BILL NUMBER: SB 53 CHAPTERED
BILL TEXT
CHAPTER 591
FILED WITH SECRETARY OF STATE SEPTEMBER 29, 2006
APPROVED BY GOVERNOR SEPTEMBER 29, 2006
PASSED THE SENATE AUGUST 29, 2006
PASSED THE ASSEMBLY AUGUST 22, 2006
AMENDED IN ASSEMBLY AUGUST 7, 2006
AMENDED IN ASSEMBLY AUGUST 15, 2005
INTRODUCED BY Senator Kehoe
JANUARY 10, 2005
An act to amend Sections 33333.2 and 33333.4 of, and to add
Sections 33342.5 and 33342.7 to, the Health and Safety Code, relating
to redevelopment.
LEGISLATIVE COUNSEL'S DIGEST
SB 53, Kehoe Redevelopment.
The Community Redevelopment Law authorizes the establishment of
redevelopment agencies in communities in order to address the effects
of blight, as defined, in those communities and requires those
agencies to prepare, or cause to be prepared, and approve a
redevelopment plan for each project area. Existing law requires that
a redevelopment plan contain certain provisions and authorizes a plan
to provide for the agency to acquire by gift, purchase, lease, or
condemnation all or part of the real property in the project area.
Existing law permits an agency to extend the time limitation for
commencement of eminent domain proceedings to acquire property within
the project area only by amending the redevelopment plan.
This bill would require redevelopment plans to contain a
description of the agency's program to acquire real property by
eminent domain, including prohibitions, if any, on the use of eminent
domain. The bill would require a redevelopment agency to find, based
on substantial evidence, that significant blight remains in the
project area and cannot be eliminated without the use of eminent
domain before amending a redevelopment plan to extend the time
limitation for the commencement of eminent domain proceedings to
acquire property within the project area.
By requiring a redevelopment agency that has adopted a final
redevelopment plan on or before January 1, 2007, to amend that plan,
this bill would impose a state-mandated local program.
The California Constitution requires the state to reimburse local
agencies and school districts for certain costs mandated by the
state. Statutory provisions establish procedures for making that
reimbursement.
This bill would provide that, if the Commission on State Mandates
determines that the bill contains costs mandated by the state,
reimbursement for those costs shall be made pursuant to these
statutory provisions.
THE PEOPLE OF THE STATE OF CALIFORNIA DO ENACT AS FOLLOWS:
SECTION 1. Section 33333.2 of the Health and Safety Code is
amended to read:
33333.2. (a) A redevelopment plan containing the provisions set
forth in Section 33670 shall contain all of the following
limitations. A redevelopment plan that does not contain the
provisions set forth in Section 33670 shall contain the limitations
in paragraph (4):
(1) (A) A time limit on the establishing of loans, advances, and
indebtedness to be paid with the proceeds of property taxes received
pursuant to Section 33670 to finance in whole or in part the
redevelopment project, which may not exceed 20 years from the
adoption of the redevelopment plan, except by amendment of the
redevelopment plan as authorized by subparagraph (B). This limit,
however, shall not prevent agencies from incurring debt to be paid
from the Low and Moderate Income Housing Fund or establishing more
debt in order to fulfill the agency's housing obligations under
subdivision (a) of Section 33333.8. The loans, advances, or
indebtedness may be repaid over a period of time longer than this
time limit as provided in this section. No loans, advances, or
indebtedness to be repaid from the allocation of taxes shall be
established or incurred by the agency beyond this time limitation.
This limit shall not prevent agencies from refinancing, refunding, or
restructuring indebtedness after the time limit if the indebtedness
is not increased and the time during which the indebtedness is to be
repaid is not extended beyond the time limit to repay indebtedness
required by this section.
(B) The time limitation established by subparagraph (A) may be
extended only by amendment of the redevelopment plan after the agency
finds, based on substantial evidence, that (i) significant blight
remains within the project area; and (ii) this blight cannot be
eliminated without the establishment of additional debt. However,
this amended time limitation may not exceed 30 years from the
effective date of the ordinance adopting the redevelopment plan,
except as necessary to comply with subdivision (a) of Section
33333.8.
(2) A time limit, not to exceed 30 years from the adoption of the
redevelopment plan, on the effectiveness of the redevelopment plan.
After the time limit on the effectiveness of the redevelopment plan,
the agency shall have no authority to act pursuant to the
redevelopment plan except to pay previously incurred indebtedness and
to enforce existing covenants or contracts, unless the agency has
not completed its housing obligations pursuant to subdivision (a) of
Section 33333.8, in which case the agency shall retain its authority
to implement requirements under subdivision (a) of Section 33333.8,
including its ability to incur and pay indebtedness for this purpose,
and shall use this authority to complete these housing obligations
as soon as is reasonably possible.
(3) A time limit, not to exceed 45 years from the adoption of the
redevelopment plan, to repay indebtedness with the proceeds of
property taxes received pursuant to Section 33670. After the time
limit established pursuant to this paragraph, an agency may not
receive property taxes pursuant to Section 33670, except as necessary
to comply with subdivision (a) of Section 33333.8.
(4) A time limit, not to exceed 12 years from the adoption of the
redevelopment plan, for commencement of eminent domain proceedings to
acquire property within the project area. This time limitation may
be extended only by amendment of the redevelopment plan after the
agency finds, based on substantial evidence, both of the following:
(A) That significant blight remains within the project area.
(B) That this blight cannot be eliminated without the use of
eminent domain.
(b) If a redevelopment plan is amended to add territory, the
amendment shall contain the time limits required by this section.
(c) When an agency is required to make a payment pursuant to
Section 33681.9, the legislative body may amend the redevelopment
plan to extend the time limits required pursuant to paragraphs (2)
and (3) of subdivision (a) by one year by adoption of an ordinance.
In adopting this ordinance, neither the legislative body nor the
agency is required to comply with Section 33354.6, Article 12
(commencing with Section 33450), or any other provision of this part
relating to the amendment of redevelopment plans.
(d) When an agency is required pursuant to Section 33681.12 to
make a payment to the county auditor for deposit in the county's
Educational Revenue Augmentation Fund created pursuant to Article 3
(commencing with Section 97) of Chapter 6 of Part 0.5 of Division 1
of the Revenue and Taxation Code, the legislative body may amend the
redevelopment plan to extend the time limits required pursuant to
paragraphs (2) and (3) of subdivision (a) by the following:
(1) One year for each year in which a payment is made, if the time
limit for the effectiveness of the redevelopment plan established
pursuant to paragraph (2) of subdivision (a) is 10 years or less from
the last day of the fiscal year in which such a payment is made.
(2) One year for each year in which a payment is made, if both of
the following apply:
(A) The time limit for the effectiveness of the redevelopment plan
established pursuant to paragraph (2) of subdivision (a) is more
than 10 years but less than 20 years from the last day of the fiscal
year in which a payment is made.
(B) The legislative body determines in the ordinance adopting the
amendment that, with respect to the project, all of the following
apply:
(i) The agency is in compliance with the requirements of Section
33334.2 or 33334.6, as applicable.
(ii) The agency has adopted an implementation plan in accordance
with the requirements of Section 33490.
(iii) The agency is in compliance with subdivisions (a) and (b) of
Section 33413, to the extent applicable.
(iv) The agency is not subject to sanctions pursuant to
subdivision (e) of Section 33334.12 for failure to expend, encumber,
or disburse an excess surplus.
(3) This subdivision shall not apply to any redevelopment plan if
the time limits for the effectiveness of the redevelopment plan
established pursuant to paragraph (2) of subdivision (a) is more than
20 years after the last day of the fiscal year in which a payment is
made.
(4) The legislative body by ordinance may adopt the amendments
provided for under this subdivision following a public hearing.
Notice of the public hearing shall be mailed to the governing body of
each of the affected taxing entities at least 30 days prior to the
hearing. Notice shall also be published in a newspaper of general
circulation in the community at least once, not less than 10 days
prior to the date of the public hearing. The ordinance shall contain
a finding of the legislative body that funds used to make a payment
to the county's Educational Revenue Augmentation Fund pursuant to
Section 33681.12 would otherwise have been used to pay the costs of
projects and activities necessary to carry out the goals and
objectives of the redevelopment plan. In adopting an ordinance
pursuant to this subdivision, neither the legislative body nor the
agency is required to comply with Section 33354.6, Article 12
(commencing with Section 33450), or any other provision of this part.
(e) This section shall apply only to redevelopment projects for
which a final redevelopment plan is adopted pursuant to Article 5
(commencing with Section 33360) on or after January 1, 1994, and to
amendments that add territory and that are adopted on or after
January 1, 1994.
SEC. 2. Section 33333.4 of the Health and Safety Code is amended
to read:
33333.4. (a) Every legislative body that adopted a final
redevelopment plan prior to October 1, 1976, that contains the
provisions set forth in Section 33670 but does not contain all of the
limitations required by Section 33333.2, shall adopt an ordinance on
or before December 31, 1986, that contains all of the following:
(1) A limitation on the number of dollars of taxes that may be
divided and allocated to the redevelopment agency pursuant to the
plan, including any amendments to the plan. Taxes shall not be
divided and shall not be allocated to the redevelopment agency beyond
that limitation, except as necessary to comply with subdivision (a)
of Section 33333.8.
(2) A time limit on the establishing of loans, advances, and
indebtedness to finance in whole, or in part, the redevelopment
project. No loans, advances, or indebtedness to be repaid from the
allocation of taxes shall be established or incurred by the agency
beyond the time limitation, except as necessary to comply with
subdivision (a) of Section 33333.8.
(3) A time limit, not to exceed 12 years, for commencement of
eminent domain proceedings to acquire property within the project
area. This time limitation may be extended only by amendment of the
redevelopment plan after the agency finds, based on substantial
evidence, both of the following:
(A) That significant blight remains within the project area.
(B) That this blight cannot be eliminated without the use of
eminent domain.
(b) The limitations established in the ordinance adopted pursuant
to this section shall apply to the redevelopment plan as if the
redevelopment plan had been amended to include those limitations.
However, in adopting the ordinance, neither the legislative body nor
the agency is required to comply with Article 12 (commencing with
Section 33450) or any other provision of this part relating to the
amendment of redevelopment plans.
(c) The limitations established in the ordinance adopted pursuant
to this section shall not be applied to limit allocation of taxes to
an agency to the extent required to eliminate project deficits
created under subdivision (g) of Section 33334.6 in accordance with
the plan adopted pursuant thereto for the purpose of eliminating the
deficit or to comply with subdivision (a) of Section 33333.8. In the
event of a conflict between these limitations and the obligations
under Section 33334.6 or subdivision (a) of Section 33333.8, the
legislative body shall amend the ordinance adopted pursuant to this
section to modify the limitations to the extent necessary to permit
compliance with the plan adopted pursuant to subdivision (g) of
Section 33334.6, to permit compliance with subdivision (a) of Section
33333.8, and to allow full expenditure of moneys in the agency's Low
and Moderate Income Housing Fund in accordance with Section 33334.3.
The procedure for amending the ordinance pursuant to this
subdivision shall be the same as for adopting the ordinance under
subdivision (b).
(d) This section shall not be construed to allow the impairment of
any obligation or indebtedness incurred by the legislative body or
the agency pursuant to this part.
(e) In any litigation to challenge or attack any ordinance adopted
pursuant to this section, the court shall sustain the actions of the
legislative body and the agency unless the court finds those actions
were arbitrary or capricious. The Legislature finds and declares
that this is necessary because redevelopment agencies with project
areas established prior to October 1, 1976, have incurred existing
obligations and indebtedness and have adopted projects, programs, and
activities with the authority to receive and pledge the entire
allocation of taxes authorized by Section 33670 and that it is
necessary to protect against the possible impairment of existing
obligations and indebtedness and to allow the completion of adopted
projects and programs.
(f) The ordinance adopted by the legislative body in compliance
with this section does not relieve any agency of its obligations
under Section 33333.8, 33334.2, 33334.3, Article 9 (commencing with
Section 33410), or any other requirement contained in this part.
(g) A redevelopment plan adopted on or after October 1, 1976, and
prior to January 1, 1994, containing the provisions set forth in
Section 33670, shall also contain:
(1) A limitation on the number of dollars of taxes that may be
divided and allocated to the agency pursuant to the plan, including
any amendments to the plan. Taxes shall not be divided and shall not
be allocated to the agency beyond this limitation, except pursuant to
amendment of the redevelopment plan, or as necessary to comply with
subdivision (a) of Section 33333.8.
(2) A time limit, not to exceed 12 years, for commencement of
eminent domain proceedings to acquire property within the project
area. This time limitation may be extended only by amendment of the
redevelopment plan after the agency finds, based on substantial
evidence, both of the following:
(A) That significant blight remains within the project area.
(B) That this blight cannot be eliminated without the use of
eminent domain.
SEC. 3. Section 33342.5 is added to the Health and Safety Code, to
read:
33342.5. (a) A redevelopment plan adopted on or after January 1,
2007, shall describe the agency's program to acquire real property by
eminent domain.
(b) The plan may prohibit the agency from acquiring by eminent
domain specified types of real property, including, but not limited
to, owner-occupied residences, single-family residences, or any
residential property. The plan may prohibit the agency from acquiring
by eminent domain real property in specified locations within the
project area.
(c) An agency's program to acquire real property by eminent domain
may be changed only by amending the redevelopment plan pursuant to
Article 12 (commencing with Section 33450).
SEC. 4. Section 33342.7 is added to the Health and Safety Code, to
read:
33342.7. (a) A legislative body that adopted a final
redevelopment plan before January 1, 2007, shall adopt an ordinance
on or before July 1, 2007, that contains a description of the agency'
s program to acquire real property by eminent domain. The plan may
prohibit the agency from acquiring by eminent domain specified types
of real property, including, but not limited to, owner-occupied
residences, single-family residences, or any residential property.
The plan may prohibit the agency from acquiring by eminent domain
real property in specified locations within the project area.
(b) An agency's program to acquire real property by eminent
domain may be changed only by amending the redevelopment plan,
pursuant to Article 12 (commencing with Section 33450).
SEC. 5. If the Commission on State Mandates determines that this
act contains costs mandated by the state, reimbursement to local
agencies and school districts for those costs shall be made pursuant
to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of
the Government Code.