HomeMy WebLinkAbout21-Economic Development Agency
<
o
o
o
ECONOMIC DEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO
FROM: Gary Van Osdel SUBJECT: CENTRAL CITY NORTH
Executive Director (C \Q) fD V REDEVELOPMENT PROJECT AREA
O PLAN-AMENDED AND RESTATED
REDEVELOPMENT PLAN
"pA TE'-.- Au~~Q, 2004 _________________________________________________________________
SynoDSis of Preyious Commission/Council/Committee Action(s):
On January 24, 2000, the Community Development Commission authorized the Executive Director to prepare plan
amendments to reinstate eminent domain in the Central City North, Central City South, Central City East, Uptown and
Meadowbrook Project Areas.
On October 21, 2002, the Mayor and Common Council adopted a resolution for the procedures for the formation and
election of a Project Area Committee for the proposed redevelopment plan amendment for the Central City North
Project Area and calling for the formation of a Project Area Committee (PAC).
On October 21, 2002, the Mayor and Common Council adopted a resolution modifying the scope of the proposed plan
amendment to reinstate eminent domain for all properties located within the Central City North Project Area.
On April 5, 2004, the Mayor and Common Council adopted a resolution acknowledging the results of an election of
Project Area Committee members and rmding that all applicable procedures were followed in the election of the Project
Area Committee for the Central City North Redevelopment Project.
On June 7, 2004, the Community Development Commission of the City of San Bernardino adopted a resolution setting a
date and time, July 19, 2004 at 4:00 p.m for a public hearing to consider an Amended and Restated Redevelopment
Amendment for the Central City North Redevelopment Project and Certification of the Environmental Impact Report.
On June 7, 2004, the Mayor and Common Council of the City of San Bernardino adopted a resolution setting a date and
time, July 19, 2004 at 4:00 p.m. for a public hearing to consider an Amended and Restated Redevelopment Amendment
for the Central City North Redevelopment Project and Certification of the Environmental Impact Report.
On July 19, 2004, a Joint Public Hearing of the Mayor and Common Council of the City of San Bemardino was held to
consider an Amended and Restated Redevelopment Amendment for the Central City North Redevelopment Project and
_~ertific'!..tion ofti!.e Envir~nm"l!..tal ~~~E.!_~~o_~~_____________________________________________________________
Recommended Motion(s):
(Community DeveloDment Commis.ionlMayor and Common Council)
Contact Person(s):
Gary Van Osdel/Mike Trout
Central City North
Phone:
(909) 663-1044
Project Area(s)
Ward(s):
Supporting Data Attached: Iil Staff Report Iil Resolution(s) Iil Ordinance Iil Map(s) Iil LettersIMisc.
SIGNATURE:
FUNDING REQUIREMENTS
Source:
N/A
N/A
__ 0- A . - - . - 0. -'IjJ-~~-'1r-::Jte!ff!.
p'\Age~2004\04-0g.:16CCNSR.doc
COMMISSION MEETING AGENDA
Meeting Date: 9- 7 - or
Agenda Item Number: ~ (
o
o
o
THAT SAID RESOLUTIONS BE ADOPTED AND THAT SAID ORDINANCE BE LAID OVER
FOR FINAL ADOPTION.
MOTION A: RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN
BERNARDINO AS A RESPONSIBLE AGENCY UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND
MAKING FINDINGS THAT A FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT, AND
THE MITIGATION MONITORING PLAN FOR THE REINSTATEMENT OF EMINENT DOMAIN
POWERS IN THE REDEVELOPMENT PROJECT AREAS OF THE UPTOWN REDEVELOPMENT
PROJECT AND THE CENTRAL CITY NORTH REDEVELOPMENT PROJECT FULLY AND
ADEQUATELY ADDRESS THE POTENTIAL ENVIRONMENTAL EFFECTS OF THE
APPROVAL BY THE COMMISSION OF SUCH REDEVELOPMENT PLAN AMENDMENTS.
MOTION B: RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN
BERNARDINO, MAKING FINDINGS REGARDING CONDITIONS OF BLIGHT IN THE
REDEVELOPMENT PROJECT AREA OF THE CENTRAL CITY NORTH REDEVELOPMENT
PROJECT; APPROVING THE SECTION 33352 REPORT TO THE MAYOR AND COMMON
COUNCIL ON THE 2004 AMENDED AND RESTATED REDEVELOPMENT PLAN FOR THE
CENTRAL CITY NORTH REDEVELOPMENT PROJECT AND APPROVING THE 2004
AMENDED AND RESTATED EMINENT DOMAIN AMENDMENT TO THE REDEVELOPMENT
PLAN FOR THE CENTRAL CITY NORTH REDEVELOPMENT.
MOTION C: RESOLUTION OF THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN
BERNARDINO ADOPTING WRITTEN RESPONSES TO WRITTEN AND ORAL OBJECTIONS
TO THE AMENDED AND RESTATED PLAN FOR THE CENTRAL CITY NORTH
REDEVELOPMENT PROJECT AREA.
MOTION D: ORDINANCE OF THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN
BERNARDINO ADOPTING THE 2004 AMENDED AND RESTATED REDEVELOPMENT PLAN
FOR THE CENTRAL CITY NORTH REDEVELOPMENT PROJECT
--------------------------------------------------------------
P:\Agendas\Conwn Dev Commission\COC 2004\04-08-16 CCN SR.doc
-
COMMISSION MEETING AGENDA
Meeting Date: 08/1612004
Agenda Item Number: lC/1J
ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
c
Central Citv North Redevelopment Project Area Plan -
Amended and Restated Redevelopment Plan
BACKGROUND:
The Central City North Redevelopment Project Area was established on August 6, 1973 and
encompasses approximately 278 acres. With the improving local economy, the Agency is seeing
increasing development interest within the project area. In recognition of this trend, it is important
for the Agency to have a variety of tools available to assist redevelopment. One of the most effective
tools for redevelopment is the power of eminent domain. However, the power of eminent domain in
the Central City North Redevelopment Project Area expired on December 8, 1998.
On January 24, 2000, the Mayor and Common Council authorized the initiation of an amendment to
the Central City North Redevelopment Project Area Plan to re-establish the power of eminent domain
over only those properties that are within non-residential land use districts in the General Plan or are
currently being used for non-residential purposes.
October 21, 2002, the Mayor and Common Council modified the scope of the proposed plan
amendment to reinstate eminent domain over all properties within the Central City North Project
Area. The proposed amendment would reinstate the power of eminent domain for a period of twelve
(12) years.
o
Reinstating eminent domain in this project area and the Uptown Project Area has the potential to
result in direct physical changes in the environment by enabling the Mercado Santa Fe, the San
Bernardino Old Towne, and other expected projects to proceed. It is also reasonably foreseeable that
cumulatively significant impacts will result from the combined construction of several smaller
projects now in various stages of implementation. These include the widening of 1-215, the
construction of senior citizen housing projects, the construction of an elementary school and other
development projects. Due to the potential environmental and traffic impacts that may result from
these project area plan amendments, a Program EIR is required as opposed to a Mitigated Negative
Declaration. The most notable environmental issues would likely be transportation/circulation, air
quality, and changes in land use.
As a result of the Mayor and Common Council modifying the scope of the proposed plan amendment
to include all properties within the Central City North Project Area, the Mayor and Common Council
approved and adopted the procedures to be used for the formation of a Project Area Committee
("PAC") for the Central City North Redevelopment Project Area and calling upon the citizens of the
City to participate in the PAC.
On November 18, 2002, the Community Development Commission adopted a resolution authorizing
the execution of an agreement for professional services for the preparation of a Program
Environmental Impact Report (EIR) and related traffic study.
o
P:\Agendas\Conun Dev Commission\COC 2004\04.08-16 CCN SR.doc
COMMISSION MEETING AGENDA
Meeting Date: 08/16/2004
Agenda Item Number: t.!il-
c
c
o
Economic Development Agency Staff Report
Central City North Redevelopment Project Area Plan
Amended and Restated Redevelopment Plan
Page 2
On December 10, 2002, mailers were sent to residents, businesses, organizations and property owners
within the Central City North Redevelopment Project Area concerning the December 18, 2002
community meeting concerning the Initial Study and input concerning the scope of the Environmental
Impact Report for the Central City North Redevelopment Project Area.
On December 18, 2002, Agency staff conducted a combined Uptown and Central City North
Redevelopment Project Area community meeting to introduce the environmental consultant and to
provide draft copies of the Initial Study which stated that since the proposed project may have a
significant effect on the environment, an environmental impact report was required.
On February 10, 2003, mailers were sent to residents, businesses, organizations and property owners
within the Central City North Redevelopment Project Area concerning the February 20, 2003 public
workshop on the proposed amendment to the Central City North Redevelopment Project Area Plan
and PAC information meeting. Additionally, the mailer informed the residents, businesses,
organizations and property owners within the Central City North Redevelopment Project Area of the
PAC election on April 1, 2003
On February 20, 2003, Agency staff conducted a public information workshop to present the
proposed amendment, explain the amendment process, and answer questions of the attendees. This
workshop was announced by mailed notices to the property owners and site addresses in the Central
City North Redevelopment Project Area.
On March 12, 2003, mailers were sent to residents, businesses, organizations and property owners
within the Central City North Redevelopment Project Area concerning the March 26, 2003 scoping
meeting for the Environmental Impact Report for the Central City North Redevelopment Project Area
informing the community of the scope of the Environmental Impact Report and take comments from
the public.
On March 26, 2003, Agency staff and the EIR consultant held a combined community scoping
meeting for both Central City North and Uptown project areas to receive input from the community
concerning possible alternatives and the development of the EIR. For the next several weeks Agency
staff and the EIR consultant worked together to develop the required alternatives in addition to the
principal project description for the EIR.
A normal schedule for the effort would result in a completion and certification of the EIR in March or
April 2004. However, due to a turnover in personnel with the EIR consultant, the related traffic
studies that would accompany the EIR slipped past the initial deadline. This resulted in the
completion and certification schedule to be increased by four months.
On April 1, 2003, Agency staff conducted a PAC formation election for the purpose of creating a
PAC from property owners, residences and business owners within the Central City North Project
Area. However, the election did not take place due to the fact that there was not a sufficient number
of PAC applications submitted.
PIA.....\Co~Il<.Co~.'~.\CDC 2004104-0&-16 CCN SR."" COMMISSION MEETING AGENDA
Meeting Date: 08/16/2004
Agenda Item Number: f <II)
Economic Development Agency Staff Report
Central City North Redevelopment Project Area Plan
Amended and Restated Redevelopment Plan
Page 3
c
Since there was not a sufficient number of PAC applicants to hold an election and due to the fact that
it would be several months before there would be any documents concerning the EIR and amendment
to the redevelopment plan for the PAC to review, it was determined to hold off on further action to
organize a PAC until there were documents available for review. This would also allow Agency Staff
more time to develop support for a PAC formation.
On February 5, 2004, mailers were sent to residents, businesses, organizations and property owners
within the Central City North Redevelopment Project Area concerning the February 19,2004 PAC
information meeting. Additionally, the mailer informed the residents, businesses, organizations and
property owners within the Central City North Redevelopment Project Area of the PAC election on
March 11, 2004.
On February 19, 2004, Agency Staff conduct a PAC formation meeting to explain the need and
importance of a PAC. Agency Staff informed those present that being a member of the PAC and
working with the PAC provides residents, businesses, organizations and property owners within the
project area the opportunity to safeguard their interests and to provide input into the redevelopment
process involving their neighborhoods.
o
On March 11, 2004, Agency staff conducted the PAC formation election in which three (3)
individuals were elected thereby forming a PAC for the Central City North Redevelopment Project
Area. The election was over seen by the City Clerk's Office. Subsequently, the Mayor and Common
Council adopted a resolution, on April 5, 2004, acknowledging the results of the Central City North
PAC election.
On July 7, 2004, the Central City North PAC voted to recommend to the Mayor and Common
Council and the Community Development Commission to adopt the 2004 Amended and Restated
Redevelopment Plan for the Central City North Redevelopment Project.
On July 19, 2004, the Mayor and Common Council and the Community Development Commission of
the City of San Bernardino held a Joint Public Hearing in which thelle were written and oral
objections received concerning the adoption of the Amended and Restated Plan for the Central City
North Redevelopment Project Area. The public hearing was closed and the items were continued to
August 16, 2004 to provide staff sufficient time to prepare written responses as required by the
California Redevelopment Law ("CRL").
The Central City North Redevelopment Project was adopted in 1973. Conditions of blight which
existed at the time of adoption of the Redevelopment Plan were extensive and substantia!. The
Redevelopment Project Area of the Central City North Redevelopment Project (the "Project Area")
remains blighted today. One tool which the Agency may use to address conditions of blight in
appropriate situations - the exercise of eminent domain - lapsed in the Project Area in 1998. The
proposed Amendment to the Redevelopment Plan will reinstate the power of the Agency to acquire
land by eminent domain to August 6, 2013.
o
COMMISSION MEETING AGENDA
Meeting Date: 08/16/2004
Agenda Item Number: ~
P:\Agendas\Comm Dev Comnission\CDC 2004\04..08-16 CCN SR.doc
Economic Development Agency Staff Report
Central City North Redevelopment Project Area Plan
Amended and Restated Redevelopment Plan
Page 4
c
The Project Area includes deteriorated commercial frontage lots abutting either side of some of the
principal streets in the center of the City. Approximately forty percent (40%) of the properties within
the Project Area are for residential use and it estimated that more than 2,000 individuals may reside in
the Project Area. In an older commercial area such as the Project Area where small substandard lot
sizes are so prevalent, an important element of an effective program to address actual conditions of
blight is the ability to assemble small parcels of land under separate ownerships into useable sites
under current-day standards. The reinstatement of the condemnation power for the Agency is
believed to be an important factor in addressing conditions of blight which remain in the Project
Area. As long as the ability of the Agency to acquire land for specific redevelopment activities is
limited to negotiated purchase, grant, exchange or other voluntary forms of sale, the potential for
sustained and large scale redevelopment of the property in the Project Area involving multiple parcels
of land is limited. This is especially so when existing owners and other persons who are prepared to
invest new capital in the community cannot expand or acquire land of adequate size and shape for
development and use under current City standards.
o
The evidence of blight in the Project Area is readily apparent to anyone who drives along its principal
streets. One striking factor of the Project Area is the relative absence of any visible new construction
or rehabilitation activity though one senior housing complex has been completed and another senior
housing complex is near completion. Since the time of adoption of the Redevelopment Plan in 1973
little in the way of new improvements of rehabilitation has occurred and nearly one third (1/3) of the
individual lots in the Project Area are currently vacant. Many of these currently vacant lots were
formerly improved with structures which over the years became so dilapidated and substandard, that
the owners were compelled to remove them.
The proposed Amended and Restated Redevelopment Plan will not only reinstate the Agency's power
of eminent domain but also incorporates all previous amendments and current California
Redevelopment Law ("CRL").
The Agency's power to acquire property by eminent domain expired in 1998. In general, the Agency
has used the power of eminent domain in the past in its redevelopment project areas only in a few
exceptional circumstances and for specific redevelopment project activities. The Agency has not
acquired any property in the Project Area by eminent domain at any time since its adoption in 1973.
Over the years, a vast majority of the land which the Agency has acquired in its various
redevelopment project areas has been acquired by negotiated purchase. Since 1973, the Agency has
acquired certain property in the Project Area by negotiated purchase but at this time, the Agency has
not been able to assemble enough land by negotiated purchase for an effective redevelopment activity
involving multiple parcels of land to deal with conditions of blight on a large scale. Under current
circumstances, without eminent domain authority the Agency cannot plan for or assume that all of
land which is necessary for a specific redevelopment activity will be available to the Agency under a
negotiated purchase arrangement. In such a situation, the Agency cannot make realistic and feasible
plans to assist owners or third parties who are prepared to eliminate blight under specific and
enforceable terms involving multiple parcels of land, since the otherwise available land is not useable
or new development is not economically feasible without additional land to solve specific conditions
o
P\A..m""\C_""'Co~"~o\COC 2004\04-08-16 CCN S'do< COMMISSION MEETING AGENDA
Meeting Date: 08/16/2004
Agenda Item Number: Rtj CJ
Economic Development Agency Staff Report
Central City North Redevelopment Project Area Plan
Amended and Restated Redevelopment Plan
Page 5
o
of blight. Without the reinstatement of the power of eminent domain, the range of the Agency's
ability to foster redevelopment in the Project Area is greatly reduced.
The California Redevelopment Law ("CRL") authorizes an Agency to reinstate the power of eminent
domain after it has lapsed in a Redevelopment Project Area, if the Agency finds that conditions of
blight still persist in the Redevelopment Project Area. Accordingly, the Agency has previously
initiated certain actions to consider the adoption of the Amended and Restated Redevelopment Plan
for the Project Area which reinstates the power of eminent domain to August 6, 2013.
Section 33352 of the Community Redevelopment Law ("CRL") states that when the Agency submits
an amendment to the redevelopment plan to the Mayor and Common Council ("Council") for
adoption, the Agency must also submit a report entitled the Report to Mayor and Common Council
("Report"). For a redevelopment plan amendment, the contents of the Report are only those portions
warranted by the proposed amendment. The purpose of this Report is to provide, in one document, all
information, documentation, and evidence regarding the 2004 Amendment to assist the Council in its
consideration and in making various findings and determinations that are legally required to adopt the
2004 Amended and Restated Redevelopment Plan for the Project Area. This report to the Council has
been prepared in accordance with all requirements of Section 33457.1 and 33352 of the CRL.
c
The Section 33352 Report to the Council; the resolution of the Community Development
Commission dealing with the EIR; the resolution of the Community Development Commission
dealing with the Section 33352 Report to the Mayor and Common Council; and the ordinances of the
Council adopting the Amended and Restated Redevelopment Plan for the Project Area were
previously transmitted to the Council and Community Development Commission in the "Black
Binder" provided at the Joint Public Hearing on July 19, 2004.
CURRENT ISSUE:
On July 19, 2004, the Council and the Community Development Commission of the City of San
Bernardino held a legally noticed joint public hearing on the proposed adoption of the Amended and
Restated Plan to the Project Area, Amendment to the Uptown Redevelopment Project Area Plan, the
Program Environmentallmpact Report, and other entitlements. The public testimony portion of the
joint public hearing was opened, oral and written testimony was received and the public testimony
session was closed. The joint meeting of Common Council and the Commission was then continued
to August 16, 2004 to consider written and oral objections to the adoption of the Amended and
Restated Plan to the Project Area.
o
Section 33367 of the CRL requires that before considering an adoption of an amendment to a
redevelopment plan, the legislative body, the Common Council, shall evaluate all evidence and
testimony, both for and against the adoption of the amendment to the redevelopment plan, and make
written findings in response to each written objection of an affected property owner or taxing entity.
Attached to this staff report is Exhibit A "Written Responses and Findings to Written and Oral
Objections". This Written Response and Finding is organized into two (2) parts. Part I contains the
--------------------------~
P:\AgclIdas\Comm Dcv Commission\COC 2004'\004-08-16 CCN SR.OOc
COMMISSION MEETING AGENDA
Meeting Date: 08/16/2004
Agenda Item Number: if tj a
c
o
o
Economic Development Agency Staff Report
Central City North Redevelopment Project Area Plan
Amended and Restated Redevelopment Plan
Page 6
written response and findings of the Council with respect to the written objections of interested
persons as presented prior to or at the time of the joint public hearings. Although the CRL does not
require the Council to consider or prepare a written response and finding with respect to oral
objections to a proposed amendment to a redevelopment plan, nevertheless and without waiving the
power of the Council to overrule an oral objection without first making a written response and
approving certain findings in support of overruling such an oral objection, a set of written responses
and findings regarding the oral objections has also been prepared. Accordingly, Part II of the
Written Response and Findings contains a written response and finding of the Council with respect to
each of the oral objections presented at the time of the joint public hearings on July 19, 2004.
In Part I the text of each of the three (3) written objections is presented followed by a written
response and finding of the Council as relates to the written objection. It should be noted that no
affected taxing entity submitted any objection to the proposed redevelopment plan amendments.
Part II is set up differently, as it deals with oral testimony and objections. A written response and
finding of the Council is presented for each of the twelve (12) oral objections submitted.
Also included are four (4) attachments. Attachment No. I is a verbatim transcription of the oral
testimony of each of the twelve (12) individuals who presented oral. Attachment No.2 is a copy of
all of the "speaker slips" submitted by interested persons to the City Clerk at the time of the joint
public hearings on July 19, 2004. Attachment No.3 is a summary of mailed notice contact
information for those persons submitting speaker slips at the Joint Public Hearing. Attachment No.4
is redevelopment agency property acquisition relocation polices and guidelines and responses to
frequently asked questions regarding property acquisition and relocation.
By adopting the attached resolutions of the Community Development Commission, the Commission
will be adopting the Environmental Impact Report; the 33352 Report and the proposed eminent
domain amendment and authorize Agency staff to transmit the Report to the Council and 2004
Amended and Restated Redevelopment Plan for the Project Area to the Council.
By adopting the attached resolution, the Council will adopt the written responses to written and oral
objections to the Amended and Restated Plan for the Project Area.
ENVIRONMENTAL IMPACT:
The Agency and the City of San Bernardino retained Lilburn Corporation to prepare an Initial Study
to determine potential impacts related to the reinstatement of eminent domain and other entitlement
actions. At their meeting of February 5, 2004 the DevelopmentJEnvironmental Review Committee
(D/ERC) reviewed the Initial Study prepare for the Central City North and Uptown Redevelopment
Project Area Plans, and other entitlement actions. The D/ERC concurred that the Initial Study
adequately addressed the issues and determined that a Program Environmental Impact Report (EIR)
would be required.
P:\Agendas\Comm Dev Commission\CDC 2004\04-08-16 CCN SR.-doc
COMMISSION MEETING AGENDA
Meeting Date: 08/16/2004
Agenda Item Number: If'lo
o
o
o
Economic Development Agency Staff Report
Central City North Redevelopment Project Area Plan
Amended and Restated Redevelopment Plan
Page 7
The Agency and the City retained LSA Associates to prepare the EIR. The notice of Preparation was
published in the San Bernardino County Sun and public agencies. The public review period for the
Notice of Preparation was February 17, 2004 through March 17, 2004.
Upon completion of the Draft Program EIR, the Notice of Completion was published in the San
Bernardino County Sun. The Draft Program EIR was made available for public review at the City of
San Bernardino Development Services Department, the Feldheym Central Library, and the City of
San Bernardino web site. It was also distributed to public agencies and made available to the D/ERC,
Planning Commission, and Mayor and Common Council. The public review period was April 8, 2004
through May 29, 2004. Comments were received from four agencies and are included in the Final
Program EIR along with staff responses.
As analyzed in the Draft Program EIR, the impacts that cannot be mitigated to a level of less than
significant with mitigation measures are certain air quality and traffic impact related to the
development of the Mercado Santa Fe project. There are no significant impacts related to the
reinstatement of eminent domain.
FISCAL IMPACT:
Based on contracts entered into with consultants for this amendment, the costs will total $132,986.
Funds for this activity have been budgeted and approved.
RECOMMENDATION:
That the Community Development Commission and Mayor and Common Council adopt Motion A,
B, C, and D.
/"'1
A. Written Responses and Findings to Written and Oral Objections
P:\Agmdas\Comm Dev Comnission\CDC 2004\04-08-16 CCN Slldoc
COMMISSION MEETING AGENDA
Meeting Date: 0811612004
Agenda Item Number: If tj ()
1
O2
05
t(Q)f)f
ORDINANCE NO.
3
ORDINANCE OF THE MAYOR AND COMMON COUNCIL OF THE
CITY OF SAN BERNARDINO ADOPTING THE 2004 AMENDED AND
RESTATED REDEVELOPMENT PLAN FOR THE CENTRAL CITY
NORTH REDEVELOPMENT PROJECT
4
5
6
WHEREAS, the City of San Bernardino ("City") is a charter city and municipal
corporation organized and existing under the Constitution and laws of the State of California;
and
7
8
9
WHEREAS, the Redevelopment Agency of the City of San Bernardino ("Agency") is a
public body, corporate and politic, organized and existing under the California Community
Redevelopment Law (the "CRL"). The CRL is found at Health and Safety Code Section 33000
10
11
12
et seq.; and
13
WHEREAS, the Community Development Commission of the City of San Bernardino
(the "Commission") is the governing board of the Agency; and
14
16
WHEREAS, the Mayor and Common Council of the City ("Common Council"), by
adoption of Ordinance No. 3366 on August 6, 1973, approved and adopted the Redevelopment
Plan for the Central City North Redevelopment Project; and
17
18
WHEREAS, the Common Council has subsequently adopted amendments to the
Redevelopment Plan for the Central City North Redevelopment Project as follows:
19
20
21
(i) Common Council Ordinance No. MC-561 on December 8, 1986;
22
(ii) Common Council Ordinance No. MC-719 on April 2, 1990;
23
(iii) Common Council Ordinance No. MC-920 on December 19, 1994; and
24
(iv) Common Council Ordinance No. MC-1154.
25
WHEREAS, the Common Council has initiated proceedings for the adoption of a further
amendment to the Redevelopment Plan to reinstate the Agency's power to acquire land in the
26
27
redevelopment project area of the Central City North Redevelopment Project (the "Project
028
Area") by eminent domain and to make certain other technical amendments to the
4849-6983-1424.2
-1-
P:\Agendas\Resolutions\Resolutions\2004\04-08-16 CCN Ordinance 2004 Amendment.doc
I
O2
015
028
3
Redevelopment Plan, including the rescission of the special development regulations contained
in the Redevelopment Plan affecting lands in the Project Area so that all new development in the
Project Area must conform to the applicable provisions of the City's current General Plan and
current zoning and development regulations, and updating certain other provisions of the
Redevelopment Plan as relating to the relocation of persons and businesses who may be
displaced from the Project Area and updating the provisions relating to affordable housing in
accordance with current provisions of the CRL; and
4
5
6
7
8
WHEREAS, the Common Council and the Community Development Commission of the
City of San Bernardino (the "Commission"), which serves as the governing board of the
Agency, have called upon the owners of property, residents, business operators and
neighborhood organizations in the Project Area to form a Project Area Committee for the
purpose of having consultations concerning the proposed reinstatement of the Agency's power
of eminent domain and the other technical amendments and restatements of the Redevelopment
Plan (the "2004 Amended and Restated Redevelopment Plan") and the potential of the Agency's
exercise of the reinstated power of eminent domain to displace low- and moderate-income
residents through the exercise of eminent domain on residential properties within the Project
Area; and
9
10
11
12
13
14
16
17
18
WHEREAS, the 2004 Amended and Restated Redevelopment Plan does not propose to
modify the boundaries of the Project Area or change any of the financial provisions of the
Redevelopment Plan. The 2004 Amended and Restated Redevelopment Plan is focused solely
on: (i) the reinstatement of the Agency's eminent domain authority with respect to all property
in the Project Area to a new date of August 6, 2013 following the adoption of the ordinance of
the Common Council adopting the 2004 Amended and Restated Redevelopment Plan; (ii) the
rescission of the special land development regulations contained in the Redevelopment Plan
affecting lands in the Project Area so that all new development in the Project Area must conform
to the applicable provisions of the current City General Plan and current zoning and
development regulations; and (iii) updating certain other provisions of the Redevelopment Plan
as relate to the relocation of persons and businesses who may be displaced from the Project Area
19
20
21
22
23
24
25
26
27
4849-6983-1424.2
-2-
P:\Agendas\Resolutions\Resolutions\2004\04-08-16 CCN Ordinance 2004 Amendmenldoc
1
02
015
028
and updating certain provisions of the Redevelopment Plan relating to affordable housing in
accordance with current provisions of the CRL; and
3
WHEREAS, the Common Council consented to hold a joint public hearing with the
Commission with respect to the 2004 Amended and Restated Redevelopment Plan, at which
public hearing any and all persons having any objection to the 2004 Amended and Restated
Redevelopment Plan or the Final Program Environmental hnpact Report described below, or the
regularity of any prior proceedings concerning the 2004 Amended and Restated Redevelopment
Plan, would be allowed to appear before the Commission and the Common Council and show
cause why the 2004 Amended and Restated Redevelopment Plan should not be adopted; and
4
5
6
7
8
9
10
WHEREAS, the joint public hearing of the Commission and the Common Council was
duly held on July 19, 2004 regarding the certification of the Final Program Environmental
hnpact Report and the 2004 Amended and Restated Redevelopment Plan; and
11
12
13
WHEREAS, a Final Program Environmental Impact Report has been prepared III
connection with the consideration and approval of the 2004 Amended and Restated
Redevelopment Plan, and the Common Council has adopted its resolution entitled:
14
16
17
"RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING A
STATEMENT OF OVERRIDING CONSIDERATIONS, CERTIFYING A FINAL
PROGRAM ENVIRONMENTAL IMPACT REPORT, ADOPTING THE
MITIGATION MONITORING PLAN FOR THE REINSTATEMENT OF
EMINENT DOMAIN POWERS IN THE REDEVELOPMENT PROJECT AREAS
OF THE UPTOWN REDEVELOPMENT PROJECT AREA AND THE CENTRAL
CITY NORTH REDEVELOPMENT PROJECT AREA, AND OTHER
ENTITLEMENT ACTIONS, APPROVING CERTIFYING A TRANSPORTATION
TRAFFIC IMPACT ANALYSIS REPORT, AND ADOPTING GENERAL PLAN
AMENDMENT NO. 04-02"; and
18
19
20
21
22
23
24
WHEREAS, the Commission has adopted its resolution entitled:
25
"RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE
CITY OF SAN BERNARDINO MAKING FINDINGS REGARDING CONDITIONS
OF BLIGHT IN THE REDEVELOPMENT PROJECT AREA OF THE CENTRAL
CITY NORTH REDEVELOPMENT PROJECT, APPROVING THE SECTION 33352
REPORT TO THE MAYOR AND COMMON COUNCIL ON THE 2004 AMENDED
AND RESTATED EMINENT DOMAIN AMENDMENT TO THE
REDEVELOPMENT PLAN FOR THE CENTRAL CITY NORTH REDEVELOPMENT
-3-
26
27
4849-6983-14242
P:\Agendas\Resolutions\Resolutions\2004\04-08-16 CCN Ordinance 2004 Amendment.doc
I
02
015
028
PROJECT AND APPROVING THE 2004 AMENDED AND RESTATED EMINENT
DOMAIN AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE CENTRAL
CITY NORTH REDEVELOPMENT PROJECT"; and
3
4
WHEREAS, all legal prerequisites to the passage of this Ordinance have occurred and
been taken in accordance with applicable law.
5
6
NOW, THEREFORE, THE MAYOR AND COMMON COUNCIL OF THE CITY OF
SAN BERNARDINO DO ORDAIN AS FOLLOWS:
7
8
SECTION 1. The facts set forth in the Recitals of this Ordinance are true and correct
9
and are hereby made part ofthe findings and determinations ofthe Common Council as relate to
the approval of the 2004 Amended and Restated Redevelopment Plan.
10
11
12
SECTION 2. Conditions of blight still affect the Project Area. At the present time, the
Agency may acquire land in the Project Area by purchase and other negotiated means, but the
Agency's power to acquire land necessary for specific redevelopment project activities lapsed in
1998. In general, the purpose and intent of the Redevelopment Plan is not changed by the 2004
Amended and Restated Redevelopment Plan. The purpose and intent of the Common Council
13
14
16
with respect to the 2004 Amended and Restated Redevelopment Plan is to eliminate and prevent
17
the spread of blight in the Project Area. The reinstatement of the Agency's eminent domain
18
authority with respect to all property in the Project Area until August 6, 2013 following the
adoption of this Ordinance is necessary and appropriate to achieve this purpose and intent. The
2004 Amended and Restated Redevelopment Plan shall assist the Agency to achieve this goal of
promoting the redevelopment of the Project Area and the general welfare of the inhabitants of
the City, by enabling the Agency to assemble parcels which are necessary to support specific
redevelopment activities to prevent and eliminate the spread of blight in the Project Area. Apart
from the reinstatement of the power of eminent domain, the rescission of certain special
development regulations in the Redevelopment Plan applicable to land in the Project Area and in
the updating of certain other provisions of the Redevelopment Plan relating to relocation and
affordable housing in accordance with current provisions of the CRL, the 2004 Amended and
19
20
21
22
23
24
25
26
27
4849-6983-1424.2
-4-
P:\Agendas\Resolutions\Resolutions\2004\04-o8~16 CCN Ordinance 2004 Amendmentdoc
02
C15
16
028
Restated Redevelopment Plan does not add territory to the Project Area or make any other
revision to the Redevelopment Plan.
3
SECTION 3. (a) The Common Council hereby acknowledges its receipt of the
written report, dated July 2004, on the 2004 Amended and Restated Redevelopment Plan which
has been prepared pursuant to CRL Section 33352 (the "Section 33352 Report"). As set forth in
CRL Section 33457.1, the Section 33352 Report contains the information relating to the 2004
Amended and Restated Redevelopment Plan to the extent warranted by the proposed
reinstatement of the power of eminent domain in the Project Area. The following subsections of
the Section 33352 Report for the 2004 Amended and Restated Redevelopment Plan do not
require further discussions or consideration as the proposed reinstatement of the Agency's
redevelopment powers does not change the content or analysis of the matters covered under such
subsections of the report which was prepared and considered by the Common Council under
Section 33352 at the time when the Redevelopment Plan was originally adopted in 1973. The
subsections of the Section 33352 Report relating to the 2004 Amended and Restated
Redevelopment Plan where substantive analysis is not required at this time are identified as
follows:
4
5
6
7
8
9
10
II
12
13
14
17
the Five Year hnplementation Plan;
why the elimination of blight cannot b
accomplished by private party action alone;
method of financing;
the relocation plan;
analysis of the preliminary plan;
report and recommendation of the Plannin
Commission;
18
Section 33352(c)
Section 33352(d)
19
20
Section 33352(e)
Section 33352(f)
Section 33352(g)
Section 33352(h)
21
22
23
24
25
report ofthe County fiscal officer; and
summary of Agency consultations with affecte
taxing agencies.
The reinstatement of the Agency's power of eminent domain does not require further
analysis at this time under any ofthe foregoing subsections.
26
Section 33352(1)
Section 33352(n)
27
4849-6983-1424.2
-5-
P:\Agendas\Resolutions\Resolutions\2004\04...Q8-16 CCN Ordinance 2004 Amendment.doc
8 fair.
9
10
11
12
13
14
015
16
17
18
19
20
21
22
23
24
25
26
27
28
0
1
02
3
The Common Council further acknowledges its receipt of the other written reports,
exhibits and information presented by City and Agency staff and consultants at the joint public
hearing which was conducted prior to the adoption of this Ordinance, together with all written
and oral testimony and statements presented by interested persons prior to the close of such joint
public hearing.
4
5
6
(b) The Common Council hereby finds and determines that the joint public hearing
conducted with respect to the 2004 Amended and Restated Redevelopment Plan was full and
7
SECTION 4. The Common Council hereby finds and determines that:
a. The Common Council has previously found and determined in Ordinance No
3366, that the Project Area is a blighted area, the redevelopment of which i
necessary to effectuate the public purposes declared in the CRL. For the reason
set forth in the Section 33352 Report, the Common Council hereby further find
and determines in connection with its consideration of the 2004 Amended an
Restated Redevelopment Plan, that such findings and determinations originally se
forth in Ordinance No. 3366 continue to be valid. Conditions of blight in th
Project Area as originally observed at the time of adoption of the Redevelopmen
Plan remain in existence, which blighting conditions as observed in 2004 includ
depreciated and/or stagnant property values or impaired investments (3335
Report pages [B-3 to B-4], deteriorated and dilapidated buildings (33352 Repo
pages [B-4 to B-I2]), substandard design that prevents or substantially hinde
economically viable use or capacity of the buildings or lots (33352 Report page
[B-13 to B-I5]) mixed and incompatible commercial, industrial and residentia
uses (33352 Report pages [B-I2 to B-13]), lots of irregular form and size creatin
a hindrance to future development (33352 Report pages [B-13 to B-I4])
prevalence of absentee owners having detrimental effects on building condition
and their maintenance (33352 Report page [B-I4]), prevalence of building an
zoning code violations (33352 Report pages [B-I5 to B-I7]), high levels 0
serious criminal offenses in the Project Area (33352 Report pages [B-I8 to B
4849-6983-1424.2 -6-
P:\Agendas\Resolutions\Resolutions\2004\04-08-16 CCN Ordinance 2004 Amendment.doc
1
02
015
028
3
20]), and economic factors constituting blight including unusually high rente
ratios, a low median income, abnormally high business vacancies, declining sale
tax revenues and declining statistics regarding the numbers of retail and renta
sales licenses issued (33352 Report pages [B-2l to B24]). In 2004 the Projec
Area displays symptoms of both "physical and economic blight" as these term
are defined in CRL Section 33031.
4
5
6
7
b.
The reinstatement of the power of eminent domain in the Project Area will assist
with the redevelopment of the Project Area in conformity with the CRL and is in
the interests of the public peace, health, safety, and welfare.
8
9
10
The adoption and carrying out of the 2004 Amended and Restated
Redevelopment Plan remains economically sound and feasible for the same
reasons as indicated at the time when the Redevelopment Plan was adopted.
c.
11
12
13
14
d. The 2004 Amended and Restated Redevelopment Plan will not change the
original findings of the Common Council that the Redevelopment Plan is
consistent with and conforms to the General Plan of the City including, but not
limited to, the Housing Element of the General Plan, and the 2004 Amended and
Restated Redevelopment Plan rescinds the special land development standards
contained in the Redevelopment Plan in order to clarify that all new development
in the Project Area must conform to the current City General Plan and current
City zoning and development standards.
16
17
18
19
20
21
22
e. The adoption and carrying out of the 2004 Amended and Restated
Redevelopment Plan will promote the public peace, health, safety, and welfare of
the City and would effectuate the purposes and policies of the CRL and in
particular will assist the Agency to elimination and prevent the spread of blight
on lands which the Agency may not otherwise be able to acquire by negotiated
purchase or cause to be abated by other means.
23
24
25
26
27
f.
The power to acquire real property by condemnation upon the reinstatement of
the Agency's power of eminent domain, as provided for in the 2004 Amended
4849-6983-1424.2
-7-
P:\Agendas\Resolutions\Resolutions\2004\04-QS-16 CCN Ordinance 2004 Amendment.doc
I
02
015
16
28
o
3
4
5
6
7
8
9
10
11
12
13
14
17
18
19
20
21
22
23
24
25
26
27
4849-6983-1424.2
and Restated Redevelopment Plan, is necessary to the execution of the
Redevelopment Plan, and adequate provisions have been made for payment for
property to be acquired, if any, as provided by law.
g.
The Agency has adopted the relocation rules and regulations of the State of
California and therefore has a feasible method for the relocation of families and
persons displaced from the Project Area, if the implementation of the 2004
Amended and Restated Redevelopment Plan should result in the temporary or
permanent displacement of any occupants of housing facilities in the Project
Area.
h.
The Common Council hereby finds and declares that in the event that any person
is displaced from the Project Area as the result of the Agency's acquisition of
property, whether by exercise of the power of eminent domain or otherwise, that
there shall be provided in the Project Area or in other areas not generally less
desirable in regard to public utilities and public and commercial facilities and at
rents or prices within the financial means of such persons and families displaced
from the Project Area, decent, safe and sanitary dwellings equal in number to the
number of and availability to the displaced families and persons and reasonably
accessible to their places of employment.
1.
The Common Council hereby finds and declares that in the event the Agency
may acquire any property in the Project Area by exercise of the power of eminent
domain or otherwise, that the families and persons who reside on such property
shall not be displaced by the Agency prior to the adoption of a relocation plan
pursuant to CRL Sections 33411 and 33411.1. DweIIing units housing persons
and families of low or moderate income shall not be removed or destroyed prior
to the adoption of a replacement housing plan pursuant to CRL Sections 33334.5,
33341 and 33413.5.
J.
The elimination of blight and the redevelopment of the Project Area in the
absence of the 2004 Amended and Restated Redevelopment Plan is not
P:\Agendas\Resolutions\Resolutions\2004\04-08-16 CCN Ordinance 2004 Amendment.doc
-8-
I
02
015
16
28
o
3
reasonably expected to be accomplished by private enterprise acting above
without the aid and assistance available to the Agency under the 2004 Amended
and Restated Redevelopment Plan in light of the fact that blight continues to exist
in the Project Area on a broad and substantial scale, and private property owners
acting alone often cannot address conditions of blight on land which they own or
can acquire without Agency assistance because such land, standing alone, is too
small in size, too irregular in shape, too obsolete in present use or configuration
or is too adversely affected by other blighting conditions which impair its value
and limit investment of new capital and prevent its economic reuse and
redevelopment, all as demonstrated in the Section 33352 Report.
4
5
6
7
8
9
10
II
k.
The time limitation on commencement of eminent domain proceedings contained
in the 2004 Amended and Restated Redevelopment Plan, is reasonably related to
projects to be implemented in the Project Area and to the ability of the Agency to
eliminate blight within the Project Area. The 2004 Amended and Restated
Redevelopment Plan does not amend or affect any financial provisions or
financial provision or other time limitations or amend or affect the limitation on
the number of dollars to be allocated to the Agency that are contained in the
Redevelopment Plan.
12
13
14
17
18
19
SECTION 5. The Common Council has adopted its Resolution entitled "A Resolution
of the Mayor and Common Council of the City of San Bernardino Adopting Written Responses
to Written and Oral Objections to the Amended and Restated Redevelopment Plan for the
Central City North Redevelopment Project." The Common Council hereby approves and adopts
each of the findings set forth in such Written Responses. The Common Council hereby
overrules each and every written and oral objection to the adoption of the 2004 Amended and
Restated Redevelopment Plan, as submitted to the Common Council prior to the close of the
20
21
22
23
24
25
26 joint public hearing which preceded the adoption of this Ordinance.
27
The Common Council hereby finds and determines that in calendar year 2004, the
Project Area is a predominantly urbanized area and displays a combination of conditions set
forth in CRL Section 33031, and the Section 33352 Report, which remain and are today so
4849-{;983.1424.2
-9-
P:\Agendas\R.esolutions\Resolutions\2004\04-08-16 eCN Ordinlnce 2004 Amendment.doc
I
02
015
16
.28
o
3
prevalent and so substantial that they cause a reduction of, and lack of, property utilization of the
lands in the Project Area to such an extent that such conditions constitute a serious physical and
economic burden on the community which cannot reasonably be expected to be reversed or
alleviated by private enterprises or government action, or both, without redevelopment.
4
5
SECTION 6. The Common Council hereby approves and adopts the Amended and
Restated Redevelopment Plan in the form attached to this Ordinance as Exhibit "A" and
incorporated herein by this reference.
6
7
8
SECTION 7. The Common Council designates the text of the 2004 Amended and
Restated Redevelopment Plan as referenced in Section 6 and as set forth in Exhibit "A" of this
Ordinance (hereinafter, the "Amended Plan"), as the official redevelopment plan for the Central
City North Redevelopment Project.
9
10
11
12
13
SECTION 8. The Common Council hereby authorizes and provides for the City's
expenditure of money to implement the Amended Plan.
14
SECTION 9. The Agency is hereby vested with the responsibility for carrying out the
Amended Plan in accordance with the provisions thereof and of applicable law.
17
SECTION 10. The Common Council hereby declares its intention to undertake and
complete any proceedings necessary to be carried out by the City under the provisions of the
Amended Plan.
18
19
20
SECTION 11. The City Clerk shall comply with the applicable procedures of the CRL
with respect to the adoption of this Ordinance, including the transmission of a copy of this
Ordinance to other public entities and the recordation of this Ordinance, or the recordation of a
Notice of Amended Plan as authorized by the CRL.
21
22
23
24
SECTION 12. If any section, subsection, subdivision, sentence, clause, phrase, or portion
of this Ordinance, is, for any reason, held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The Common Council hereby declares that it would have adopted
this Ordinance and each, section subdivision, sentence, clause, phrase, or portion of this
25
26
27
4849-6983-1424.2
-10-
P:\Agendas\Resolutions\R.esoJutions\2004\04-DS-16 CCN Ordinance 2004 Amendment.doc
I
el2
015
16
28
o
Ordinance, irrespective of the fact that one or more sections, subdivisions, sentences, clauses,
phrases, or portions of this Ordinance be declared invalid or unconstitutional.
3
SECTION 13. The City Clerk shall cause a certified copy of this Ordinance to be
transmitted to the Agency.
4
5
6
SECTION 14. The City Clerk shall certify to the passage of this Ordinance and shall
cause the same to be published in a newspaper of general circulation as required by law.
7
8
9
10
11
12
13
14
17
18
19
20
21
22
23
24
25
26
27
4849-6983-1424.2
-11-
P:\Agendas\Resolutions\Resolutions\2004\04-QS-16 CCN Ordinance 2004 Amendmentdoc
1
02
015
16
28
o
3
ORDINANCE OF THE MAYOR AND COMMON COUNCIL OF THE
CITY OF SAN BERNARDINO ADOPTING THE 2004 AMENDED AND
RESTATED REDEVELOPMENT PLAN FOR THE CENTRAL CITY
NORTH REDEVELOPMENT PROJECT
4
I HEREBY CERTIFY that the foregoing Ordinance was duly adopted by the Mayor and
5
Common Council of the City of San Bernardino at a
meeting thereof, held on the
6
day of
, 2004, by the following vote to wit:
7
Council Members:
Abstain
Absent
Aves
Navs
8
9
ESTRADA
LONGVILLE
MCGINNIS
DERRY
KELLEY
JOHNSON
MC CAMMACK
10
11
12
13
14
17
Rachel G. Clark, City Clerk
18 The foregoing ordinance is hereby approved this
day of
,2004.
19
20
21
Judith Valles, Mayor
City of San Bernardino
22
Approved as to form and Legal Content:
23
By:
24
25
26
27
4849-6983-1424.2
-12-
P:\Agendas\Resolutions\Resolutions\2004\04-08~16 CCN Ordinance 2004 Amendment.doc
0 2
3
4
5
6
7
8
9
10
11
12
13
14
C15
16
17
18
19
20
21
22
23
24
25
26
27
28
0
4849-6983-1424.2
EXHIBIT "A"
2004 Amended and Restated Redevelopment Plan for the
Central City North Redevelopment Project
P:\Agendas\Resolutions\Resolutions\2004\04..QS-16 CCN Ordinance 2004 Amendment.doc
-13-
/-.; ,.' ._' _ . _ .,r..xnl.ln.~ A
~: :. * *. .fOR OFFICE USE OHL Y - NOT"A PUBLIC DOCUMEHTu."~ ';
~~:: ' , .~!~?;; ';;:~5!;r! ,,' ':Jf.Ji'~;' N1i:~'!i~J!';., "';~:':"3YF';:~"':"~'4~;;.~jrf:"?\:t~!,*y~' .
',cO' "CITY OF SAN BERNARDINO :'CITY ClERK'SOFFICE'~-'~'~--~""
" "-:" RECORDS & INFORMATION MANAGEMENT PROGRAM
,. ..,..,
Effective Date:
Vote:
Ayes:
AGENDA ITEM TRACKING FORM
Cf- 7-0 V
/l1C - II?' 2-
/0-')(--0<(
)-7
B
Item No.
.;2.1
Meeting Date/Date Adopted:
Resolution/Ordinance No.
Abstai",
Ordinance Urgency: Yes
TenninationlSunset Date:
--G-
-GJ-
~ '
'-b-:J..O(3
Date Published:
Meeting Type:
Continued FromfT
Nays:
Absent:
Date Sent to Mayor:
Date of Mayor's Signature:
Date Returned from Mayor:
Date of Clerk's Signature:
Date Summary Returne from Attorney: Y'loy
Date Seal Impressed:
Date Sent for Signature:
Expiration Date:
Copies Distributed To:
To Whom: \
. ;$~ D~~ ~,.---
(~. (-1' ~ ~. EO/!-' J,ur-.J/~.
~ ~ ..J --/ .-/
/.........--......., _L..-L--~
Exhibits Complete & Attached to Resolution/Ordinance:
Reminder Letter Sent:
Reminder Letter Sent:
Reminder Letter Sent:
Request for Council Action & Staff Report Attached: Yes No
Notes: JvI".I;~ /~-- - ;I/o ~(~...I,k /tL2;r':"/
Ready to File:
i) fJ4J
Date:
c;lj/o Y
/
DOCUMENT lOCATION:
fOItMSIAIIftU 111m TradUnI Fonn .cc FamI No. 111 ~ UK \.IlIdIIed: 1210411996