HomeMy WebLinkAbout194 RDA_CCv0001.pdf RESOLUTION NO. 194
CI� RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE
Y OF REDLANDS ACCEPTING THE PRELIMINARY PLAN FOR
IROJECT AREA NO. 2 AND AUTHORIZING AND DIRECTING
TRANSMITTAL OF CERTAIN DOCUMENTS
WHEREASby Resolution No. +685 adopted on February 25, 1986, the
Planning Co ission of the City of Redlands selected and designated
the boundaries of Project Area No. 2 (the "Project Area") , approved a
Preliminary R'" elopment Plan therefore in the form submitted
herewith (the "Pre ary Plan") including a map of the Project Area
and submitted said Prel inary Plan to the Redevelopment Agency (the
"Agency") ; and
WHEREAS, in the event` a Redevelopment Plan is approved for the
Project Area, the 1986-871" Assessment roll shall be used as the base
year assessment roll for the purpose of allocation of taxes pursuant
to Section 33670 of the health and Safety Code.
NOW THEREFORE, THE RDEVELOPMENT AGENCY OF THE CITY OF REDLANDS
DOES HEREBY RESOLVE AS FOLLOWS:
1. The Preliminary Plan for Project Area No. 2, as formulated
and approved by the Planning Commission of the City of Redlands is
hereby accepted by the Agehcy,.
2 . The Agency designates the986-87 assessment roll as the roll
to be used for allocation of taxes. "',,
3 . The Executive Director of the Agency is hereby authorized and
directed to file the information required by California Health and
Safety Code Section Code 33326 and 3" 328 with the appropriate taxing
officials and the State Board of Equ 'lization.
PASSED, APPROVED AND ADOPTED thf
a
Chairman
ATTEST:
Secretary
tom-
r
REDLANDS HEBEWELOPHEH7
A(3EHcv
PRELIMINARY PLAN
For
REDEVELOPMENT PROJECT NO. 2
February 1986
PRELIMINARY PLAN
for the
REDLANDS REDEVELOPMENT PROJECT NO. 2
Prepared by
URBAN FUTURES, INC.
In Cooperation with the
REDLANDS REDEVELOPMENT AGENCY
February, 1986
TABLE OF CONTENTS
Page
I . INTRODUCTION 1
I1 . DESCRIPTION OF THE BOUNDARIES OF THE 2
PROJECT AREA
III . GENERAL STATEMENT OF PROPOSED LAND USES 2
IV. GENERAL STATEMENT OF PROPOSED LAYOUT OF 3
PRINCIPAL STREETS
V. GENERAL STATEMENT OF PROPOSED POPULATION 3
VI . GENERAL STATEMENT OF THE PROPOSED BUILDING 4
INTENSITIES
VIZ . GENERAL STATEMENT OF THE PROPOSED BUILDING 4
STANDARDS
VIZI . ATTAINMENT OF THE PURPOSES OF THE LAW 4
IX. CONFORMANCE TO THE GENERAL PLAN OF THE CITY 10
X. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT 10
PROJECT UPON THE RESIDENTS AND THE
SURROUNDING NEIGHBORHOODS
PRELIMINARY PLAN
FOR
PROPOSED REDLANDS REDEVELOPMENT PROJECT NO. 2
I . INTRODUCTION
The purpose of the Preliminary Plan is to provide direction for
the Redevelopment Agency of the City of Redlands in the
development of methods and procedures to satisfy the needs of
its residents and business people in the development of a
viable and active residential and commercial base in the area
proposed to be the Redlands Redevelopment Project No. 2 .
The basic goal of the Preliminary Plan is to assist in the
replanning or redesign of redevelopment areas which are
presently stagnant or improperly utilized because of defective
or inadequate street layout, faulty lot layout in relation to
size, shape, accessiblity or usefulness. In addition, the
purpose of the proposed Plan is to arrest the decline and decay
of blight throughout the Project Area through the restoration
and revitalization of existing uses and the development of new
uses.
The Preliminary Plan will outline the conditions deterring
growth and preventing the area from achieving its full
potential. It will explore the ways to protect and enhance the
environment and will focus on means to redevelop stagnating and
blighted areas in such a way to stimulate and attract private
employment opportunities and improve the tax base.
1
The Preliminary Plan is an initial framework document which
will be adjusted during the review and adoption process of the
Redevelopment Project. More detailed and specific studies are
to be initiated which will target more specific programs and
actions necessary to complete the upgrading process.
A Project Area is defined by the Community Redevelopment Law,
as a predominantly urbanized area of a community which is a
blighted area, the redevelopment of which is necessary to
effectuate the public purposes declared in this part, and which
is selected by the Planning Commission.
Ii . DESCRIPTION OF THE BOUNDARIES OF THE PROJECT AREA
The boundaries of the proposed Redlands Redevelopment Project
Area No. 2 are illustrated on the map attached hereto, labeled
as Exhibit wA* .
III . GENERAL STATEMENT OF PROPOSED LAND USES
As a basis for the redevelopment of the area proposed as the
Redlands Redevelopment Project Area No. 2, it is proposed that,
in general, the following uses be permitted:
A. Medium Density Residential
B . Neighborhood Commercial
C. General Commercial
2
IV. GENERAL STATEMENT OF PROPOSED LAYOUT OF PRINCIPAL STREETS
As a basis for the redevelopment of the proposed Project Area,
it is proposed that, in general, the layout of principal
streets and those that will be developed in the Project Area be
as shown on the Project Area Map and Redlands General Plan
Circulation Element .
Existing streets within the Project Area may be closed, widened
or otherwise modified, and additional streets may be created as
necessary for proper pedestrian and/or vehicular circulation.
V. GENERAL STATEMENT OF PROPOSED POPULATION
With the present General Plan Land Use designation of
residential density, there will be a permitted level of
dwelling unit density. Population density will vary depending
upon the residential land use designation and the number of
dwelling units per acre that are actually developed.
3
Vi . GENERAL STATEMENT OF THE PROPOSED BUILDING INTENSITIES
As a basis for the redevelopment of the Project Area it is
proposed that, in general, the building intensity be controlled
by limits on: ( 1) the percentage of ground area covered by
buildings ( land coverage) ; ( 2) the ratio of total floor area
for all stories of the buildings to areas of the building sites
( floor area ratio) ; ( 3) the size and location of the buildable
areas on building sites; and ( 4 ) the heights of buildings . The
land coverage, sizes and locaton of buildable areas should be
limited, as feasible, to provide adequate open space and
parking . The limits on building intensity shall be established
in accordance with the limits contained in the zoning ordinance
and General Plan of the City of Redlands.
VII . GENERAL STATEMENT OF THE PROPOSED BUILDING STANDARDS
It is proposed that, in general, the building standards should
conform to the building requirements of applicable State
statutes and local codes and ordinanaces.
VIII . ATTAINMENT OF THE PURPOSES OF THE LAW
The proposed redevelopment of the Project Area would attain the
purposes of the Community Redevelopment Law of the State of
California. The purpose of this section is to provide a
general description of the conditions within the proposed
Redevelopment Project Area No. 2 that are characteristic of
blight .
California Redevelopment Law defines "blight* as certain
conditions which cause 'a reduction of, or lack of proper
utilization of the areas to such an extent that it contitutes a
serious physical, social or economic burden on the community
4
which cannot reasonably be expected to be reversed or
alleviated by private enterprise acting alone. ' The law
establishes two broad categories for blight, one citing poor
physical environment as being conducive to social and health
problems, and the second describing a retarded economic
condition resulting largely from poor planning and inadequate
public improvements .
A blighted area is one which is characterized by one or more of
those conditions set forth in Sections 33031 or 33032 of the
Community Redevelopment Law, causing a reduction of , or lack
of, proper utilization of the area to such an extent that it
constitutes a serious physical, social, or economic burden on
the community which cannot reasonably be expected to be
reversed or alleviated by private enterprise acting alone.
A blighted area is characterized by the existence of buildings
and structures, used or intended to be used for living,
commercial, industrial, or other purposes, or any combination
of such uses, which are unfit or unsafe to occupy for such
purposes and are conducive to ill health, transmission of
disease, infant mortality, juvenile delinquency, and crime
because of any one or a combination of the following factors:
(a) Defective design and character of physical construction.
(b) Faulty interior arrangement and exterior spacing.
(c) High density of population and overcrowding
(d) Inadequate provision for ventilation, light, sanitation,
open spaces, and recreation facilities.
(e) Age, obsolescence, deterioration, dilapidation, mixed
character , or shifting of uses.
5
A blighted area is also characterized by properties which
suffer from economic dislocation, deterioration, or disuse
because of one or more of the following factors which cause a
reduction of , or lack of , proper utilization of the area to
such an extent that it constitutes a serious physical, social ,
or economic burden on the community which cannot reasonably be
expected to be reversed or alleviated by private enterprise
acting alone:
(a) The subdividing and sale of lots of irregular form and
shape and inadequate size for proper usefulness and
development .
(b) The laying out of lots in disregard of the contours and
other topography or physical characteristics of the
ground and surrounding conditions .
( c) The existence of inadequate public improvements, public
facilities, open spaces, and utilities which cannot be
remedied by private or governmental action without
redevelopment .
( d) A prevalence of depreciated values, impaired
investments, and social and economic maladjustment .
For many years the citizens and governmental officials of the
City of Redlands have been aware of the adverse conditions in
the commercial, and residential areas within the proposed
Project boundaries. The conditions in this area have
contributed to the physical deterioration of structures and
infrastructure, a lack of proper utilization of the area, a
decline in the economic viability of the area, impaired
investments, and social and economic maladjustment.
6
The following briefly describes those physical, economic and
social conditions within the proposed Project Area which
characterize blight as well as other conditions which generally
describe the nature of the Area.
Generally, the proposed Redevelopment Project Area No. 2 is one
which provides the viewer with the impression of a section of
the City which contains a number of older structures, mostly
residential and commercial in design and use, which are not
united into a cohesive cluster or rational pattern. Street
access to property is at times unorganized and unsafe. Many
streets are in need of upgrading and are basically void of
meaningful landscaping. The absence of adequate traffic
control in this area also contributes to vehicular/pedestrian
flow problems. The location, size and "design" of a number of
signs is, for the most part, aesthetically offensive . Vacant
buildings, stores and parcels, with adjacent unsightly utility
lines and poles add credibility to the area's need for
redevelopment .
Many of the parcels throughout the proposed Project Area
exhibit a complete or growing lack of economic productivity.
Many other properties exhibit structures that are deteriorated
or dilapidated and constitute a condition which is unsafe or
unfit for human occupancy. The age, obsolescence,
deterioration and dilapidation of structures and the economic
decline within the proposed Project Area are a serious physical
and economic liability requiring redevelopment.
The proposed Project Area is currently characterized by
economic blight caused by properties which suffer from the
subdividing and sale of lots or irregular form and shape and
inadequate size for proper use and the existence of inadequate
public facilites, improvements and utilities.
7
The proposed Project Area currently contains characteristics of
physical blight caused by buildings which are unfit or unsafe
to occupy because of overcrowding, age, obsolescence,
deterioration, dilapidation, mixed character and shifting
uses . These blighted conditions dominate and injuriously
affect the area such that the proposed Project Area is blighted
as a whole.
There is, generally, poor visual quality to much of the
proposed Project Area including:
1 . Inadequate landscaping, buffering and setbacks from
public rights-of-way and adjacent uses of land;
2 . Poorly maintained buildings;
3 . Dominant use of overhead utility lines and poles;
4 . Poorly maintained vacant lots;
5 . Rights-of-way lacking landscaping;
6 . Public improvements in need of extensive repairs;
7. Additions to main structures which are aesthetically
incompatible and detract from the atmosphere of the
general area;
8 . Lack of public facilities, e.g. , sidewalks which give
definition to the area.
8
In conclusion, based upon field surveys and discussions with
local Officials, the proposed Redevelopment Project Area No. 2
exhibits many of the characteristics of blight as defined by
the California Redevelopment Law as summarized below:
1. Deficient, deteriorated and dilapidated buildings;
2 . Inadequate street, parking and pedestrian conditions;
3 . Inadequate sewage disposal and distribution system;
4. Inadequate water supply and distribution system;
5 . Flooding, inadequate drainage and lack of flood control
facilities;
6 . Mixed and incompatible land uses;
7 . Irregularly shaped and inadequately sized parcels;
8 . Vacant and underutilized parcels;
Benefits will occur to the future inhabitants and property
owners within the proposed Project Area as well as to the
residents and taxpayers of the City at large if the proposed
Project Area is redeveloped. Redevelopment of the Project Area
would be attained through the following:
1 . The comprehensive planning, redesign, replanning,
development, reconstruction or rehabilitation of the
area would facilitate a higher and better utilization of
the lands within the proposed Project Area thereby
contributing to the public health, safety and welfare;
9
2 . Stimulating construction activity and increasing
employment in the commercial segments of the community;
3 . Assisting in the financing, reconstruction and/or
construction of curbs, gutters, sidewalks, streets ,
flood control improvements and other public facilities;
4 . The attraction of residential and commercial uses to
stagnant unproductive areas including the recycling of
land uses into viable productive uses consistent with
the City' s General Plan;
5 . Assisting in the development of residential and
commercial construction by financing such development in
the Project Area in such a way which will make the
development economically feasible.
Ix. CONFORMANCE TO THE GENERAL PLAN OF THE CITY
The Preliminary Plan conforms to the City of Redland' s General
Plan. The Preliminary Plan proposes a similar pattern of land
uses and includes all highways and public facilities indicated
by the General Plan.
X . GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT
UPON THE RESIDENTS AND THE SURROUNDING NEIGHBORHOODS
The impact of the Project upon residents of the Project Area
and surrounding neighborhoods will, in general, be minimal .
There may be impacts upon residents using the circulation
system within the area due to the projected public works
improvements . Agency activities in the Project Area may
include public works improvements.
10
The impacts upon residents and the surrounding neighborhoods
will in general, be in areas of traffic circulation, public
facilities and service, parking, environmental quality,
employment opportunities and economic development .
It is anticipated that direct Agency activity will occur only
when sufficient financial resources are available and such
action will produce effective and immediate redevelopment
results . Thus, the proposed Redevelopment Project is intended
to be phased with a limited scope of direct activity at any
given time. This subject will be discussed in depth by the
Redevelopment Agency in the Report to Council which will
accompany the proposed Redevelopment Plan for the Project Area.
11
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Exhibit "A"
STATE OF CALIFORNIA
COUNTY OF SAN BERNARDTNO)
CITY OF REDLAINIDS
I. Lorrie Poyzer, Secretary of the Redevelopment Agency of
the City of Redlands, California, hereby certify that the
attached is a full , true and correct copy of Resolution
No. 194 as presented and not adopted at a regular meeting of
the Redevelopment Agency of the City of Redlands held on the
4th day of March, 1986.
WITNESS my hand and official seal of the Redevelopment Agency
of the City of Redlands , California , this 14th day of
November, 1986.
Loirrie Poyer, Secretary
Redevelopment Agency of the
City of Pedlands, California