2009 Implementation Plan for the West Sacramento Redevelopment Plan No

2005 - 2009 IMPLEMENTATION PLAN FOR THE WEST SACRAMENTO REDEVELOPMENT PLAN NO. 1

PREPARED FOR THE WEST SACRAMENTO REDEVELOPMENT AGENCY

Adopted on: July 20, 2005

TABLE OF CONTENTS

I. INTRODUCTION...... 1 II. REDEVELOPMENT COMPONENT ...... 2 A. HISTORY AND REASONS FOR ADOPTION OF THE PROJECT AREA...... 2 B. CURRENT PLAN LIMITS AND PROPOSED AMENDMENTS ...... 4 C. GOALS AND OBJECTIVES...... 7 D. DEFINITION OF BLIGHTING CONDITIONS...... 8 E. PROPOSED PROJECTS, PROGRAMS AND EXPENDITURES AND RELATIONSHIP TO GOALS AND BLIGHT ELIMINATION...... 9 1. TRIANGLE AREA...... 9 2. WEST CAPITOL AVENUE PLAN...... 15 3. WASHINGTON SPECIFIC PLAN AREA ...... 19 4. RIVERFRONT MASTER PLAN...... 23 5. RDA PORTION OF THE SOUTHPORT FRAMEWORK PLAN AREA...... 24 6. PORT MASTER PLAN AREA ...... 25 7. PROJECT AREAWIDE PROGRAMS, PROJECTS, BLIGHT ELIMINATION AND EXPENDITURES ...... 26 F. PROJECT FINANCING ...... 29 III. AFFORDABLE HOUSING COMPONENT ...... 36 A. HOUSING COMPLIANCE AND PLAN...... 36 1. INTRODUCTION ...... 36 2. AFFORDABLE HOUSING PRODUCTION COMPLIANCE STATUS...... 37 3. REPLACEMENT UNIT COMPLIANCE STATUS ...... 47 4. CONSISTENCY WITH HOUSING ELEMENT...... 47 5. HOUSING FUND REVENUES AND EXPENDITURES...... 49 IV. SUMMARY OF IMPLEMENTATION PLAN REQUIREMENTS...... 56 A. EXPENDITURES ...... 56 B. BLIGHT ELIMINATION ...... 56 C. PROPOSED PROJECTS AND PROGRAMS ...... 58 1. REDEVELOPMENT - DISCRETIONARY...... 58 2. REDEVELOPMENT HOUSING...... 58

APPENDICES

Appendix A - Map of Major Developments Appendix B - New Construction in Project Area Appendix C - Substantially Rehabilitated Units in Project Area Appendix D - New Construction Outside of Project Area

2005 – 2009 Implementation Plan for Redevelopment Plan No. 1 Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Page i

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Tables

Table 1: Redevelopment Plan Limits ...... 6 Table 2: Relationship of Projects and Programs to Blight Elimination ...... 10 Table 3: Summary of Five-Year Non-Housing Cash Flow 2005-2009...... 31 Table 4: Five-Year Non-Housing Cash Flow ...... 32 Table 5: Current Housing Production Compliance Status, Non-Agency – Built Housing...... 40 Table 6: Future Housing Unit Production (2005- 2014), Non-Agency – Built Housing ...... 46 Table 7: Five-Year Housing Cash Flow Projection ...... 51 Table 8: Low and Moderate Income Housing Fund Expenditure Plan (2002-2014) ...... 54 Table 9: Summary of Total Five-Year Housing and Non-Housing Cash Flow 2005-2009...... 57

Maps

Map 1: Redevelopment Project Area Boundaries...... 3 Map 2: Planning Area Boundaries ...... 5

2005 – 2009 Implementation Plan for Redevelopment Plan No. 1 Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Page ii

PA0503011.WS:PA:gbd 21271.005.001/07/14/05 2005 – 2009 IMPLEMENTATION PLAN FOR REDEVELOPMENT PLAN NO. 1 WEST SACRAMENTO REDEVELOPMENT AGENCY

I. INTRODUCTION

This document is the five-year Implementation Plan (the “Plan”) for the West Sacramento Redevelopment Project Area No. 1 (the “Project” or “Project Area”). The five-year Implementation Plan includes projects and programs for the five-year period beginning in fiscal year 2005-06 and ending in fiscal year 2009-10. This Implementation Plan was prepared by the West Sacramento Redevelopment Agency (the “Agency”) in compliance with Article 16.5 of the California Community Redevelopment Law (the “CRL” or “Law”).

This 2005-2009 Implementation Plan is composed of two separate components, a Redevelopment Component and a Housing Component. The Redevelopment Component revisits the goals and objectives identified when the Project was adopted, and defines the Agency’s strategy to achieve these goals and objectives. As described in the Implementation Plan, the goals and objectives will be accomplished by the implementation of the projects, programs and related expenditures (other than those relating to low and moderate income housing) that have been developed as a means to eliminate blight within the Project Area. In addition, Article 16.5 requires that an Implementation Plan explain how the components of the Implementation Plan will implement various CRL requirements regarding low and moderate income housing. The activities that implement these requirements are contained in the Housing Component. The Housing Component shows how the Agency will meet the statutory requirements for the set-aside and expenditure of tax increment for affordable housing purposes.

This Implementation Plan is a policy statement rather than an unalterable course of action. It has been prepared to set priorities for redevelopment activities within the Project Area for the five-year period covered by this Plan. The Implementation Plan incorporates currently known financial constraints of the Agency in developing a program of activities to accomplish revitalization efforts for the Project Area. However, new issues and opportunities may be encountered during the course of administering the Redevelopment Plan for Redevelopment Project Area No. 1 (the “Redevelopment Plan”) for the Project Area. Therefore, this Implementation Plan may be amended, if necessary, to effectuate the purposes of the Redevelopment Plan.

The purpose of this Implementation Plan is to provide a clear and reasonable statement of the Agency’s current intent regarding activities in the Project Area and to establish a nexus between Agency goals and objectives, program activities and the purpose of redevelopment, which is to eliminate blight and to increase, improve and preserve affordable housing.

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II. REDEVELOPMENT COMPONENT

A. HISTORY AND REASONS FOR ADOPTION OF THE PROJECT AREA

The City of West Sacramento (“City”) has one redevelopment project, Redevelopment Project Area No. 1. The Redevelopment Plan was adopted on May 6, 1986. At the time of adoption, West Sacramento was an unincorporated portion of Yolo County territory. The County established the Project Area in response to the interest of East Yolo residents in incorporation, and as a means to provide a financing mechanism to address the areas’ many needs. The Project Area encompasses 5,416 acres or 46 percent of the City’s area including all of the original developed area (Map 1).

Historically, West Sacramento has been considered a working class community with the local economy dependent on jobs and revenues created by the trucking and industrial manufacturing and distribution industries. The industrial businesses were attracted to the area due to the proximity to Highway 50 (Hwy 50), Interstate 5 (I-5) and Interstate 80 (I-80) Freeways, cheaper land and compatible zoning. Although not as pronounced as today, 20 years ago when the Project Area was adopted, the Port of Sacramento (the “Port”) was already in decline due to changes in world cargo markets and increased competition from ports with deeper channels. Many of the industrial businesses were aging and their production was also declining due to changes in technology and shifts in the economy due to the increasing urbanization of the Sacramento Area.

Another major influence on the local economy was the construction of I-80 and rerouting of regional traffic. Prior to the construction of I-80, West Capitol Avenue was a major regional east/west arterial. West Capitol Avenue had an abundance of motels that catered to travelers. With the departure of the regional traffic, the motel industry has declined and shifted from transient occupancy towards longer-term and last resort housing.

Due to significant and prevalent problems, redevelopment and revitalization of West Sacramento has been slow until relatively recently. Most of the new development has been on undeveloped land in the southern half of the City and on selected vacant or underutilized sites such as the former Light House Golf Course, which is currently being developed as housing of mixed densities. The City and Agency are concerned about the type of development that will occur on vacant and underutilized sites. In response, the City and Agency have developed several strategies to guide redevelopment efforts, improve the local economy, encourage a diversity of housing types and employment opportunities while preserving the established older neighborhoods.

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m illustrative purposes only. r A MAP 1 Redevelopment Project Area Boundaries o Prepared by: Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Filename: Map 1 - Redev Area Bdry.bw2.ai; 05/24/05 Master and specific plan areas that guide future development include the:

1) The Triangle Specific Plan (SR-275, I-80 and the Sacramento River);

2) West Capitol Avenue Plans;

3) The Washington Specific Plan (A Street, 6th Street, West Capitol Avenue and Sacramento River);

4) The Sacramento Riverfront Master Plan (Sacramento River frontage from the American River in the north to the Sacramento Barge Canal in the south);

5) Southport Framework Plan (southern half of the City south of Deep Water Ship Channel – only a portion of the northern area of this plan is included in the Project Area); and

6) Port Master Plan (in progress).

Map 2 provides the boundaries of the different Specific Plan and Master Plan areas. These planning areas do not encompass the entire Project Area, therefore there are additional activities proposed outside these planning areas. However, for purposes of discussion, the Agency’s goals, objectives, projects, programs, blight elimination and expenditures are described by specific or master plan area when possible. The private sector is beginning to realize the development potential of the Project Area and has been interested in developing on vacant land and infill sites. While this development is valuable to the City, through the use of its Agency, the City will need to partner with the private sector to create a balanced community that includes reinvestment in established areas still characterized by blighting influences. Appendix A shows the location of major development within the Project Area and the City as a whole.

B. CURRENT PLAN LIMITS AND PROPOSED AMENDMENTS

As mentioned above, the Redevelopment Plan was adopted on May 6, 1986. In 1994, the City Council passed Ordinance 94-3 amending the Plan to create a debt establishment deadline of May 6, 2006, in accordance with AB 1290. The Agency plans, in the near future, to extend the duration of the debt repayment/receipt of tax increment limit by one year as provided by SB 1045 related to Educational Revenue Augmentation Fund (ERAF) payment and repeal the debt establishment limit as provided by 33333.6(e)(2). Both of these amendments can be accomplished by adoption of Summary Ordinance, meaning that the Agency need not follow the CRL procedures for amending time and financial limits or making any blight findings. The Agency is also considering an amendment to the Redevelopment Plan to increase the tax increment and bonded debt limits, and re-establish eminent domain. The later amendment will be processed in accordance with the standard CRL amendment procedures as prescribed by CRL Section 33354.6. Table 1 shows the Redevelopment Plan existing and proposed limits.

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f Fisher m r A MAP 2 Planning Area Boundaries o Prepared by: Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Filename: Map 2 - Planning Area Bdries.ai; 03/29/05 Table 1- TIME AND FINANCIAL LIMITS West Sacramento Redevelopment Plan for Redevelopment Project No.1 COMMUNITY REDEVELOPMENT LAW REQUIREMENTS

PROJECT ADOPTION DEBT ESTABLISHMENT PLAN EFFECTIVENESS DEBT REPAYMENT TAX INCREMENT BOND DEBT1 EMINENT DOMAIN DATE (RECEIPT OF T.I.)

Pre -1994 20 years from adoption or 40 years from adoption or 10 years after Plan Limit required no Limit required no 12 years maximum 1/1/04 whichever is later 1/1/09 whichever is later + effectiveness maximum maximum Can be renewed. plus 10 years with 10 year with significant + 10 year with significant amendment remaining blight (AB1290) remaining blight (AB1290) (may repeal limit by + 1year extension for + 1year extension for ordinance) ERAF in FY 2003-04 ERAF (SB1045) + two (SB1045) + two additional additional years extension years extension for ERAF for ERAF for FY 2004-06 for FY 2004-05 (SB 1096)2 (SB1096)2 LIMITS ESTABLISHED BY WEST SACRAMENTO REDEVELOPMENT PLAN AND PROPOSED AMENDMENTS

Redevelopment Plan 30 years from adoption 40 years from adoption 5/26/363 $387 million $90 million Expired Adopted 5/6/86 5/6/2016 5/6/26 (not specified in Plan) (projected to be met (cap reached on 5/6/98 Ordinance No.87-21 in 2014) 11/2004) Amended 5/6/06 Adopted May 1994 (effective date per AB Ordinance No. 94-3 1290) 3 Proposed Administrative 5/6/274 5/26/375 Amendments (extend duration one year) (extend tax increment (SB 1045) collection one year) Proposed Administrative Repeal Debt Amendment Establishment Limit5 (33333.6(e)(2)) Proposed Plan Increase Tax Increase Bond Reinstate Eminent Amendments Increment Limit Debt Limit Domain (33354.6(b) (amount TBD) (amount TBD) (12 years) Keyser Marston Associates Inc. Draft Date: 3/15/05

1 Not required for plans adopted before October 1, 1976 2 The extension for the two additional years (FY 2004-05 and 2005-06) ERAF payments is permitted only if the Agency is in full compliance with all affordable housing obligations and is more than 10 years but less than 20 year from the last day of the fiscal year in which the payment is made. The West Sacramento Project is 21 years from expiration and therefore is not eligible. 3 Date not specified in Redevelopment Plan rather determined by Redevelopment Law 4 Adopted by Summary Ordinance, no findings required based on SB 211 and SB 1045.

C. GOALS AND OBJECTIVES

The West Sacramento Redevelopment Agency has adopted the following mission statement:

“The mission of the West Sacramento Redevelopment Agency is to maximize the abundant potential of West Sacramento’s land, assets, and people with positive physical change that creates vibrant retail commerce, a prestigious office address, diverse and highly desirable residential neighborhoods and quality employment opportunities.”

The mission statement encapsulates the following goals for the Redevelopment Project as outlined in the Redevelopment Plan.

1. The replanning, redesign, redevelopment and development of developed or undeveloped areas, which are stagnant or improperly utilized.

2. The strengthening of the economic base of the Project Area and community by the installation of needed site improvements to stimulate new residential, commercial, industrial expansion, employment and economic growth.

3. The elimination of environmental deficiencies in the Project Area, including, among others, obsolete and aged building types, inadequate or deteriorated public improvements and facilities, and incompatible and uneconomic land uses.

4. The provision of adequate land for off street parking and open spaces.

5. The establishment and implementation of performance criteria to assure site design standards and environmental quality and other design elements, which provide unity and integrity to the entire Project.

6. The expansion of the community’s supply of low and moderate income housing and senior citizen housing.

7. The provision of opportunities for participation by owners and tenants in the revitalization and rehabilitation of their properties.

2005 – 2009 Implementation Plan for Redevelopment Plan No. 1 Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Page 7

PA0503011.WS:PA:gbd 21271.005.001/07/14/05 D. DEFINITION OF BLIGHTING CONDITIONS

As discussed in the current Implementation Plan, the Agency’s goals and objectives are to eliminate remaining blighting conditions through the implementation of projects and programs. The following are the definitions of blight as defined in CRL Section 33031.1

Physical Blighting Characteristics

1. Buildings in which it is unsafe or unhealthy for persons to live or work. Serious building code violations, dilapidation and deterioration, defective design or physical construction, faulty or inadequate utilities, or similar factors can cause these conditions.

2. Factors that prevent or substantially hinder the economically viable use or capacity of buildings or lots. This condition can be caused by substandard design, inadequate building size given present standards and market conditions, lack of parking, or other similar factors.

3. Adjacent or nearby uses that are incompatible with each other and which prevent the economic development of those parcels or other portions of the Project Area.

4. The existence of subdivided lots of irregular form and shape and inadequate size for proper usefulness and development that are in multiple ownership.

Economic Blighting Characteristics

1. Depreciated or stagnant property values or impaired investments, including but not necessarily limited to, those properties containing hazardous wastes that require the use of agency authority.

2. Abnormally high business vacancies, abnormally low lease rates, high turnover rates, abandoned buildings, or excessive vacant lots within an area developed for urban use and served by utilities.

3. A lack of necessary commercial facilities that are normally found in neighborhoods, including grocery stores, drug stores, and banks and other lending institutions.

4. Residential overcrowding or an excess of bars, liquor stores, or businesses that cater exclusively to adults that has led to problems of public safety and welfare.

5. A high crime rate that constitutes a serious threat to the public safety and welfare.

1 A blighted area may also be characterized by the existence of inadequate public improvements, parking facilities or utilities.

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E. PROPOSED PROJECTS, PROGRAMS AND EXPENDITURES AND RELATIONSHIP TO GOALS AND BLIGHT ELIMINATION

The following is a description of the Agency’s proposed activities by Specific Plan or Master Plan Area. Redevelopment Project Area-wide programs and specific projects outside of a Specific Plan or Master Plan Area are noted under the heading of “Project Areawide Programs, Projects, Blight Elimination and Expenditures.” Table 2 provides a summary of the proposed projects, programs, and relationship to blight elimination.

1. TRIANGLE AREA

Goals and Objectives

To create a mixed-use residential and office area that will provide amenities such as riverfront parks, restaurants and entertainment to serve the new residential and office worker population. The development as envisioned will include up to five million square feet of office space and up to 5,000 residential units. The Triangle Area will provide an urban neighborhood complimentary to downtown Sacramento.

Existing Conditions

Vacant land and older industrial buildings occupy much of the Triangle Area. The land and buildings were previously occupied by heavy industrial uses, which have either gone out of business due to market changes or have moved to less urban locations where land is cheaper and new larger facilities can be built with less potential for land use conflicts. Although industrial and distribution uses will continue to be a major draw and employer in West Sacramento, these industries are locating to the west side of the City in planned industrial parks.

Accomplishments

Raley Field. The first step toward the redevelopment of the Triangle was the development of Raley Field. Partially financed with Agency tax increment funds, Raley Field is a 14,500-seat multi-use stadium that is now home to the Sacramento River Cats, minor league (Triple A) affiliate of the Oakland Athletics. This state-of-the-art facility has brought almost one million visitors a year to the Triangle Area and promises to be a key component in the redevelopment of West Sacramento's Triangle Specific Plan Area. Other accomplishments in the Triangle Specific Plan Area include the approval of Ironworks, a fully entitled 187-unit loft style development underway in the Triangle. Staff also successfully secured $3 million in federal funding through the Sacramento Area Council of Governments (SACOG) for the realignment of State Route 275 (Tower Bridge Gateway).

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 2 West Sacramento Redevelopment Plan No. 1 RELATIONSHIP OF PROJECTS AND PROGRAMS TO BLIGHT ELIMINATION

Blighting Conditions Addressed by Programs "The mission of the West Sacramento Redevelopment Agency is to maximize the abundant potential of West Sacramento's land, assets, and people with positive physical change that creates vibrant retail commerce, a prestigious office address, diverse and highly desirable residential neighborhoods, and quality employment opportunities"

Sub Areas and Programs to Implement Projects that will Attain

Washington Area - Mixed Use Residential at 3rd and C Street - This project would include the sale and development of vacant XX Agency owned land with retail and residential development. West Capitol Avenue Tower Court - By assisting in the road reconfiguration and remediation of hazardous materials contamination, the Agency will create a viable XX X development site, thereby eliminating factors that inhibit the viability of developing the site.

West Capitol Avenue West End Retail Development - Assist in land assembly and hazardous waste clean up to facilitate new XX retail development. The strengthening of the economic base of Triangle Area - SR275 Alignment (Tower the Project Area and community by the Bridge Gateway) - Remove physical barrier to installation of needed site improvements to Riverfront thereby eliminating factors that X X stimulate new residential, commercial, hinder the viable use or capacity of buildings industrial expansion, employment and and lots. economic growth. Triangle Area - Riverview Office Towers - Alleviate conditions of excessive vacant lots XX and parking deficiencies. Washington Area - Raley's Landing - Facilitate mixed use hotel, office, retail and housing development, eliminating an excess XX of vacant lots.

Prepared by: Keyser Marston Associates, Inc. Filename: Table 2 - Project, Programs & Blight Elimination; Sheet1; 7/14/2005; cb Page 1 of 4 TABLE 2 West Sacramento Redevelopment Plan No. 1 RELATIONSHIP OF PROJECTS AND PROGRAMS TO BLIGHT ELIMINATION

Sub Areas and Programs to Implement Projects that will Attain

Goals and Objectives Goals and Objectives PHYSICAL BLIGHTING CONDITIONS Unsafe/Unhealthy Buildings Factors Preventing or Hindering Substantially Viable Use/Capacity, Inadequate Including Parking Uses Incompatible Irregularly Shaped/Inadequately Sized Parcels Under Ownership Multiple BLIGHTING ECONOMIC CONDITIONS Depreciated/Stagnant Property Values or Impaired Investments, Properties Including Hazardous Containing Wastes High Abnormally Business Vacancies, Abnormally Low Lease Turnover High Rates, Abandoned Rates, Buildings, or Excessive Vacant Lots Overcrowding Residential High Crime Rate Public Inadequate and Facilities Infrastructure (Continued) Washington Area - 3rd and C Street Gateway Monument - The monument will help create an identity for the area that will X assist in marketing and redevelopment. West Capitol Ave - Expansion of Civic Center - The complex is a proposed catalytic project that will attract businesses and people XX XX to the area, thereby alleviating impaired investments. The elimination of environmental Triangle Area - RMC/Pacific Relocation - deficiencies in the Project Area, including, Relocate incompatible uses and alleviate XX X among others, obsolete and aged building impaired investments caused by railroad track types, inadequate or deteriorated public barriers. improvements and facilties, and Riverfront Master Plan Capital incompatible and uneconomic land uses. Improvements - Planning, design and construction of public access points on the Sacrament River, including trails, X X promenades, public plazas and other waterfront features from the Bryte-Bend Bridge to the Sacramento Barge Canal. Washington Area - Underground District #6 - Improve the visual quality of the area and XX reduce development costs at Agency development site. Washington Area - 3rd and C Street Lights - Will eliminate infrastructure deficiencies and XX reduce crime. Project Area-wide Technology Business Incubator Center - Will assist the citizens of XX West Sacramento in starting their own business. Project Area-wide Learning Center - The center will house an incubator/innovation center and multipurpose learning center to XX train the West Sacramento workforce for targeting industries serving the area.

Prepared by: Keyser Marston Associates, Inc. Filename: Table 2 - Project, Programs & Blight Elimination; Sheet1; 7/14/2005; cb Page 2 of 4 TABLE 2 West Sacramento Redevelopment Plan No. 1 RELATIONSHIP OF PROJECTS AND PROGRAMS TO BLIGHT ELIMINATION

Sub Areas and Programs to Implement Projects that will Attain

The establishment and implementation of Triangle Specific Plan Infrastructure peformance criteria to assure site design Strategy - Finance plan to assist in funding XXX X X standards and environmental quality and the required infrastructure for redevelopment. other design elements, which provide unity and integrity to the entire Project. Port Master Plan - An analysis that will help policy makers define the Port's future, which is currently characterized by declining X revenues. West Capitol Infrastructure Master Plan - Plan to eliminate infrastructure deficiencies. X

West Capitol Avenue - Action for Community Enhancement Funding - Task XX Force to abate maintenance deficiencies which discourage investment in the area.

Prepared by: Keyser Marston Associates, Inc. Filename: Table 2 - Project, Programs & Blight Elimination; Sheet1; 7/14/2005; cb Page 3 of 4 TABLE 2 West Sacramento Redevelopment Plan No. 1 RELATIONSHIP OF PROJECTS AND PROGRAMS TO BLIGHT ELIMINATION

Sub Areas and Programs to Implement Projects that will Attain

I Street Bridge Feasibility Study - Study will determine the rehabilitation costs for this historic bridge including adding a separate X X pedestrian lane to increase pedestrian safety.

Project Area-wide General Plan Update - To adjust the zoning code to reflect the various specific plans and planning documents. Project Area wide - Redevelopment Plan Amendment - To provide adequate financing XXXX X X XXX to eliminate remaining blighting conditions.

Project Area wide - Light Rail Feasibility Study - Light rail extension that would connect West Capitol Avenue to downtown X Sacramento via the Capitol Tower Bridge.

The expansion of the community's supply of New Housing on West Capitol - Alleviate low and moderate income housing and conditions of stagnant property values, senior citizen housing. impaired investments and unsafe conditions XXX from long term occupancy of motel rooms.

The provision of opportunities for Washington Area - West Sacramento participation by owners in the revitalization Historic Society - Lease assistance for XX and rehabilitation of their properties historic museum. Washington Area - Firehouse Adaptive Reuse - Facilitate the rehabilitation and reuse XXX of a functionally obsolete historic facility.

Prepared by: Keyser Marston Associates, Inc. Filename: Table 2 - Project, Programs & Blight Elimination; Sheet1; 7/14/2005; cb Page 4 of 4 Proposed Programs, Projects, Blight Elimination and Expenditures

Fulcrum Property. The Fulcrum Property is the largest single site in the Triangle Area. A mix of uses are proposed on the site to create the desired urban live/work area. Current plans for the development include approximately 1,750 housing units, 1.2 million square feet of Class A office space, and 50,000 square feet of retail. Plans to configure the development include creating a range of housing types, including mid-rise riverfront condominiums, town homes, and loft style units. The developer proposes to privately finance the project. However, there may be possible need for Agency participation in public improvements as the current development proposal is finalized. The proposed development will eliminate excessive vacant lots within an area developed for urban uses and served by utilities.

Proposed Five-Year Expenditure: None Identified at this Time

RMC/Pacific Materials Relocation. For some time, the Agency has been working toward the removal of the rail spur that transects the waterfront of the Triangle Specific Plan Area. The current plan is to relocate RMC Pacific Materials from their current location to a site adjacent to the Port of Sacramento. Subsequent to relocation, private property owners in the Triangle will have the right to remove the rail line to free up the land in the Triangle for development. Completion of this project will relocate a business from an older/aged facility to a contemporary facility in the Project Area and will encourage the removal of lightly used railroad tracks, which are an impediment to development (impaired investments).

Proposed Five-Year Expenditure: $9,600,000 (out of total costs of $16.5 million)

Triangle Specific Plan Infrastructure Financing Strategy. A conceptual financing plan for the relocation of the RMC Pacific Materials cement facility immediately south of the West Sacramento Triangle Area (Conceptual Financing Plan) is currently being prepared. This conceptual financing plan outlines a preliminary approach to finance the private portion of the relocation costs, as well as the first phase of public infrastructure.

A Community Facility District will be established for the Triangle Area. The special taxes from the CFD will be used to fund bonds for the private landowner’s share of the relocation project and the associated first phase public improvements. Financing for later phases of infrastructure improvements, including drainage and public right of way acquisition will also be identified.

By developing a financing method to fund infrastructure improvements, the Agency will retain an existing business, remove impediments to development and cause the removal of the incompatible and older facility. (Specific blighting conditions alleviated will include factors that substantially hinder the economically viable use or capacity of buildings or lots specifically impaired investments.)

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Proposed Five-Year Expenditure: $100,000

Tower Bridge Gateway (SR 275 Realignment). The former State Route 275 (now Tower Bridge Gateway) presently functions as a half-mile freeway off-ramp connecting eastbound I-5 with the Tower Bridge and downtown Sacramento. The current configuration of the road creates a physical barrier that impairs development of the West Sacramento riverfront. The conversion of Tower Bridge Gateway from a highway to an urban boulevard is fundamental to the implementation of the Triangle Master Plan. The blighting condition that will be alleviated is “Factors that prevent or substantially hinder the economically viable use or capacity of buildings and lots.”

Proposed Five-Year Expenditure: $3,000,000

Riverview Office Towers. The Riverview Office Towers will be a Class A office building of at least 80,000 square feet to be located on a four-acre site south of Raley Field, on the west side of South River Road. The site is currently vacant land and located adjacent to the existing Empire Electric property. The proposed building would be built on a one-acre portion of the larger site, and be four stories tall, with floorplates approximately 20,000 square feet each. Approximately 320 parking spaces would be provided on the balance of the site, with the intent that the surface parking area would be built out in the future with an additional office building and a parking structure. The proposed development will help to alleviate the conditions of excessive vacant lots in an area developed for urban use and served by utilities.

Total project cost is estimated to exceed $16.5 million. Due to the pioneering nature of the project and unimproved surrounding land, the current project cost exceeds value by at least $3 million. A maximum of $3 million in Agency tax increment has been identified to assist in this project. The financial assistance provided by the Agency would be used to fund and construct public improvements including streets, sidewalks, and utilities.

Proposed Five-Year Expenditure: $3,000,000

2. WEST CAPITOL AVENUE PLAN

Goals and Objectives

The Agency’s goals and objectives for West Capitol Avenue are to create a vibrant City boulevard that will be the centerpiece for the community. Market studies indicate that there is not enough demand for commercial uses to support retail or commercial services the length of West Capitol Avenue from I-80 to the Sacramento River. As a result, the Agency proposes to assist in the transition of the middle third (from Westacre to Harbor) of West Capitol from retail and light industrial to residential uses. In the eastern third, the Agency will reinforce West Capitol as the City’s civic center. This will

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 include a library, senior center, and other civic uses, as well as the relocation of a Los Rio Community College campus to West Capitol Avenue. These uses will bring additional residents, employees, and visitors to the area that will support local-serving retail uses. The West End of West Capitol Avenue will likely be the location for additional retail uses in West Sacramento.

Existing Conditions

West Capitol Avenue is a strip commercial corridor developed with uses that relied on regional traffic including, motels, restaurants, gas stations, and auto repair shops. With the construction of I-80, the traffic began bypassing the commercial corridor and the area began to decline. There are a few neighborhood shopping centers at the major intersections, such as Jefferson Boulevard and Harbor Boulevard, but for most part the street is dominated by older commercial buildings and underutilized sites. At the far western end of the street are industrial-oriented uses including truck repair and equipment rental.

Accomplishments

The Agency has had difficulty effectuating change along the corridor due to a lack of market interest from private developers and a lack of interest to redevelop their properties by many of the motel owners. Although the motels are not generating the income they would as contemporary motels, they generate sufficient income to pay debt, provide basic maintenance, generate reasonable revenues, and house their owners’ families. The most notable improvements to West Capitol Avenue include the construction of City Hall, along with the construction of some retail space, the West Capitol Courtyard I and II, and Margaret McDowell housing projects.

Planning Accomplishments. Other accomplishments include approval of the conceptual design and location for a transit center at West Capitol Avenue and Merkley Avenue. Additionally, the planning for a Los Rios Community College center on West Capitol across from the Civic Center and adjacent to the planned transit center has been initiated. Master planning for the college center, along with a planned senior center, community center and library have also begun. As part of this master planning process, the Agency acquired property along West Capitol to assist in the library expansion. The Agency also approved a Downtown Development Strategy for West Capitol Avenue to identify obstacles to, and recommendations for, redeveloping the corridor.

Action for Community Enhancement. Another accomplishment along West Capitol Avenue includes the formation of the Action for Community Enhancement (ACE) team. ACE is a collaborative group comprised of key staff from different city departments including Redevelopment, Parks and Community Services, Grants and Community Investment, Community Development, and Police. ACE meets regularly to coordinate

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 actions to address specific problems the City has identified. Most efforts of the ACE task force have focused on the West Capitol Avenue corridor.

West Capitol Courtyard II. In 1994, the Agency loaned funds to the West Sacramento Housing Development Corporation to complete work on the 50-unit affordable housing and retail development on West Capitol known as West Capitol Courtyard. West Capitol Courtyard II combined this successful development with several adjacent properties to create a single mixed-use development under common management. West Capitol Courtyard II was completed in 1999, and now includes 75 additional residential units affordable to low and very-low income households, along with 5,300 square feet of retail space fronting West Capitol Avenue.

Margaret McDowell Senior Complex. Financed with federal and state funds along with local redevelopment tax increment revenue, the 87-unit Margaret McDowell Manor senior housing complex was completed in 1999. Rents at this development are affordable to very low-income senior households. The project features an attractive courtyard, public dining facilities and meeting space for residents. Margaret McDowell Manor is owned and managed by Margaret McDowell Associates and Christian Church Homes, an experienced non-profit affordable housing developer.

Proposed Programs, Projects, Blight Elimination and Expenditures

Expansion of Civic Center Complex. The Agency plans to expand the civic center complex by constructing a new library, senior center, community center, and additional parking. The Los Rios Community College has announced its relocation to a vacant site across from City Hall. The Agency anticipates that the increased civic center activity combined with retail and housing demand generated by the college will have a catalytic effect on the area by eliminating conditions impairing investment.

Proposed Five-Year Expenditure: $4,000,000

New Residential Development on West Capitol. The Agency plans to work with willing owners and private developers to build housing on West Capitol Avenue including affordable housing, as required by redevelopment law. This will not only alleviate conditions of stagnant property values and impaired investments but will eliminate unsafe living conditions resulting from the use of transient occupancy rooms as long- term housing.

Proposed Five-Year Expenditure: Expenditure will depend on interest from property owners.

Streetscape Improvements. Streetscape improvements are proposed to maximize the visibility of businesses and the delivery of vehicles and pedestrians to those businesses, while the residential design is intended to create the ambience of a grand boulevard and,

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 at the same time, maximize the protection of homes and pedestrians from the activity of the street. The downtown streetscape plan would provide for street parking, a bike lane, and a median of sufficient width to accommodate future light rail service (with a transit station). For the residential boulevard segment, a bike lane would be provided, two travel lanes, a left turn lane and a planted median.

Proposed Five-Year Expenditure: $14,700,000

Tower Court. Agency staff began negotiations with ASB Properties on the development of a mixed-use project on the Tower Court property. Tower Court is approximately 4.27 acres of Agency-owned land that is prominently situated between Tower Bridge Gateway (the former State Route 275) and West Capitol Avenue. Tower Court’s location will become even more prominent with the planned construction of the at-grade Garden Street/Tower Bridge Gateway intersection. This improvement will increase the amount of land available for development. The ASB Properties’ mixed-use proposal includes the development of 180 residential units and a 6-story 53,000 square foot office building.

Development of the site will eliminate an excess of vacant land within an area developed for urban uses and served by utilities. Furthermore, the reconfiguration of the Garden Street/Tower Bridge Gateway intersection will enlarge the site thereby eliminating factors that prevent or substantially hinder the economically viable uses or capacity for the development of buildings and lots.

Proposed Five-Year Expenditure: None Identified

West Capitol Infrastructure Master Plan. Development of the West Capitol Infrastructure Master Plan is a critical element in implementing the revitalization of the Corridor. Preparation of this document will be undertaken immediately. By upgrading the infrastructure, the Agency will further eliminate inadequate public improvements, parking facilities or utilities.

Proposed Five-Year Expenditure: $370,000

West Capitol Avenue Design Guidelines and Code Modifications. In order to implement the vision of a Downtown District and a Grand Residential Boulevard as part of the West Capitol Avenue Downtown Development Strategy, work on the regulatory actions – zoning code modifications, district design guidelines, and building design guidelines/prototypes - must occur. These actions are necessary to implement the projects and programs identified for the corridor by providing the necessary incentives through complementary land use and zoning designations. It is anticipated that the actions could be completed in as little as three to six months.

Proposed Five-Year Expenditure: $55,000

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Action for Community Enhancement (ACE) Funding. The ACE Task Force is a collaborative group comprised of key staff from different City departments including Redevelopment, Parks and Community Services, Grants and Community Investment, Community Development and Police. The ACE team meets regularly to coordinate actions to address key issues that overlap between City Departments, such as clean up (trash and debris removal), code enforcement, landscape maintenance, and other factors that contribute to the negative image of the area, which subsequently discourages investment. Most of the efforts of the ACE task force have focused on West Capitol Avenue and the East Riverfront Property. This cooperative effort also includes funding for the replacement of non-conforming signage.

Proposed Five-Year Expenditure: Estimated at $500,000 ($100,000 annually)

West End Retail Development. West End retail development opportunities are generally located along West Capitol west of I-80. The City has recently begun to see increased interest in regional retail development in the western portion of the City along I-80, particularly at the Reed Avenue interchange where IKEA is under construction. As a result of this interest, along with burgeoning private sector interest for the West End, the Agency will be marketing this area to attract regional and community retail uses that will not only provide revenues to the City, but also serve the retail needs of West Sacramento residents. It is anticipated that the Agency will have to assist with land assembly (the existence of subdivided lots of irregular shape and inadequate size for proper usefulness and development in multiple ownership) and possibly hazardous waste contamination remediation. This area has long been occupied by industrial and auto repair uses.

Proposed Five-Year Expenditure: $1,000,000

3. WASHINGTON SPECIFIC PLAN AREA

Goals and Objects

Plans for the Washington Specific Plan Area include the development of a large scale mixed-use project on vacant land along the Sacramento River, called Raley’s Landing, as well as small scale infill projects on vacant lots within the existing residential core of the Washington neighborhood. The goal is to create a vibrant riverfront pedestrian area that is activated by the existing office development (Ziggurat Building) and the Raley’s Landing proposal, which includes a mixed-use hotel, office, and residential development. The existing residential buildings in Washington Neighborhood are some of the oldest in the City including Victorian single-family dwellings dating to the turn of the century. Mixed in among the older historic homes are small and deteriorated units including mobile home units, some of which are deteriorated and substandard.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Existing Conditions

The Washington Specific Plan Area covers approximately 200 acres, of which approximately 55 percent is developed. Based on a 1994 survey, a total of 842 dwellings units existed within the area of which 21 percent were single-family, 29 percent were mobile homes, and about 50 percent were multiple-family units including duplexes. Existing commercial uses are relatively limited and include Raley’s headquarters on West Capitol Avenue, the California Department of General Services headquarters located at the Ziggurat Building, and scattered neighborhood serving commercial uses along Fifth, 3rd and C Streets. The Riverfront Area, along the eastern portion of the Washington Specific Plan Area, has historically been unimproved, unmaintained and frequented by illegal campers. The partial development of the River Walk Park has resulted in significant improvements to the Riverfront Area.

Accomplishments

The Agency assisted with the development of the Ziggurat Building, which is occupied by the California Department of General Services. This 400,000 square foot office building represents the first Class-A office space in West Sacramento and has become the most distinctive building on the Sacramento skyline. Construction of this building was partially financed by the Agency. The Agency also completed the development of Phase I and Phase 2 of River Walk Park, which stretches from the Tower Bridge to near the I Street Bridge. The Riverwalk Park is the first part of a riverfront promenade and trail system that will ultimately stretch from the Rivers development to the William Stone Lock. The first two phases of the park, which span from the Tower Bridge to approximately one block south of the I Street Bridge, were completed in 1999. Additionally, the Agency encouraged the development of Harriet Lane, a privately financed and developed housing project within the Washington Specific Plan Area.

Metro Place at Washington Square. In 2003, the innovative single-family housing development the “Metro Place at Washington Square” was completed. Located on the formerly Agency-owned site bounded by 3rd, 4th, B, and C Streets, Metro Place at Washington Square features 44 single-family small lot homes, 10 live-work lofts, and four rental apartments. Developed at a density of approximately 15 units to the acre, lot sizes average 2,900 square feet and home sizes range from 1,200 to 1,600 square feet.

Proposed Programs, Projects, Blight Elimination and Expenditures

Raley’s Landing. The largest currently proposed project is the Raley’s Landing mixed- use project. The project is proposed to include a 100-room hotel, 845,000 square feet of office space, 62,000 square feet of support retail (e.g. restaurants) and 900 housing units. The Agency will continue to support the rehabilitation of the existing housing stock and infill housing compatible with the existing neighborhoods as opportunities arise. Agency support of parking infrastructure may be needed in conjunction with this project.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 This project is also proposed for a vacant site, the development of which will eliminate an excess of vacant land within an area developed for urban uses and served by utilities.

Proposed Five-Year Expenditure: $2,600,000

3rd and C Streets Lights. This project includes the installation of historically replicated pedestrian streetlights along 3rd and C Streets. The provision of new street lighting will enhance the appearance of the area, reduce crime and encourage development and rehabilitation in an area that continues to have a substantial number of deteriorated buildings and impaired investment.

Proposed Expenditure: $250,000

Underground District #6 (3rd and C Streets). The proposed project includes undergrounding the utilities in front of the Agency’s development site at the northeast corner of 3rd and C Streets in order to improve the overall appearance of the area. Leonard Development Company is currently proposing a mixed-use project for this site and is in negotiations to purchase this land from the Agency.

Proposed Expenditure: $85,000

West Sacramento Historic Society. The Agency is currently assisting the West Sacramento Historic Society (WSHS) establish a permanent location with in the Washington neighborhood. Currently the City granted funds to the WSHS to fund their lease payments in the Bridgeview Market Building at 324 3rd Street, as a temporary measure. Under the terms of the current grant agreement, the City will provide three years’ worth of rent payments, or approximately $75,000 in addition to $105,000 in Agency and Measure K funds. Over time, however, the plan is to establish a permanent location for the WSHS in the Washington neighborhood.

Proposed Expenditure: None Identified

Washington Firehouse Adaptive Reuse. The Washington Firehouse is a circa-1939 concrete building located on a 25,000 square foot City- and Agency-owned site at the southeast corner of 3rd and C Streets in the Washington neighborhood. Following its decommissioning as a West Sacramento Police Department facility in the mid-1990’s, the City and Agency staff have been working to renovate the Washington Firehouse in order to put it back into use. Leonard Development was selected to renovate and expand the ground floor of the Washington Firehouse for use as a restaurant and to create office space upstairs, which would be occupied as the new headquarters for Leonard and the West Sacramento Land Company. This project would preserve a historic resource and turn a vacant obsolete building into a viable building for contemporary use.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Proposed Five-Year Expenditure: None Identified

Mixed-Use Residential at the Northeast Corner of 3rd and C Streets. In May 2005, the Agency approved a disposition and development agreement with Leonard Development Company to facilitate the disposition and development of the Agency- owned property at the northeast corner of 3rd and C Streets. Current plans for the site include 23 single-family units, four apartments, and 2,700 square feet of retail.

Proposed Five-Year Expenditure: None Identified

3rd and C Streets Gateway Monument. The Agency is currently in the process of planning for a gateway monument at the corner of 3rd and C Streets to mark this significant entrance into West Sacramento from the I Street Bridge.

Proposed Five-Year Expenditure: $180,000

I Street Bridge Feasibility Study. The I Street Bridge is a two level swing truss bridge, with the railroad tracks on the lower level and the auto and pedestrian level above with a narrow curved approaches on either side. The bridge was constructed in 1911. An engineering feasibility study is needed to determine the feasibility of rehabilitating this National Register Historic Bridge, preserving its historic character, protecting it as a national rail link, and providing added security through public access. The Sacramento Riverfront Master Plan envisions a pedestrian walk cantilevered on the south side of the lower level of the bridge to keep pedestrians and bicycles safe and separate from the train circulation on this level. The added pedestrian walk would allow the narrow, unsafe pedestrian walks on the upper level to be removed and the narrow traffic lanes widened for more efficient traffic flow.

Proposed Expenditure: $500,000 (federal funds being sought)

5th and C Street Parcels. The Agency currently owns two parcels totaling approximately one acre at the NE and SE Corner to 5th and C Streets. The parcels were acquired as a result of the widening of 5th Street, a catalyst redevelopment infrastructure project funded and constructed in the early 1990’s. Both parcels contain levels of petrochemical contamination in the groundwater resulting from former automotive repair/gasoline stations on both parcels. The Agency has completed a Phase 2 analysis of the subject properties and will be completing a new study to characterize the extend of the contamination and propose measures to remediate both sites to a level acceptable to develop pedestrian oriented commercial development at both key corners in the Washington Specific Plan Area.

Proposed Expenditure: $75,000 (state funds being sought for remediation)

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 4. RIVERFRONT MASTER PLAN

Goals and Objectives

The Sacramento Riverfront Master Plan is a cooperative planning effort between the cities of Sacramento and West Sacramento to make the river more accessible and usable to residents of the two cities.

Existing Conditions

The focus of this Master Plan is on promoting public access and enhancing the recreational use of the River. The Riverfront Master Plan includes the area from the American River in the North to the Sacramento Barge Canal in the south. There are several access points and uses along the river now including the Broderick Boat Ramp, Phase I and Phase 2 of Riverwalk Park in the City of West Sacramento, docks, river taxis and restaurants in Old Sacramento. However, these features and amenities provide limited access to the River, given that the River is a prominent defining feature in both communities.

Accomplishments

Riverfront Master Plan. The Agency in collaboration with the City of Sacramento developed the Sacramento Riverfront Master Plan to establish a joint vision for both public and private improvements along the Sacramento River. The development of Phase I & Phase 2 of Riverwalk Park were accomplished by the Agency and is the first project on the West Sacramento side to be implemented out of the Riverfront Master Plan. This project created a riverfront park, plazas, ramps, and a promenade along 1,800 feet of river from the Tower Bridge to E Street. Other redevelopment accomplishments related to the Riverfront include the development of the Sacramento Riverfront Corridor Management Forum, a multi-jurisdictional organization that is drafting guidelines for riverfront development and flood management.

Proposed Projects, Agency Assistance and Proposed Redevelopment Expenditure

The Agency is in the process of implementing several identified projects from the Sacramento Riverfront Master Plan. The Agency is will be hiring a firm to redesign, and will go out to bid to construct the remaining portion of Riverwalk Park from E Street to the I Street Bridge. The Agency will be hiring another landscape architecture and engineering team to design the Triangle Promenade, which is anticipated to be a formal Riverfront Promenade stretching from the Tower Bridge to just south to the Pioneer Bridge. The design scope for the Promenade includes several pedestrian plazas, an amphitheater and steps terraced down to the water’s edge. Within the same contract, the Agency will be designing additional riverfront pathways extending south from the

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Pioneer Bridge to the William Stone Lock at Jefferson Boulevard, and from the I Street Bridge north to the Broderick Boat Ramp.

Additional planned projects from the Sacramento Riverfront Master Plan include the E Street dock and fishing pier, the extension of E Street to Riverwalk Park, boat dock design, and a park at Stone Lock Bluff, which will convert the City’s former sewer treatment plant to a park and community center.

Proposed Five-Year Expenditure: $10,800,000

Tower Bridge Pedestrian Walkways Local Match. The bridge is in close proximity to the State Capitol building and is adjacent to the 14,500-seat Raley Field Baseball Stadium and Old Sacramento where large numbers of people congregate for games and special events. The inadequate sidewalks on the bridge currently cause large queues and frustration among pedestrians during baseball games and events in Old Sacramento. Widening the bridge sidewalks addresses a broad range of issues: ADA compliance, congestion management, air quality attainment, and public safety. The total project cost is estimated at $9,400,000 of which $800,000 would be financed by the Agency.

Proposed Five-Year Expenditure: $800,000

5. RDA PORTION OF THE SOUTHPORT FRAMEWORK PLAN AREA

Goals and Objectives

The Southport Framework Plan is intended to be a refinement of the City’s General Plan and establish the foundation for village-oriented mixed-use development in the southern portion of West Sacramento. It is designed to guide the pattern of development in a cohesive manner as an alternative to uncoordinated suburban sprawl.

Existing Conditions

The majority of the Southport planning area (the southern portion of the City below the Port and Deepwater Channel) is outside of the Project Area. However, the 672-acre Southport Business Park, 350 acres of vacant land known as the Seaway International Trade Center, and approximately 176 acres of land known as the Southern River Bluff Area is included within the Framework Plan and the Project Area. The Southern River Bluff Area is planned as the location for a land swap between the Port, the Agency, and the United States Army Corps of Engineers (USACE) in order to improve the development opportunities of this area.

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Accomplishments

Since Project adoption, approximately a dozen warehouse and distribution buildings have been developed within the Southport Business Park. Also, one apartment building has been developed and, streets, sewers, and water lines have been completed to facilitate development.

Proposed Programs, Projects, Blight Elimination and Expenditures Southern River Bluff Land Exchange. The land exchange encompasses 176.3 acres of land owned and/or occupied by the USACE, the Port, and the Agency. The key components of the land exchange include the removal of USACE navigational easements to facilitate development of the area by the private sector, the sale of land by the Port to the open market, and the development of a central park to serve the West Sacramento community. In order to facilitate the land exchange and ultimately the development of this area, the Agency is funding a set of technical studies required for the land transfer to be successful.

Proposed Five-Year Expenditure: $300,000

6. PORT MASTER PLAN AREA

Goals and Objectives

The goal and objective of the Port Master Plan is to devise a strategy for the Port’s future involving the City of West Sacramento and three other local agencies represented on the Port's board. The Master Plan will provide an analysis that will help policy makers clearly define the Port's future.

Existing Conditions

The Port of Sacramento is at a critical juncture in its 40 years of operation. Cargo volumes and cash flows are down, the Port of Stockton has benefited from the recent acquisition of Rough & Ready Island from the Navy, deepening of the Sacramento Deep Water Ship Channel to 35 feet has been on hold, and many West Sacramento citizens would prefer to see non-port or non-industrial development along the water.

Accomplishments

The Port has not seen significant improvements in recent years and has been unable to exploit its real estate holdings to supplement traditional port operations. Additionally, a recent maritime demand analysis indicates that expansion of the existing Port uses seems should be limited to the existing north terminal area. New cargoes, operational

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 changes, and deepening of the channel are required to return the Port to fiscal stability. In order to assist the Port, the Agency purchased 123 acres of land from the Port for $2 million. The Port has a buy back option on this land.

Proposed Programs, Projects, Blight Elimination and Expenditures

The Port’s potential is currently being evaluated as part of an ongoing master planning process, which as noted includes the five sponsoring agencies involved: 1) Port of Sacramento; 2) City of West Sacramento (project manager); 3) City of Sacramento; 4) Yolo County; and 5) Sacramento County. The Master Plan will address multiple blighting conditions impacting the Port, but the most notable will be a strategy to revamp operations, capture new cargoes, increase real estate revenues from the Port’s land holdings, and eventually fund channel deepening.

Proposed Five-Year Expenditure: $120,000 - funded in FY 2003-04

7. PROJECT AREAWIDE PROGRAMS, PROJECTS, BLIGHT ELIMINATION AND EXPENDITURES

Goals and Objectives

For areas outside of the small area plans, but still within the Project Area, the Agency’s Project Areawide goals and objectives will continue to be applied.

Existing Conditions2

West Sacramento has traditionally been a city of relatively slow growth, seeing only a modest population increase in the 1990’s. In recent years however, the City has seen substantial growth tied to new residential construction. Most of the new construction has been in Southport, which was opened for development after the completion of the Palamidessi Bridge in 1997.

These trends will change the face of West Sacramento. Soon new residents and developments will outnumber established residents and neighborhoods. Likewise, residential services and retail will become more important to the local tax base as households demand more amenities.

The City of West Sacramento generates roughly 50 percent of its tax revenue in sales tax with 30 percent gathered from property tax. The City depends largely on business- to-business transactions for sales generation, which makes up almost 60 percent of all sales tax.

2 City of West Sacramento Community Assessment.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Private employment has sharply increased in recent years. Employment for the City is primarily in the service sector, manufacturing and transportation and wholesale trade. The average wage in West Sacramento has fallen after years of relatively little growth.

West Sacramento’s traditional industrial base has been distribution. The City’s proximity to markets and the highway infrastructure have lent itself to this type of industry. However, West Sacramento’s economic focus is shifting from industrial to retail and professional services. Part of the difficulty in diversifying the economy is the presence of older, obsolete warehouse facilities some of which are vacant. Furthermore, the large amount of outdoor storage, such as equipment, can be detrimental to improving the overall image of West Sacramento. Finally, West Sacramento has historically had a reputation as a City characterized by crime, and despite the influx of many new residents and a decrease in crime, that perception still lingers to some extent.

Accomplishments

Daniel C. Palamidessi Bridge. For many years, West Sacramento's Southport Area was unable to develop because the deep water ship channel of the Port limited access to Southport to a single two-lane road. However, in 1997, the City (with Agency financial assistance) completed the Daniel C. Palamidessi Bridge. This $15 million structure opened the Southport Area to the new residential and commercial development that is now reshaping the area and creating new housing and job opportunities for West Sacramento residents.

Comprehensive Economic Development Strategy. The Agency hired Angelou Economics to prepare an economic development strategy that was successfully completed and adopted by the City Council.

Reuse of the Former Lighthouse Subdivision into the Rivers Development. In the late 1980s, the Lighthouse development (residential, golf, and marina uses) was proposed, infrastructure was installed, and a golf course was constructed. Agency redevelopment funds were used to assist in infrastructure development at that time. However, the timing of the development coincided with the real estate down turn of the early 1990s, and the homes were never constructed. The property sat vacant until 2004, when Grupe Development bought the land and began construction of approximately 1,100 units.

Citywide Entry Signs. The Redevelopment Agency invested in 13 new entry signs to be located at key gateways to the City of West Sacramento, thereby helping to improve the overall image of West Sacramento.

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Proposed Programs, Projects, Blight Elimination and Expenditures

Technology Business Incubator. The goal of a technology business incubator is to encourage and assist the development of new businesses in growing fields that will ultimately employ West Sacramento residents and foster further economic growth.

Total Five-Year Expenditure: $500,000

Learning Center. The recently completed Comprehensive Economic Development Strategy for the City of West Sacramento recommends the creation of an entrepreneurial and learning complex. This campus will house satellite locations of several educational institutions serving many different types of students. The intent is that the center would work with the California State University at Sacramento’s business school and Los Rios Community College to assist, educate, and mentor area entrepreneurs. The learning center will achieve the goal of preparing the West Sacramento workforce and educational programs for the targeted industries by providing a dedicated higher educational facility that meets the needs of these industries.

Total Five-Year Expenditure: $2,000,000

Harbor Boulevard Interchange. Reconfiguration of the interchange at Highway 50 and Harbor Boulevard. This will improve access for further development in the west end of the City along the I-80 corridor including the Port Industrial Park to the south, the Riverpoint Marketplace to the north, and the vacant and underutilized west end of West Capitol Avenue. This area is largely vacant or developed with obsolete industrial buildings. The area is envisioned to the development of regional retail uses. The funding amount proposed is the local match and represents a portion of the total costs for improving this interchange.

Proposed Five-Year Expenditure: $850,000

Harbor/Riverpoint Intersection. The improvement includes intersection widening where Riverpoint intersects with Harbor Boulevard. These improvements may be needed to facilitate the development of IKEA and the Riverpoint Shopping Center.

Total Five-Year Expenditure: $620,000

Riverpoint Artwork. This is a public art project at the planned retail center that includes IKEA at Reed Avenue and I-80.

Total Five-Year Expenditure: $ 250,000

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Sidewalk Improvement. Includes sidewalk reconstruction along Jefferson Boulevard and Sacramento Avenue.

Total Five-Year Expenditure: $671,761

Light Rail Feasibility Study. The Agency is proposing to fund the environmental review for a proposed light rail extension that would connect West Capitol Avenue to downtown Sacramento via the Capitol Tower Bridge.

Total Expenditure: $50,000

Redevelopment Plan Amendment. To provide adequate financing to eliminate the remaining blighting conditions, the Agency is studying amending the Redevelopment Plan to increase the tax increment and bond debt limit. Re-establishment of eminent domain is also being considered.

Total Expenditure: $250,000

Update General Plan Policies. This includes adjusting the zoning code to reflect all the recommendations in various planning documents identified above.

Total Expenditure: $500,000

F. PROJECT FINANCING

The Goals and Objectives and Projects, Programs and Expenditures included in this Implementation Plan reflect the financial constraints of the Agency in the implementation of the Redevelopment Plan. The constraints are primarily the result of obligations that the Agency is contractually required to pay as a result of prior redevelopment activities.

Tax Increment Revenues

At the time a redevelopment plan is adopted for a project area, the taxes generated from taxable value of property in the area (often referred to as the base year value) continue to be distributed to each of the taxing entities, which levy a property tax in the Project Area. A larger portion of the property taxes that occur due to growth in taxable value above the base year value, are allocated to the redevelopment agency. This amount is commonly referred to as tax increment revenues.

The Project Area's taxable value has increased since the base year by $1.36 billion as of 2004/05. The current taxable value of the Project Area is $1.8 billion. The rate of annual growth in taxable value has been increasing over the past five years at an annual average rate of approximately six percent per year. This increase can be attributed to new development, transfer of ownership activities, and the increasing market value of real estate. For purposes of

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 this analysis, taxable value of existing development is estimated to increase at three percent in 2005/06 and thereafter; in addition, the assessed value of projects that are anticipated to begin construction near-term are included in the estimates of taxable value. The Project Area anticipates gross tax increment revenues of approximately $14.1 million for 2005/06. Over the five-year term of the Implementation Plan, the Agency anticipates receiving $101 million in tax increment revenues (see Table 3 and Table 4). As described below, a substantial portion of these monies is pledged to other obligations.

Existing Obligations

The Agency has incurred a number of significant financial obligations within the Project Area, including: the housing set-aside, a pass-through agreement with the County, pass-through payments per CRL Section 33676, State ERAF payments, owner participation and development agreements, debt service on Tax Allocation Bonds, and Agency operating costs. These obligations commit a substantial portion of the Agency's primary funding source -- tax increment revenue. In fiscal year 2004-05, these obligations equated to approximately $14.5 million, or about $500,000 more than the revenue that the Agency received. Over the next five years, the existing obligations are anticipated to total $95 million, or about 94 percent of gross tax increment. The Agency’s existing obligations are outlined in Table 4 and discussed below:

Housing Set-Aside – The CRL requires that all redevelopment agencies set-aside 20 percent of their gross tax increment revenues to facilitate the development of housing for persons with low and moderate incomes. Particulars regarding the anticipated use of the Housing Set-Aside funds are discussed in the Housing Component of this Implementation Plan. (It should be noted that for pre-1994 plans such as the West Sacramento Redevelopment Plan, the set-aside is calculated after reducing gross tax increment by the amount required due to Section 33676 pass-throughs that are paid to the taxing entities.)

ERAF Payments - The Agency will make a payment to the State-established Educational Revenue Augmentation Fund (ERAF) for fiscal 2004/05 totaling $963,000. The Agency also anticipates making a 2005/06 payment of $963,000. These are the only years during the current Implementation Plan cycle in which the Agency expects to make ERAF payments. The Agency may choose to borrow up to one-half of the 2005/06 payment from the Housing Fund in order to meet its obligations for that fiscal year. However, at this time borrowing against the housing fund is not planned.

Pass-through Agreement with the County – The Agency is also obligated to make payments pursuant to a pass-through agreement with the County (including the General Fund, Accumulated Capital Outlay Fund, and Library Fund). Pass-through of 13.3 percent of property tax increment above an adjusted base value is required by the agreement. This pass-through amount is reduced by $200,000 in 2004/05 and for the 10 years beginning in 2006/07. Over the five-year period of the Implementation Plan, the Agency anticipates making $10.5 million in pass-through payments to the County. This amount reflects the February 15, 2005 amended and restated pass-through agreement with the County.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 3 SUMMARY OF FIVE-YEAR NON-HOUSING CASH FLOW 2005-2009 REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA ($000's)

5-Year Total Revenue

Gross Tax Increment $100,758 Repayment of Loan from Housing Fund 1,060 Plus Interest Income 996 Carry Forward 15,204 Future Bond Proceeds 1 31,000 Total 149,017

Obligated Expenditures

(Less) Pass Throughs to Other Entities (19,793) (Less) ERAF Transfers (963) (Less) Deposits to Housing Fund (19,029) (Less) Bond Debt Service (non-housing) (29,006) (Less) OPA/DA Obligations (7,712) (Less) Non-Housing Agency Administration 2 (18,955) Total (95,458)

Available for Projects and Programs 53,559

Projects and Programs

Triangle & Washington Specific Plan (10,650) West Capitol Avenue (21,050) Riverfront Master Plan (10,493) Economic Development Strategy Projects (2,650) Miscellaneous Projects (1,420) Public Works Projects (1,436) Agency Planning/Amendments (1,025) Other Projects & Programs / Contingency (4,835) (53,559)

Notes: 1 Require plan amendment to increase bonding capacity. 2 Also includes transfers to other departments and funds for redevelopment project staffing

Prepared by Keyser Marston Associates, Inc. File Name: TI proj for impl. plan2;3 Non-Hsg CF Sum;6/1/2005; dd TABLE 4 FIVE-YEAR NON - HOUSING CASH FLOW REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA ($000's) 0 12345 2004-05 2005-06 2006-07 2007-08 2008-09 2009-10 5 Year Total Assessed Values Existing Secured Property At 3.0% 1,546,394 1,592,785 1,640,569 1,689,786 1,740,480 1,792,694 Existing Unsecured 283,151 283,151 283,151 283,151 283,151 283,151 New Development - 3,599 175,967 443,274 733,643 1,194,311 Total Assessed Value 1,829,545 1,879,536 2,099,687 2,416,212 2,757,273 3,270,156 Increment Over Base $469,422 1,360,123 1,410,114 1,630,265 1,946,790 2,287,852 2,800,734

Project Revenues Gross Tax Increment Revenue Tax Rate 1.0% 1.0% 1.0% 1.0% 1.0% 1.0% Gross Tax Increment 13,601 14,101 16,303 19,468 22,879 28,007 100,758 County Administration Fee (100) (103) (106) (109) (113) (116) (547) Gross Tax Increment Revenue 13,501 13,998 16,197 19,359 22,766 27,891 100,211

Less Pass Throughs Housing Set-Aside @ 20% 1 (2,528) (2,617) (3,047) (3,669) (4,340) (5,355) (19,029) County Pass Through 2 (1,243) (1,489) (1,562) (1,963) (2,397) (3,059) (10,471) Agencies Receiving 33676 Pass Throughs (963) (1,014) (1,067) (1,121) (1,176) (1,232) (5,611) AB 1290 Pass-Throughs Triggered 3 - - (229) (560) (917) (1,458) (3,164) Subtotal Pass Throughs (4,733) (5,121) (5,906) (7,314) (8,831) (11,104) (38,275)

Net Tax Increment 8,768 8,877 10,291 12,044 13,935 16,788 61,935 Repayment of Loan from Housing Fund 212 212 212 212 212 212 1,060 Interest Income at 2% 227 405 123 146 150 172 996 Total Annual Revenues 9,207 9,494 10,626 12,402 14,297 17,172 63,991

Less Requirements Existing Non-Hsg Bond Debt Service (3,864) (5,032) (4,946) (4,942) (4,942) (4,943) (24,806) Future Non-Hsg Bond Debt Service 4 - - - (331) (1,254) (2,615) (4,200) ERAF (963) (963) - - - - (963) OPA/DA Obligations (1,332) (1,344) (1,362) (1,495) (1,630) (1,881) (7,712) Non-Housing Administration Expense 5 (3,571) (3,642) (3,715) (3,789) (3,865) (3,943) (18,955) Total Requirements (9,730) (10,982) (10,024) (10,557) (11,691) (13,382) (56,636)

Net Annual Revenue (Deficit) (524) (1,488) 602 1,845 2,606 3,790 7,355

Available for Projects & Programs Carry Forward 7,462 15,204 1,215 2,010 1,313 1,045 20,788 2004 Bond Proceeds 6 20,156 ------Net Future Bond Proceeds 4 - - 4,000 11,000 16,000 - 31,000 Adjusted Available for Projects & Programs 27,095 13,716 5,818 14,855 19,919 4,835 59,143

Redevelopment Projects & Programs Triangle & Washington Specific Plan (8,380) (7,320) (1,730) (800) (800) - (10,650) West Capitol Avenue (1,075) (1,650) (400) (8,500) (10,500) - (21,050) Riverfront Master Plan (825) (1,981) (828) (3,125) (4,560) - (10,493) Economic Development Strategy Projects - (150) (500) - (2,000) - (2,650) Miscellaneous Projects (380) (625) - (398) (398) - (1,420) Public Works Projects (1,006) (300) - (620) (516) - (1,436) Agency Planning/Amendments (225) (475) (350) (100) (100) - (1,025) Other / Contingency - - - - - (4,835) (4,835) Subtotal ($11,891) ($12,501) ($3,808) ($13,543) ($18,874) ($4,835) ($53,559)

Ending Balance 15,204 1,215 2,010 1,313 1,045 0

Notes: 1 After deduction of Section 33676 pass throughs. 2 As directed by the Agency, Exhibit D is assumed to be the operative section of the County tax sharing agreement for calculation of pass throughs. 3 With plan amendments to eliminate the debt incurrence limit and increase the tax increment collection and bond debt limits. 4 Future bond proceeds are assumed in order to provide sufficient funds for planned projects and programs. (Available capacity exceeds assumed bond amounts) 5 Also includes transfers to other departments and funds for redevelopment project staffing. 6 Includes only the non-housing portion.

Sources: West Sacramento Redevelopment Agency, 2004-05 Agency Budget, KMA

Prepared by Keyser Marston Associates, Inc. File Name: TI proj for impl. plan2;4 Non-Hsg CF;6/1/2005; dd

Section 33676 Payments – For redevelopment plans adopted prior to January 1, 1994, the CRL permitted any affected taxing agency to elect to be allocated, and required that every school district and community college district be allocated that portion of tax increment that would otherwise be generated pursuant to Section 110.1(f) of the Revenue and Taxation Code (referred to as the two percent inflation allocation), and any increases in the rate of tax imposed for the benefit of the taxing agency which levy occurs after the tax year in which the ordinance adopting the redevelopment plan becomes effective. Three taxing entities in Yolo County are eligible to receive 33676 payments. They are Los Rios Community College District, Yolo County School Services, and Washington Joint Unified School District. The revised pass- through agreement with the County eliminates the County’s ability to receive 33676 payments. This two percent inflation allocation continues to be paid to the respective taxing entities making such election, over the term of the Redevelopment Plan, and are anticipated to total $5.6 million over the five years of the Implementation Plan.

Existing Tax Allocation Bonds - Debt service totaling about $5 million per year will continue to be paid each year on the 1998 Bonds and on the 2004 Tax Allocation Revenue Bonds.

Administration – The CRL provides that the Agency has general authority to hire staff, execute contracts and/or purchase or rent space, equipment and supplies. In order to implement the Redevelopment Plan, the projects and programs of this Implementation Plan, the Agency has and will continue to incur administrative expenses and obligations. Such administrative expenses reflect the costs for staff salaries and benefits, technical assistance, operating services, purchase of equipment or supplies and other ancillary expenses associated with the administration of the Project Area. Costs for non-housing Agency administration are estimated at $19 million for the five-year Implementation Plan cycle. The administrative costs include transfers to other accounts to fund staff time on redevelopment projects. Housing administrative costs are identified in the housing section of this report.

Owner Participation (OPA) and Development Agreement (DA) Obligations – The Agency has entered into owner participation and development agreements in relation to several development projects including Raley’s Landing / the Money Store, Raley’s Field, California Fuel Cell Partnership, and Southport Industrial Park. On-going payments pursuant to these agreements are expected to total approximately $7.7 million over the five-year Implementation Plan cycle.

Additional Obligations with Proposed Amendments

As described above, the Agency will be considering repealing the debt establishment limit and increasing the tax increment and bonded debt limits. When the first of the existing limits on debt incurrence or receipt of tax increment is reached, the Agency will be required to make statutory pass-through payments to those affected taxing agencies, which do not currently have a pass- through agreement with the Agency. It is anticipated that the debt incurrence time limitation will be the first to be reached, in which case the Agency will be required to allocate the statutory

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 pass-throughs to affected taxing entities commencing in 2006/07, which is the first fiscal year following the year in which the debt incurrence time limitation would have otherwise taken effect. Entities receiving these pass-throughs would include the City of West Sacramento, the Mosquito Abatement District, and Local Maintenance Area #4. The pass-throughs to these entities are anticipated to total $3.2 million during the five years of the Implementation Plan cycle.

Potential Bonding Capacity

The CRL provides authority to the Agency to create indebtedness, issue bonds, borrow funds or obtain advances in implementing and carrying out the specific intents of a redevelopment plan. The Agency is authorized to fund the principal and interest on the indebtedness, bond issues, borrowed funds or advances from tax increment revenue and any other funds available to the Agency. To the extent that it is able to do so, the City may also supply additional assistance through City loans or grants for various public facilities or other project costs.

Potential sources of revenues to fund project costs include, but are not limited to, tax increment revenues, bond proceeds, interest earnings, and the issuance of tax allocation bonds. In 1998, the Agency issued tax allocation bonds that refunded two prior bond issues in 1991 and 1994. Additional bonds were issued in 2004 to bring the aggregate outstanding principal amount close to the current bonded indebtedness limit of $90 million. The 1998 bonds are to be retired by 2030 and the 2004 bonds are to be retired by 2035.

The Agency may elect to pledge future tax increment revenues to secure the principal and interest payments of a tax allocation bond issued to finance blight eliminating program and project costs. The issuance of tax-exempt bonds and the use of said proceeds are subject to federal tax restrictions. Based upon the projected tax increment revenues forecast over the next five years, and assuming an amendment to increase the bond debt limit, it is projected that up to about $82 million in net non-housing bond proceeds could be leveraged from tax increment revenues anticipated for the Project Area during the five-year cycle of the Implementation Plan. The cash flow shown on Table 4 assumes the Agency will use about $31 million (net) of this non-housing bonding capacity over the next five years in order to fund planned projects and programs.

The net bond proceed amount was based upon a six percent tax-exempt interest rate, annual debt service payments limited to the surplus TI available after existing non-housing obligations and administration expenses, at least 1.35 coverage, debt repayment term of 30 years (or less for bonds issued in 2007-08 and beyond because the tax increment limit will be less than 30 years out), and a three percent ABAG cost of issuance and bond reserve factor. The debt service coverage would apply to both new and existing debt.

Tax increment Available for Discretionary Projects and Programs

The Agency is projected to have approximately $53.6 million available to fund non-housing discretionary projects and programs over the next five years after funding all of the Agency

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 obligations and pass-through payments described above. This estimate is based on the assumption that the Agency will raise approximately $31 million in additional net non-housing bond proceeds during the next five years. Additional funds could be made available if a greater portion of projected bonding capacity were utilized. In the end, the Agency will have adequate tax increment revenues to meet existing obligations and fund the proposed projects and programs identified for the five-year Implementation Plan period.

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III. AFFORDABLE HOUSING COMPONENT

A. HOUSING COMPLIANCE AND PLAN

1. INTRODUCTION

This is the Affordable Housing Compliance portion of the Implementation Plan. It has been prepared to meet the requirements of State Law and to guide the Redevelopment Agency in its housing related activities over the next 10 years. Specifically, this report addresses the following section of the California Health and Safety Code:

Low and moderate income housing production requirements (Section 33413) Replacement housing requirements (Section 33413) Twenty percent (20%) housing fund requirements (Section 33334.2) Housing fund expenditure targeting requirements (Section 33334.4)

In 1991, the California State Legislature adopted Assembly Bill 315, which added Subsection 33413(b)(4) to the State Health and Safety Code. AB 315 requires each redevelopment agency to adopt a plan demonstrating how the Agency will comply with the affordable housing production requirements of the Code. The plan is often referred to as an AB 315 Plan.

In 1993, the Legislature adopted Assembly Bill 1290, a comprehensive redevelopment reform bill. One of the key provisions is the requirement that each agency prepare and adopt an Implementation Plan. The Implementation Plan incorporates the AB 315 requirements for the housing portion of redevelopment activities and establishes a time frame and process for the plan as a whole. AB 1290 also specifies additional requirements with respect to housing production compliance and expenditures of the Agency’s Low and Moderate Income Housing Fund monies. As with existing law, AB 1290 also requires that the Plan be consistent with the City’s Housing Element, which has its own time line for adoption and amendment.

In 2002, two new pieces of legislation, Assembly Bill 637 and Senate Bill 211 were added to the Community Redevelopment Law. AB 637 changes the redevelopment agency affordable housing production, replacement housing, and Low and Moderate Income Housing Fund requirements. SB 211 established a simplified procedure to eliminate debt incurrence time limits for pre-1994 plans, allowed amendments to redevelopment plans to extend plan effectiveness/tax increment receipt deadlines for pre-1994 plans, and required that certain affordable housing obligations be met by the end of the redevelopment plans. Due to several inconsistencies created by these two pieces of new legislation in the Community Redevelopment Law, a third piece, Senate Bill 701, was adopted in 2003 to “clean up” and clarify much of the confusion created by

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 AB 637 and SB 211, and to make some additional changes to the Redevelopment Law.

This section, therefore, is the West Sacramento Redevelopment Agency’s AB 315 Plan as well as the housing portion of the Agency’s AB 1290 Implementation Plan, updated with the changes required by the three pieces of newly-adopted legislation, AB 637, SB 211 and SB 701. Per AB 315 and as amended by SB 637, the Agency is required to meets it housing production requirements during each specific 10-year period (from January 1, 2005 to December 31, 2014). Per SB 701, the Agency actually has an initial 13-year compliance period (from January 1, 2002 to December 31, 2014) to meet its first round of Housing Fund targeting requirements. Under the provision, 2014 becomes the ending date for compliance with both sets of requirements.

Per AB 1290, the Agency must adopt an Implementation Plan, with its housing component, for 2005-2009. The law requires that the Plan be reviewed in a public hearing, and by inference amended if desirable, between two and three years after adoption. A new Implementation Plan is required to be prepared and adopted every five years.

2. AFFORDABLE HOUSING PRODUCTION COMPLIANCE STATUS

a. Housing Production Requirement

State law requires defined percentages of newly constructed and significantly rehabilitated housing within the Project Area be restricted for low and moderate income households. At least 15 percent of all new or substantially rehabilitated units in a Project Area that are not developed / significantly rehabilitated by the Agency must be affordable to and occupied by low and moderate income households. Of the 15 percent reserved, 40 percent must be restricted to very low-income households.

For units that are either directly developed or significantly rehabilitated by the Agency, the affordable housing production requirement is that at least 30 percent of these units must be restricted to low and moderate income households. And, not less than 50 percent of the requisite affordable units shall be available at affordable housing cost to and occupied by very low-income households.

“Substantially rehabilitated” means rehabilitation in which the value of the rehabilitation constitutes 25 percent of the after-rehabilitation value of the dwelling unit(s). Originally, under AB 1290, the rehabilitated units to be included in this calculation consisted of all one- and two-unit complexes that have undergone substantial rehabilitation with Agency assistance, and all multi-family rented dwelling units with three or more units that are substantially rehabilitated, regardless of the funding source. As amended by SB 701 and AB 637, however, as of January 1, 2002, the multi-family units to be counted must be substantially rehabilitated and have received agency assistance. This requirement will sunset in 2006, unless the current law is extended.

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The definitions of very low income, low income, and moderate income are established for each County by the U.S. Department of Housing and Urban Development, based on the median income for the County. Generally, very low income refers to less than 50 percent of the median income. Low to moderate income refers to less than 120 percent of median. Income levels meeting these definitions vary by household size. ”Affordable housing cost” is defined in Sections 50052.5 and 50053 of the Health and Safety Code and can vary depending on whether the housing is rental or owner-occupied.

In order for units to count toward meeting the Agency’s affordable housing production requirements, prices or rent for units must be restricted by Agency-imposed covenants or restrictions recorded against the real property in which the units are located. These covenants and restrictions must remain in effect for the “longest feasible time,” but in any event not less than specified minimum time periods. AB 637 imposes new minimum duration periods of 55 years for rental units and 45 years for owner-occupied units. These minimum periods are required for affordable covenants recorded after January 1, 2002. For units constructed prior to January 1, 2002, the minimum period for affordability covenants is the remaining life of the redevelopment plan.

b. Housing Counted Toward Meeting the Housing Production Requirement

Per Redevelopment Housing Law, units to be counted towards meeting the Agency’s housing production requirement include the following:

1. New construction and substantially rehabilitated units located within the Project Area, with affordability covenants;

2. Existing multi-family units on which covenants have been purchased with Agency assistance so that the units will remain affordable for the requisite period. At least 50 percent or more of these purchased covenants must be for very low income households. Units acquired through covenant purchase cannot constitute more than 50 percent of the units included to meet the housing production requirement; and

3. Covenanted units caused to be produced by the Agency located outside the Project Area but within the City of West Sacramento. One unit for every two produced outside of the Project Area may count towards the Agency’s housing production requirement.

Deed-restricted ownership units that have been sold and the affordability covenants lifted prior to the expiration of the requisite affordability period cannot be included in the Agency’s compliant unit count, unless the housing funds are recaptured and used to assist another unit at the same income level within three years of sale and appropriate affordability covenants are placed on the new unit.

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c. Summary of Housing Activity – 1986 to 1999 and 2000 to 2004

Table 5 summarizes the housing production activity within the Redevelopment Area since its adoption to the end of the prior implementation period.

None of the units produced within the Project Area during this period were built by the West Sacramento Redevelopment Agency. Consequently, only “Non-Agency-built” production requirements are applicable to the Agency.

Period of 1986-1999 (Plan Adoption to First Implementation Plan)

As shown in Table 5 and detailed in Appendix B, a total of 332 units were built in the Project Area from the adoption of the Redevelopment Plan (1986) through the end of the first implementation period (1999). A total of 116 units were substantially rehabilitated during this period (Appendix C). Under the affordable housing production requirements, long-term low to moderate income covenants should be recorded on at least 67 units (15% of the total), of which 27 (6%) units must be affordable to very low income households.

It should be noted that under the terms of the Cline and Wolfington settlements, the Agency is not allowed to count certain units as satisfying the Agency’s housing production obligation. Accordingly, the numbers shown for all new and substantially rehabilitated units for the period between 1986 and 1999 do not include these units (40 units at West Capitol Courtyard I, 45 units at West Capitol Courtyard II, 80 units at the Margaret McDowell Manor, and 35 units at Holly Court).

Of the total 448 new and substantially rehabilitated units produced in the Project Area between 1986 and 1999, 261 units have the requisite affordability covenants for very low to moderate income households. Of the 261 units with covenants, 149 units are restricted to very low-income households.

The total number of units with covenants do not include the 60 so-called “bonus” settlement units at West Capitol Courtyard I and Holly Court nor the 140 units designated only for replacement at West Capitol Courtyard II and Margaret McDowell Manor. The Agency’s affordable housing production total does include 11 units of transitional housing; 90 units at Washington Courtyard; 30 units at West Capitol Courtyard II; 54 units at Woodrow Wilson Manor; 45 units at Hunter’s Pointe; 7 units at the Margaret McDowell Manor; 19 units of shared equity, and 5 units at Holly Court.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 5 CURRENT HOUSING PRODUCTION COMPLIANCE STATUS, NON-AGENCY-BUILT HOUSING REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA

Units w/Covenants Total Very Low to Very Low Built Mod. Income Income (Incl. in Very New Construction & Substantial Rehab Units, 1986 - 1999 Low to Mod.) New Units Built (from Appendix Table B.) 332 Units Substantially Rehabilitated(from Appendix Table C.) 116 Total Units, Built or Substantially Rehabilitated (1986 - 1999) 448

Inclusionary Requirements (1986 -1999) (40% of 15%) Percent Requirements 15% 6% Inclusionary Units Requirement (1986 - 1999) 67 27

Covenanted Units Built or Substantially Rehab. (1986 - 1999) (1) New Units Built (from Appendix Table B.) 186 134 Units Substantially Rehabilitated(from Appendix Table C.) 75 15 Total Covenanted Units Built or Substantially Rehab. (1986 - 1999) 261 149

Subtotal Excess (Shortage) of Covenanted Units (1986 - 1999) 194 122

Plus: Multi-Family Covenants Purchased 0 0 Covenanted Units Sold/Restrictions Lifted 0 0 Plus: Affordable Units Built Outside Project Area 0 0 Total Excess (Shortage) of Covenanted Units (1986-1999) 194 122

New Construction & Substantial Rehab Units, 2000 - 2004 New Units Built (from Appendix Table B.) 296 Units Substantially Rehabilitated(from Appendix Table C.) 1 Total Units, Built or Substantially Rehabilitated (2000 - 2004) 297

Total Inclusionary Units Requirement (2000 - 2014) (40% of 15%) Percent Requirements 15% 6% Inclusionary Units Requirement (2000 - 2004) 45 18

Covenanted Units Built or Substantially Rehab. (2000 - 2004) (2) New Units Built (from Appendix Table B.) 137 51 Units Substantially Rehabilitated(from Appendix Table C.) 11 Total Covenanted Units Built or Substantially Rehab. (2000 - 2004) 138 52

Subtotal Excess (Shortage) of Covenanted Units (2000 - 2004) 93 34

Plus: Multi-Family Covenants Purchased 0 0 Covenanted Units Sold/Restrictions Lifted 0 0 Plus: Affordable Units Built Outside Project Area from( Appendix Table D)720 Total Excess (Shortage) of Covenanted Units (2000-2004) 165 34

Plus: Excess (Shortage) of Covenanted Units from Prior Period 194 122 Cumulative Excess (Shortage) of Covenanted Units (1986 - 2004) 359 156

(1) Includes 90 units constructed at Washington Courtyard (76 VL and 14 L) to meet future inclusionary obligations for Lighthouse Development, which is now the Rivers. (2) Includes Savannah Apts l, a 228 unit complex containing 47 VL , 71 L, and 10 Mod. Income units. This complex meets the inclusionary obligation for the 790 unit Blackridge Southport development , which is expected to be completed in 2009-10.

Source: City of West Sacramento Redevelopment Agency, KMA. Prepared by: Keyser Marston Associates, Inc. Filename: W Sac Hsg Impl Plan 7 11 05; Table5; 7/11/2005; 11:43 AM; In summary, during the period of 1986 through 1999, the number of deed restricted very low to moderate income units in the Project Area available to be counted toward the Agency’s inclusionary housing obligation exceeded the 15 percent requirement by 194 units and the number of deed restricted very low income units exceeded the six percent requirement by 122 units.

The number of covenanted units exceeding the amount required by law during the 1986 to 1999 time period can be misleading, however, because included in these deed restricted units are 90 units at Washington Courtyard (76 very low and 14 low income units) designated to meet part of the future inclusionary obligation of the Rivers development (formerly in the Lighthouse). This adjustment is shown in the following table.

West Sacramento Redevelopment Affordable Housing Production, 1986-1999 Very Low to Very Low Moderate Income Income Units Units Units Required by CRL, 1986 – 1999 67 27 Units Restricted by Agency, 1986-1999 261 149 Units in Excess of Requirement, 1986 - 1999 194 122 (less) Pre-built at Washington Courtyard, 1986-1999 (90) (76) Adjusted Units in Excess of Requirement, 1986 – 104 46 1999

Period of January 1, 2000 through December 31, 2004

Table 5 also shows the housing activity and compliance for the prior implementation period (2000 to 2004). A detailed account of new development is provided in Appendix B. As shown, 296 units were built and one unit substantially rehabilitated in the Project Area over the last five years. This activity generated the need for 45 very low to moderate income units, of which 18 must be restricted to very low income households. In comparison, a total of 137 new deed restricted units were built and one restricted income unit was substantially rehabilitated within the Project Area.

The Savannah Apartments are included in the 138 deed restricted units and are the prebuilt inclusionary obligation for the Blackridge Southport Development, which at build out, is estimated at 790 units including the requisite affordable units.

Additionally, as part of the Citywide Affordable Housing Inclusionary Ordinance, appropriate deed restrictions have been recorded on 143 units built outside of the Project Area, with 45 units restricted to low income households, and 98 restricted to moderate income households. A detailed accounting of the deed-restricted units built outside of the Project Area is provided in Appendix D. Fifty percent (50%) of these units

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 or 72 units could be considered as “Agency affordable housing production units”. If the restricted units built outside of the Project Area are included in the Agency’s production, the number of newly restricted very low to moderate income units during the five-year period could exceed the requirement by up to 165 units and the number of very low income units could exceed the requirement by up to 34 units.

West Sacramento Redevelopment Affordable Housing Production, 2000-2004

Very Low to Moderate Very Low Income Units Income Units Units Required by CRL, 2000– 2004 45 18 Units Restricted by Agency, 2000-2004 [1] 210 52 Units in Excess of Requirement, 2000-2004 165 34 (less) Pre-built at Savannah Apts., 2000-2004 [2] (113) (41) Adjusted Units in Excess of Requirement, 2000- 52 (7) 2004 [1] Includes 72 affordable units constructed outside of the Project Area. [2] Affordable Savannah Apartment units deducted from 2000-2004 affordable unit production include units built in excess of the requirements for the 228 unit Savannah Apartment complex.

Cumulative Period of 1986 – December 30, 2004

As shown below, the number of deed restricted low to moderate income units that have been developed exceeds the minimum legal requirements. As of December 30, 2004, after adjusting for pre-built units, the number of deed restricted very low to moderate income units exceeded the required minimum by 156 units. The number of deed restricted very low income units exceed the required minimum by 39 units, after adjusting for pre-built units.

West Sacramento Redevelopment Affordable Housing Production, 1986-2004

Very Low to Very Moderate Low Income Income Units Units Units Required by CRL, 1986 – 2004 112 45 Units Restricted by Agency, 1986 – 2004 471 201 Units in Excess of Requirement, 1986-2004 359 156 (less) Pre-built, 1986 – 2004 [1] (203 (117) Adjusted units in Excess of Requirement, 1986 – 2004 156 39 [1] Includes affordable units at Washington Courtyard counted toward the Rivers and a portion of affordable units at Savannah Apartments counted toward Blackridge Southport Development.

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d. Plan for Achieving Housing Production by 2014

The State Law, as clarified in AB 1290, requires that Agencies meet their affordability production requirements within 10 years. The AB 315 Plan and the more stringent AB 1290 implementation plan require Agencies to delineate what they intend to do each of the next five years and generally over the 10-year period to bring the Redevelopment Areas into compliance.

One component of the Plan is, therefore, documentation of the specific projects and actions that will be undertaken to generate the required number of affordable units over the next 10-year period. A second component is general policies and procedures that the City and Agency may pursue to increase and encourage the production of affordable housing in the Project Area over the next 10 years.

e. Specific Projects and Actions

To estimate the number of units that will likely need to be produced in the West Sacramento Redevelopment Project Area within the next 10 years and through the life of the Plan, the Agency has evaluated the status of sites that are:

Under construction;

Under the control of the Agency;

Have submitted development proposals;

Identified in the Housing Element as potential housing sites with the Project Area; or

Have the potential for residential development based on recent local development trends.

Based on this assessment, the Agency has identified the following 12 specific projects that are likely to be developed over the next 10 years:

(Within the Project Area)

Westwood Vistas – This 51-unit affordable rental apartment project for non- seniors is currently under construction. The Agency provided $1 million of financial assistance for the development of the project. Thirty five (35) units will be restricted to very low income households, 15 will be restricted to low income households and the remaining unit will be restricted to moderate income households. The project will be complete by the end of 2005.

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Harriet Lane – This 34-unit mixed-income ownership project is also currently under construction. Two units will be restricted to very low income households and three will be restricted to moderate income households. The project will be complete by the end of 2005.

Capitol Place – This 192-unit mixed-income apartment project is also currently under construction. The deed restricted units consist of 11 very low units, seven low units, and 11 moderate income units. The project will be complete by the end of 2005.

The Rivers – This is a 1,079 unit phased residential project that is currently under construction with an anticipated completion date of 2008. All of the units will be ownership units with a mix of single-family detached, townhomes, and condominiums. Seventy-two (72) of the units will be restricted to moderate income households.

Riverwalk – This 29-unit project will consist of 24 ownership units and four rental units. The four rental units will have affordability covenants, with two units restricted to very low income households and two units restricted to moderate income households. Riverwalk will be complete by 2006.

Ironworks – A mixed-income ownership project with a total of 187 homes. Thirty (30) homes will have affordability covenants, with 11 restricted to very low income households and 18 restricted to moderate income households. A 2006 completion date is anticipated.

West Capitol Avenue – This 40-unit ownership project will also include 5,000 square feet of retail space. Four (4) units will have affordability covenants, with two restricted to very low income households and two restricted to moderate income households. Completion is slated for 2006.

Capitol Lofts – A 66-unit mixed-income ownership development, with four restricted to very low income households and six units restricted to moderate income households. Completion is slated for 2006.

Tower Court – This is a mixed-use project, comprised of 180 rental apartments and 53,000 square feet of office space. The apartments will include 11 very low income units and 16 moderate income units. Completion is anticipated in 2007.

Signature – This 550 unit project will include a mix of ownership and rental units, with 33 very low income units and 50 moderate income units. It is anticipated that the project will be complete by 2008.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Fulcrum – This is a large phased mixed-use project. Residential components will total 1,751 units, including 680 apartments, 170 townhomes, 736 riverfront condominiums and 165 units above commercial development. One hundred and seven (107) of the residential units will be restricted to very low income households and 157 units will be restricted to moderate income households.

Raley’s Landing – This mixed-use project will include 300 rental units to be built in 2012/13. Eighteen (18) of the units will be restricted to very low income households and 28 units will be restricted to moderate income households.

Blackridge Southport, LLC – At completion this project is expected to contain 790 residential units. The inclusionary requirements (47 Very low income, 71 Low income and 10 moderate) have been met within the 228 unit Savannah Apartment Complex. The remaining 562 residential units are anticipated to be completed in 2009 and 2010.

(Outside the Project Area)

Through the Citywide inclusionary program, six developments outside of the Project Area are anticipated to be built with affordability covenants. If recorded on behalf of the Redevelopment Agency, and as detailed in Appendix D, these six developments are anticipated to be complete by 2007 and will provide a total of 46 very low income units, 238 low income units, and 410 moderate income units. After the application of the 50 percent credit factor permissible for units developed outside of the Project Area, it is anticipated that these projects could add up to 23 very low income units, up to 118 low income units, and up to 205 moderate income units to the Agency’s pool of available deed restricted units.

f. Anticipated Ten-Year Affordable Housing Production Compliance Status

As shown on Table 6, it is estimated that a total of 5,011 housing units will be built in the Project Area during the 10-year period from 2005 through 2014. This amount of development translates into a production requirement of 752 very low to moderate income units, including 301 very low-income units.

It is estimated that a total of 620 new deed restricted units will be built in the Project Area and 346 eligible units outside of the Project Area, with a combined total of 966 units restricted to very low to moderate income households. Of this total, 257 will be restricted

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 6. FUTURE HOUSING UNIT PRODUCTION WITHIN PROJECT AREA (2005 - 2014), NON-AGENCY-BUILT HOUSING REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA

Units w/Covenants Total Very Low to Very Low Built Mod. Income Income (Incl. in Very New Construction & Substantial Rehab Units to be Built (2005 - 2014) Low to Mod.) New Units Built (from Appendix Table B.) 5,011 Units Substantially Rehabilitated(from Appendix Table C.) 0 Total Units, to be Built or Substantially Rehabilitated, (2005 - 2014) 5,011

Inclusionary Requirements (1) (40% of 15%) Percent Requirements 15% 6% Inclusionary Unit Requirement (2005 - 2014) 752 301

Covenanted Units Built or Substantially Rehab. (2005 - 2014) New Units Built (from Appendix Table B.) 620 234 Units Substantially Rehabilitated(from Appendix Table C.) 00 Total Covenanted Units Built or Substantially Rehab. (2005 - 2014) 620 234

Subtotal Excess (Shortage) of Covenanted Units (2) (132) (67)

Plus: Multi-Family Covenants Purchased 0 0 Covenanted Units Sold/Restrictions Lifted 0 0 Plus: Affordable Units to be Built Outside Project Area Appendix( Table D) 346 23 Total Excess (Shortage) of Covenanted Units (2005 - 2014) 214 (40)

Plus: Excess (Shortage) of Covenanted Units from Prior Period 359 156 Cumulative Excess (Shortage) of Covenanted Units (1986 - 2014) 573 116

(1) Completion of Savannah Apts. has satisfied the inclusionary requirement for Blackridge Southport LLC development (790 units total) by prebuilding affordable units in 2004.

(2) The reported shortfall for the period is due to the consideration that the inclusionary units for the Blackridge Southport development were prebuilt (Savannah Apts) and recognized in the prior period and the inclusionary units for the Rivers Project were also prebuilt ( Washington Court) and recognized in the 1986-1999 period.

Source: City of West Sacramento Redevelopment Agency, KMA. Prepared by: Keyser Marston Associates, Inc. Filename: W Sac Hsg Impl Plan 7 11 05; Table6; 7/11/2005; 11:45 AM; to very low income households. As shown on Table 6, it is estimated that the number of deed restricted very low to moderate income units constructed during the 2005-2014 period will exceed the legal minimum by 214 units and the production of very low income units will not meet the legal limit, by 40 units. However, the Agency has currently a surplus of 359 very low to moderate income units and 156 very low income units. Given this current surplus, by December 2014, the number of deed restricted low to moderate income units in the Project Area is anticipated to exceed the legal cumulative requirement by 573 units and the number of very low units in the Project Area is anticipated to exceed the legal cumulative requirement by 116 units.

g. Affordable Housing Production Compliance over the Life of the Project

The 1994 amendment to AB 1290 (Bergeson, SB 732) requires that the Housing Production Plan address affordable housing compliance over the life of the Redevelopment Plan. The West Sacramento Redevelopment Agency expects to meet its housing production requirement over the life of the Redevelopment Plan through assisting new developments and rehabilitations as well as implementing its citywide affordable housing inclusionary program.

3. REPLACEMENT UNIT COMPLIANCE STATUS

California Redevelopment Law requires that dwelling units housing persons and families of low or moderate income removed as a result of redevelopment action must be replaced by an equal number of units that have an equal or greater number of bedrooms as those removed. Prior to January 1, 2002, 75 percent of the replacement units were required to be affordable to households at the same or lower income levels as the household displaced. Post January 1, 2002, 100 percent of the replacement units must be affordable to households at the same or lower income levels as those displaced. Demolished units must be replaced within four years of being removed.

As of 2002, the Agency had replaced all of the units that had been removed as a result of redevelopment action, which included the 76 units at Las Casitas and the 12 units at Cummins Row. No additional units have been removed since January 2000. Therefore, the Agency does not have any outstanding replacement obligations and is in full- compliance with the legal requirements.

4. CONSISTENCY WITH HOUSING ELEMENT

AB 1290 and AB 315 require that the Agency’s affordable housing activities be consistent with the City’s Housing Element. The Housing Element addresses the housing issues of the entire City of West Sacramento of which the Redevelopment Project Area is a part.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 The following are some of the commitments set forth in the City’s 2002 Housing Element which will enhance both the City’s and the Agency’s ability to increase the supply of affordable housing in West Sacramento and insure that the Agency is in compliance with the legally mandated production requirement at the end of the 10-year period, or December 31, 2014.

Zone and adapt specific plans to ensure sufficient land at various densities to allow for the construction of sufficient housing to meet the City’s SACOG regional housing allocation. Update a residential land inventory every two years, including sites in the Redevelopment Project Area potentially suitable for assembly and residential development.

Establish affordable housing requirements to be applied citywide. The City has adopted a citywide inclusionary ordinance, which requires 15 percent of all new ownership (5% low and 10% moderate) and multi-family rental (5% very low, 5% low, and 5% moderate) projects be restricted to very low to moderate income households.

Pursue state and federal funding sources to support efforts to meet new construction needs of very low, low and moderate income households. The City will continue to collaborate with non-profit organizations and agencies such as West Sacramento Housing Development Corporation, Northern California Construction Training, Community Housing Opportunity Corporation, Mercy Housing, and the Yolo County Housing Authority.

The City/Agency will use a combination of local, state, and federal funding, as appropriate, to subsidize on- and off-site infrastructure improvements benefiting housing projects containing affordable units.

Cooperate with the Sacramento County Board of Realtors, local financial institutions, non-profit organizations, and residential developers in implementing homebuyer assistance programs for low and moderate income households. The City has pursued: a lease-to-own homebuyer assistance program through its participation in the Pacific Finance Agency, a joint municipal power authority; and homebuyer assistance programs funded by state and federal sources. As recommended in the housing element, the City has established a homebuyer assistance program that is funded by state and federal funds.

Continue to work with financial institutions serving West Sacramento to solicit interest in providing financing for very low-, low, and moderate income housing as part of their responsibilities under the Federal Community Reinvestment Act (CRA). The City will work with interested lending institutions and developers to use existing CRA funding programs through the Federal Home Loan Bank Board and the Federal Reserve Bank Board. The City currently works with First

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 Northern Bank which funds the Shared Equity Program from its portfolio.

Use available sources of funding from the Agency, state, and federal governments to construct or rehabilitate replacement housing for low income households who are displaced as a result of City or Agency actions. The Agency will prepare a replacement housing plan for displacement in the Redevelopment Area on a project-by-project basis.

Continue efforts to mitigate the potential loss of very low, and low income housing units through the conversion of subsidized rental housing projects to market rate housing. The Agency will solicit interested non-profit developers to acquire and maintain such projects as low income housing, and will assist an interested non-profit housing corporation in applying for state or federal assistance for acquisition. The Agency assisted the Bryte Garden Apartments (108 units) which have been acquired, rehabbed and maintained as affordable.

Continue to provide housing rehabilitation assistance to very low and low income householders and to rental property owners with very low or low income tenants.

Promote mixed-use residential/commercial development along West Capitol Avenue, in the Waterfront zone, and in appropriate commercial zones through a combination of programs, including: providing incentives for projects that include a specified number of affordable units; providing regulatory incentives for market rate housing, such as flexible planned development standards; and implementation of code enforcement for abatement of blighting conditions.

5. HOUSING FUND REVENUES AND EXPENDITURES

California Redevelopment Law requires a redevelopment agency to direct at least 20 percent of all gross tax increment revenues generated in its project area to a separate and Low and Moderate Income Housing Fund. These funds must be used for the purpose of increasing, improving or preserving the supply of low and moderate income units within the community. To meet these objectives, agencies may expend funds on land acquisition, building acquisition, construction of new units, on- and off-site improvements, rehabilitation of existing units, a portion of principal and interest payments on bonds, loans and subsidies to buyers or renters, and other programs that meet the stated objectives.

Additionally, Section 33334.4 of the Health and Safety Code states that it shall be the policy of each agency to expend the moneys in its Housing Fund to assist housing for persons of low- and very low-income in at least the same proportion as the total number of housing units needed for those income groups within the community.

This section summarizes the Agency’s Housing Fund resources now available and

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 expected to be available over the next 10 years and how those resources will be utilized to meet the purposes summarized above. Information on the current year income and balances is based on the Redevelopment Agency 2004-2005 Budget.

a. Housing Fund Expenditures, 2000 - 2004

The Agency’s annual Housing Fund expenditures during the past five-year implementation plan period were as follows:

Year Total Expenditures 2000 $2.97 million 2001 $2.06 million 2002 $2.30 million 2003 $2.20 million 2004 $3.77 million

During this period, the Agency provided assistance for the development of the 51-unit Westwood Vistas affordable apartment project. Thirty five (35) of the units are restricted to very low income households, 15 units are restricted to low income households, and one is restricted to moderate income households. Additionally, the Agency assisted the rehabilitation of 12 single-family homes, and provided loans for eight low-income first time homebuyers.

b. Housing Fund Revenues, 2005 - 2009

The West Sacramento Redevelopment Agency’s revenues consist of (1) property tax increment, and (2) investment earnings, as explained below:

Property Tax Increment: The “tax increment” earned by the Redevelopment Agency is the property tax on the difference between the assessed value of properties within the Project Area at the time the Agency was formed (1986) and the current tax year assessed value. Pursuant to the CRL, the West Sacramento Redevelopment Agency deposits 20 percent of its annual gross tax increment into its Housing Fund. Interest Income. It is estimated that interest income will approximate two percent of fund balance and bond reserves.

As shown on Table 7, it is estimated that approximately $2.5 million of tax increment will be deposited into the Housing Fund in FY 2004/05. Additionally, the Housing Fund received $5 million of net bond proceeds in 2004. Annual Housing Fund increment is anticipated to reach $2.6 million in FY 2005/06 and is expected to increase significantly during the five-year period because of the considerable amount of new development anticipated within the Project Area. By FY 2009/10, it is estimated that $5.4 million of increment will be deposited into the Housing Fund. Because of the anticipated growth in annual increment, it is expected that the Agency will consider issuing approximately $9

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 7 FIVE-YEAR HOUSING CASH FLOW PROJECTION 1 REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA ($000's)

0 12345 2004-05 2005-06 2006-07 2007-08 2008-09 2009-10 5 Year Total

Project Revenues Housing Set-aside $2,528 $2,617 $3,047 $3,669 $4,340 $5,355 $19,029 Interest Income at 2% 16 98 62 29 184 56 429 Total Annual Revenues 2,544 2,715 3,109 3,698 4,524 5,411 19,458

Less Requirements Existing Hsg Bond Debt Service (790) (1,082) (1,061) (1,060) (1,060) (1,060) (5,323) Future Hsg Bond Debt Service - - - - (685) (685) (1,370) Repayment of CHFA HELP Loan - - (147) - - - (147) Repayment of Loan to Non-Housing Fund (212) (212) (212) (212) (212) (212) (1,060) Repayment of Negative Fund Balance - (398) (404) (401) (401) - (1,604) Housing Administration Expense 2 (1,003) (1,023) (1,044) (1,065) (1,086) (1,108) (5,326) Total Requirements (2,006) (2,716) (2,867) (2,738) (3,444) (3,065) (14,829)

Net Annual Revenue (Deficit) 538 (0) 242 961 1,081 2,346 4,629

Available for Projects & Programs Carry Forward 3 - 3,814 2,050 392 7,453 1,034 14,743 2004 Bond Proceeds 4 5,039 ------Net Future Bond Proceeds 5 - - - 9,000 - - 9,000 Adjusted Available for Projects & Programs 5,577 3,813 2,292 10,353 8,534 3,379 28,371

Redevelopment Projects & Programs Multifamily Housing Rehab (500) (500) (150) (1,150) (1,150) (1,150) (4,100) New Construction (1,200) (1,200) (1,700) (1,700) (6,300) (2,000) (12,900) First Time Homebuyer Program (63) (63) (50) (50) (50) (50) (263) Subtotal (1,763) (1,763) (1,900) (2,900) (7,500) (3,200) (17,263)

Ending Balance $3,814 $2,050 $392 $7,453 $1,034 $179

Notes: 1 With plan amendments to eliminate the debt incurrence limit and increase the tax increment collection and bond debt limits. 2 Also includes transfers to other departments and funds for redevelopment project staffing. 3 Initial carry forward per Independent Auditor's Reports and Basic Financial Statements for FY Ending June 30 2004. 4 Includes only the housing portion. 5 Future bond proceeds are assumed in order to provide sufficient funds for planned projects and programs. (Available capacity exceeds assumed bond amounts).

Sources: West Sacramento Redevelopment Agency, Independent Auditor's Reports and Basic Financial Statements, 2004-05 Agency Budget, KMA

Prepared by Keyser Marston Associates, Inc. File Name: TI proj for impl. plan2;Table 7 ;6/1/2005; dd million of additional bonds to be secured by the Housing Fund in FY 2007/08.

The Agency has a number of obligations that must be funded from Housing Fund increment including:

Existing bond debt service of approximately $1,060,000 per year;

Repayment of a loan from the Non-Housing Fund of approximately $212,000 per year;

Repayment of a $1.6 million loan to cover prior year operating deficits. This loan will be repaid in equal installments of approximately $400,000 over the next four years;

Repayment of a CHFA HELP loan in 2006/07 of up to $147,000 in interest payment; and

Housing administration expenses of approximately $1 million per year.

After deductions for these obligations, it is estimated that the Housing Fund will have approximately $3.8 million of revenue available in 2005/06 for new projects and programs.

c. Housing Fund Programs, Projects, and Expenditures 2005-2009

The Agency’s anticipated annual Housing Fund expenditures for the next five years is presented in Table 7. In FY 2005/06, the Agency anticipates spending approximately $1.8 million on new projects and programs, with $1.2 million for the construction of new affordable units, $500,000 for rehabilitating existing multi-family units, and $63,000 as matching funds for federal dollars to assist first time homebuyers.

Over the five-year period, the Agency intends to expend $12.9 million for the construction of new deed restricted affordable housing units, $4.1 million for multi-family housing rehabilitation, and $263,000 for first time homebuyer assistance. The Agency will only undertake those projects that are feasible given the resources at the time and there is no commitment to undertake projects beyond the resources of the Agency.

d. Expenditures Relative to the Community’s Need

Under California Health and Safety Code Section 33334.4, the Agency must target its Housing Fund expenditures to assist: (1) low- and very low-income households in proportion to the units needed to assist such households as determined by the regional fair share allocation; and (2) all persons regardless of age in at least the same proportion as the community’s population under age 65 years to the community’s total population,

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 according to the most recent census. These “Housing Fund Targeting Requirements” must be satisfied for 10-year periods throughout the life of the Plan, with the initial period extending 13 years, from January 2002 through December 2014.

i. Proportionality by Income Levels

The income proportionality test requires that the Agency target set-aside expenditures to the relative percentage of unmet need for very low-, low, and moderate income units. According to the Housing Element, the City’s share of the regional housing need is as follows:

540 very low-income units; 632 low income units; and 989 moderate income units.

Consistent with this distribution of needed units, the Agency’s minimum required allocation for very low- and low income expenditures, and maximum moderate income housing expenditures are as follows:

Very Low Income At least 25% Low Income At least 29% Moderate Income No more than 46%

The Agency is entitled to expend a disproportionate amount of funds for very low-income households, and to subtract a commensurate amount from the low and/or moderate income thresholds. Similarly, the Agency can provide a disproportionate amount of funding for low income housing by reducing the amount of funds allocated to moderate income households. In no event can the expenditures targeted to moderate income households exceed the established threshold amount.

In order to meet the income targeting standards, the Agency intends to allocate a minimum of 25 percent of the Housing Fund project and program expenditures to very low-income households, 29 percent of the fund to low income households, and no more than 46 percent of the funds to moderate income households. These percentages translate to a total target appropriation of approximately $47 million between 2002 and 2014, allocated by need as follows and shown on Table 8.

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PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 8 LOW AND MODERATE INCOME HOUSING FUND EXPENDITURE PLAN (2002 to 2014) REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA ($000s)

2002 to 2014 Beginning Balance $0 Set-Aside Revenues $60,500 Use of Money and Property $1,200 Bond Proceeds $14,000 Other Revenues $1,000 Gross Revenues Available to Agency $76,700 Existing Agency Obligations ($25,000) Net Revenues Available for New Expenditures (rounded) $52,000

Target Housing Needs Appropriations (1) (2) By Need By Age TOTAL Very Low Low Moderate Non-Senior Senior At Least 25.0% At Least 29.2% No More Than 45.8% At Least 87.3% No More Than 12.7% $52,000 $13,000 $15,000 $24,000 $45,000 $7,000 Actual and Planned Agency Expenditures (3) New Construction $22,600 $5,600 $6,600 $10,300 $19,700 $2,900 Rehabilitation $9,600 $2,400 $2,800 $4,400 $8,400 $1,200 First Time Homebuyer $1,000 $200 $300 $500 $900 $100 Subtotal Agency Expenditures $33,200 $8,300 $9,700 $15,200 $29,000 $4,200

Administration $13,600 $3,400 $4,000 $6,200 $11,900 $1,700 Total Agency Expenditures, Including Admin. (rounded) $47,000 $12,000 $14,000 $21,000 $41,000 $6,000

ENDING BALANCE $5,000

Notes: (1) Based on % of Fair Share Housing Needs for 2000 - 2007: (In the City) (In Project Area) Very Low Income Units 540 25.0% Low- Income Units 632 29.2% Moderate-Income Units 989 45.8% Above Moderate-Income Units N/A Total 2,161 100% (2) Based on % of population under 65 years old and 65 and older (per 2000 Census): Population Under 65-Yr. Old 27,608 87.3% Population 65 and Over 4,007 12.7% Total 31,615 100.0% (3) Pro-rated by target expenditure for each category. Actual Agency expenditures may include a larger percentage of expenditures for non-senior and very low and low income households.

Source: City of West Sacramento Redevelopment Agency, KMA. Prepared by: Keyser Marston Associates, Inc. Filename: TI proj for impl. plan2; Table 8; 6/1/2005; 1:03 PM; mc

Agency Housing Fund Expenditure Targets by Income Level

Very Low Low Moderate 2002-2014 Income Income Income Total Proportionate At least At least No more Target 25% 29% than 46%

Target $12 $14 $21 million $47 Appropriation million million million of Housing Fund

ii. Proportionality by Age

The age restriction proportionally test requires that the maximum percentage of set- aside funds that an Agency can allocate to senior housing is limited to the percentage of residents within the City that are 65 years of age or older, as reported by the modest recent census of the U.S. Census Bureau. According to Census 2000, the City’s population breakdown is as follows:

Under 65 Years Old 87% 65 Years and Older 13%

The application of this requirement to the Agency’s budget estimates translates into a targeted expenditure of $49 million on non-age restricted housing for the period of 2002- 2014. The Agency intends to expend at least this sum on non-age restricted housing. A projection of these amounts of Housing Funds based on target expenditures by age is shown on Table 8 and summarized below.

Agency Housing Fund Expenditure Targets Age Needs 2002-2014 Non-Senior Senior Total Housing Housing Proportionate At least 87% No more than Target 13%

Target $41 million $6 million $47 million Appropriation of Housing Fund

Thus, as shown, the Agency will meet both the proportionality test requirements for both needs by income level and by age.

2005 – 2009 Implementation Plan for Redevelopment Plan No. 1 Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Page 55

PA0503011.WS:PA:gbd 21271.005.001/07/14/05 IV. SUMMARY OF IMPLEMENTATION PLAN REQUIREMENTS

At the end of this five-year Implementation Plan period (2005-2009) and the 10-year housing period (2005-2014), the Agency anticipates accomplishing the following:

A. EXPENDITURES

1. As shown in Table 9, over the next five-years, the Agency will have a combined non- housing and housing total of $181,289,000 in revenue, $110,287,000 of obligated expenditures, and $71,002,000 available for projects and programs.

2. The Agency is projected to have approximately $53,559,000 available to fund non- housing discretionary projects and programs (Table 9).

3. The Agency is projected to have approximately $17,442,000 available to fund affordable housing projects and programs.

4. The Affordable Housing Fund will not experience excess surplus in any fiscal year during this Implementation Plan period.

5. The Agency’s expenditures of Affordable Housing Fund monies will comply with the proportionality tests imposed by Section 33334.4 for the period between January 1, 2002 and December 31, 2014.

B. BLIGHT ELIMINATION

During the five-year period, the Agency's program of activities will alleviate some of the conditions impacting the Project Area. The blight that will be eliminated will vary from subarea to subarea throughout the Project Area, but all of the blighting conditions identified in the CRL exist and will be in part eliminated including:

Physical Blighting Conditions

• Unsafe and unhealthy buildings

• Factors the prevent or substantially hinder the economically viable use or capacity of buildings and lots

• Incompatible Uses

• Irregularly shaped and inadequately sized parcels under multiple ownership

2005 – 2009 Implementation Plan for Redevelopment Plan No. 1 Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Page 56

PA0503011.WS:PA:gbd 21271.005.001/07/14/05 TABLE 9 SUMMARY OF TOTAL FIVE-YEAR HOUSING AND NON-HOUSING CASH FLOW 2005-2009 REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA ($000's) 5 Year Cash Flow Non-Housing Housing Funds Funds Total Revenue

Gross Tax Increment $100,758 $0 $100,758 Housing Setaside - 19,029 19,029 Repayment of Loan from Housing Fund 1,060 - 1,060 Plus Interest Income 996 429 1,425 Carry Forward 15,204 3,814 19,018 Future Bond Proceeds 1 31,000 9,000 40,000 Total 149,017 32,272 181,289

Obligated Expenditures

(Less) Pass Throughs to Other Entities (19,793) - (19,793) (Less) Deposits to Housing Fund (19,029) - (19,029) (Less) ERAF Transfers (963) - (963) (Less) Bond Debt Service (29,006) (6,692) (35,699) (Less) OPA/DA Obligations (7,712) - (7,712) (Less) Repayment of Loan to Non-Housing Fund - (1,060) (1,060) (Less) Repayment of CHFA HELP Loan - (147) (147) (Less) Repayment of Negative Fund Balance - (1,604) (1,604) (Less) Agency Administration 2 (18,955) (5,326) (24,280) Total (95,458) (14,829) (110,287)

Available for Projects and Programs 53,559 17,442 71,002

Projects and Programs

Triangle & Washington Specific Plan (10,650) - (10,650) West Capitol Avenue (21,050) - (21,050) Riverfront Master Plan (10,493) - (10,493) Economic Development Strategy Projects (2,650) - (2,650) Miscellaneous Projects (1,420) - (1,420) Public Works Projects (1,436) - (1,436) Agency Planning/Amendments (1,025) - (1,025) Other Non-Hsg Projects & Programs / Contingency (4,835) - (4,835) Multifamily Housing Rehab - (4,100) (4,100) New Construction - (12,900) (12,900) First Time Homebuyer Program - (263) (263) ($53,559) ($17,263) ($70,822)

Ending Balance - 179 179

Notes: 1 Require plan amendment to increase bonding capacity. 2 Also includes transfers to other departments and funds for redevelopment project staffing.

Prepared by Keyser Marston Associates, Inc. File Name: TI proj for impl. plan2;Table 9 Combin CF;6/1/2005; dd

Economic Blight Conditions

• Depreciated or Stagnant Property Values and Impair Investments

• Abnormally high business vacancies and abnormally low lease rates

• Residential Overcrowding

• High crime rate

C. PROPOSED PROJECTS AND PROGRAMS

1. REDEVELOPMENT - DISCRETIONARY

• The Agency will be implementing several Specific and Master Plans through development assistance and public improvements. These projects including participating in Implementing the Triangle Area, Southport Framework, Washington Area, West Capitol Avenue, Port and Riverfront Master Plans. In addition, several improvements are proposed for Capitol Avenue including streetscape improvements, code violation abatement and housing development.

• In addition to the Area specific projects, the Agency will implement several public improvements including development of a learning center, sidewalk improvement, light rail (feasibility study); I Street Bridge widening (feasibility study).

• The Agency is also proposing to assist in new development along the I-80 corridor including the Riverpoint development (IKEA and Riverpoint Shopping Center).

2. REDEVELOPMENT HOUSING

• The Agency has fulfilled 100 percent of their historical replacement housing obligations.

• The Agency has fulfilled 100 percent of the Project Area’s existing inclusionary housing production obligations. During the 10-year housing period of 2005-2014, the Agency will continue to fulfill the prospective obligations, and by 2014, is projected to have 573 deed-restricted very low to moderate income housing units, including 116 very low income units in excess of the minimum legal requirements.

2005 – 2009 Implementation Plan for Redevelopment Plan No. 1 Keyser Marston Associates, Inc. West Sacramento Redevelopment Agency Page 58

PA0503011.WS:PA:gbd 21271.005.001/07/14/05

APPENDIX A

MAP FOR MAJOR REDEVELOPMENT

WEST SACRAMENTO Washington WEST SACRAMENTO Speciﬁc Plan 190 acres Focal point of West Sacramento’s Riverpoint Plaza East Riverfront riverfront development 8 acres Metro Place The Rivers Property Riverpoint Retail 6 highway commercial lots Capitol Place 3 acres 250 acre mixed-use development 82 acres zoned community commercial Site of new 104 room Apartments 44 single family homes 1,139 single and multi-family units 43 acre riverfront parcel Washington Extended Stay America Proposed site of Firehouse 9.4 acres 10 live/work units 40 acres of open space, riverfront parkway, Governor’s residence 2-story, 4,800 square foot building IKEA West Sacramento 192 apartment units 4 apartments public access, landscape corridors Proposed state park Aquatic center Allowable uses include cafe, 20 acres restaurant, office, retail and 265,000 sq. ft. home furnishings store Harriet Lane N 12 acre school site S N quasi-public a 1,150 parking spaces 34 townhouses c ra m 1.5 acres e n River Walk at to 5 R 80 Rd. rbank Washington Square iv Rive Riverside Center e r E 1 acre . a 60 acres available land St s rr e t Cia R 23 single family units 30 acres zoned PO The Rivers iv e 4 apartments r f 30 acres zoned BP r o 2,700 sq. ft. retail n t t 111,000 sq. ft. of flex space under tree Lig a S htehous P nn Driv r A e o

construction with completion by . p r e . ve e e v D e One Riverfront Plaza A. v r i

on r t

August 2004 b e r s s

i y A L v D D Re

e a d

Ave A l . . y e e

l 7.24-acre mixed-use planned development

e t d

400,000 sq. ft. existing BP t u r g

n y

a o e r u

K D H B h 530,000 sq. ft. of office

114,000 sq. ft. existing Light Industrial d "A" St. E Riverpoint o m T 50,000 sq. ft. of retail and restaurants b a Plaza r Sac "B" St. c . ram a ento 170 apartment units d d A City Hall / Civic Center e ve. Metro Place ro v l ".C" S Riverside . Riverpoint Tri t 2,300 parking spaces t ang B l.e City Administrative Offices S . Ct

r e Center e v t . Harriet Lane . t . t a r Holly St. A t

Galleria and Council Chambers S S w r S "E" l o S

a t l . d side h . r i l R t t h ive t r t

b p 8 3 Raley’s Landing S S 6 Meeting facilities r o "F" k S r h t. P a t t a

87 units senior housing 7 P S Blvd. 25.2-acre mixed-use planned development Community rooms H ichigan "G" M k St. h l t . . a t t 5. S S W 945,000 sq. ft. of office space

Completed November, 2002 e

n r l e a

p iv c 46,000 sq. ft. of retail space

a R e Raley M apitol Av . P Merkley Ave. Field 428-room hotel Jefferson Boulevard Weest C with convention and recreation facilities Widening Project Evergreen Ave. 218 apartment units CAPITOL CITY FRWY

Widening to four lanes . d R n to B 80 e

Completion 2005 r i g e sh a Front St. c River Walk Park . .

a c a d t t W o t

e v I.n

s S

S k l n

a e Ln d Blvd. B. l River Walk Promenade e . u a t

W S r

. th

y 15

s n o a i

d t

h w r Promenade to be extended north to the Broderick Boat

Seaway International m

i S v k

a r r l l e

B T Ramp and south to Stone Lock Bluff Trade Center P Del Monte St. B . lv d d v e l Grand Staircase B

258 acres of water-related s S k

. . i lvd a r B c a d r t or ra P Recreation access to west bank of the Sacramento River p R

industrial zoning a m

p e S e r

r n to e v e 73 acres of business park zoning - i t Y R

o lo n

Stone Blvd. h 16 acres of light industrial zoning Po t Tower Bridge Gateway u E ive rt

r o D l S (formerly SR 275) ne an Ch L Barge Canal

a Conversion of a portion of State k

Southport Town Center/ e Aster Ave. E Route 275 to city arterial street.

Seaway International W Southport Bluff . d

Nugget Market a R

Trade Center s Southport h n o

t Parkway i r t Gateway o n

30 acres g

p g Triangle Speciﬁc Plan n

k h i t r t l

a o r 290,000 sq. ft. of commercial P u Riva ss o Lake n A Condominiums 180 acres on the riverfront e B n S Washington si lv Up to 7,000,000 sq. ft. of u Summerfield Dr. d Parella B Carlin Dr Lindenwood Subdivisions t office and commercial Southport r n Southport o o y

i Linden Rd. Up to 5,000 high density residential units t p a Town R u W Business Park t

a h i Pheasant Hollow

t Center Riverfront park with amphitheater y t m River t s t c

u n Newport Estates e o 672 acres mixed industrial use o Ranch

o B Higgins Rd. C S Proposed S Approved development agreement t . P . High School k e r e v c Linden o v A Ironworks at the Triangle Approved zone text a Site m L A

b n i West n t a e Savannah s l . d r l e n a e n Water-related industrial area a A h 16 acres v a v c 2 & 3 R H

Apartments d A

n d n . e a a d 180 single family units

Heavy industrial area C R Linden o o n li South w 16 apartments B d Light industrial area l r ac a e ke P R Recreational buffer area r Rivermont . R The e . d. Bridgeway Island v High density residential A d

Classics n v a l ll B d. 12 acres of commercial A R Southport Bluff n er Marshall o iv s R Crossing r h 60 acres zoned waterfront mixed use e ut ff So Owned by the Port of Sacramento Villages At Southport Marshall Rd. e The proposed project consists of a General J Davis Rd. Plan Amendment, Rezoning, and multiple Bridgeway Southport Gateway subdivision maps on 270 acres in Lakes 2 5 l 76.3-acre residential subdivision Southport Business Park. The project e Bridgeway n 357 single family units would rezone lands from Light Industrial n Lakes a

and Business Park to Residential and create h Bevan Rd. C .

approximately 1,300 residential units. e v p i

A Riva Condominiums

h y r S o

g r e 282 units on 16.4 acres r e s G t t i Savannah Apartments a m . i r Rd W e L iv

R uth y So p Parella I and II 228 Units t i e C 10.2 acres e Subdivisions D 80 acres The Classics 252 single family homes 329 residential lots 11 acre elementary school 70.2 acres Lots from 4,500 to 6,000 sq. ft.

Bridgeway Island Newport Estates 310 acres Subdivision 1,277 single-family units 270-acre mixed use project Lot sizes ranging from 4,050 to 866 single-family lots 10,000 sq. ft. New High School 14.3 acres medium-density residential 8 acre elementary school site Proposed new West Sacramento 16.1 acres high-density residential High School site 17 acres riverfront mixed use 5.6 acre neighborhood park Bridgeway Lakes 217 acres 610 single-family homes S River Ranch Lot sizes ranging from 4,500 to 27 acres medium-density residential subdivision 7,000 sq. ft. 176 single-family lots Rivermont Lindenwood Pheasant Hollow Southport Framework Plan Subdivision Subdivision 7,120 acres 17 acres Linden West 2 & 3 Bridgeway Lakes 2 29.77 acres 176 residential units 40 acres Village oriented, mixed-use development 134 Single-Family units 18.5 acres 125 acres 122 residential lots 14,050 residential dwelling units 100 single-family units 487 single-family homes Lots from 6,000 to 8,000 sq. ft. Wildlife pond 1,720,000 sq. ft. of commercial This map indicates major projects in the 2,114,400 sq. ft. of industrial Linden South Marshall Crossing planning, permitting, or development phase 544 acres of public/quasi-public Parlin Ranch 18.5 acres 85 single-family units 20 acres in West Sacramento as of August 2004. 915 acres of parks and open space Subdivision 37 single-family units 76 acres 312 single-family homes MAJORMAJOR DEVELOPMENTS DEVELOPMENTS

MAP Major Proj (August 2004).AI

APPENDIX B

NEW CONSTRUCTION IN PROJECT AREA

APPENDIX TABLE B. NEW CONSTRUCTION IN PROJECT AREA REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA

Number of New Units Built Units With Covenants Completion Affordable/ Rental/ Senior/ Total Very Above Date Project Mkt. Rate Ownership Non-Senior All Units Low Low Mod. Mod.

Subtotal 1986 - 1999 332 134 52 0 146

2000 2002 2003 Metro Place Aff/Mkt. Rate Rental/Own Non-Sr 58 4 5 49 2004 Savanah Apts. (1) Aff/Mkt. Rate Rental Non-Sr 228 47 71 10 100 2004 The Rivers Mkt. Rate Ownership Non-Sr 10 0 0 0 10 Subtotal 2000 - 2004 296 51 71 15 159

2005 Westwood Vistas -Under Con. Aff Rental Non-Sr 51 35 15 1 0 2005 Harriet Lane - Under Con. Aff/Mkt. Rate Ownership Non-Sr 34 2 0 3 29 2005 Capitol Place Aff/Mkt. Rate Rental Non-Sr 192 11 7 11 163 2005 Rivers Mkt Rate Ownership Non-Sr 335 0 0 0 335 2006 Rivers Aff/Mkt. Rate Ownership Non-Sr 245 0 0 23 222 2006 Riverwalk Aff/Mkt. Rate Rental Non-Sr 29 2 0 2 25 2006 Ironworks Aff/Mkt. Rate Ownership Non-Sr 187 11 0 18 158 2006 W.Cap. Mixed Use Aff/Mkt. Rate Ownership Non-Sr 40 2 0 2 36 2006 Capitol Lofts Aff/Mkt. Rate Ownership Non-Sr 66 4 0 6 56 2007 Tower Court Aff/Mkt. Rate Rental Non-Sr 180 11 0 16 153 2007 Signature Aff/Mkt. Rate Rental/Own Non-Sr 275 16 0 25 234 2007 Rivers Aff/Mkt. Rate Ownership Non-Sr 245 0 0 24 221 2008 Rivers Aff/Mkt. Rate Ownership Non-Sr 244 0 0 23 221 2008 Signature Aff/Mkt. Rate Rental/Own Non-Sr 275 17 0 25 233 2008 Fulcrum Aff/Mkt. Rate Rental/Own Non-Sr 292 18 0 26 248 2009 Fulcrum Aff/Mkt. Rate Rental/Own Non-Sr 292 17 0 26 249 2009 Blackridge Southport Aff/Mkt. Rate Rental/Own Non-Sr 262 0 0 0 262 2010 Blackridge Southport Aff/Mkt. Rate Rental/Own Non-Sr 300 0 0 0 300 2010 Fulcrum Aff/Mkt. Rate Rental/Own Non-Sr 292 18 0 26 248 2011 Fulcrum Aff/Mkt. Rate Rental/Own Non-Sr 292 17 0 26 249 2012 Fulcrum Aff/Mkt. Rate Rental/Own Non-Sr 292 18 0 26 248 2012 Raleys Landing - River 2 Aff/Mkt. Rate Rental Non-Sr 150 9 0 14 127 2013 Raleys Landing - River 1 Aff/Mkt. Rate Rental Non-Sr 150 9 0 14 127 2013 Fulcrum Aff/Mkt. Rate Rental/Own Non-Sr 291 17 0 27 247

Subtotal 2005 - 2014 5,011 234 22 364 4,391

TOTAL 1986 to 2014 5,639 419 145 379 4,696

(1) Savannah Apts. are prebuilt inclusionary units for Blackridge Southport LLC (790 units at buildout).

Source: City of West Sacramento Redevelopment Agency, KMA. Prepared by: Keyser Marston Associates, Inc. Filename: W Sac Hsg Impl Plan 7 11 05; AppendixB .; 7/11/2005; 11:50 AM;

APPENDIX C

SUBSTANTIALLY REHABILITATED UNITS IN PROJECT AREA

APPENDIX C. SIGNIFICANTLY REHABILITATED UNITS IN PROJECT AREA REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA

Number of Units Rehabilitated Total With Covenants Completion Affordable/ Rental/ Senior/ Units in Total Very Above Date Project Mkt. Rate Ownership Non-Senior Project All Units Low Low Mod. Mod.

1987 - 1994 1995 1996 1997 1998 1999

Subtotal 1986 - 1999 116 116 15 60 0 41

2000 2001 2002 2003 1037 Rich St Ownership Non-Sr. 1 1100 0 2004

Subtotal 2000 - 2004 11100 0

2005 2006 2007 2008 2009

2010 2011 2012 2013 2014

Subtotal 2005 - 2014 00000 0

TOTAL 1986 to 2014 117 117 16 60 0 41

Source: City of West Sacramento Redevelopment Agency, KMA. Prepared by: Keyser Marston Associates, Inc. Filename: [File]; AppendixC .; 7/11/2005; 11:52 AM;

APPENDIX D

NEW CONSTRUCTION OUTSIDE PROJECT AREA

APPENDIX D. NEW CONSTRUCTION OUTSIDE PROJECT AREA REDEVELOPMENT AGENCY OF THE CITY OF WEST SACRAMENTO WEST SACRAMENTO, CA

Number of Units Total With Covenants Completion Affordable/ Rental/ Senior/ Units in Total Very Above Date Project Mkt. Rate Ownership Non-Senior Project All Units Low Low Mod. Mod.

Subtotal 1986 - 1999 50% Production Credit 0000

2000 2001 2002 2003 2004 Pheasant Hollow Aff/Mkt Rate Ownership Non Sr 134 0 7 127 2004 RIVA Aff/Mkt Rate Ownership Non Sr 252 13 25 214 2004 Ryland Aff/Mkt Rate Ownership Non Sr 176 8 18 150 2004 Bridgeway Lakes II Aff/Mkt Rate Ownership Non Sr 486 24 48 414 Subtotal 2000 - 2004 1,048 0 45 98 50% Production Credit 02349

2005 Putnam Aff/Mkt Rate Ownership Non Sr 100 0 12 4 84 2005 Jefferson corners Aff/Mkt Rate Rental Non Sr 280 14 14 14 238 2006 Forecast Aff/Mkt Rate Ownership Non Sr 168 0 8 17 143 2006 Yarborough Aff/Mkt Rate Ownership Non Sr 1,226 0 61 123 1,042 2007 Harbor Point Aff/Mkt Rate Rental Non Sr 648 32 32 32 552 2007 Harbor Point Aff/Mkt Rate Ownership Non Sr 956 0 48 97 811 2007 RiverPark Aff/Mkt Rate Ownership Non Sr 1,226 0 63 123 1,040

Subtotal 2005-2014 4,604 46 238 410 50% Production Credit 23 118 205

Total 1986 - 2014 46 283 508 50% Production Credit 23 142 254

Note: The numbers for the above listed projects reflect densities alowed under the City's land use designation and zoning.

Source: City of West Sacramento Redevelopment Agency, KMA. Prepared by: Keyser Marston Associates, Inc. Filename: 19130.005\W Sac Hsg Impl Plan 7 11 05; AppendixD .; 7/11/2005;