HomeMy WebLinkAbout417 RDA_CCv0001.pdf RESOLUTION NO. 417
ARESOLUTION {}FTHE REDEVELOPMENT AGENCY {}FTHE
CITY OF REDLANDS RECEIVING THE DRAFT
REDEVELOPMENT PLAN FOR THE PROPOSED NORTH
REDLANOS REVITALIZATION PROJECT AND AUTHORIZING
TRANSMITTAL OFSAID PLAN T(} THE REDLANDS PLANNING
COMMISSION
WHEREAS, the Redevelopment Agency Ofthe City [fRedlands (the 'Y\oeOcy') is adU|y
constituted [8d8Ve|opDNeOt agency under the l8VVS of the State of California and pursuant to
Such |@YYS is responsible for the @dOliOist[8UOO of redevelopment aCUVideS within the City of
Redlands (the "QtV"); and
VVHEREA8, pursuant to procedures codified within the California CO[OrnUn|h/
Redevelopment L3vv (the "[|CF|L"; Health and Safety Code Section 33000. Bt seq.) @
redevelopment p|@O /the "Plan") in draft form has been prepared for the proposed North
Redlands Revitalization Project 8he "NRRP"\; 8Od
WHEREAS, the draft Plan conforms to the Agency's policies in connection therewith as
specified iOResolution No. 4U7; and
WHEREAS, copies of the draft Plan have been provided to Ao8OCy Board [Denlb8[g
prior h3the date Ofthe Agency meeting t0consider this resolution; and
WHEREAS, consistent with Section 33340 of the CCRL, prior to the SUb0liSSi0O of the
final Plan to the City Council for consideration, it shall be submitted to the Redlands Planning
ConnnliSSiOn for its report and n8COn1Dl8Od8dQD concerning whether the Plan is in C0DfOrnnitv
with 8 City's G8De[G| Plan; and
WHEREAS, pursuant to the CCRL. within 30 days after the draft Plan is submitted to it
for its CoDsid8r@b0O. the Redlands Planning CorDnniSGi0O shall Dl8k8 and file its report and
recommendation with the Agency; and
WHEREAS, Section 33328 of the CCRL requires that the Agency consult with affected
taxing entities and the use of the draft P|8D with respect to taxing entity cOnsU|t8doOS will be Of
benefit tOthe Agency; and
WHEREAS, pursuant to City Council F|88Q|uboD No. 8658. staff and consultants were
directed to meet with the North Redlands Visioning Committee (the "NF|VC"), as appropriate,
and under the auspices of the NRVC provide public workshops and information sessions for
Fe3id8DtS. business and property oVVOeFS, and existing civic and business organizations for the
purpose of discussing the Plan and the proposed NRRPand toreceive input from same; and
WHEREAS, consistent with City Council R8SO|udOO No. 6059, DD March 3. 2008 the
draft Plan was presented tDthe NRVC.
mnnpo,moRDA Plan nesowo */r .3-/8-0*.uvc 1
NOW, THERER]RE, THE REDEVELOPMENT AGENCY OF THE CITY OF
REOLAN[)SDOES HEREBY RESOLVE ASFOLLOWS:
Section 1. The foregoing n8Cit8|S are L[Ue and correct and are @ substantive part of
this R*S0|UtiOD.
Section . The Agency hereby receives the draft P|@D, in the form attached hereto
and made apart hereof, aSExhibit "A"
Section 3. The Executive Director Ofthe Agency ishereby authorized and directed to
cause the draft Plan be transmitted to the Planning Commission for its review and consideration
consistent with the requirements of the CCRL.
Section . Agency Staff and advisors are authorized to utilize the draft Plan with
respect tOtaxing entity consultations.
Section . The Agency SSC[8tGn/ Sh8|| certify to the passage and 3dOpdOO Of this
resolution and enter itinto the book Dforiginal resolutions.
PASSED. APPROVED AND ADOPTED at a regular meeting of the Redlands
Redevelopment Agency on this 18 th day of March 2008, by the following vote:
AYES: Members Gilbreath, Gallagher, Aguilar, Bean; Chairperson Harrison
NOES: None
ABSENT: None
ABSTAIN: None
Jo ison. Ch'irman
ATTEST:
Lor,ple Poyzer A' Secretary
STATE OF CALIFORNIA )
COUNTY OF 8A0 BERNAR[>|NO \SG.
CITY OF REOLANDS \
|. Lo[he PVyz0r, hereby certify that | 8[n the duly appointed AO8DCy Secretary Of the
Redevelopment Agency of the City Of Redlands and that the foregoing m8so|uUOO was duly adopted
8taregular meeting thereof hNmdUnth� 1G day ofMarch 2OOO.
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North Redlands Revitalization Project
TABLE OF CONTENTS
1. (Sec. 100)GENERAL DEFINITIONS.......... .......... ....... ..............—........ ...........
11. (Sec.200) INTRODUCTION............. .......... .....-- .............—........ ..........----....................I
A. (Sec. 201) Purposes and Objectives........-....................... ........... ...... ............-..........2
Ill. (Sec. 300)PROJECT AREA BOUNDARIES..................—........ ................... ....-......—3
IV. (Sec.400) PROPOSED REDEVELOPMENT ACTIONS........................................................3
A. (Sec,401)General....... .........-.........__..._.__..........._- ................. ......3
B. (Sec. 402) Property Acquisition................. ......--........ 3
C. (See, 403) Participation by Owners and Tenants....... ...... ...... 4
1. (Sec. 404)Owner and Tenant Participation....................................................4
2. (Sec. 405)Participation Agreements.......-_... ........ .....--- ---A
D. (Sec. 406)Cooperation with Public Bodies..........—..........-....—.... ... ...... ........--5
E. (Sec.407) Property Management; Property Tax Allocation; In Lieu
Payments.,....a ...... ....................... ........ .......... .......—5
F. (Sec. 408) Relocation of Persons Displaced by the Project.........a
1. (Sec.409) Relocation Housing Requirements...................+.,....,...........,.........5
2, (Sec. 410) Replacement Housing Plan..................... --.........
3. (Sec. 411) Relocation Benefits and Assistance..............................................6
G. (Sec.412) Demolition, Clearance, Public Improvements,Building and Site
Preparation and Removal of Hazardous Waste...-......-.............—'—......---....---7 1
1. (Sec. 413) Demolition and Clearance......................... ........... 7
2. (Sec. 414) Public Improvements..............................
1 (Sec. 415) Preparation of Building Sites......._—........... .......-......—8
4. (Sec. 416) Removal of Hazardous Waste; Removal of Graffiti........... --8
H. (Sec. 417) Rehabilitation and Moving of Structures by the Agency and
SeismicRepairs.................. .......................... ...... .............. ......... ...... ......8
1. (Sec.418) Rehabilitation and Conservation...... ................. ............. ....-8
2. (Sec. 419) Moving of Structures.............................. ........--...... .........9
3. (Sec. 420)Seismic Repairs.................... .......... ................................. ......
1. (Sec. 421) Property Disposition and Development............................... ......................9
I (Sec. 422)Real Property Disposition and Development...............................9
a. (Sec.423)General............................................ ............. ...................9
b. (Sec.424) Purchase and Development Documents.......................10
C. (Sec. 425)Development of Publicly Owned Improvements...........I I
2. (Sec. 426) Personal Property Disposition......................................................
J. (Sec. 427) Provision for Low and Moderate Income Housing..................................12
1 (Sec. 428) Definition of Terms......... ......--.......... ...... 12
2. (Sec. 429)Authority Generally..... ...... ........ 12
& (Sec. 430) Replacement Housing... .......... 12
4. (Sec, 431) New or Rehabilitated Dwelling Units Developed Within
the Revitalization Area.... ...... 12
JX)('SC)(,,ffJ�*AIU-NRRP flhl
Redevelopment Agenev of the City of Redlands
North Redlands Revitalization Project
5. (Sec. 432) Duration of Dwelling Unit Availability...........................................13
6. (Sec.433) Relocation Housing-... .......... ........ ...13
7. (Sec. 434)Tax Increment Funds............ ...................._ _14
V. (Sec. 500)USES PERMITTED IN THE REVITALIZATION AREA................».....................14
A. (Sec. 501) Revitalization Area Map......».................. ......_.......___...... ........ ..............14
B. (Sec. 502) Public Uses....................... ........_.._.............._.............................. ..........14
1. (Sec. 503) Public Rights-of-Way................... .......... .......... ................._._...14
2. (Sec. 504)Other Public Uses... ........_......._.................. ................. 14
C. (Sec. 505)Other Public,Semi-Public,Institutional and Nonprofit Uses.................14
0. (Sec. 506)General Controls and Limitations,... ....._...... ....._.............. ........ 15
1. (Sec. 507) New Construction................__........... ..... ............____............15
2. (See.508) Rehabilitation...___......... ................... ............. .............15
3. (Sec. 509) Number of Dwelling Units...........__........._............._ ...____15
4. (Sec. 510)Open Space and Landscaping.....................................................16
5. (Sec. 511) Land Coverage..................._..................._ ........16
6. (Sec. 512) Light,Air and Privacy......... ........___...._....... ....... 16
7. (Sec. 513) Signs................. ..........._.................. ........ .........__.16
8. (Sec. 514) Utilities ............ .........-........... ...... ......16
9. (See.5153 Incompatible Uses____..._.........._._............ ...... 16
10. (Sec. 5163 Nondiscrimination and Nonsegregation................ ..............__16
11, (Sec. 5173 Consistency with General Plan and Zoning Ordinance. ...... 16
E. (Sec. 518)Building Permits............... ......... 17
VI. (Sec. 6003 METHODS FOR FINANCING THE PROJECT.................................................».17
A. (Sec. 601)General Description of the Proposed Financing Methods........ ...17
B. (Sec. 602)Tax Increment....... ........... ...........17
C. (Sec. 603)Other Loans and Grants................... .......____.......... ....... 19
VII. (Sec. 7003 ACTIONS BY THE CITY AND THE COUNTY......___........... ............ ........ 20
Vill. (Sec. 800)ADMINISTRATION, ENFORCEMENT AND AMENDMENT OF THE PLAN..20
IX (Sec.900)EFFECTIVENESS OF THIS PLAN...................__......... ...................... ...............20
ATTACHMENTS
Attachment A- Revitalization Area Map
Attachment 8- General Plan Land Use Map
Attachment C- Revitalization Area Legal Description
Attachment D- North Redlands Revitalization Project, Projects and Programs List
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
REDEVELOPMENT PLAN
Proposed NORTH REDLANDS REVITALIZATION PROJECT
I. (Sec. 100) GENERAL DEFINITIONS
The following references will be used in this Plan unless the context otherwise requires:
"Agency" means the Redevelopment Agency of the City of Redlands.
"Agency Board" means the Board of Directors of the Agency.
"Bonds" means bonds, notes, interim certificates, debentures, or other obligations,
"CCRL"or"Redevelopment Lawn means the California Community Redevelopment Law
(Health and Safety Code Section 33000 et seq.).
"City" means the City of Redlands, California.
"City Council" means the City Council of the City.
"City General Plan"means the General Plan of the City,as it may be amended from time to
time.
"County" means the County of San Bernardino,
"Family" has the same meaning as specified in the State Relocation Guidelines, Section
6008,and Definitions.
"Map" means the map of the North Redlands Revitalization Project, as set forth in
Attachment A of this Plan.
"North Redlands Visioning Committee"means the committee comprised of community
members from throughout the City of Redlands working collaboratively to enhance the
quality of life for all.
"North Redlands Revitalization Project"and "Project," both refer to the North Redlands
Revitalization Project,a redevelopment project approved and adopted pursuant to applicable
provisions of CCRL.
"Person" means any individual, or any public or private entity.
"Piano or "Redevelopment Piano means this Redevelopment Plan for the Project
prepared, approved and adopted pursuant to applicable provisions of the CCRL.
"Planning Commission" means the Planning Commission of the City.
"Revitalization Area"means the area included within the boundaries of the Project shown
on the Map (Attachment A) and more particularly described in the legal description of the
Revitalization Area contained In Attachment C.
"State" means the State of California.
"Zoning Ordinance" means the City Zoning Ordinance as it now exists and as may be
amended from time to time.
it. (Sec. 200) INTRODUCTION
This Redevelopment Plan consists of the text(Sections 100 through 900), the Revitalization Area
map (Attachment A) incorporated herein, the General Plan Land Use map (Attachment B)
Redevelopment Agency of the City of Redlands
iVorth Redlands Revitalization Project
incorporated herein, the legal description of the Revitalization Area (Attachment C) incorporated
herein, and the list of Proposed Public Improvements, Projects, and Programs (Attachment D)
incorporated herein. This Plan has been considered by the Planning Commission(Resolution No.
_), approved by Agency (Resolution No. ), and adopted by the City Council
(Ordinance No. pursuant to the CCRL and all applicable laws and ordinances. This Plan
was reviewed and recommended for approval and adoption by the North Redlands Visioning
Committee.
A. (Sec.201 Purposes and Objectives
The purposes and objectives of this Redevelopment Plan are to help eliminate the
conditions of blight existing in the Revitalization Area and to help prevent the recurrence of
blighting conditions therein. The Agency proposes to help eliminate such conditions and
prevent their recurrence by providing, pursuant to this Plan,for the planning,development,
replanning, redesign, clearance, redevelopment, reconstruction and rehabilitation of the
Revitalization Area and by providing for such structures and spaces as may be appropriate
or necessary in the interest of the general welfare,including,without limitation, recreational
and other facilities incidental or appurtenant to them. The Agency further proposes to
eliminate the conditions of blight existing in the Revitalization Area and prevent their
recurrence by providing for the alteration, improvement, modernization, reconstruction, or
rehabilitation, or any combination of these, of existing structures in the Revitalization Area
and by providing for open-space types of uses,such as streets and other public grounds and
space around buildings, and private buildings, structures and improvements, and
improvements of public or private recreation areas and other public grounds. The Agency
further proposes to eliminate such conditions and prevent their recurrence by providing for
the replanning or redesign or development of undeveloped areas and such other actions as
may now or hereafter be permitted by law.
The Agency proposes to work with Revitalization Area residential and business communities
to encourage and support neighborhood revitalization efforts including creation and
implementation of business development and retention projects and programs, and
preservation of resources;furthermore, the Agency will work to:
I Encourage employment opportunities through environmental and economic
improvements resulting from the redevelopment activities.
2.
Provide for the rehabilitation of industrial and commercial structures.
3. Provide for participation in the redevelopment of property in the Revitalization Area
by owners who agree to so participate in conformity with this Plan.
4. Provide for the management of property owned or acquired by the Agency.
5. Provide relocation assistance where Agency activities result in displacement to the
extent necessary to implement the requirements of Government Code Sections
7260-7267 and related regulations or guidelines.
6. Provide public infrastructure improvements and community facilities, such as the
installation, construction and/or reconstruction of streets, utilities, public buildings,
facilities, structures, street fighting, parks, landscaping and other improvements
which are necessary for the effective redevelopment of the Revitalization Area.
7. Increase, improve, and preserve affordable housing in the Community.
8. Acquire property as appropriate and necessary by means other than condemnation.
'I't---L '11VIO---
Redevelopment Agency of the City of Redlands
,'Forth Redlands Revitalization Project
9. Dispose of property acquired by the Agency in the Revitalization Area.
10. Encourage the redevelopment of the Revitalization Area through the cooperation of
private enterprise and public agencies.
111111. (Sec.300) REVITALIZATION AREA BOUNDARIES
The boundaries of the Revitalization Area are illustrated on the Map contained in Attachment A,and
the legal description of the boundaries of the Revitalization Area is set forth in Attachment C;both of
which are attached hereto and incorporated herein.
IV. (Sec.400) PROPOSED REDEVELOPMENT ACTIONS
A. (Sec.401) General
The Agency proposes to eliminate and prevent the spread of blight in the Revitalization Area
pursuant to the following actions:
1 Acquisition, installation, development, construction, reconstruction, redesign,
replanning, or reuse of streets, utilities, curbs, gutters, sidewalks, street lighting,
landscaping,and other public improvements,facilities, utilities or other structures;
2. Acquisition of property,except through the use of eminent domain,and disposition of
property for uses in accordance with this Plan;
3. Redevelopment of land in cooperation with private enterprise and/or other public
agencies for uses in accordance with this Plan;
4. Construction and improvement of recreational facilities,community facilities,parking
facilities and other public facilities;
5. Financing of the construction of residential, commercial and industrial buildings in
conformance with the General Plan, and the mortgage financing of residential,
commercial and industrial buildings,as permitted by applicable State and local laws,
to increase the commercial and industrial base of the Revitalization Area and
community at large, and the number of temporary and permanent jobs within the
Revitalization Area and, therefore, the community;
6. In appropriate cases,rehabilitation of structures and improvements or development
of vacant land by present owners, their successors and the Agency for uses in
accordance with this Plan; and
7. Assist In the provision of improvements and enhancement of facilities for affordable
housing.
8. Improve and augment the community's economic and employment base.
9. Such other actions as may now or hereafter be permitted by law.
B. (See.402) Property Acquisftn
The Agency may purchase,lease,obtain option upon or otherwise acquire any real property,
any interest in real property and any improvements on real property, personal property, or
any interest in real and/or personal property, by gift, grants, bequest, devise, exchange,
purchase,or any other means authorized by law,except that the Agency's program for the
acquisition of real property prohibits the use of eminent domain by the Agency.
Redevelopment Agency oj'the City(V'Redlands
North Redlands Revitalization Project
The Agency is authorized to acquire structures without acquiring the land upon which those
structures are located. The Agency is also authorized to acquire any other interest in real
property less than a fee interest.
C. (Sec. 403) Participation by Owners and Tenants
9, (Sec.404) Owner and Tenant Participation
As provided for in sections 33339 and $3339.5 of the CCRL, the Agency shall
extend a reasonable opportunity to owners of real property in the Revitalization Area
to participate in the redevelopment of the Revitalization Area if they otherwise meet
the requirements prescribed by this Plan as more fully provided in the rules
governing participation promulgated by the Agency, which rules may be amended
from time to time. The Agency shall extend reasonable preference to persons who
are engaged in businesses in the Revitalization Area to re-enter into business
therein if they otherwise meet the requirements prescribed by this Plan as more fully
provided in the rules governing re-entry promulgated by the Agency,which rules may
be amended from time to time.
The Agency desires participation in redevelopment by as many owners and business
tenants as reasonably feasible. However, participation opportunities shall
necessarily be subject to and limited by such factors as the expansion of public
facilities;elimination and changing of land uses;realignment of streets;the ability of
the Agency and/or owners to finance acquisition and redevelopment in accordance
with this Plan;development experience;the need.as reasonably determined by the
Agency, to assemble and redevelop multiple Parcels in separate ownership for
public and/or private development in accordance with this Plan;and any reduction in
the total number of individual parcels in the Revitalization Area.
2. (See.406) Participation Agreements
The Agency may request that each person desiring to participate in redevelopment,
pursuant to this Plan,enter into a binding agreement by which the participant agrees
to rehabilitate,develop or use the participant's property in conformance with this Plan
and be subject to the provisions hereof and such other provisions and conditions to
which the parties may agree. In the agreement,whenever it is appropriate to do so,
participants who retain real property shall be required to join in the recordation of
such documents as are necessary to make the provisions of this Plan applicable to
their properties. In the event a participant breaches the terms of an owner
participation agreement,the Agency may declare the agreement terminated or may
enforce compliance or restitution pursuant to the terms of the agreement or pursue
any other remedies provided for in the agreement. In the event the Agency is not
directly involved in the development of a particular property, a participation
agreement may not be required.The determination of whether or not a participation
agreement is required shall be made by the Executive Director of the Agency or his
or her designated representative whose decision,subject to an appeal to the Agency
Board, shall be final.
Whether or not a potential participant enters into a participation agreement with the
Agency,the provisions of this Plan are applicable to all public and private property in
the Revitalization Area.
March 2008DOCSOC11268194v22OOO79-0013
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
D. (Sec.406) Cooperation with Public Bodies
Certain public bodies are authorized by federal or State law to aid and cooperate, with or
without consideration,in the planning,undertaking,construction,or operation of this Project.
The Agency shall seek the aid and cooperation of such public bodies and shall attempt to
coordinate this Plan with the activities of such public bodies in order to accomplish the
purposes of redevelopment and the highest public good.
The Agency shall seek the cooperation of all public bodies which own or intend to acquire
property in the Revitalization Area. Any public body which owns or leases property in the
Revitalization Area will be afforded all the privileges of owner and tenant participation if such
public body is willing to enter into a participation agreement with the Agency. To the extent
permitted by law, the Agency may impose on all public bodies the planning and design
controls contained in and authorized by this Plan to ensure that present uses and any future
development by public bodies will conform to the requirements of this Plan.
E. (Sec.407) Property Management; Property Tax Allocation; In Lieu
Payments
During such time as property,if any,in the Revitalization Area is owned by the Agency,such
property shall be under the management and control of the Agency. The Agency may rent
or lease, maintain, manage, operate, repair and clear real property of the Agency. The
Agency may insure or provide for the insurance of any real property or personal property of
the Agency and provide for the insurance of any operations of the Agency against risk of
hazards. All such actions shall be pursuant to such policies as the Agency may adopt.
As provided for in Section 33401 of the CCRL,the Agency may in any year during which it
owns property in the Revitalization Area that is tax exempt pay directly to any city, county,
city and county, district, including, but not limited to, a school district, or other public
corporation for whose benefit a tax would have been levied upon the property had it not
been exempt, an amount of money in lieu of taxes that may not exceed the amount of
money the public entity would have received if the property had not been tax exempt.
The Agency will comply with the requirements of Section 33607.5 of the CCRL.
F. (Sec. 408) Relocation of Persons Displaced by the Project
1. (Sec.409) Relocation Housing Requirements
d.
To the extent required under Section 33411.1 of the CCRL,no persons or families of
low and moderate income shall be temporarily or permanently displaced from
housing facilities in the Revitalization Area unless and until there is a suitable
housing unit available and ready for occupancy by such displaced person or family at
rents comparable to those at the time of their displacement. Such housing units
shall be suitable to the needs of such displaced persons or families and must be
decent, safe, sanitary and otherwise standard dwellings. The Agency shall not
displace such person or family until such housing units are available and ready for
occupancy. Permanent housing facilities shall be made available within three years
from the time occupants are displaced. Pending the development of such facilities,
there will be available to such displaced occupants adequate temporary housing
tVVIcCV'.1'7AQ)GA nVUUP 1�-6 V,A—I—t P).. A Wrrh 20081)0f-.VOC112MI94v712"794)01,1
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
facilities at rents comparable to those in the community at the time of their
displacement.
2. (Sec.410) Replacement Housing Plan
To the extent require by Section 33413.5 of the CCRL, except as otherwise
permitted by law,not less than thirty days prior to the execution of an agreement for
acquisition of real property,or the execution of an agreement for the disposition and
development of property, or the execution of an owner participation agreement,
which agreement would lead to the destruction or removal of dwelling units from the
low and moderate income housing market, the Agency shall adopt by resolution a
replacement housing plan, pursuant to Section 33413.5 of the CCRL.
Except as otherwise permitted by law,the replacement housing plan shall include:
(1) the general location of housing to be rehabilitated, developed or constructed
pursuant to Section 33413 of the CCRL;(2)an adequate means of financing such
rehabilitation, development or construction; (3) a finding that the replacement
housing does not require the approval of the voters pursuant to Article XXXIV of the
California Constitution,or that such approval has been obtained; (4)the number of
dwelling units housing persons and families of low or moderate income planned for
construction or rehabilitation;and(5)the timetable for meeting the plan's relocation,
rehabilitation and replacement housing objectives. A dwelling unit whose
replacement is required by Section 33413 but for which no replacement housing plan
has been prepared, shall not be destroyed or removed from the low and moderate
income housing market until the Agency has by resolution adopted a replacement
housing plan.
Nothing in this section shall prevent the Agency from destroying or removing from
the low and moderate income housing market a dwelling unit which the Agency owns
and which is an immediate danger to health and safety. The Agency shall,as soon
as practicable,adopt by resolution a replacement housing plan with respect to such
dwelling unit.
3. (Sec.411) Relocation Benefits and Assistance
In accordance with the provisions of the California Relocation Assistance Act
(Government Code Section 7260 et seq.)(State Act), the CCRL, the guidelines
adopted and promulgated by the California Department of Housing and Community
Development to implement and interpret the State Act(Chapter 6 of Title 25 of the
California Code of Regulations,beginning with Section 6000(*State Guidelines")to
the extent consistent with the California Relocation Assistance Act, and the
Relocation Assistance and Real Property Acquisition Guidelines adopted by the
Agency ("Agency Relocation Guidelines"), the Agency shall provide all relocation
benefits and assistance required by law. Such relocation assistance shall be
provided in the manner required by Agency Relocation Guidelines as they may be
amended from time to time. If and when applicable, the Agency shall provide
relocation assistance and benefits in accordance with Federal law,including but not
limited to the Uniform Relocation Assistance and Real Property Acquisition Policies
Act of 1970, as amended (42 U.S.C., Section 4601 et seq.)(the "Federal Act")and
the Uniform Relocation Assistance and Real Property Acquisition for Federal and
Federally Assisted Programs Regulations(49 Code of Federal Regulations,Part 24,
ug`w-,(nC,#I W 194.14RRP Dnft Redevekmmm Kan A March 2008L)OCYOC11268194i,21200079-0013
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
beginning with Section 24.1; the "Federal Guidelines"). The Agency may provide
additional benefits or payments as it may deem appropriate from available funds to
implement the objectives of this Plan and to alleviate hardship. Relocation shall be
conducted in accordance with all applicable CCRL provisions.
G. (See.412) Demolition,Clearance,Public Improvements,Building and Site
Preparation, and Removal of Hazardous Waste
1. (Sec. 413) Demolition and Clearance
The Agency may demolish, clear or move buildings, structures, or other
improvements from real property as necessary to carry out the purposes of this Plan.
2. (Sec.414) Public Improvements
To the extent permitted and in the manner required by law,the Agency is authorized
to install and construct or to cause to be installed and constructed the public
improvements and public utilities (within or outside the Revitalization Area)
necessary to carry out this Plan, Such public improvements include, but are not
limited to the following: parking lots or structures, over or underpasses, bridges,
streets,curbs,gutters,sidewalks,street lights,sewers,storm drains,traffic signals,
electrical distribution systems, flood control facilities, natural gas distribution
systems, water distribution systems, landscaping, parks, plazas, playgrounds,
education facilities,police and fire fighting facilities,and any buildings,structures or
improvements necessary and convenient to the full development of any of the above.
A list of possible projects is set forth in Attachment D. The list set forth in
Attachment D is illustrative but not exhaustive;the location, cost and description of
improvements is subject to flexible application to the greatest extent allowable to
achieve the greatest public benefit and to best achieve the objectives of this Plan.
As provided for in section 33445 of the CCRL,the Agency,with the prior consent of
the City Council, may pay all or part of the value of the land for and the cost of the
installation and construction of any building,facility,structure or other improvement
which is publicly owned either within or outside the Revitalization Area upon a
determination of the City Council: (1)that such buildings, facilities, structures and
other improvements are of benefit to the Revitalization Area or the immediate
neighborhood in which the Revitalization Area is located, (2) that no other f.
reasonable means of financing such buildings, facilities, structures or other
improvements are available to the City; and (3) that the payment of funds for the
acquisition of land or the cost of buildings, facilities, structures, or other
improvements will assist in the elimination of one or more blighting conditions inside
the Revitalization Area or provide housing for low-or moderate-income persons,and
is consistent with the Agency's implementation plan adopted pursuant to Section
33490 of the CCRL.
When the value of such land or the cost of the installation and construction of such
building,facility,structure or other improvement,or both,has been,or will be,paid or
provided for initially by the City or other public corporation,the Agency may enter into
a contract with the City or other public corporation under which it agrees to reimburse
the City or other public corporation for all or part of the value of such land or all or
part of the cost of such building,facility,structure or other improvement,or both,by
Redevelopment Agency ref the City of Redlands
North Redlands Revitalization Project
periodic payments over a period of years. Any obligation of the Agency under such
contract shall constitute an indebtedness of the Agency for the purpose of carrying
out this Plan.
The Agency shall not pay for,either directly or indirectly,with tax increment funds the
construction or rehabilitation of a building that is,or that will be used as a city hall or
county administration building unless meeting those exceptions prescribed in Section
33445(g)(2)of the CCRL, or unless otherwise permitted by law.
3. (Sec.415) Preparation of Building Sites
The Agency may develop, or cause to be developed, as a building site any real
property owned or acquired by it. In connection with such development it may cause,
provide or undertake or make provision with other agencies for the installation, or
construction of parking facilities,streets,utilities,parks,playgrounds and other public
improvements necessary for carrying out this Plan in the Revitalization Area. The
Agency may construct,or cause to be constructed,foundations,platforms,and other
like structural forms necessary for the provision or utilization of air rights sites for
buildings.
4. (Sec. 416) Removal of Hazardous Waste; Removal of Graffiti
As provided for in Chapter 4 Article 12.5 of the CCRL,the Agency may,by following
all applicable procedures provided by law,within the Revitalization Area, take any
actions which the Agency determines are necessary and which are consistent with
other state and federal laws to remedy or remove a release of hazardous substances
on, under or from property within the Revitalization Area,
As provided for in Section 33420.2 of the CCRL, the Agency is authorized to take
any actions that it determines are necessary to remove graffiti from public or private
property upon making a finding that, because of the magnitude and severity of the
r.
graffiti within the Revitalization Area, the action is necessary to effectuate the
purposes of this Plan,and that the action will assist with the elimination of blight as
defined in Sections 33030 and 33031 of the CCRL.
H. (Sec.417) Rehabilitation and Moving of Structures by the Agency and
Seismic Repairs
1. (See.418) Rehabilitation and Conservation
The Agency is authorized to advise,encourage,and with the consent of the owner,
assist in the rehabilitation and conservation of property in the Revitalization Area not
owned by the Agency. The Agency is also authorized to rehabilitate and conserve,
or to cause to be rehabilitated and conserved, buildings or structures in the
Revitalization Area. The Agency is also authorized to acquire, restore,rehabilitate,
move and conserve buildings of historic or architectural significance.
It shall be the purpose of this Plan to allow for the retention of as many existing
businesses as practicable and to add to the economic life of these businesses by a
program of voluntary participation in their conservation and rehabilitation. The
Agency is authorized to conduct a program of assistance and enforcement to
Alarch ?t)081)OCVOC11268194v2l,'M)t)79-N)I-?
Redevelopment Agenty of the City of Redlands
North Redlands Revitalization Project
encourage owners of property within the Revitalization Area to upgrade and maintain
their property consistent with this Plan and such standards as may be developed for
the Revitalization Area.
The extent of rehabilitation and new development in the Revitalization Area shall be
subject to the following limitations:
a) The rehabilitation must be compatible with land uses as provided
for in this Plan.
b) Rehabilitation and conservation activities must be carried out in an
expeditious manner and in conformance with the requirements of this
Plan and such property rehabilitation standards as may be adopted
by the Agency.
C) Rehabilitation shall not take place where it would conflict with the
expansion of public improvements, facilities,and utilities.
d) Rehabilitation shall not take place where it would conflict with the
assembly and development of properties in accordance with this
Plan.
The Agency may adopt design standards for the rehabilitation of properties in the
Revitalization Area.The Agency shall not assist in the rehabilitation or conservation
of properties or improvements which, in its opinion, are not economically and/or
structurally feasible.
2. (Sec.419) Moving of Structures
As necessary in carrying out this Plan,the Agency is authorized to move or to cause
to be moved any standard structure or building, or any substandard structure or
building which can be rehabilitated,to a location within or outside the Revitalization
Area.
3. (Sec.420) Seismic Repairs
For any project undertaken by the Agency within the Revitalization Area for building
rehabilitation or alteration in construction,the Agency may,by following all applicable
procedures then provided by law,take those actions which the Agency determines
are necessary and which are consistent with local,state,and federal law,to provide
for seismic retrofit.
1. (Sec.421) Prop"Disposition and Development
I (See.422) Real Property Disposklon and Development
a. (Sec.423) General
The Agency is authorized to sell, lease, exchange, subdivide, transfer,
assign, pledge, encumber or otherwise dispose of any interest in real or
personal property. As more fully provided in Section 33433 of the CCRL,
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
and unless otherwise permitted by law, no real property owned by the
Agency,or any interest therein,shall be sold or leased to a private person or
private entity for an amount less than its fair market value at its highest and
best use in accordance with the Plan, or its fair reuse value at the use and
with the covenants,and conditions and development costs authorized by the
sale or lease,as found and determined by the City Council.
In the manner required and to the extent permitted by law, the Agency is
authorized to dispose of real property by negotiated leases or sales without
public bidding. Except as otherwise permitted by law, all real property
acquired by the Agency In the Revitalization Area,except property conveyed
by it to the City or any other public body,shall be sold or leased to persons or
entities for redevelopment and for uses permitted in this Plan. Real property
may be conveyed by the Agency to the City or any other public body in
accordance with the CCAL.
The Agency shall reserve such powers and controls in the disposition and
development documents as may be necessary to prevent transfer,retention,
or use of property for speculative purposes and to ensure that development
is carried out pursuant to this Plan. During the period of development in the
Revitalization Area,the Agency shall ensure that the provisions of this Plan
and of other documents formulated pursuant to this Plan are being observed,
and that development in the Revitalization Area is proceeding in accordance
with development documents and time schedules.
All purchasers or lessees of property shall be obligated to use the property
for the purposes designated by this Plan, to begin and complete
development of the property within a period of time which the Agency fixes
as reasonable,and to comply with other conditions which the Agency deems
necessary to carry out the purposes of this Plan. In the manner required and
to the extent permitted by law,before any property of the Agency acquired in
whole or in part, directly or indirectly, with tax increment monies is sold or
leased for development pursuant to this Plan, such sale, lease or other
disposition shall first be approved by the City Council after a public hearing
held in accordance with the provisions of Section 33433 of the CCRL.
All development,whether public or private,must conform to this Plan and all
applicable federal, state, and local laws, including without limitation the
General Plan and Zoning Ordinance,building,environmental and other land
use development standards; and must receive the approval of all other
appropriate public agencies,
b. (Sec.424) Purchase and Development Documents
To provide adequate safeguards to ensure that the provisions of this Plan will
be carried out and to prevent the recurrence of blight,all real property sold,
leased, or conveyed by the Agency, as well as all property subject to
participation agreements, is subject to the provisions of this Plan. Leases,
deeds, contracts, agreements and declarations of restrictions may contain
restrictions, covenants, covenants running with the land, rights of reverter,
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
conditions subsequent, equitable servitudes, or any other provision
necessary to carry out this Plan.
The Agency shall obligate lessees and purchasers of real property acquired
in redevelopment projects and owners of property improved as a part of a
redevelopment project to refrain from restricting the rental, sale,or lease of
the property on any the basis listed in subdivision(a)or(d)of Section 12955
of the Government Code, as those bases are defined in Sections 12926,
12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section
12955, and Section 12955.2 of the Government Code. All property sold,
leased, conveyed, or subject to a participation agreement shall be made
expressly subject by appropriate documents to the restriction that all deeds,
leases,or contracts for the sale,lease,sublease,or other transfer of land in
the Revitalization Area shall contain or be subject to such nondiscrimination
and nonsegregation clauses as are required by law,including Section 33436
of the CCRL.
C. (Sec.425) Development of Publicly Owned Improvements
To the greatest extent now or hereafter permitted by law, the Agency is
authorized to pay for,develop,or construct any building,facility,structure,or
other improvement as provided for in Section 414 and/or Attachment D
hereto either within or outside the Revitalization Area for itself or for any
public body or entity to the extent that such improvement would be of benefit
to the Revitalization Area or the immediate neighborhood in which the
Revitalization Area is located. The Agency is authorized to financially(and
otherwise) assist any public entity in the cost of public land, buildings,
facilities, structures or other improvements (within or outside the
Revitalization Area)to the extent permitted by law.
During the period of redevelopment in the Revitalization Area, the Agency
shall ensure that all provisions of this Plan and other documents formulated
pursuant to this Plan are being observed, and that development of the
Revitalization Area is proceeding in accordance with development
documents and time schedules. All development must conform to this Plan
and all applicable federal, state,and local laws, including without limitation,
the City General Plan, Zoning Ordinance, development code, building,
environmental and other land use development standards,and must receive
the approval of all other appropriate public agencies.
2. (Sec.426) Personal Property Disposition
For the purposes of this Plan, the Agency is authorized to sell, lease, exchange,
subdivide, transfer, assign, pledge, encumber, or otherwise dispose of personal
property which is acquired by the Agency.
I"A"D 0 V,rS-#* PIA" 11 March 2008i)ocSOC11268194v21200079-0013
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
J. (Sec.427) Provision for Low and Moderate Income Housing
1. (See.428) Definition of Terms
The terms"affordable housing cost,""affordable rent,""replacement dwelling unit,"
"persons and families of tow or moderate income"and"lower income households,'
*very low income households* and "extremely low income households" as used
herein shall have the meanings as defined by the CCRL,and other State and local
laws and regulations pertaining thereto as may be amended from time to time.
2. (Sec.429) Authority Generally
The Agency may, inside or outside the Revitalization Area, acquire land, donate
land, improve sites, construct or rehabilitate structures, or take any other such
actions as may be permitted by the CCRL in order to provide housing for persons
and families of low-or moderate-income. The Agency may also provide subsidies
to, or for the benefit of, such persons and families or households to assist them in
obtaining housing within the community.
3. (Sec.430) Replacement Housing
To the extent required by Sections 33413 and 33413.5 of the CCRL, except as
otherwise permitted by law,whenever dwelling units housing persons and families of
low or moderate income are destroyed or removed from the low and moderate
income housing market as part of a redevelopment project which is subject to a
written agreement with the Agency or where financial assistance has been provided
by the Agency,the Agency shall, within four years of such destruction or removal,
rehabilitate, develop or construct, or cause to be rehabilitated, developed or
constructed for rental or sale to persons and families of low or moderate income an
equal number of replacement dwelling units at affordable housing costs within the
territorial jurisdiction of the Agency, in accordance with the provisions of Sections
33413 and 33413.5 of the CCRL.
4. (Sec.431) Now or Rehabilitated Dwelling Units Developed Within
the Revitalization Area
To the extent required by Section 33412(b)(1) of the CCRL, except as otherwise
permitted by law, and prior to the termination of the effectiveness of this Plan
pursuant to the time limit set forth in Section 900 hereof,at least thirty percent(30%)
of all new and substantially rehabilitated dwelling units developed by the Agency
shall be available at affordable housing cost to, and occupied by, persons and
families of low and moderate Income;and of such thirty percent(300/6),not less than
fifty(600%)thereof shall be available at affordable housing cost to,and occupied by,
very low income households.
To the extent required by Section 33413(b)(2)(1)of the CCRL, except as otherwise
permitted by law, and prior to the termination of the effectiveness of the Plan
pursuant to the time limit set forth in Section 900 hereof, at least fifteen percent
(15%) of all new and substantially rehabilitated units developed within the
Revitalization Area by public or private entities or persons other than the Agency
shall be available at affordable housing cost to, and occupied by, persons and
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
families of low or moderate income;and of such fifteen percent(15%),not less than
forty percent (40%) thereof shall be available at affordable housing cost to, and
occupied by, very low income households.
To the extent required by Section 33413(b)(2)(v)of the CCRL,except as otherwise
permitted by law, the percentage requirements set forth in this Section 433 shall
apply in the aggregate to housing developed by the Agency or developed within the
Revitalization Area and not to each individual case of rehabilitation,development or
construction of dwelling units.
To the extent required by Section 33411.3 of the CCRL, except as otherwise
permitted by law, whenever any low- or moderate-income housing units are
developed within the Revitalization Area, and whenever any low- or moderate-
income housing units are developed with any Agency assistance, or pursuant to
CCRL Section 33413, the Agency shall require, by contract or other appropriate
means, that the housing be made available for rent or purchase to the persons of
low and moderate income displaced by implementation of a redevelopment project.
Those persons and families shall be given priority in renting or buying that housing;
however, failure to give such priority shall not affect the validity of title to the real
property upon which such housing units have been developed. The Agency shall
keep a list of persons and families of low and moderate income displaced by
implementation of a redevelopment project who are to be given priority and may
establish reasonable rules for determining the order of priority on that list.
To satisfy percentage requirements established in this section, the Agency may
purchase,or otherwise acquire or cause by regulation or agreement the purchase or
other acquisition of,long-term affordability covenants on multifamily units that restrict
the cost of renting or purchasing those units that either: (1) are not presently
available at affordable housing cost to persons and families of low or very low
income households, as applicable; or (4) are units that are presently available at
affordable housing cost to this same group of persons or families,but are units that
the Agency finds, based upon substantial evidence, after a public hearing, cannot
reasonably be expected to remain affordable to this same group of persons or
families, The Agency may also satisfy such requirements by any means legally
available that are not expressly prohibited by this Plan.
The Agency may adopt and impose upon individual properties and developments in
the Revitalization Area reasonable rules,regulations and procedures to implement
the requirements of this Section 433.
5. (Sec.432) Duration of Dwelling Unit Avallablitty
Except as otherwise permitted by law,the Agency shall require that all dwelling units
rehabilitated, developed or constructed pursuant to Section 433 shall remain
available for persons and families of low and moderate income to the extent and for
the period(s) required by Sections 33334.3(f)(i)and 33413 of the CCRL.
6. (Sec.433) Relocation Housing
If insufficient suitable housing units are available in the City for use by persons and
families of low and moderate income displaced by the Project,the Agency may, to
+..terI.— u IIQ 10A rQur'r�_ft R-4-1—pf", 114 Marrh
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
the extent of that deficiency, direct or cause the development, rehabilitation or
construction of housing units within the community, both inside and outside of the
Revitalization Area.
7. (Sec.434) Tax Increment Funds
To the extent required by Section 33334.6 of the CCRL, unless certain findings are
made,and to the extent required by CCRL Section 33334.2(a),not less than 20%of
all taxes that are allocated to the Agency,pursuant to CCRL Section 33670,shall be
used by the Agency for the purpose of increasing, improving and preserving the
community's supply of low-and moderate-income housing available at an affordable
housing cost to persons and families of lower-or moderate-income, lower-income
households, very low-income households and extremely low-income households.
V. (Sec.500) USES PERMITTED IN THE REVITALIZATION AREA
AL (Sec.501) Revitalization Area Map
Attachment A illustrates the Revitalization Area boundaries, the immediately adjacent
streets,and existing public rights-of-way and public easements.Attachment B illustrates land
uses and street layouts currently permitted by the General Plan in the Revitalization Area.
The land uses permitted by this Plan shall be those permitted by the General Plan and
Zoning Ordinance as they each exist now or as they may hereafter be amended from time to
time.
a. (Sec. 502) Public Uses
1. (Sec.603) Public Rights-of-Way
The public street system in the Revitalization Area shall be developed in accordance
with the General Plan as it may be amended from time to time. Streets may be
widened, altered, abandoned, repaired, or closed as necessary for property
development within the Revitalization Area.
It is contemplated that the Agency will construct,or aid in the construction of,certain
streets designated in the Plan which are not now constructed or which may require
further widening or improvement.The public rights-of-way may be used for vehicular
and/or pedestrian traffic, as well as for public improvements, public and private
utilities and activities typically found in public rights-of-way. In addition,all necessary
easements for public uses, public facilities, and public utilities may be retained or
erected.
2. (Sec.604) Other Public Uses
Parking, open space, public and semi-public uses may be interspersed with other
uses in any area.
C. (Sec.506) Other Public,Semi-Public, Institutional,and Nonprofit Uses
The Agency is authorized to permit the maintenance, establishment or enlargement of
public, semi-public, institutional or nonprofit uses, including park and recreational facilities,
4 A
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
parking facilities, libraries, educational, fraternal, employee, philanthropic, and charitable
institutions, utilities, multi-model transit facilities, and facilities of other similar purposes,
associations or organizations. All such uses shall conform to the General Plan,as it may be
amended from time to time.
D. (Sec.506) General Controls and Limitations
All real property in the Revitalization Area is hereby made subject to the controls and
limitations of this Plan. No real property shall be developed, rehabilitated, or otherwise
changed after the date of the adoption of this Plan, except in conformance with the
provisions of this Plan and all applicable laws, codes and ordinances as each may be
amended from time to time. The Agency reserves the right to condition any development
which requires a building permit with such conditions as to make the proposed development
consistent with the overall purposes of this Plan. The type,size,height,number,and use of
buildings within the Revitalization Area shall be controlled by applicable planning and
development codes and Zoning Ordinance consistent with the General Plan,as each may
be amended from time to time.
I (Sec.607) New Construction
Except as otherwise permitted or required by the Agency,all new construction shall
comply with all applicable State and local laws and regulations pertaining thereto as
amended from time to time, including without limitation the Building, Electrical,
Energy, Heating and Ventilating, Housing and Plumbing Codes of the City and the
General Plan and the Zoning Ordinance, as each may be amended from time to
time. Off-street parking spaces and loading facilities shall be designated to comply
with the Zoning Ordinance,as amended from time to time. The number of off-street
parking spaces required shall be regulated by the Zoning Ordinance, as amended
from time to time. All off-street parking spaces and loading areas shall be paved,
lighted and landscaped in accordance with the Zoning Ordinance,or other applicable
regulation, as each may be amended from time to time.
2. (Sec.508) Rehabilitation
The Agency is authorized to rehabilitate and conserve or cause to be rehabilitated
and conserved, buildings and structures in the Revitalization Area, Any existing
structure within the Revitalization Area which the Agency shall approve for retention
and rehabilitation shall be repaired,altered, reconstructed,or rehabilitated in such
manner that it will meet the following requirements: (i) be safe and sound in all
physical respects, and (0) be attractive in appearance and not detrimental to the
surrounding areas. Property rehabilitation standards for the rehabilitation of existing
buildings and site improvements may be established by the Agency,
3. (Sec.609) Number of Dwelling Units
There are 2,022 multi-or single-family dwelling units located within the Revitalization
Area, The number of dwelling units in the Revitalization Area shall not exceed the
maximum number allowed under the densities permitted under the General Plan,as
may be amended from time to time, and as implemented by local codes and
ordinances.
WNI-11,1_0'Ail I OA-h1upt,Yh
Redevelopment Agency of the City of Redlavids
North Redland:v Revitalization Project
4. (Sec.510) Open Space and Landscaping
The approximate amount of open space to be provided in the Revitalization Area will
be the total of all areas that will be in the public rights-of-way,the public grounds,the
space around buildings,and all other outdoor areas not permitted through limits on
land covered by this Plan to be covered by buildings.
Landscape plant palettes used in the Revitalization Area shall ensure optimum use
of drought tolerant and pollution resistant plant material.
5. (Sec.511) Land Coverage
Land coverage permitted in the Revitalization Area shall not exceed coverages
permitted by the Zoning Ordinance, as amended from time to time.
6. (Sec.612) Light,Air,and Privacy
In all areas sufficient space shall be maintained between buildings pursuant to the
Zoning Ordinance to provide adequate light, air and privacy.
7. (Sec.513) Signs
All signs shall be subject to the provisions of the Zoning Ordinance and applicable
municipal codes, as each may be amended from time to time.
a. (Sec.514) Utilities
All utilities shall be placed underground when physically, legally and economically
feasible,
9. (Sec.515) Incompatible Uses
No use or structure which by reason of appearance, traffic, smoke, glare, noise,
odor, or similar factors would be incompatible with the surrounding areas or
structures pursuant to the Zoning Ordinance shall be permitted in any part of the
Revitalization Area.
10. (Sec.516) Nondiscrimination and Nonsegregation
There shall be no discrimination against or segregation of any person or group of
persons,on account of any basis listed in subdivision(a)or(d)of Section 12955 of
the Government Code, as those bases are defined in Sections 12926, 12926.1,
subdivision(m)and paragraph(1)of subdivision(p)of Section 12955,and Section
12955.2 of the Government Code in the sale, lease, sublease, transfer, use,
occupancy,tenure, or enjoyment of property in the Revitalization Area,
11. (See.517) Consistency with General Plan and Zoning Ordinance
All development within the Revitalization Area shall be consistent with the applicable
General Plan and Zoning Ordinance, as each may be amended from time to time.
Marrh 20081)ocvocII268194v2l2tM79-0013
Redevelopment Agency of the City(if Redlands
North Redlands Revitalization Project
E. (Sec. 518) Building Permits
For a building which is subject to a contract,no permit shall be issued for the construction of
any new building or for any construction on an existing building in the Revitalization Area
from the date of adoption of this Plan until the application for such permit has been
processed, unless and until the application for such permit has been approved by City
designated officials. Any such permit that is issued must be in conformance with the
provisions of this Plan and any applicable disposition and development or participation
agreement.
VI. (Sec.600) METHODS FOR FINANCING THE PROJECT
A. (Sec. 601) General Description of the Proposed Financing Methods
Upon adoption of this Plan by the City Council, the Agency is authorized to finance
implementation of the Project with property tax increment revenues,interest income,Agency
bonds,loans from private institutions,proceeds from the sale or lease of property,financial
assistance, including grants and loans, from the City, County, State of California, Federal
Government, or any other public agency, or any other legally available source. The City
may,in accordance with the law,make advances and expend money as necessary to assist
the Agency in carrying out this Project. Such assistance shall be on terms established by
any agreement between the City and the Agency.
The Agency is authorized to issue bonds from time to time if appropriate and feasible in an
amount sufficient to finance implementation of all or any part of the Project. Neither the
members of the Agency nor any persons executing the bonds are liable personally on the
bonds or other obligations by reason of their issuance. The bonds and other obligations of
the Agency are not a debt of the City, nor the State, nor are any of its political subdivisions
liable for them,nor in any event shall the bonds or obligations be payable out of any funds or
properties other than those of the Agency;such bonds and other obligations shall so state
on their face. The bonds and other obligations do not constitute an indebtedness within the
meaning of any constitutional or statutory debt limitation or restriction.
The Agency is authorized to obtain advances, borrow funds and create indebtedness in
carrying out this Plan. The principal and interest on such advances, funds, and
indebtedness may be paid from tax increments or any other funds available to the Agency.
B. (Sec.602) Tax Increment
As provided for in Section 33670 of the CCRL,all taxes levied upon taxable property within
the Revitalization Area each year by or for the benefit of the State of California,County of
San Bernardino, City of Redlands, any district, or other public corporation (hereinafter
sometimes called"taxing agencies")after the effective date of the ordinance approving this
Plan shall be divided as follows:
1 That portion of the taxes which would be produced by the rate upon which
the tax is levied each year by or for each of the taxing agencies upon the
total sum of the assessed value of the taxable property in the Project as
shown upon the assessment roll used in connection with the taxation of that
property by the taxing agency,last equalized prior to the effective date of the
ordinance approving and adopting this Plan,shall be allocated to and when
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Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
collected shall be paid to the respective taxing agencies as taxes by or for
the taxing agencies on all other property are paid (for the purpose of
allocating taxes levied by or for any taxing agency or agencies which did not
include the territory of the Project on the effective date of the ordinance
approving and adopting this Plan but to which that territory has been
annexed or otherwise included after that effective date,the assessment roll
of the County last equalized on the effective date of the ordinance approving
and adopting this Plan shall be used in determining the assessed valuation
of the taxable property in the Project on said effective date).
2) Except as provided in subsection (3) below,that portion of the levied taxes
each year in excess of that amount shall be allocated to and when collected
shall be paid into a special fund of the Agency to pay the principal of and
interest on bonds, loans, moneys advanced to, or indebtedness (whether
funded, refunded,assumed or otherwise)incurred by the Agency to finance
or refinance,in whole or in part,the Project and the redevelopment activities
described in this Plan. Unless and until the total assessed value of the
taxable property in the Project exceeds the total assessed value of the
taxable property in the Project as shown by the last equalized assessment
roll referred to in subsection (1)above, all of the taxes levied and collected
upon the taxable property in the Project shall be paid to the respective taxing
agencies. When the bonds, loans,advances and indebtedness,if any,and
interest thereon, have been paid,all moneys thereafter received from taxes
upon the taxable property in the Project shall be paid to the respective taxing
agencies as taxes on all other property are paid.
3) That portion of the taxes in excess of the amount identified in subsection(1)
above, which are attributable to a tax rate levied by a taxing agency for the
purpose of producing revenues in an amount sufficient to make annual
repayments of the principal of,and the interest on,any bonded indebtedness
approved by the voters of the taxing agency on or after January 1, 1989,for
the acquisition or improvement of real property shall be allocated to, and
when collected shall be paid into,the fund of that taxing agency.
4) The portion of tax revenues allocated to the Agency pursuant to subsection
(2)above may be irrevocably pledged by the Agency for the payment of the
principal and interest on the advance of moneys, or making of loans,or the
incurring of any indebtedness (whether funded, refunded, assumed, or
otherwise) by the Agency to finance or refinance the Project in whole or in
part.
The Agency is authorized to make such pledges as to specific advances,
loans and indebtedness as appropriate in carrying out the Project Taxes
shall be allocated and paid to the Agency consistent with the provisions of
this Plan only to pay the principal of and interest on loans,moneys advanced
to, or indebtedness (whether funded, refunded, assumed or otherwise)
incurred by the Agency to finance or refinance, in whole or in part, the
Project.
5) As provided for in Section 33333.2(a)(1)(A)of the CCRL, no loan, advance
or indebtedness to finance in whole or in part the Project and payable in
whole or in part from tax increment revenues pursuant to subsection (2)
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Redevelopment Agency of the Cit_y of*Redlands
North Redlands Revitaliz7ation Project
above shall be established or incurred by the Agency after a date twenty(20)
years from the date of adoption of the ordinance approving and adopting this
Plan. This limit shall not prevent the Agency 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 Section 33333.8 of
the CCRL. The loans, advances, or indebtedness may be repaid over a
period of time longer than this time limit as provided in this section, Except
as provided above, 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.
The limits set forth above shall not prevent the Agency 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 to repay indebtedness as set
forth in subsection(7)below,or as otherwise permitted by law.
6) Unless otherwise permitted by law, the time limitation established by
subsection(5)above may be extended only by amendment of this Plan after
the Agency finds, based on substantial evidence, that (1) significant blight
remains within the Revitalization Area, and (ii) this blight cannot be
eliminated without the establishment of additional debt. However, unless
otherwise permitted by law,this amended time limitation may not exceed 30
years from the effective date of the ordinance approving and adopting this
Plan except as necessary to comply with subsection (a) of CCRL Section
33333.8.
7) As provided for in CCRL Section 33333.2(a)(3), unless otherwise permitted
by law, the Agency shall not repay indebtedness with the proceeds of
property taxes received pursuant to CCRL Section 33670 after forty-five(45)
years from the date of adoption of the ordinance approving and adopting this
Plan. After the time limit established pursuant to this subsection, unless
otherwise permitted by law, the Agency may not receive property taxes
pursuant to Section 33670 of the CCRL pursuant to subsection (2) above.
This limit shall not prevent the Agency from receiving and using tax
increment funds in order to fulfill its housing obligation under CCRL Section
33333.8.
8) As provided for in CCRL Section 33334.1, the amount of bonded
indebtedness issued pursuant to CCRL Section 33640 et seq.,exclusive of
other Agency contractual obligations and other forms of indebtedness of the
Agency to be repaid in whole or in part from the allocation of taxes pursuant
to CCRL Section 33670, pursuant to subdivision 2) above, which can be
outstanding at any one time shall not exceed$1 00MM'in principal amount,
except by amendment of this Plan.
C. (Sec. 603) Other Loans and Grants
Any other loans, grants, guarantees or financial assistance from the United States or any
other public or private source will be utilized if available and appropriate in carrying out the
Project.
1A911q&1VPRP
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
VII. (Sec.700) ACTIONS SY THE CITY
The City shall aid and cooperate with the Agency in carrying out this Plan and shall each take all
actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the
recurrence or spread in the area of conditions causing blight. Actions by the City may include, but
not be limited to,the following:
a) Institution and completion of proceedings for opening,closing,vacating,widening,or
changing the grades of streets and other public rights-of-way, and for other
necessary modifications of the streets, the street layout, and other public
rights-of-way in the Revitalization Area. Such action by the City shall include the
requirements of abandonment and relocation by the public utility companies of their
operations in public rights-of-way as appropriate to carry out this Plan.
b) Institution and completion of proceedings necessary for changes and improvements
in publicly-owned public utilities within or affecting the Revitalization Area.
c) Revision of zoning within the Revitalization Area to permit the land uses and
development authorized by this Plan
d) Performance of the above,and of all other functions and services relating to public
health, safety, and physical development normally rendered in accordance with a
schedule which will permit the improvement of the Revitalization Area to be
commenced and carried to completion without unnecessary delays,
e) The undertaking and completing of any other proceedings necessary to implement
the Project.
Vill. (See.800) ADMINISTRATION,ENFORCEMENT,AND AMENDMENT OF THE PLAN
a) The administration and enforcement of this Plan or other documents implementing
this Plan shall be performed by the Agency or the City, as appropriate.
The provisions of this Plan or other documents entered into pursuant to this Plan
may also be enforced by court litigation instituted by either the Agency or the City.
Such remedies may include,but are not limited to,specific performance,damages,
re-entry,injunctions,or any other remedies appropriate to the purposes of this Plan.
b) This Plan may be amended by means established in the CCRL or by any other
procedure hereinafter established by law. Any amendment to the General Plan
affecting any portion of this Plan text and/or Map shall automatically amend this Plan
accordingly to conform thereto,
IX. (Sec. 900) EFFECTIVENESS OF THIS PLAN
Except for the nondiscrimination and nonsegregation provisions(which shall run in perpetuity),or
the obligation to repay any indebtedness as provided in Sections 601 through 603,and as provided
for in Section 33333.2(a)(2) of the CCRL, the effectiveness of this Plan shall be thirty(30) years
from the date of adoption of the Ordinance approving and adopting this Plan. Provisions in
documents providing for the payment or repayment of indebtedness may be made effective for the
longest time legally allowable,as provided for in Sections 33333.2(a)(1)(A),(B)and 33333.2(a)(3)of
the CCRL,for the purpose of repaying in full all loans,advances,and indebtedness of the Agency.
rw'd—cZ0C,it 1169 MA,%RQP 1*.fT Wde—lanwm plan W1 March 2008Docsocli268194t�21'.100079-0313
Redevelopment Agency of the City of Redlands
North Redlands Revitalization Project
After the time limits on the effectiveness of the Redevelopment Plan,and without limitation as to any
authority the City may have (including with regard to agreements entered into by and covenants
established for the benefit of the Agency),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
applicable CCRL Sections in which case the Agency shall retain its authority to implement
requirements under these Sections, 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.
5.
DOCSOC-#1268194-NRRP DfRfi Redtwk)pmat Plan 21 March 2008DocsOC11268194v2l2OOO79-0013
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NORTH REDLANDS REVITALIZATION
PROJECT, PROJECT AND PROGRAMS
,IST
REDEVELOPMENT AGENCY OF THE CITY OF REDLANDS
SUMMARY REDEVELOPMENT PROJECTS AND PROGRAM LIST FOR THE
REVITALIZATION PLAN FOR THE NORTH REDLANDS REVITALIZATION PROJECT
1. ESTIMATED HOUSING PROGRAMS
The Agency will use no less than twenty percent(20%)of gross tax increment received to increase,
preserve and improve the community's supply of low-and moderate-income housing.
11. ESTIMATED NON-HOUSING PROJECTS/PROGRAMS
A. INFRASTRUCTURE IMPROVEMENTS
- Street Improvements,including construction,widening,reconstruction and resurfacing
of all street categories(and the acquisition of Caltrans right-of-way property)
- Storm drain facilities and systems
- Parking facilities
- Extension of utilities and/or utilities undergrounding
- Water systems
Sanitary systems
Traffic signal controls, signals and transportation management strategies
Other Miscellaneous infrastructure projects
B. COMMUNITY FACILITIES PROGRAMS
- Public facilities improvements (fire, police, library, community center, conference
facilities, public theaters, banquet and/or reception halls, boxing facilities, swimming
pool(s), parks and recreational facilities (including softball, soccer, football facilities),
County and other permissible government facilities)
- Street lighting standards, landscaping, street trees and furniture and other various
pedestrian improvements and amenities
- Various curb, gutter, and sidewalk improvements(including all appurtenances)
- Other miscellaneous programs and improvements including development of new or
redevelopment of existing community parks
- Cooperation with local school districts, including the Redlands Unified School District,
for dual use of District facilities
C. COMMUNITY DEVELOPMENT PROGRAMS
- Commercial and industrial rehabilitation and expansion loan and/or grant fund, grants
or other hybrid programs.
- Land write-down "pool" and infrastructure construction assistance for residential,
commercial and industrial development.
- Relocation assistance(residential, commercial and industrial)
- Graffiti abatement
- Historic preservation
- Marketing/promotions
- Seismic retrofitting
Soil remediation
Code enforcement activities
Consultant services,economic development strategies,contract engineering,planning,
design and fiscal advisory services, and Agency administration costs
Other miscellaneous community development and improvement programs