code enforcement support, a garbage remediaa community group funding program for projects such as graffiti removal and v

cleanup, and the closure of trail gaps are all anticipated to indirectly reduce crim


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Unsafebldgs/

Deterioration&

Dilapidation

Hinderviable

use

Incompatible

landuses

Stagnant

propertyvalues

Hazardous

waste

Highvacancies

l o w

l e a s e r a t e s

$300,000

$100,000

$250,000

$500,000

$500,000

$500,000

$100,000

$2,500,000

Funds to cover the costs associated with theapplication to California Department of

Housing and Community Development forthe Pittsburg/Bay Point Enterprise ZoneDesignation in partnership with the City of

Enterprise Zone Administration

x x

Property maintenance costs incuding weedabatement, clean up, taxes, etc.

Funds to support neighborhood"beautification" projects, such as graffittiremoval and vacant lot/yard cleanup, initiatedby volunteer groups in Bay Point.Property Holding Costs

x x

x

Community Group Funding Program

x

Agency works with Building InspectionDepartment to identify properties which maybenefit from the use of a dumpster. Theprogram is desinged as a revolving loan butmay be a grant for those meeting income

requirements.

A pro-rata share of County Counselexpenses for an attorney devoted solely tocode enforcement activities.Dumpster Grants

x x

x x

Abatement Attorney- County Counsel

x

Table A-2

Community Improvement Programs



Willow Pass Road Urban Design

Improvement Banners

Funds for the installation and rotation ofbanners and other enhancements

x x

Marketing

x xInvolves update and reproduction ofmarketing material for Bay Point and Agencyparticipation in Economic DevelopmentforumsNewsletter

xShared cost for the publication and mail-outof a quarterly newsletter


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Low- / Moderate- Affordable Housing Programs

The Agency is required to set aside no less than twenty (20) percent of gross revenue generated by the Project Area for the creation of affordable housing. are to be used to increase, improve and preserve the supply of affordable hcommunity. Table A-3 summarizes the Agencys ongoing efforts to provihousing in the Project Area.

Unsafebldgs/

Deterioration&

Dilapidation

Hinderviable

use

Incompatible

landuses

Stagnant

propertyvalues

Hazardous

waste

Highvacancies

l o w

l e a s e r a t e s

$50,130,000

Total $50,130,000

Funds will be used for preserving andincreasing the Project Area's supply of

affordable units. Activities may include, butare not limited to, site acquisition, developersubsidies for constructing affordable units, in-fill housing, rehabilitation of existing housingfor moderate income households, andpurchasing of affordability covenants.

x

Low-Mod Housing Program

x x

Low-Mod Housing Programs



Table A-3

Administration and Operations

In addition to the programs and projects listed, the Agency must make allocatbudgets for administrative costs, equipment and related expenses. These costin Table A-4 below and are essential to ensure that a sufficient level of stafequipment is available to operate and maintain the Project Area at an efficient l

gs/

on&

n le le lu

es

cies

a t e s

Econom

Project NameFundingN d d

How Project Will AddresPhysical Blight

Administrative and Operational Costs

Table A-4


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SUMMARY

Approval of the proposed 2008 Bay Point Amendment increasing the limindebtedness and the tax increment collection would provide the Agency with tfunds to implement the aforementioned programs and projects designed toremaining physical and economic blighting conditions in the Project Area. additional revenue, the Agencys ability to work towards the removal of remwould be seriously hindered. The Project Area continues to suffer from significa

exhibits numerous signs of infrastructure deficiencies. The lack of infrastructreduction in utilization of the Project Area to such an extent that it constituphysical and economic burden to the community. The projects enumerated presection would significantly improve conditions within the Project Area by addresand economic blight. These projects address blight by providing adequate such as streets and public facilities, as well as fund other critical economic initiatives and affordable housing. Landscape and median improvements, aredevelopment of the Waterfront Specific Plan Area in conjunction redevelopment efforts will improve the visual environment and the economic v

entire community. The blighting conditions indentified in Section B cannot reexpected to be reversed or alleviated by private enterprise, governmental acwithout redevelopment action and proper funding. Implementing the identifiedallow the Agency to abate the blighting conditions affecting the Project investment by the Agency will signal to the private development community andlarge the Agencys confidence in the area and provide a catalyst for private invreinvestment.


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SECTIONB

Description of the Physical & EconomicConditions Existing in the Project Area

STUDY APPROACH AND METHODOLOGY

Field investigations as well as several other data sources were utilized tophysical and economic blighting conditions in the Project Area. An importasource for evaluating the existence and prevalence of blighting conditions iArea was the field survey conducted by Rosenow Spevacek Group, Inc. (RSapproach to the field survey involved an initial site visit to the Project Area from2007. At that time, the RSG survey team identified locations within the Projecblighting conditions appeared to remain substantial and prevalent and then o18-20, 2007, RSG conducted a parcel-by-parcel survey from the public right-oField Survey).

Based upon initial reconnaissance, RSG prepared and refined the survey instreach parcel within the Project Area had its own survey sheet and was identifassessors parcel numbers using county parcel maps. The survey sheets incand economic blighting conditions as prescribed by CRL Section 33031(a), ablighting conditions listed in CRL Section 33031(b), which are amenable to a vThe survey forms contain consistent, educated assessments regarding theparcels in the Project Area and the results represent a nominal assessment condition is present or not present. RSG acknowledges that differendeterioration or deficiencies are present in each parcel and the RSG surve

minimum, cites a condition as present when any reasonable person, condition, could see the damage.

During the 2007 Field Survey both physical and economic indicators of blight win the Project Area including, deterioration and dilapidation, structural obuildings of substandard and defective design, incompatible adjacent land parking, inadequate lot sizes, possibly abandoned buildings, and a lack commercial facilities. Representative photographs were taken throughout theto depict the conditions identified during the survey.

3 The 2007 Field Survey was completed by Matt McCleary, Brian Moncrief, Zachary Mikelson, TaFelise Acosta. Felise Acosta, Principal at RSG, and Tara Howard, Associate, were the leadsupervised Mr. McCleary, Mr. Moncrief, and Mr. Mikelson. Ms. Acosta is a principal in the firm and hP j M f li h h h S i i i i d l h


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BLIGHTING CONDITIONS

Sections 33030 through 33039 of CRL describe the conditions that constituredevelopment project area. A blighted area is one that necessitates the redevelopment project area, because the combination of conditions in an areaburden on the community, and cannot be alleviated by private enterprise, action, or both. Section 33030 of CRL defines a blighted area as one thatfollowing:

An area that is predominantly urbanized and is an area in which the cophysical and economic blighting conditions is so prevalent and so subscauses a reduction of, or lack of, proper utilization of the area to such anconstitutes a serious physical and economic burden on the community reasonably be expected to be reversed or alleviated by private egovernmental action, or both, without redevelopment.

Urbanization

To qualify for inclusion in a project area, the land must be predominantly udefined by CRL Section 33320.1(b). Pursuant to said section, an area is purbanized if no less than 80 percent of the land within the project area:

Has been or is developed for urban uses; or

Is an integral part of one or more areas developed for urban ussurrounded or substantially surrounded by parcels, which havedeveloped for urban uses.

The 2008 Bay Point Amendment does not propose to add new territory to theand the Project Area was found to be predominantly urbanized at the time of it1987. The 1987 definition of a predominantly urbanized area required that nopercent of the privately owned property in the project area had been or was durban uses, was characterized by the subdividing and sale of lots of irregushape and inadequate size for proper development or the laying out of lots inthe contours and other topography or physical characteristics of the ground andconditions, or was an integral part of an area developed for urban uses.

Current CRL requires that 80 percent or more of the land in a project adeveloped or previously developed for an urban use, or an integral part of areas developed for urban uses that are surrounded or substantially surroundthat have been or are developed for urban uses.

Current analysis indicates that 1 355 acres or 84% of the total 1 550 Projec


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1. Buildings in which it is unsafe or unhealthy for persons to live or worksuch conditions include:

a. Serious Building Code violations

b. Dilapidated and deteriorated buildings

c. Buildings suffering from construction vulnerable to serious seismic or geologic hazards

d. Buildings suffering from faulty or inadequate water or sewer utilit

2. Conditions that prevent or substantially hinder the viable use or capacitor lots; examples of these conditions include:

a. Lots/buildings suffering from substandard design

b. Lots/buildings of inadequate size given present standards conditions

3. Adjacent or nearby uses that are incompatible with each other and whicdevelopment of those parcels or other portions of redevelopment projec

4. The existence of subdivided lots that are in multiple ownership and wdevelopment has been impaired by their irregular shapes and inadgiven present standards and market conditions.

Economic Blight

Section 33031(b) of the CRL describes the following economic conditions that c

1. Depreciated or stagnant property values or impaired investments.

2. Impaired property values due to hazardous wastes on property whermay be eligible to use its authority as specified in Section 33459.

3. Stagnant or declining market conditions; examples of this include:

a. An abnormally high number of business vacancies,

b. Abnormally low lease rates,

c. Abnormally high number of abandoned buildings, and

4 A lack of necessary commercial facilities such as those norma



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6. An excess of bars, liquor stores, or adult-oriented businesses that hasignificant public health, safety, or welfare problems.

7. A high crime rate that constitutes a serious threat to the public safety an

Physical Blighting Conditions in the Project Area

CRL Section 33031(a) describes the physical conditions that cause blight. Tconditions are assessed in terms of the health and safety of persons and t

viability of development in an area. In order to assess physical blight in thedata from the 2007 Field Survey, MetroScan parcel data, building code enfoother resources were collected and analyzed to determine what conditiadversely affecting the health and safety of persons in the Project Area, aadverse economic conditions that result from physically deteriorating conditionas economic returns from an area decline there is a corresponding lack of physical upkeep of properties, further perpetuating physical blight.

The Project Area is comprised of 2,914 parcels of which 1,112, or 38%, exhibior more physically blighting characteristic such as incompatible adjacenstructural obsolescence, defective design, and/or dilapidation and deterioratiosummarizes the number of parcels exhibiting physical blighting conditions.

BAY POINT REDEVELOPMENT PROJECT AREA Table B-1

BLIGHTED PARCEL SUMMARY

Blighting Condition Total # of Parcels % of Total

Deterioration & Dilapidation 858 29%Defective Design 518 18%

Structural Obsolescence 2 Less than 1%Incompatible Adjacent Uses 6 Less than 1%Total Blighted Parcels/1 1,112 38%

/1 Parcels may exhibit more than one blighting condition and as a result,Total Blighted Parcels will not equal the sum of all conditions or percent of

total.Source: Rosenow Spevacek Group, Inc. field survey of September 18-20, 2007, andCounty data

The presence of these conditions reflect a lack of investment by proper

REPORT TO THE BOARD OF


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Unsafe and Unhealthy Buildings for Persons to Live or Work

Pursuant to CRL, buildings in which it is unsafe or unhealthy for persons to livrepresented by structures that exhibit serious dilapidation and deterioratioserious building code violations, construction that may be vulnerable to dseismic or geologic hazards, and faulty and/or inadequate water and sewer following discussion substantiates the presence of these serious conditions 29% of the structures within the Project Area to be unsafe and unhealthy for por work.

Dilapidation and Deterioration

Dilapidation and deterioration is a phenomenon that occurs when aging strucrecur routine maintenance and repairs, and upkeep deferred for extended peBy nature, older structures are more difficult to rehabilitate and as strehabilitation becomes more expensive due to the need to bring buildings building code. As stated in Stewart Brands book, How Buildings Learn, WAfter Theyre Built, a lack of maintenance results in buildings becoming unus

threat of structural failure. Brand states that,

due to deterioration and obsolescence, a buildings capital valuethe rent it can charge) about halves by twenty years after construMost buildings you can expect to completely refurbish from elevtwenty-five years after construction. The rule of thumb abandonment is simpleif repairs will cost half of the value obuilding, dont bother.

It is no surprise, therefore, that a structures condition is often directly correlatedAccording to county assessors data obtained through the Metroscan databa3,063 structures located within the Project Area that reported the year built,those permitted structures were built prior to 1960 and 79% were built before 1than 25 years ago. Table B-2 presents a summary of the structures within theby decade built. It should be noted that unpermitted structures and illegal addaccounted for by the county assessors office and therefore, are not includetable results.



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BAY POINT REDEVELOPMENT PROJECT AREA Table BSTRUCTURES BY AGE

Decade No. of Structures % of Total Structure


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Photo 1

Photo 2

Th t l t d l Hill St t h b h t 1 d h t 2 di



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County staff has indicated that unoccupied structures within the Project Area sare often used for illegal activities.

Photo 3The external building materials of this Solano Ave property are so severely dapresents serious health risks to inhabitants and negatively impacts the economsurrounding properties. Roofing and overhang materials are buckling anddisrepair and the structures eaves are damaged and/or missing. A stuccsupport the roof and overhang is missing and has been replaced by a poorlsubstitute made of substandard building materials which renders the structGiven the conditions visible from the public right-of-way it is conceivable that

also suffers from internal structural damage.



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Photo 4

This property located within the Project Area along Mountain View Avenue shimpaired investment as evidenced by the dilapidation and deterioration of theresidential unit. The structures leaning column and damaged foundation makeunit unfit for human habitat. Faulty weather proofing materials and damaged/mare visible signs of an aging structure left exposed and vulnerable to external fowind and rain and exposed wiring drooping down from the roof present a

hazard.



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Photo 5

The damaged eaves and lack of weather proofing materials of this commelocated along Willow Pass Road are a sign of this buildings deteriorating extmaterials. The lack of paint, which serves to protect structures from the elemthis building exposed and vulnerable to rain and wind which can cause furtherand wood rot. The poor condition of this structure and lack of reinvestmentmay reflect marginal economic gains due to relatively low lease rates thatowner can charge.


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Photo 7

This Bayview Ave. property is in very poor condition and displays a comreinvestment by its owner which has resulted in serious dilapidation and deterresidential unit suffers from exposed wiring, lack of paint, and damaged exmaterials. Furthermore, the busted windows and unsecured front door indicatand possibly signal residential squatting which County staff indicates is a seriothe Project Area According to County staff unoccupied structures such as



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Photo 8

This boarded up, seemingly abandoned house, along Bailey Road suffers frexterior building materials and foundation, deteriorated roofing materials, supports, and missing eaves. Building elements show signs of sagging and the property also lacks exterior improvements such as an adequate driveway to the front door. Not only does this structure pose healthy and safety conce



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Photo 9

This 256 acre waterfront property located easterly and adjacent to McAvunderutilized and generally in poor condition. Broken windows and the lack landscaping indicate a lack of reinvestment by property owners. Furthermelements such as roofing materials, siding, and doorways are damaged or detheavily oxidized. The condition of this property poses a physical threat to inmay also negatively impact the economic progress of surrounding properties.



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Photo 10

This structure located on South Broadway Avenue is seriously dilapidated along-term neglect. Roofing materials are deteriorated, doors are broken boarded which are all signs of impaired investment and possible abandonmproperty is in need of external improvements such as a driveway. Outdoor

weeds and foliage that back up to the structure create a fire inducing enviromessages left by the tenants of the property indicate that there may a squatters inhabiting the unit.



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Photo 11

This structure located along Alves Lane suffers from dilapidation and detevidenced by the damaged exterior building materials, broken door, and heav

the roofing and siding materials. Also, it appears that this property is being usprefabricated home that sits on top of a large commercial trailer and may structure. Either building is unsuitable and unsafe for inhabitants. This unstable condition that could pose serious health and safety risks to persons Area and may potentially devalue surrounding property values.



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Photo 12

This single family residence is located on Hill Street shows clear signsinvestment by the property owner such as peeling paint, and deteriorating exand roofing materials. This structure is an eyesore in the community and may property values of the surrounding properties.


C t C t C t R d l t A


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Photo 13

This Bella Vista Ave. property is home to multiple homicides in recent yeproperties, such as this residential unit, serve as a safe haven for illegal accreates excessive burden on the Project Area and surrounding community. reinvestment by property owners is apparent by the unkempt foliage, broke

windows, and damaged exterior building materials. This property poses a sethe health and safety of Project Area residents and may impede the economithe Project Area.




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Building Code Violations

Pursuant to CRL Section 33031(a), buildings in which it is unsafe or unhealthto live or work are conditions that may be caused by serious building codBuildings and structures that do not meet basic uniform building requirementsmeet other local codes mandated to ensure human health and safety, pose aworkers, patrons, and residents of an area.

The following list exemplifies some of the types of serious code violations

County staff in the Project Area during the early months of 2007. It is importanbuilding code violations are occurring throughout the Project Area and are nany particular part of the Project Area:

Buildings containing structural damage due to fire. Fire damaged struccited if the property is not properly secured within 30 days or if the stproperly rehabilitated or demolished after a reasonable period of time. Sunrepaired after fire damage present serious health and safety risks. examples include 1945 Willow Pass Road, 29 Bella Vista, 172 Ambrose

Unpermitted industrial business operating from an unpermitted building.buildings that are not properly inspected for safety could cause persoccupants and unapproved commercial/industrial operations may not bwith surrounding uses. (Project Area examples include 94 Bella VisRoad)

Illegal dumping in the Project Area, particularly on vacant properties asides of roads, such as Port of Chicago Highway, creates unsanitary ccan be a potential fire hazard. (Project Area examples include 3333

Road, 183 Bella Vista)

Unscreened junkyard conditions located on residential and commerciThis is a violation of Section D of the Bay Point Planned-Unit Zoning Diswhich states that any outdoor storage and maintenance area shall be sview from public streets. Such properties are an eyesore to the commhave significant impacts on surrounding real estate values as well as prhealth risks due to potential fire hazards and unsanitary/toxic condithazardous conditions or materials located in a residential setting is

neighborhood residents and poses an attractive nuisance to young persArea examples include 196 North Bella Monte, 293 Driftwood Drive, Avenue)

Illegal residential garage and carport conversions used as additional Garages and carports are not suitable living spaces and when conv




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Unpermitted building additions and improvements. Unpermitted impropotentially affect the structural integrity of the building, creating environment in which to live or work. Without examining the actual impnot possible to determine the true effects of the improvement on (Project Area examples include 46 Bayview, 1 Whang Drive, 263 Enes A

Car repair and other types of businesses being run out of residentWithout proper permitting/inspections residential structures cannotevaluated for suitability for industrial/commercial conversion nor for th

compatibility with adjacent uses. In the example of a car repair buoperated from home, there are serious risks due to waste disposal runoff. (Project Area example includes 98 Mountain View Avenue)

Residential lots with raw sewage in the rear yards. This is an unsanthat is a threat to human health and safety. (Project Area exampleFairview Avenue)

These conditions not only create an unsafe and unhealthy environment for p

and work but they also cause a drain on County resources as most code enforrequire at least one, if not more, additional follow up visits to make sure the vreoccurring.

Table B-3 presents a summary of code violation data for the Project Area 2007 to August 2007. During that same time period the Building Inspectioissued over 414 building and zoning code violations of which 278 or 70% are be serious in nature. The following types of violations were considered tostructural damage due to fire, properties exhibiting junkyard conditions, unse

structures, illegally occupied structures, hazardous electrical wiring, faulty weaunpermitted building improvements, illegal garage and carport conversionsbusiness operations (primarily occurred when industrial/commercial businesseof residential properties), properties containing raw sewage, and illegal duBuilding Inspection Department is not only citing a significant number of propeviolations every month within the Project Area, but a high percentage ofviolations are for serious conditions that pose a threat to the health and safepatrons, and residents of the Project Area.


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y p g y


Photo 14

This home located along Anchor Drive illustrates a suspected illegal garage cobserved during the 2007 Field Survey. According to county assessors pastructure contains 255 sq ft of garage space. It appears, however, that the house at the end of the driveway is not being used for its intended purpose, a cevidenced by the replacement of a garage door with a closed wall made of materials. Since the field survey was conducted from the public right-of-way itto verify that this garage conversion is being used as additional living spacillegal garage conversions may potentially affect the structural integrity of creating a dangerous living environment. Without examining the actual imprnot possible to determine the true effects of the improvement on the structure.




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Photo 15

According to County staff, illegal residential garage conversions are aphenomenon throughout the Project Area. During an initial visit to the Project staff identified this property along Crivelo as a garage conversion that likely proper permits. Illegal garage conversions may potentially affect the structurthe building, creating a dangerous living environment. Furthermore, a largarticles from the home that appeared to just be thrown out onto the front yathat the property had been illegally occupied by squatters. This photo was tak2007 Field Survey after County resources had been used to clear the articles a


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B P i t R d l t P j t A


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Photo 17

This residential parcel along Hill Street has an excess of outdoor storagsimulating junkyard and disposal site conditions. These conditions can becom

for neighboring property owners. Stored refuse may be a fire hazard from spaccidental combustion and may become habitats for rodents, mosquitoesJunkyard-like conditions are unsightly and may interfere with public interests, tof the public health, safety and welfare, and the conservation of property valueeconomic viability of the community.





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Photo 18

This property along Alves Lane contains outdoor storage and vehicles parkedsimulating junkyard conditions. One car is without rear tires and supported bysignals that car repairs and/or vehicle storage is taking place at this location. Wrepaired and/or stored on permeable surfaces such as grass and dirt, co

regarding potential soil and groundwater contamination from leaking automobother chemicals. These conditions detract from the communitys aesthetimpede real estate values of the surrounding properties.


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Photo 20

According to County staff, this old restaurant building was relocated to thisMcAvoy Road many years ago and has remained vacant and in complete disproperty displays substandard design as evidenced by the explicitly dilapidwhich lacks a foundation. The building rests on blocks several feet above the dilapidated throughout with deteriorated siding, roofing, doors, windows, and a The building is unsuitable and unsafe for human use and presents a serious to users of McAvoy Harbor.





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y p j

Photo 21

This residential unit on Solano Avenue exhibits a poorly constructed building aexposed plywood as a permanent building material. Roofing materials app

substandard materials and either damaged or unfinished which may providprotection from the elements. The building improvement appears to have integrity and would appear to be an illegal building addition. Illegal additions,receive proper inspection, are not suitable for cohabitation and present considand safety risks to persons occupying the space. Furthermore, the unsightlyoutdoor storage present a visual blemish that may negatively affect neighbo


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Microsoft Virtual Earth Image 1

The retail center located at the northwest corner of Port Chicago Highway Avenue suffers from poor building layout and obsolete design. As evidencedVirtual Earth Image 1, ingress and egress to the commercial centers loadinglimited to a driveway along Port Chicago Highway and a driveway on Pacificaleads to an adjacent private property. Based on evidence from the aeriaPhotograph 22 on the following page, it would appear that in order for commeto access loading facilities they must either enter or exit the loading area bymultifamily residential property, creating unsafe conditions for residents Microsoft Virtual Earth Image 1 shows a large commercial truck pulling a trailethe south end of the retail centers loading facilities during daylight hours. Givthe commercial vehicle and turning angles, it is unlikely that the driver wou


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Photo 23

(Please see the preceding two pages for a description of this property)





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Photo 24This property along Ambrose Avenue contains multiple detached residentialadequate on site parking facilities. The placement of vehicles inhibits ingrposterior units of the property which may present a safety hazard in the emergency. This is an obsolete design that has affected the viable use of the slot. According to development and use standards provided by the Bay Point District Zoning Program, single-family residences with three bedrooms or lessto include a minimum of a one-car garage and one driveway parking space pe

units do not conform to these current parking requirements, which is a cleartheir outdated design. These units also display early signs of deterioration anincluding exposed wiring and lightly damaged eaves/exterior building materials





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Incompatible Adjacent or Nearby Land Uses

Land uses are found to be incompatible when certain properties are not coadjacent or nearby uses which prevent the economic development of those paportions of the project area and/or present potential health and safetyneighboring parcels. The results of incompatible uses can include noise pollunhealthy conditions for neighboring residents, commercial/ industrial trresidential neighborhoods, and hindrance of the economically viable use of lots. Such properties may also exhibit signs of economic blight as various

uses can also result in stagnant property values or impaired investment properties.

The Project Area contains 6 incidents where land uses are incompatible wadjacent uses. These results are derived from the 2007 Field Survey. discussion details a sample of the incompatible adjacent or nearby land uses Area.

The bar previously shown in Photo 6 is incompatible with adjacent and

Located along Willow Pass Road, the bar is easterly adjacent to a park and reare nearby to the south. Multifamily residential units, a childcare center, andalso located in the vicinity on Willow Pass Road. According to information gCounty staff and the community, the bar is a nuisance and continual bucommunity, due to high noise levels coming from the bar and outdoor patio, aloitering that occurs outside the bar. This site has also been identified by the Sheriffs Office (Sheriff) as having substantial law enforcement problems sintoxication, fights, weapons possessions, sales to minors, and knowingly asales on the property. Such activity presents a serious threat to the health

persons within the Project Area and is incompatible with the nearby park, chilchurch, and residential uses.

The following photograph displays a vacant residential property with operatincompatible for a residential zone and the subsequent image highlights residential and industrial uses in the Project Area.





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Photo 25

According to the Bay Point General Plan/Specific Plan Land Use Map containBay Point Planned-Unit District Zoning Program and county assessors par

parcel located along Ambrose Ave is designated for single family residential us2007 Field Survey the parcel was observed being used for storage of thivehicle. Storage of this commercial vehicle is not the proper use of this residproperty. The parking of commercial vehicles in this residential zone is an incothat poses traffic and safety hazards for the residents of the adjacent multifamneighboring homes.





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Microsoft Virtual Earth Image 2

This aerial image of properties located along Port Chicago Highway nearHarbor entrance shows two single family homes that have been built on a zoned for heavy/light industrial use, and surrounding light and heavy industrial

properties are an instance of incompatible use observed in the Project Area duField Survey. Such properties may also exhibit signs of economic blighincompatible uses can also result in stagnant property values or impaired invadjacent properties.





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Economic Blighting Conditions in the Project Area

The previous discussion outlined the physical conditions of blight remaininProject Area. CRL Section 33031(b) describes the economic conditions thatIn order to show that the Project Area remains blighted, it must also contain onthe economic conditions described in CRL Section 33031(b). These economare generally assessed in terms of depreciated property values, low lease racommercial facilities, residential overcrowding, an excess of bars and other abusinesses, and high crime rates. In order to assess economic blight in the

data from brokers, market studies, DataQuick, Metroscan parcel data, EnSheriff, and other resources were collected and analyzed. The purpose of theto determine what conditions may be adversely affecting the health and safety the Project Area, as well as the economic viability of the Bay Point comfollowing discussion substantiates the seriousness of several indicators of ecwithin the Project Area.

Exhibit B-2 illustrates the portions of Project Area affected by economicconditions.

REPORT TO THE BOARD OF




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Depreciated or Stagnant Property Values

According to CRL, depreciated or stagnant property values are conditioneconomic blight. Property values depreciate or stagnate when blighting factimpede economic progress.

In general, residential property values are significantly lower in the Projeccompared to surrounding communities and the county. As evidenced by Tabsales in 2006 averaged $303 per square foot for the Project Area which is 2%Antioch, 10% lower than Pittsburg, 28% lower than Martinez, 33% lower than 38% lower than the county as a whole. Given that the home price per sqneighboring Pittsburg includes Project Area figures, it should be noted that Pithome price per square foot would be higher if the Project Area were excluded.

BAY POINT REDEVELOPMENT PROJECT AREA Table B-4

HOME PRICE PER SQUARE FOOT COMPARISON

2006Location Price/Sq. Ft.

Antioch $297Bay Point Project Area $303Pittsburg/1 $333

Martinez $389Concord $404

Contra Costa County $419

/1 Includes the Bay Point Project AreaSource: DataQuick Information Systems, MetroScan- a product of First American

Real Estate Solutions, L.P.

Further evidence of the Project Areas depreciating property values comes sales data obtained from Metroscan. It is important to first highlight that tproperty sale will cause that propertys assessed value to be reset to the newAccording to property sales data obtained for the time period between JanuaDecember 2006 there were 753 property sales transactions that occurred withArea of which 211 properties sold at a price per square foot higher than their 08 per square foot assessed value. In other words, over the last five years, 28properties sold within the Project Area have a lower assessed value today thmarket value was at the time of last sale. This fact indicates that nearly properties sold within the last five years in the Project Area has had a reductiovalue due to the Project Areas declining real estate market.





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In order to assess ongoing environmental contamination within the Project Awas conducted using the Department of Toxic Substances Control (DTSCdatabase. EnviroStor is an online search and Geographic Information Sysallows you to search for information on investigation, cleanup, permitting, andactions that are planned, being conducted or have been completed under DTSTwo Project Area properties are listed in the EnviroStor database for lead contand potential organic liquids with metals contamination.

The EnviroStor database confirmed that a 1.5 acre property located along

Highway suffers from lead contaminated soil and that further evaluation is neto understand the true extent of contamination and the level of clean up nece1966 to 1979 Western Lead Burning Company operated and produced at thisthe inside of tanks, made with lead and plastic. Since the lead smelting operaof other hazardous materials producing businesses have occupied the site inshops servicing automobiles, boats, recreational vehicles, and swimming poolsof DTSCs report, an irrigation equipment supplier occupied the property.

According to a DTSC report, a 29 acre site originally owned by the Shell Chem

who operated an ammonia plant from 1930 to 1967 potentially containsubstance contaminants consisting of organic liquids with metals. Shell Chemoperations included production of hydrogen, carbon, hydrocarbons, nitrogephosphates, and iron oxide catalysts involving compounds containing chromium, copper, potassium, cobalt, molybdenum, and vanadium. An onproduced wastes containing styrene, ethyl benzene, benzene, and toluene. property was sold to PG&E and subsequently purchased by Criterion Catalyst1988. The current owner and operator at this site has manufactured hydrodehydration catalysts for various oil refining, petrochemical, and plastic mindustries.

It is generally accepted that hazardous waste contamination and even the contamination, whether real or not, can have drastic affects on property valumeasuring hazardous wastes impairment on property values requiresmethodology. According to William Kinnard, author of, "Measuring thContamination and Pollution on Property Values: The Focus of the 1991 SymContext of the Current State of Knowledge" the following criteria are used for m

decreased market value of contaminated properties:1. Cost to Correct

2. Reduced Marketability

3. Inability to Obtain Mortgage Financing


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Lack of Necessary Commercial Facilities

Pursuant to the CRL, a serious lack of necessary commercial facilities that found in neighborhoods constitutes economic blight. CRL Section 33031(b)(4stores, drug stores, banks, and other lending institutions as necessary commeWithin the Project Area a limited number of grocery stores exist along Port Chicand Willow Pass Road. Banks, lending institutions, and drug stores are abProject Area. The closest drug store and bank are located just outside the

boundaries in a retail shopping center located along Bailey Road immediaHighway 4.

Excess of Bars, Liquor Stores, or Adult-Oriented Businesses

An excess of bars, liquor stores, or adult-oriented businesses that has significant public health, safety, or welfare problems is a condition of ecopursuant to CRL Section 33031(b)(6). Located within the Project Area are twoliquor stores. According to County staff, the two bars located along Willow P

hubs for criminal activity and present significant public safety and welfare proresidents and workers of the Bay Point community.

County staffs claims are supported by the significant concerns expressed by tProject Area Committee (Project Area Committee), the Bay Point MunicCouncil, and the general public regarding the bar located on the southwest corPass Road and Madison Avenue, and data supplied by the Sheriff. On Novemthe Project Area Committee held a meeting to consider an application requesto expand the aforementioned bar. The following is an excerpt from the meetin

Many concerns about the current use were expressed, inc[alleged] patrons loitering, drug use, public intoxication, noise levelthe bar, speeding up and down the street, and prostitutionthereother concerns expressed about the proximity of the business to Park.

Furthermore, an incident log provided by the Sheriff expose

2008 Bay Point RTB -FINAL DRAFT5.7.08

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