HomeMy WebLinkAbout401 RDA_CCv0001.pdf RESOLUTION NO. 401
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE
CITY OF REDLANDS APPROVING AND ADOPTING THE FISCAL YEAR
2005-2009 FIVE-YEAR REDEVELOPMENT IMPLEMENTATION PLAN
AND TEN-YEAR HOUSING COMPLIANCE PLAN FOR THE
REDLANDS REDEVELOPMENT PROJECT
WHEREAS, California Health and Safety Code Subsection 33490(x)(1) provides that on
or before December 31, 1994, and each five years thereafter, each redevelopment agency that
has adopted a redevelopment plan prior to December 31, 1993, shall adopt, after a public
hearing, an implementation plan that shall contain the specific goals and objectives of the
agency for the project area, the specific programs, including potential projects, and estimated
expenditures proposed to be made during the next five years, and an explanation of how the
goals and objectives, programs, and expenditures will eliminate blight within the project area,
and how the requirements of California Health and Safety Code Sections 33334.2, 33334.4,
33334.6, and 33413 will be implemented; and
WHEREAS, the Redevelopment Plan (the "Redevelopment Plan") for the Redlands
Redevelopment Project (the "Project") was adopted on September 26, 1972, pursuant to
Ordinance No. 1500 of the Redlands City Council (the "City Council'); and
WHEREAS, the Redevelopment Plan for the Project was subsequently amended in
1976, 1996, 2000 and 2003, pursuant to City Council Ordinance Nos. 1575, 2336, 2464 and
2556, respectively; and
WHEREAS, the Redevelopment Agency of the City of Redlands (the "Agency") did
prepare a draft document entitled "Five-Year Redevelopment Implementation Plan and Ten-
Year Housing Compliance Plan" (the "Implementation Plan"); and
WHEREAS, California Health and Safety Code Subsection 33490(d) provides that
notice of the public hearing on the Implementation Plan shall be published pursuant to Section
6063 of the Government Code and posted in at least four permanent places within the Project
Area for a period of three weeks, and that publication and posting shall be completed not less
than ten days prior to the date set for hearing; and
WHEREAS, the Agency did cause to be published a notice of public hearing on July 7,
2006, July 14, 2006, and July 21, 2006, regarding the Implementation Plan, and did past a copy
of said notice of public hearing in four places in the Project Area; and
WHEREAS, on August 1, 2006, the Agency conducted and concluded the above-
referenced duly noticed public hearing; and
WHEREAS, adoption of the Implementation Plan does not constitute an approval of any
specific program, project or expenditure and does not constitute a project within the meaning of
Section 21000 of the Public Resources Code requiring environmental documentation pursuant
to Section 33490 of the Health & Safety Code, and is also considered to be statutorily exempt
under Section 15262 of the California Environmental Quality Act Guidelines; and
WHEREAS, the Implementation Plan contains all sections and subject matter required
by California Health and Safety Code Section 33490.
NOW, THEREFORE, the Redevelopment Agency of the City of Redlands hereby
resolves as follows:
SECTION 1. Pursuant to California Health and Safety Code Section 33490, the Agency
hereby adopts that document entitled "Five-Year Redevelopment Implementation Plan and Ten-
Year Housing Compliance Plan," a true and correct copy of which is attached hereto and
marked Exhibit "A" and incorporated herein by this reference as the Implementation Plan for the
Project area.
SECTION 2. The Secretary of the Agency shall certify to the adoption of this resolution.
PASSED, APPROVED AND ADOPTED on this 1s' day of August, 2006.
/�la�WILII
Jp(i Harrison, Chairperson
Attest:
Lome Rbyzer, Agency cr ta ry
- 2 -
1, Lorrie Poyzer, Secretary of the Redevelopment Agency of the City of Redlands,
hereby certify that the foregoing resolution was duly adopted by the Redevelopment
Agency at a regular meeting thereof held on the 1 st day of August, 2006, by the
following vote:
AYES: Members Gilbreath, Gallagher, Aguilar; Chairperson Harrison
NOES: None
ABSENT: Member Gil
ABSTAIN: None
Lorrie P, Secr
Redevelopment Agenic /
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August 2, 2006
Adopted: August 1, 2006
Resolution No, 401
Five-Year Implementation
Plan and Ten-Year Housing
Compliance Plan
RFDFVFI-,OP,%AFNT AGENCY OF THE CITY OF RFDLANDS
GQ_
Cl 32 "S
REDEVELOPMENT AGENCY BOARD OF
DIRECTORS
Jon Harrison. Chairperson
Pat Gilbreath, Vice Chairperson
Gilbert Gil, Board Member
Mike Gallagher, Board Member
Pete Aguilar, Board Member
REDEVELOPMENT AGENCY STAFF
John Davidson, Executive Director
Don Gee. Redevelopment Director
Barbara DeMayo, Redevelopment Project Manager
Corrie Poyzer, Agency Secretary
Mike Reynolds, Agency Treasurer
Daniel J. McHugh, Agency Attorney
Tina Kundig, Finance Director
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TABLE OF urmuwu-u- n��u ����/ � nm-/� u ^� �
Preface.......................................................................................I
1.0 Introduction.....................................................................3
I.l Intent nfthe Implementation Plan...-- ......... ......8
1.2 ImplementationPlau Requirements--------.4
1.3 Public Participation inthe Implementation Plan
Process..................................................— ......___..._7
2.0 Project Area B ,...,...................~,,..^~..~...,~.^.~9
2.1 Blighting Conditions.............. ...... ....... ...................S
2.2 Current Conditions....... .......—........ -- ...........
..Il
2.3 Goals and Objectives.... ... ............ ............. .....—I3
2.4 Agency Activities......................... ......-- ........ .....l5
3.0 Five-Year Implementation Plan Program........,......19
3.1 Economic and Community Development ..... — ... .2O
3�2 Capital Improvements---------------24
3.3 Development Project Review..... ------- .......27
3.4 Program Changes...— .... ...... -----.................2B
3.5 Fundinc, Sources .... ........................................ ......28
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4.0 Housing Production Program....................................31
4] Housing Production Requirements..........................32
4.2 Past and Projected Housing Production..................38
4.8 Housing Goals and Objectives--.--------38
4.4 Projected Housing Needs.........................................39
4.5 Housing Production Plan.........................................40
4.8 Housing Sat-Aside —......... .... .... ......42
47 Relationship to Housing Element and Regional
HousingNeeds-------------------48
4.8 Agency Monitoring Process....... ----- .............4A
4.9 Demographics. ..... ......... ............ -----'5O
Redevelopment Implementation Plan,Housing Compliance Plan
5.0 Administration of the Implementation Plan...........51
5.1 Plan Review ............. ......_....... ..._......_..._............51
5.2 Plan Amendment................. ...... ....... ....__....51
5.3 Financial Commitments Subject to Available
Funds................................................. ....... ..............52
5.4 Redevelopment Plan Controls .................................52
LIST OF TABLES
1 Blighting Characteristics in the Project Area
Matrix.......................................... ......... ....... ........12
2. Goals Achievement/Blight Elimination Matrix .........26
3. Cash Flow Summary ...._............ ..............................30
4. Housing Activity Production 2000-2005.....................36
5 Replacement Housing Obligations 2005-2010 ....__.37
6. Projected City-Wide Housing Needs ........
7. Affordable Housing Production Needs 2005-2015 .....40
8, Projected Low and Moderate Income Housing
Fund Deposits.................... ........... ......45
LIST OF FIGURES
1. Project Area Map.......... ......... ........ 8
GQC
PREFACE
This Five-Year Implementation Plan (this "Implementation
Plan") was prepared by the Redevelopment Agency of the City
of Redlands (the "Agency") pursuant to Section 33490 et seq. of
California Community Redevelopment Law (Health and Safety
Code Section 33000 et seq.; the "CRU).
This Implementation Plan identifies potential Agency-related
redevelopment programs and projects, and housing activities
targeting low- and moderate-income households, for the
Redlands Redevelopment Project (the "Project'." or the "Project
Area," as appropriate) during the five-year period beginning in
fiscal year 2005/06, and ending in fiscal year 2009/10.
The Agency's initial implementation plan, Fit�e-Year
In?,plementation Plant, 1995-1999, was adopted on September 5,
1995, and updated on July 24, 2000, with the adoption of Fit,,e-
Year Implementation Plan, 1999-2004. This Implementation
Plan previously
-adopted dates the two -adopted plans,
p I
This Implementation Plan is generally intended as a policy
statement rather than a specific course of action. It identifies
priorities for potential programs and projects, and
demonstrates how such programs and projects will address
essential near-term revitalization objectives for the Project
Area. This Implementation Plan is not intended to restrict the
Agency to the programs and projects identified herein, since
conditions, values, expectations, resources, and the needs of the
community may change during the term of this
Implementation Plan.
It is important to emphasize that the Agency is a mature
agency with many years of experience in implementing a broad
range of redevelopment activities and programs. The
preparation and adoption of an updated Implementation Plan
does not mean that the Agency must undertake as sudden
change in direction, set new goals, or discontinue on-going
GQC
Redevelopment Agency of the City of Redlands
activities and programs. Accordingly, the emphasis of this
Implementation Plan is on maintaining a continuity of actions
and consistency with established policies while remaining
cognizant of potential activities that may arise or become
feasible during the five-year term of this Implementation Plan.
This Implementation Plan is presented in the following five
sections:
Section 1 - Introduction: Provides an overview of the CRL's
provisions governing the development of this
Implementation Plan. This section also describes the
overall intent of the Plan.
Section 2 - Project Area Background: Introduces and
describes generally the Project Area, including a description
of the Project's location, goals, original and remaining
blighting conditions, and Agency activities accomplished to
date.
Section 3 - Five-Year Program: Provides a description of
proposed Agency activities, programs, and public
improvement projects in the Project Area during the term of
this Implementation Plan.
Section 4 - Housing Compliance Program: Provides a
summary of issues relative to providing low and moderate
income housing. Includes descriptions of past housing
production activities, current housing needs, housing
programs aimed at meeting these needs, and five- and ten-
year housing production plans. Total housing production
over the remaining lifetime of the Redevelopment Plan is
also estimated.
Section 5 - Administration of the Implementation Plan:
Describes the Implementation Plan review process,
including periodic reviews and public hearings. Also
includes description of annual financial commitments that
will fund the Agency's activities.
2 CIQC
1 .0 INTRODUCTION
The City of Redlands has had an active redevelopment program
since the Project was adopted in 197 2. The Project was
established as a means of addressing conditions of blight that
were affecting residential, commercial and public property in
the City's downtown core and surrounding areas.
The CRI, authorizes the Agency to undertake a wide variety of
redevelopment activities in order to accomplish the goals of the
Project, which include the funding of public improvements,
encouraging commercial investment, and assisting in the
development of affordable housing.
Current and potential programs and projects in the Project
Area described herein represent a continuation of the Agency's
redevelopment goals and objectives aimed at revitalizing the
Project Area. Given the Agency*s past compliance with the
CRL, the requirements outlined in CRL Section 33490 are not
expected to have a significant impact on the continued
implementation of the Project.
1.1 INTENT OF THE IMPLEMENTATION PLAN
On October 6, 1993, Assembly Bill 1290 E"AB 1290") was
signed into law by then-governor Wilson. Entitled, the
"California Community Redevelopment Law Reform Act of
1993," AB 1290 enacted several changes to the CRL,
including the introduction of Section 33490.1 Section 33490
provides, in part, that an implementation plan shall contain
the specific goals and objectives of the agency for the project
area, the specific programs, including potential projects,
and estimated expenditures proposed to be made during the
ensuing five-year period, and an explanation of how the
AB 1290 Nos subsequent1v amendcdlin 1994 by Semite Bill 732,
G113
Redevelopment Agency of the City of Redlands
goals, objectives, programs and expenditures will eliminate
conditions of'blight within the project area and implement
the requirements of the housing provisions of the CRL.
Pursuant to CRL Section 33490, this Implementation Plan
provides both a short-range strategy for meeting locally-
identified and State-mandated redevelopment objectives
and information necessary to measure the Agency's
performance in meeting those objectives.
1.2 IMPLEMENTATION PLAN REQUIREMENTS (CRL
SECTION 33490)
CRL Section 33490 requires redevelopment agencies to
produce implementation plans every five years starting in
1994. In accordance with this section, the implementation
plan must contain the following:
• Specific goals and objectives for the ensuing five-year
period.
• Specific programs and potential projects, and estimated
expenditures planned for the ensuing five-year period.
• Explanations of how the plan's goals, objectives,
programs, and expenditures will eliminate blight.
• An explanation of how the goals, objectives. and
expenditures will implement the CRL's affordable
housing requirements,
• An explanation of how the Low and Moderate Income
Housing Fund will be used annually over the term of
the implementation plan, along with the amounts now
available in the Low and Moderate Income Housing
fund, and projected deposits thereto. Also included
shall be estimates of the number of units to be assisted
in each of the five years.
• An estimate of the number of units to be provided over
the next five (5) and ten (10) years to meet the Agency's
15% inclusionary housing requirements, if applicable.
• An estimate of the number of units to be provided
through the end of the Plan's effectiveness to meet the
Agency's inclusionary housing requirements. if
applicable.
• The number of qualifying very low, low., and moderate
income units that have been produced in the project
area, and the number of additional units that will be
required to meet the inclusionary housing requirements.
Redevelopment Implementation PlanlHousing Compliance Plan
• The number of units that will be developed by the
Agency, if any, including the number of units that will
be available for ver-
y low, low and moderate income
households.
• If a planned project will result in destruction of existing
affordable housing, an identification of proposed
locations for the replacement housing the agency will be
required to produce (Health and Safety Code Section
33413).
• The project area affordable housing production plan
required by Health and Safety Code Section 33413(b)
(4).
1.2.1 INCLUSIONARY HOUSING PRODUCTION PLAN
(CRL SECTION 33413)
Under current law, agencies that administer redevelopment
project areas or portions of project areas established on or
after January 1, 1976, have an obligation to ensure that
specified percentages of new or substantially rehabilitated
housing are available at affordable cost to very-low, low and
moderate income households. In addition, under Section
33413 of the CRL, 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, the agency is required to
replace those units with an equal number of replacement
dwelling units within four years of displacement. The
replacement, dwelling units must have an equal or greater
number of bedrooms as those units destroyed or removed
units, and all must be affordable to very low., low, or
moderate income households.
In the event that suitable land for residential development
cannot be found within a project area, then the CRL
permits an agency to count units that are made available at
affordable housing cost outside a project area toward the
agency's project area housing production requirement, on a
two-for-one basis: that is, two affordable units created
outside a project area will count the same toward the
inclusionary obligation as one unit created inside the
project area. State government has declared that the
provision of affordable housing outside of redevelopment
project areas can be of direct benefit to those projects in
helping to accomplish project objectives regarding
affordable housing,
GIC
5
Redevelopment Agency of the City of Redlands
1.2.2 USE OF LOW AND MODERATE INCOME
HOUSING FUND (CRL SECTION 33334)
Section 33334 of the CRL addresses a number of financial
issues as they apply to affordable housing. These issues are
applicable to implementation plans due to the detailed
character of the plan, and the strong emphasis placed on
providing housing opportunities within the community.
Sub-sections of particular importance in regards to the
implementation plan include:
• §33334.2: Agency obligation to use 20% of tax
increment revenue to increase, improve and preserve
the community's supply of low and moderate income
housing.
• §33334.4. Specifies that housing assistance for very low
and low income households generally must be in the
same proportion as needs for elderly housing, and for
very low and low income housing in the community.
• §33334.6. States that the provision of housing is a
fundamental purpose of the CRL, and that the provision
of affordable housing outside a redevelopment project
area is still of benefit to the project area. Also sets forth
various requirements for the management of the I,ow-
and Moderate-Income Housing Fund.
CRI, Sections 33334.10 and 33334.12 deal with the issue of
excess surplus in the Low and Moderate Income Housing
Fund ('-'Housing Fund"), and the plans for its use. While
such a plan need not be included in an implementation plan
pursuant to Section 33490, the housing production program
should also address excess surplus as a practical matter.
Under current law, an agency that has accumulated an
"excess surplus" in its Housing Fund must expend such
surplus within three years or disburse such surplus to the
county housing authority or another public agency
exercising housing development powers within the agency's
territorial jurisdiction. The housing authority or other
public entity is then directed to use the transferred surplus
within three years of the date of transfer to improve and
increase the supply of affordable low and moderate income
housing in the community in which the agency operates.
An agency has an excess surplus when the unexpended and
unencumbered amount in the agency's Housing Fund
exceeds the greater of $1,000,000 or the total amount
deposited in the agency's housing Fund during the
preceding four years. The intent of the excess surplus
provisions is to encourage agencies to make timely
expenditures of any excess surplus, as well as addressing
2 GQC
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Redevelopment Implementation Rlanl'Housing Compliance Plan
the widespread perception that, collectively, redevelopment
agencies are not spending their Housing Fund monies
quickly enough.
1.3 PUBLIC PARTICIPATION IN THE
IMPLEMENTATION PLAN PROCESS
Pursuant to CRL Section 33490, the adoption of an
implementation plan must be preceded by a duly noticed
public hearing. Notice of the public hearing must be posted
in at least four (4) permanent locations in the affected
project area for a minimum period of three (3) weeks. In
addition, the notice must be published in a newspaper of
general circulation serving the affected project area once a
week for three (3) successive weeks, and mailed at least
three (3) weeks in advance to all persons and agencies who
requested such notice. Posting, publication and mailing
must be completed at least ten (10) days prior to the public
hearing,
The Agency has scheduled a public hearing for this
Implementation Plan on August 1, 2006. Notices of the
public hearing were published in the Redlands Dally Facts
on July 7, 2006, July 14, 2006, and July 21, 2006,1and
posted in the following locations:
1. Office of the City Clerk of the City of Redlands, 35 Cajon
Street, Redlands, California 92373
2. A.K. Smiley Public Library, 125 W. Vine Street',
Redlands', California 92373
3. Redlands Fire Department, Fire Station 261, 525 E.
Citrus Avenue, Redlands, California 92373
4. Redlands Police Department, Community Policing
Station — Downtown, 406 N. Orange Street, Redlands,
California 92373
In addition, CRL Section 33490 (c) states that between two
and three years after adoption of an implementation plan,
an agency must conduct a public hearing to review the
redevelopment plan and implementation plan. The purpose
of this mid-term review is to assess the extent to which an
agency's actual activities conform to the activities described
in the current implementation plan. The Agency's mid-
term review of this Implementation Plan will be due
between 2007 and 2008.
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1 7
Redevelopment Agency of the City of Redlands
FIGURE 1
PROJECT AREA MAP
T! 1?
EXISTING PROJECT AREA
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Y.
2.0 PROJECT AREA BACKGROUND
The Project was adopted on September 26, 1972, by Ordinance
No. 1500 of the Redlands City Council, and was subsequently
amended in 1976, 1996, 2000 and 2003, by Ordinance Nos.
1575, 2336, 2464 and 2556, respectively.
The Project Area encompasses approximately 860 acres and is
generally located in the central portion of the City, including
the historic downtown district and surrounding residential,
commercial and industrial neighborhoods. The Project Area
extends westerly from the downtown area to Alabama Street,
south of the Interstate 10 Freeway (1-10) to Vine and Pine
Streets, north of 1-10 near the I-10/State Route 30 (SR-30)
interchange to Lugonia Avenue on sides of SR-30, and along
the south side of Colton Avenue.
The downtown business district encompasses the southeastern
portion of the Project Area. Retail is the largest component of
the district, concentrated along State Street. The City's civic
center, including City Hall and public library, other office
professional uses, the historically significant Santa Fe Depot
and adjacent citrus packing houses, and many more turn-of-
the-century buildings, are also located therein,
The Project was established with the intent of revitalizing the
City's downtown core and surrounding residential and
industrial neighborhoods by eliminating conditions of blight
and their influences, encouraging reinvestment by property
owners, and inviting new investment from, outside sources.
2.1 BLIGHTING CONDITIONS
The primary blighting influences in the Project Area at the
time of adoption, can be summarized as follows:
2
Redevelopment Agenqv of the City of Redlands
• Old, deteriorating, and obsolete structures, defective
design and character of physical construction, mixed
character and, shifting of uses
• Faulty exterior spacing
• Depreciated values, impaired investment, and social
and economic maladjustment
• Parcels of irregular size and/or shaped.
• Inadequate public improvements
• Inadequate provision for open space and recreational
facilities
Throughout the Project Area, conditions of' building
deterioration and the effects of building age and deferred
maintenance were prevalent. The prevalence of older
buildings suffering from inadequate maintenance had
contributed to a widespread incidence of building
obsolescence. Generally, the obsolete units were older,
underdeveloped, had insufficient parking, and had outdated
signage and facades. These conditions of obsolescence were
exacerbated by a pattern of piecemeal development
evidenced by numerous free-standing structures that have
no architectural unity and typically served by on-street
parking or parking areas hidden behind individual
buildings.
Building deterioration and obsolescence lead to depreciated
property values and impaired investments. Per parcel land
values for Project Area properties were substantially lower
than city-wide averages for similar land uses.
In many cases, multiple land uses occupied a single parcel
of land. The result of this mixed character and shifting of
uses was that areas of the Project Area were affected by
circulation problems, incompatibilities among adjacent land
uses, circulation and traffic safety problems, noise
problems, and inadequate on-site parking, all of which,
together with the large number of small and inadequately
sized parcels, created a disincentive for private investment
on individual parcels.
Faulty exterior spacing in the Project Area resulted from
poor site planning, inadequate or inefficient on-site
parking, faulty design of ingress and egress patterns, and a
variety of interior circulation problems. Conditions of
faulty exterior spacing were worsened by the large number
of small or inadequately shaped lots, and by dispersed
property ownership patterns.
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Redevelopment Implen7entation Plan1housing Compliance Plan
Irregular parcel shapes and small parcels were also
prevalent in the Project Area. A large percentage of Project
Area properties along commercial corridors were less than
25 feet in width and less than 100 feet in depth. There was
also a prevalence of landlocked parcels and flag lots. Such
conditions contributed to hindered development or
redevelopment opportunities because parcel assembly
proved to be extremely difficult or impossible for the private
sector acting alone, even though the need for such activity
was visibly evident.
Although most of the conditions of blight in the Project Area
were located on privately-owned property, there were also
numerous public facility deficiencies affecting the Project
Area. A wide variety of water, sewer, drainage, and street
improvements needs had been identified for the Project
Area.
2.2 CURRENT CONDITIONS
Although the Agency has made substantial progress in
addressing blighting conditions in the Project Area through
the programs, projects and activities it has implemented,
conditions of blight continue to hinder the full development
of the Project Area. Key blighting conditions include:
n
• Physical Conditions
- Unsafe buildings
- Obsolescence
- Lack of parking
- Incompatible land uses
- Irregularly shaped parcels
- Inadequately sized parcels
• Economic Conditions
- Depreciated or stagnant property values
- Economically obsolete buildings/lots
- Inadequate public improvements
- Abnormally high business vacancies
- Abnormally low lease rates
The matrix in Table 1, below, sumirnarizes the Current
conditions of blight in the Project Area. (The evaluation is
based upon the CRL's blight definitions in place at the time
n
the Project was originally adopted in 1972.)
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!11CJ
Redevelopment Agency of the City of Redlands
Table 1
Implementation Plan—Redlands Redevelopment Project
MATRIX OF BLIGHTING CHARACTERISTICS IN THE PROJECT AREA
Characteristic of Blightr
Defective design and character of physical Yes Minor
construction
Faulty interior arrangement and exterior spacing Yes Minor
High density of population and overcrowding Yes Minor
Inadequate provision for ventilation, light, No N/A
sanitation, open spaces, and recreation
facilities
Age, obsolescence, deterioration,dilapidation, Yes Extensive
mixed character, or shifting of uses
An economic dislocation,deterioration,or Yes Moderate
disuse, resulting from faulty planning
The subdividing and sale of lots of irregular form Yes Moderate
and shape and inadequate size for proper to
usefulness and development Extensive
The laying out of lots in disregard of the Yes Moderate
contours and other physical characteristics
of the ground and surrounding conditions
The existence of inadequate streets, open Yes Extensive
spaces, and utilities
The existence of lots or other areas which are No N/A
subject to being submerged by water
A blighted area is characterized by a prevalence Yes Extensive
of depreciated values, impaired investments,
and social and economic maladjustment to
such an extent that the capacity to pay taxes
is reduced and tax receipts are inadequate
for the cost of public services rendered
In some parts of the blighted area, a growing or Yes Extensive
total lack of proper utilization of areas,
resulting in a stagnant and unproductive
condition of land potentially useful and
valuable for contributing to the public health,
safety, and welfare
In other parts of the blighted area, a loss of Yes Extensive
population and reduction of proper utilization
of the area, resulting in its further
deterioration and added costs to the
taxpayer for the creation of new public
facilities and services elsewhere
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Redevelopment Implementation Plan/Housing Compliance Plan
2.3 GOALS AMC? OBJECTIVES
The goals and objectives of the Redevelopment Plan
provides for the revitalization of the City's historic
downtown core and, in so doing, the alleviation of a number
of blighting conditions. The components of this
comprehensive revitalization strategy include: establishing
an identity for downtown Redlands supporting retail and
commercial development; maintaining pedestrian oriented
streetscaping, developing an entertainment complex, and
promoting the nationally designated Burlington Northern
Santa Fe (BNSF) Depot historic district. Continued
emphasis on these factors will invigorate the downtown by
bringing people to the area to live, work, shop, entertain,
and spend time in a pleasant environment which truly
reflects Redlands' identity and sense of community. The
goals and policies of the Agency, as identified in the
Agency's prior Implementation Plan`' and applicable to this
Implementation Plan as well, are as follows:
Goal #1. Provide a high-quality pedestrian oriented
development character consistent with the Downtown area.
• Objective 1.1 Encourage high-quality office, retail,
entertainment and other related commercial uses.
• Objective 1.2 Promote land uses that create local
employment opportunities for Redlands residents,
stimulate local economic development and reduce the
need for local residents to commute to jobs outside the
City.
• Objective 1.3 Implement development standards and
design guidelines that require new development projects
to be consistent with the traditional pattern of
downtown development. Buildings are to be located at
or near the front property line, with parking to the rear
or side screened from public view.
• Obiective 1.4 Discourage freeway-oriented land uses,
drive-through uses, and other activities that generate
high traffic volume.
• Objective 1.5 Encourage the use of public
transportation and emphasize pedestrian circulation
throughout the downtown area.
Goal #2. Provide opportunities for the expansion and
development of small businesses that provide local services.
2 City of Redlan(:ls Redevelopment Agency, Implementabion Plan--200_0July 24,2000,
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Redellelopment Agency of the C4 of Redlands
• Objective 2.1 Create a Service Commercial Area that
encourages the development of vacant land and under-
used properties for business development.
• Objective 2.2 Adopt development standards and design
Z!)
guidelines to insure high-quality projects that are
compatible with neighboring residential and commercial
uses.
• Objective 2.3 Prohibit large-scale manufacturing and
assembly, warehousing-storage complexes, large-scale
service yards and other land uses that generate
significant noise, odor or truck traffic. Locate these
activities elsewhere in the City, outside the downtown
area. The City and Redevelopment Agency shall work
with existing businesses to locate suitable sites for
expansion and relocation of these activities.
Goal #3. Provide public improvements for traffic
circulation, flood control, utility services and aesthetic
amenities that will attract new private investment and
economic development.
• Objective 3.1 Improve collector and local streets as new
development occurs.
• Objective 3.2 Place emphasis on excellence in
streetscape design. Provide high-quality sidewalks,
street trees, pedestrian lighting and directional signage.
• Objective 3.3 (none)
• Objective 3.4 Complete the BNSF Trail shoppers lane.
• Objective 3.5 Complete pedestrian alley improvements
in the 500 block of Orange Street.
Zn
• Objective 3.6 Build a linear park along the Mission
Zn
Zanja from Church Street to Ninth Street.
• Objective 3.7 Develop a public parking structure and
pedestrian plaza in the BNSF Depot District.
• Objective 3.8 Develop the BNSF right-of-way as a
pedestrian trail and bike path if the railroad vacates the
property or if an easement can be obtained for trail
purposes.
• Objective 3.9 Make recommended infrastructure
improvements to storm drainage, sanitary sewers and
utilities throughout the redevelopment plan area.
• Objective 3.10 Expand the capacity of the Zanja storm
drain by adding a new structure along the abandoned
Southern Pacific railroad alignment.
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Redevelopment Implementation PlanlHousing Compliance Plan
Objective 3.11 Install sidewalk, curb, gutter, drainage,
handicap facilities and landscape improvements along
Redlands Boulevard and related side streets within the
downtown area.
Goal #4. Preserve historic buildings and sites.
• Objective 4.1 Emphasize rehabilitation and adaptive
reuse of historic buildings and contributing buildings to
the Santa Fe Depot District, developing new activities
that contribute to downtown economic vitality.
• Objective 4.2 Encourage adaptive reuse and
rehabilitation of historic houses in the High Avenue
area.
• Objective 4.3 Encourage the preservation of other
significant historic resources that exist throughout the
plan area and have viable uses.
Goal #5. Improve the accessibility,, traffic flow, and
parking availability within commercial areas.
2.3.1 AGENCY FIVE-YEAR GOALS AND OBJECTIVES
The Agency's overriding goals and objectives for the Project
Area continue to be the elimination or alleviation of
blighting conditions through the provision of needed public
improvements, assistance for the development and
rehabilitation of existing properties, the provision of low-
and moderate-income housing opportunities, and other
activities authorized by the CRL. In achieving its goals and
objectives, the Agency intends to mitigate the effects of
faulty design, deterioration and the lack of inadequate lot
sizes and amenities that still exist in the Project Area. In
eliminating these blighting conditions., the Agency will
facilitate development as contemplated in the Redlands
General Plan.
2.4 AGENCY ACTIVITIES
As described in Section 2.1 of this Implementation Plan,
above, at the time the Project was originally adopted in
1972, there were detrimental physical, social and economic
conditions that were negatively impacting the Project Area.
Since then, the Agency has used the powers and authorities
of redevelopment to alleviate those conditions by
undertaking a comprehensive program of public
improvements and by providing a variety of development
GQC
Redevelopment Agency of the City of Redlands
incentives intended to stimulate new development and
rehabilitation activities in the Project Area.
Since the adoption of the 2000-2005 Implementation Plan,
the Agency has been actively pursuing a number of
community and economic development, and affordable
housing projects:
1. The Third Amendment to the Redevelopment Plan for
the Project was approved on August 19, 2000. The
Amendment re-established. to the Agency's eminent
domain authority on non-residential property, updated
the Land Use section of the Plan to reflect changes to
the City's General Plan, Specific Plan and zoning
designations, and prepared a Program Environmental
Impact Report for the Project.
9 The Fourth Amendment to the Redevelopment Plan for
the Project was approved on October 71, 2003. The
Amendment expanded the Agency's eminent domain
authority to include residential properties, and
established a Project Area Committee to generally
advise the Agency on redevelopment issues and policies.
3. The Agency issued a new Tax Allocation Bond in the
amount of$17,000,000 to finance future redevelopment
activities in the Project Area.
4. Redlands Boulevard Street Improvement Project:
Completed in December 2000, at a cost of$51,094.
5. Parking Structure Project planning study to identify
n
potential sites for a parking structure to serve the City's
"Core Block" area, which is located in the Project Area.
6. Hotel, Restaurant and Entertainment Development:
The Agency acquired a site on the south side of Stuart
Street at Third Street for $264,500 in 2003.
Improvements on Stuart Street were completed in 2003
at a cost of$9,400. The Agency also provided assistance
in the amount of $57,000 to locate a restaurant at the
corner of Orange Street and State Street.
7. Transit Center: The bus stop area along Redlands
Boulevard, between Orange Street and Third Street,
was improved with median island fencing and
landscaping improvements. The intersection of Third
Street and Redlands Boulevard was improved with a
traffic signal, enhanced paving, pedestrian crossing and
handicap ramps. The project was completed in 2001,
and funded by Omnitrans with assistance from the
Agency.
CSC
14
Redevelopment Implementation PlanlHousing Compliance Ran
8. Pedestrian Enhancement Project: In conjunction with
the Core Block study, and in order to implement the
project, staff met with SAT'BAG and BSNF to discuss
the possible elimination or reduction of a portion of the
railroad tracks through the Core Block area.
9. Justice Center: A study was completed to identify
potential sites within the Project Area for the Center.
10. Great Neighborhoods Program: This program provides
low- and moderate-income homeowners with financial
assistance for use towards home maintenance and
repairs such as building and or Health and Safety Code
violations, exterior painting, roof repair, fumigation,
landscaping and fencing. Since Fiscal Year 1996-97, the
program has committed nearly $1.6 million towards the
rehabilitation of 247 sin-ale-family homes, for an
approximate investment of$6,300 per unit. During the
period between Fiscal Years 2000-01 to 2005-061, the
Agency committed $756,000 for improvements to 81
single-family homes, for an approximate investment of
$9,300 per unit.
11. Developer Assistance Program: This program assists
private sector non-profit and for-profit affordable
housing developers to build new affordable housing
opportunities both inside and outside the Project Area
in return for long-term affordable housing covenants.
Since 1995, the program has committed approximately
$3.3 million towards the development of 171 units, for
an approximate investment of X19,300 per unit. From
1999 to 2004, the Agency committed $8871,000 for the
construction of 27 affordable units, for an approximate
investment of $32,850 per unit. Pending applications
include: 6 units for Habitat for Humanity; 8 units for
Neighborhood Housing Services of the Inland Empire;
and, 714 senior units for the County Housing Authority.
12. Multi-Family Residential Rehabilitation Program: This
program assists very low- and low-income renters and
property owners in rehabilitating existing multi-family
rental properties. Since 1995, the program has invested
$697,000 towards the rehabilitation of 91 units, for an
approximate commitment of $7,700 per unit. From
2000 to 2002, the Agency committed $453,000 for
improvements to 64 affordable units, for an approximate
commitment of$7,100 per unit.
13. First Time Homebuyers Program: This program
provides low- and moderate-income first time
homebuyers with down payment assistance. The
GQC
Redevelopment Agency of the City of Redlands
program provides an additional $5,000 as an incentive
for families purchasing homes in high-risk
neighborhoods. Since Fiscal Year 1995-96, the program
has provided $1.6 million towards the acquisition of 139
units, an average commitment of approximately $11,300
per unit, and has made them available as affordable
units. From Fiscal Years 2000-01 to 2002-03, the
Agency has committed $659,000 on 54 units, an average
commitment of $12,200 per unit. An additional 33
families are on a waiting list pending new program
parameters.
GD-C
3.0 FIVE-YEAR IMPLEMENTATION
PROGRAM
Proposed Agency activities during the term of this
Implementation Plan are divided into two distinct categories:
programs related to the provision or replacement of affordable
housing, and all other non-housing programs that the Agency
may pursue under the adopted Redevelopment Plan, such as
economic/community development and public improvements.
This Chapter of this Report focuses specifically on the Agency's
potential non-housing activities during the ensuing five-year
period, This Chapter will describe specific projects and
expenditures, and explain how said projects and expenditures
will address conditions of blight in the Project Area. Totential
housing activities are discussed in Chapter 4.0 of this Report.)
The Agency's non-housing activities during the ensuing five-
year period will continue to generally focus upon economic
development and public facilities. The Agency will utilize
various tools authorized by the Redevelopment Plan and CRL
to facilitate such activities, The Agency may acquire certain
real property; demolish certain buildings or improvements;
provide relocation assistance to residential and non-residential
displaces; install, construct or reconstruct public facilities such
as streets, utilities, or landscaping; dispose of property
acquired for redevelopment; facilitate the redevelopment or
rehabilitation of properties by private developers or public
entities; collect tax increment revenues to finance or encourage
redevelopment; and sell bonds secured in whole or in part by
tax increment revenues to raise capital for redevelopment
purposes.
Redevelopment Agency of the City of Redlands
3.1 ECONOMIC AND COMMUNITY DEVELOPMENT
During the five-year term of this Implementation Plan.. the
Agency will continue to offer financial assistance in the
Project Area through previously established programs:
• Rehabilitation: Improve economic growth
opportunities and/or residential neighborhoods by
assisting in the rehabilitation of commercial, industrial,
public and residential structures to improve building
conditions, correct code deficiencies, increase
functionality and desirability, and enhance aesthetic
qualities.
• Historic Preservation: Rehabilitate historically
significant buildings to preserve the cultural and
architectural value of the property, its surroundings,
and by extension, the Project Area.
• Development Assistance: Financial or other
assistance as authorized by the CRL and the
Redevelopment Plan to individual projects on an as_
needed basis, and depending on the availability of
Agency funds or other resources.
• Property Acquisition: Acquisition of real property in
the Project Area on a case-by-case basis, subject to
applicable restrictions, in order to implement the goals
of the Redevelopment Plan or in effectuating other
redevelopment activities.
• Recreational and Community Facility
Improvements: Construct, reconstruct or improve
parks and other community facilities to enhance
recreational opportunities in the Project Area.
• Business Retention: Assist existing businesses to
market themselves, expand and/or improve their
competitiveness to increase patronage to their business,
surrounding businesses, and by extension, the Project
Area.
• New Business Development: Identify and attract
new businesses to the Project Area on vacant or
underutilized properties through recruitment programs,
site acquisition assistance, and/or site development aid.
Improve building conditions, correct code deficiencies,
increase functionality and desirability, and enhance
aesthetic qualities.
• Streetscape Development: Construct public
improvements to increase pedestrian traffic and/or
2 GQC
Redevelopment Implementation Plan/Housing Compliance Plan
overall ambience within key arterials of the Project
Area.
• Parking Improvements: Assist in the improvement
and/or expansion of existing parking areas, as well as
the creation of new parking opportunities.
• Business District Revitalization: Improve economic
growth opportunities by rehabilitating and revitalizing
key business districts in the Project Area.
• Public Improvements: May include the construction
or reconstruction of a) streets, curbs, gutters and
sidewalks; b) traffic and circulation improvements; 0
storm drain systems to improve the existing level of
flood control and protection; and/or d) landscaping to
identify distinct districts or to establish a sense of place.
(See Chapter 3.2 of this Report.)
Rehabilitation and faqade improvement programs are
intended to reduce blight by improving the appearance and
functionality of the built environment, thereby improving
overall aesthetics and property values. In commercial
areas, improved desirability and competitiveness may
increase patronage and, in turn, attract other new
businesses to the area, both of' which increase sales and
property tax revenues and local employment opportunities.
Residential rehabilitation and in-fill housing programs are
intended to reduce blight by eliminating shifting land uses
and stabilizing residential neighborhoods. Improved
neighborhoods have the effect of increasing local pride and
enhancing community identity. Increased local pride often
encourages programs of regular maintenance and the
willingness of residents and neighbors to be more protective
of their surroundings. This improved protectiveness often
results in a system of self-patrol that helps to reduce local
crime, particularly crimes against property.
Community and recreational facility improvements are
intended to reduce blight by improving the living
environment for current and future residents. This
improved quality of the environment will result in higher
property values and greater neighborhood pride. New
recreational and community attractions in the Project Area
may also help marginally-profitable businesses by
generating a higher number of visitors to the area who may
patronize their stores.
2 GQC
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RedeveloPment Agency of the City of Redlands
3.1.1 SPECIFIC ACTIVITIES
During the five-year term of this Implementation Plan, the
Agency's non-housing efforts will continue to focus on
rehabilitation and reinvestment throughout the Project
Area, including the following activities:
1. Gateway Project (Investwest): 11,732 square foot
retail commercial center on 0.82 acre located at the
southeast intersection of Pearl Avenue and Eureka
Street. Phase I is scheduled for completion in 2006;
Phase Il involves the acquisition of additional properties
and execution of a participation agreement with
developer to provide office and housing components to
the project.
2. Promenade Project (Hopkins-General Growth): An
owner participation agreement may be finalized in 2006
for the construction of a 160,000 square foot, retail
project at the southwest intersection of Pearl Avenue
and Eureka Street.
3. Kirkorian Theater Expansion Project (Showprop):
Additional 26,130 square feet to existing theater
complex on Eureka Street, including three new movie
screens, 897 seats, and a 7,600 square foot multiple
tenant retail space. Additional phases may include
restaurants, mixed uses and a parking structure.
4. Village at Redlands Project (Hopkins-General
Growth;: Redlands Mall revitalization and expansion
mixed-use project with approximately 230 residential
units over an approximate 230,600 square foot
revitalized retail mall.
5. Civic Center and Safety Hall Revitalization
Project (Galaxy Commercial 1-loldings): Proposed
replacement of Safety Hall with new Civic Center &
Safety Hall (police facilities). The current Civic Center
site will be re-used as a mixed-use retail/residential
development.
6. Shopper's Lane/Gas Lamp District Project
(Downtown Specific Plan): This project will implement
aspects of the Specific Plan and Torli Gallas Downtown
Master Plan concept. Subsequent phases of the project
may also involve the rehabilitation of the Santa Fe
Depot site with 200 residential units above 50,000
square feet of retail/office/entertainment components,
and the development of a 100-room resort hotel with
20,000 square feet of meeting rooms/banquet facilities,
GQC
Redevelopment Impiementation Plan,Housing Compliance Plan
mixed-use retail/entertainment/residential complex, and
parking structure.
7. RCIC Office Expansion Project: The project involves
a proposed mixed-use development with retail, office,
and entertainment components, and a parking structure
located at the northeast intersection of Th Street and
Citrus Avenue. Phase I of the project will consist of
9,000 square feet of expansion, and Phase II will consist
of 40,000 to 60,000 square feet of expansion.
8. Core Block Parking Structure and other Parking
Facilities: Development of the first structures are
planned for the Redlands Mall site, with following
structures at the Citrus parking lot site which will be of
benefit to the Redlands Bowl, Market Night, add to the
success of the Redlands Mall revitalization, provide
parking for employees, Safety Hall and Post Office.
9. Telephone Company Switching Building: The
Agency will investigate and determine the long-term
use of the building and its functions; identify
opportunities to re-use the site or to reduce the size of
the building accordingly; integrate site into the renewal
of the downtown district and revitalization of the
Redlands Mall.
10. Galaxy Commercial Properties: This project may
include the rehabilitation of the Light I-louse and
Washington Mutual/Sizzler areas, revitalization of the
Mitten Building, and development of a transit-oriented
village.
11. Charles House Development: This project may
consist of a mixed-use complex with retail, housing, and
restaurant/entertainment components.
1.2. Pacific West Coast Investments: The project involves
the development of a transit-oriented village, including
a Metro Link Station, as part of the continued
development of the downtown core. The Agency will
continue to be involved with SLAG to assure adequate
City representation on the decision-making panel and
review related impacts. Subsequent phases of the
project may involve mixed-use projects with retail,
residential, office, entertainment components, parking
structure, and auto dealerships.
13. Tri-City Shopping Center Revitalization and
Renovation: The project involves remodeling and
1�
renovation to update the existing shopping center to
modern standards, as proposed by the property owner.
2
Redevelopment Agency of the City of Redlands
The project, which may also include a combination of
mixed-use components, may occur in conjunction with
the potential re-alignment of Redlands Boulevard,
Colton Avenue, Alabama Street and the BNSF railroad
crossing.
14. Donut Hole/County-Downtown-University (Pacific
West Coast Investments): The Agency will collaborate
with property owners in the area to facilitate the
development of a Master Plan which may include a
development to act as a gateway to the City. The
potential development may include a mixed-use complex
featuring retail, office, entertainment, recreation, and
restaurant components.
15. 100-Year Flood Plain: The Agency will continue
efforts to obtain a grant to study/design facilities to
address potential hazards associated with the 100-Year
flood plain and local flood control and storm drainage.
16. Costco: The Agency will develop a process and program
to attract this business to the City.
17. Wal-Mart/Super Wal-Mart: The Agency will develop a
process and program to retain these businesses in the
City.
3.2 CAPITAL IMPROVEMENTS
During the five-year term of this Implementation Plan, the
Agency's principal capital improvements objectives will
continue to emphasize infrastructure upgrades. The
Agency remains confident that the continued
implementation of public improvements listed in the
Redevelopment Plan will further stimulate private
investment on private property in the Project Area.
Various street improvements will enhance circulation
through and within the Project Area, thus reducing traffic
congestion and easing access to business districts,
community facilities and residential neighborhoods as local
population and employment levels continue to grow. Traffic
and circulation improvements will also help attract new
growth opportunities to the area and the ultimate
development of vacant or underutilized land by signaling to
the financial and commercial communities that the City
and Agency are willing to provide the facilities necessary to
ensure the success of private investments.
The installation and/or upgrading of water, sewer, and
drainage systems that serve the Project Area are intended
GQC
2 1
Redevelopment Implementation Plan;'Housirg Compliance Plan
to reduce blight by alleviating obstacles to the development
of currently vacant or underutilized land. The eventual
completion of these planned improvements will serve as the
foundation upon which subsequent development may occur.
Landscaping and other aesthetic enhancements will
improve the visual quality of business districts.
, public areas
and residential neighborhoods. This, in turn, will have the
effect of inducing new investment or reinvestment. An
improved visual image often increases levels of patronage
for local merchants, which enhances profit margins and
sales taxes for the City. This also improves the value of
previously impaired investments and contributes to
additional capital for further reinvestments. Landscaping
and other aesthetic improvements will also lead to
increased neighborhood pride, which, in turn. often
encourages programs of regular maintenance and the
willingness of residents and neighbors to be more protective
of their surroundings. This improved protectiveness often
results in a system of self-patrol that helps to reduce local
crime, particularly crimes against property.
3.2.1 SPECIFIC ACTIVITIES
During the five-year term of this Implementation Plan, the
Agency's infrastructure efforts will focus on rehabilitation
and reinvestment in the downtown core area, including the
Zn
following activities:
1. Core Block Parking Structure/Citrus Parking Structures
and/or Parking Lots
2Public Open Spaces/Public Plazas
3. Street and Roadway Alignments/Reconstruction
4. Pedestrian Way Construction/Reconstruction
5. Landscaping/Street Trees/Street Furniture/Lighting
6. Utilities — Sewer Connections
7. Traffic Signals, Signage and Re-Direction
8. Storm Drainage, Flood Control, Detention Basins and
Other Storm/Flood Facilities
9. State Street and Orange Street Facade Improvements
10. Seismic Safety Retrofit of Un-Reinforced.
Masonry/Concrete Buildings and Structures
GQC
Redevelopment Agency of the City of Redlands
Table 2
Implementation Plan-Redlands Redevelopment Project
GOALS ACHIEVEMENT/SLIGHT ELIMINATION MATRIX
Activity Relationship oProgram
Economic Development
Gateway Project(Investwest) Elimination or rehabilitation of vacant or deteriorated
buildings, elimination or rehabilitation of obsolete
Promenade Project buildings, rehabilitation of commercial facades and
signage, development or redevelopment of vacant or
underutilized lots, site assembly to eliminate conditions
Kirkorian Theater Expansion Project of small, inadequately shaped, or landlocked lots through
site assembly, and removal of conditions causing
Village at Redlands Project physical and economic liabilities in the Project Area.
Continued implementation of the Plan is also expected to
Civic Center and Safety Hall Revitalization Project result in the use of the Plan's tools to further Redlands'
historic preservation goals in the Project Area.
Shopper's Lane/Gas Lamp District Project
RCIC Office Expansion Project
Telephone Company Switching Building
Charles House Development
Pacific West Coast Investments
Tri-City Shopping Center Revitalization and
Renovation
Costco Business Attraction
Wal-Mart/Super Wal-Mart Business Retention
Studies and Site Evaluations
100-Year Flood Plain Will address public health and safety issues relative to
potential flooding in the Project Area, particularly in the
historic downtown district.
Donut Hole/County-Downtown-University Will continue to lay the groundwork for larger
redevelopment projects in the future, including site
assembly in support of business recruitment. Will
eventually promote greater conformity with General Plan
and Zoning Ordinance, eliminate problems associated
with small or irregularly shaped parcels, cause the
removal of deteriorated or obsolescent buildings, permit
relocation of current occupants to suitable sites.
26
Redevelopment Implementation Plan/Housing Compliance Plan
Activity Relationship to Program Goals
Historic Preservation
Telephone Company Switching Building Supports the City's historic preservation goals, and
eliminates building deterioration and deferred
maintenance problems, enhances the visual quality of
the Project Area, and improves public health and safety.
Galaxy Commercial Properties
Capital Improvements
Core Block Parking Structure/Citrus Parking Eliminating inadequate public access, inducing private
Structures and/or Parking Lots investment on currently vacant or underutilized parcels,
supporting building rehabilitation, and addressing
Public Open Spaces/Public Plazas impaired investments.
Street and Roadway Alignments/Reconstruction
Pedestrian Way Construction and Reconstruction
Landscaping/Street Trees/Street Furniture/Lighting
Utilities—Sewer Connections
Traffic Signals, Signage and Re-Direction
Storm Drainage, Flood Control, Detention Basins
and Other Storm/Flood Facilities
State Street and Orange Street Fagade
Improvements
Seismic Safety Retrofit of Un-Reinforced Masonry/
Concrete Buildings and Structures
3.3 DEVELOPMENT PROJECT REVIEW
Prior to formal submittals to the City for development
permits, the Agency may from time to time review
individual development projects that would result in a
major intensification of use, substantial rehabilitation of
existing structures, or new construction, for their
consistency with this Implementation Plan, the
Redevelopment Plan, and any other applicable Agency
policies. Said review shall be accomplished in full
GRC
27
Redevelopment Agency of the City of Redlands
conformance with all applicable provisions of the
Redevelopment Plan, CRL, other statutes and City policy.
3.4 PROGRAM CHANGES
The Agency has identified the improvements shown herein
as the most probable implementation activities for the term
of this Implementation Plan. Since other public and private
projects, not foreseen today, may later be judged to be
feasible and beneficial in eliminating blight, it may be
necessary from time to time for the Agency to make changes
to programs and activities, and the priorities assigned to
those programs and activities.
Whether or not listed herein, specific projects and programs
may be constructed or funded by the Agency during the
period covered by this Implementation Plan, if the Agency
finds that:
1. The goals and objectives of the Redevelopment Plan are
furthered.
2. Specific conditions of physical or economic blight within
the Project Area will be mitigated in whole or in part
through implementation of the project.
3. Specific conditions relative to a development project,
including the financial feasibility thereof, require that
the public improvement project be constructed at the
time in question.
3,5 FUNDING SOURCES
The Agency has identified several major sources of funds for
the programs and activities planned over the next five years
in the Project Area. These funding sources may include,
but are not limited to:
• Sale of tax allocation bonds supported by tax increment
revenues from the Prqject Area.
• Tax increment revenues over and above the amounts
required to cover debt service on the tax allocation
bonds, as estimated in Table 3, below. Over the next
Five years, the Agency could expect to receive
approximately 810.2 million in net revenues for non-
housing programs. These funds will be applied to
implementing the programs described herein and
retiring current bonded indebtedness.
2 GQC
28]
— Redevelopment Implementation PlanlHousing Compliance Ran
• Proceeds from land sales to private developers for
purposes of implementing specific redevelopment
projects.
• Loans and advances from the City of Redlands.
• Community Development Block Grant (CDBG) funds,
which are only to be used to provide community
facilities, services and residential rehabilitation
programs in low- and moderate-income areas.
• Other Federal and State grants and loan programs.
GSC
Redevelopment Agency of the City of Redlands
Table 3
Cash Flow Summary
Fiscal Balance Gross Tax Housing Vass-Throug ERAF Other Debt Service Operations Projects Year-End
Year Forward Increment Set-Aside I Payments Payment L, Revenues 1 1 1 1 Balance
2005-2006 19901,134 $ 4,459,614 91,923 $ 25,3175 $ .387,912 $ 600,000 3,396,147 $ 604300 $ 3,565,000 $ 16,090,463
2006-2007 $ 16,Q90463 $ 4,589,835 $ 917,967 $ 51,349 $ $ 600,000 $ 3,498,993 $ 634,200 $ 2,000,000 $ 14,177,789
2007-2008 $ 14,177 789 $ 4,723,a58 $ 944,772 $ 78,154 $ $ 600,000 $ 3,495,305 $ 665,910 $ 2,000,000 $ 12,317,506
2008-2009 $ 12,317,506 $ 4,861,795 $ 972,359 $ 105,741 $ $ 600,000 $ 3,454,114 $ 699,206 $ 1,600,000 $ 10,907,880
2009-2010 $ 10,907,880 1 $ 5,003,759 $ '1,000.752 $ 134,134 $ $ 600,000 $ 3,496,863 $ 734,166 $ 1,100,000 $ 10,045,724
Total $ 23,638,860 ($4,727,773) ($314,683) ($387,910) $ 3,000,000 ($17,381,422) ($3,337,482) ($10,265,O00)
Assumptions:
Balance Forward includes$18,053,700 in Bond Proceeds for both affordable housing and non-mousing projects
Cross'Tax Increment increases 2.92%-from Redlands RDA Bond spreadsheet calculations
Housing Bet-Aside-2001.
Pass Through Payments-New 2004 Base Year
FRAFPayment-from CRA website,assumes no new FRAF
Other Revenues-Interest Income,based on 04-05 Annual Report
Projects-from Redlands RISA
GQC
30
4.0 HOUSING PRODUCTION PROGRAM
CRL Section 33490 requires implementation plans to contain a
housing production program for five- and ten-year periods, and
for the rest of the plan's lifetime. The programs should show
how the Agency will address the requirements outlined in CRL
Sections 33334.2, 33334.4'. 33334.6, and 33413. Specifically,
the housing production program must describe the number of
housing units to be developed, substantially rehabilitated,
price-restricted, otherwise assisted, or destroyed, In addition,
the housing production program must describe the Agency's
plans for using its annual deposits in the Low- and Moderate-
Income Housing Fund.
CRL Sections 33334.2 and 33334.6 require the Agency to
establish a Low- and Moderate-Income Housing Fund for the
purposes of increasing, improving and preserving the City's
supply of low- and moderate-income housing. CRL Section
33334.4 states that it shall be the policy of each redevelopment
agency to use the Low- and Moderate-Income Housing Fund to.
44... assist housing for persons of very-low and low-income in at
least the same proportion as the total number of housing units
needed for those income groups which are not being provided
by other governmental programs bears to the total number of
units needed for persons of moderate, low- and very-low income
within the community."
CRL Section 33413 requires that the plan include standards for
replacing housing units lost as a result of Agency; and, for post-
1976 project areas, a detailed plan of various inclusionary
housing production requirements.
In accordance with Section 33413(d)(1), as a pre-1976 Amended
Project Area with no post-1976 Section 33333.10 amendments
to extend the time limit on effectiveness of the plan, or post-
1976 amendments to expand the Project Area, the
31 CIQC
Redevelopment Agency of me Cray of Redlands
Redlands Redevelopment Project Area is not subject to the
inclusionary housing production requirements of Section
33413.
Although the Agency must replace housing removed or
destroyed in the Project Area on a one-for-one basis, it is not
otherwise obligated to produce affordable housing in response
to inclusionary housing obligations imposed by either its own
production of new affordable housing or substantially
rehabilitated units, or the production or substantial
rehabilitation of market-rate housing by private developers.
However, it should be noted that the Agency continues to be
required to spend its Housing Fund monies in a timely manner
to avoid "Excess Surplus" penalties and requirements.
Finally, the affordable housing plan must also be consistent
with the City's Housing Element of the General Plan.
The Agency adopted its affordable housing plans on December
6, 1994 and December 21, 1999, as part of the previously
prepared Implementation Plans.
The following sections summarize general issues relative to
low- and moderate-income housing in the City, detailed
housing production requirements, housing production in the
Project Area, identified inclusionary housing needs, projected
housing needs through the five-year planning period,
replacement housing needs, current housing programs, and a
five-year production plan.
4.1 HOUSING PRODUCTION REQUIREMENTS
As mentioned above, the Agency is subject to no Section
33413 housing production requirements except for
replacement housing (see Section 4.2.4 below), and the
timely expenditure of Housing Fund monies.
Please note that the Agency is exempt from the
requirements of Section 33333.4 (very low and low-income
targeted assistance) until December 31, 2014 as allowed in
Section 33490(a)(2)(A)(iii). This, however, is of little
concern as the effectiveness of the Project terminates in
2011
2 GQC
Redevelopment Implementation Plan/Housing Compliance Plan
4.2 PAST AND PROJECTED HOUSING
PRODUCTION
4.2.1 PAST PROJECT AREA HOUSING PRODUCTION
In total, there have been 171 affordable residential units
constructed within the Project Area since the Agency's
Affordable Housing Program began in 1995. Of these, 57
units (33%) were constructed after 2000. These units were
constructed with direct Agency assistance, including: 10
available to moderate income households, 37 to low-income
households and 10 to very low-income households.
The Agency has been very active improving housing
conditions for low and moderate-income households in the
Project Area, and in the City in general. Its efforts have
focused on housing rehabilitation, affordability, as well as
production. Most of the City's housing efforts have been
funded directly by redevelopment set-aside funds.
4.2.2 PROJECTED HOUSING PRODUCTION
New Construction Potential
According to the Southern California Association of
Governments (SCAG) Regional Housing Needs Allocation
(RIINA), the City of Redlands had a new construction goal
of 1,931 dwelling units for the planning period 2000-2005.
As noted above, 1,316 new housing units were constructed
during that planning period, achieving about 68% of the
SCAG RHNA goal. 'Phis achievement is primarily due to
expenditure of Agency Housing Funds.
During the next five and ten years, the Agency intends to
continue its successful implementation of housing
production programs. The Agency anticipates the total
annual deposits into the Housing Fund for the term of this
Implementation Plan will continue to be in the amounts
that equal the full 20% set-aside requirement. The
estimates of future deposits into the Housing Fund included
in the cash flow analysis for this plan are based on these
assumptions.
The 1995 City General Plan provides for 6,768 additional
housing units. According to the City 1995 Housing
Element, there is sufficient land zoned and served to meet
the City's low and very-low-income housing need assuming
a large number of units will be added at the High and
Redevelopment Agency of the City of Redlands
Medium Density levels, Projected density bonuses,
congregate and single-room occupancy housing adds to the
Z71
City's ability to accommodate these needs.
City-Wide New Construction Potential: 2005-2009
There are a number of housing developments currently
under way within the City. It is expected these
developments will be completed during the five-year
planning period 2005-2009. If' constructed as planned,
these developments will yield 1,550 new dwellings, 200 of
which will be multifamily. These developments, none of
which is in the Redevelopment Project Area, include:
• Quantum Structures (Tract 13986): 136 town homes,
including 85 in Phase I and 51 in Phase 11.
• Beazer Homes Jract 16390): 139 single family
dwellings.
• Pay Meyer (Tract 16460); 6 single family dwellings.
• Alan and Robin Gotta {Tract 16480'): 6 single family
dwellings.
• Trimark (Tract 1.5469) 22 single family dwellings.
• ABCO Realty and Investments: 64 single family
dwellings.
• AKS and BEK Partners- 27 single family dwellings.
• Griffin Homes Jract 12382): 31 single family dwellings.
• KB Homes (Tract 16556): 107 single family dwellings.
• William Buster (Tract 16488) 7 single family dwellings.
• Ryland Homes (Tract 16-147) 52 single family dwellings.
• Mo Behzad "Tract 16742) 15 single family dwellings.
• Barbara and Alan Williams (Tract 16722): 6 single
family dwellings.
• Massaro and Welch (Tract 16276): 5 single family
dwellings.
• AVD Group (Tract 16806): 6 single family dwellings.
• Granite Homes (Tract 1.6586): 80 single family
dwellings.
Z:p
• Panda Homes (Tract 16907): 9 single family dwellings.
• Arief Naftali (Tract 16878): 76 single family dwellings.
• Francis f lyong(Tract 16287): 12 single family dwellings.
CIQC
Redevelopment Implementation Plan/Noosing Compliance Plan
• Clive Peters (Tract 16287): 10 single family dwellings.
• Walton Development (Tract 16455): 74 single family
dwellings.
• Walton Development (Tract 16627): 33 single family
dwellings.
• Rose Villas (Tract 16915): 6 single family dwellings.
• NFC Digital (Tract 15757): 6 single family dwellings.
• ABCO Realty and Investments (Tract 17253): 37
condominium units.
• Bonita Development: 15 single family dwellings.
• Keith McCann (Tract 17429): 5 single family dwellings.
• Buckeyes Limited Partnership (Tract 17691): 24 unit
condominium.
• Montrose Park (Tract 17533): 10 single family
dwellings.
• Winstar Redlands: 13 single family dwellings.
• Olympic Barrington Partnership: 20 single family
dwellings.
• Ryland Homes: 28 single family dwellings.
• Keith McCann: 4 single family dwellings.
• Standard Pacific Homes: 201 single family dwellings.
• Gardner Construction: 14 single family dwellings.
• Vines Development: 6 single family dwellings.
• George Saunders: 8 single family dwellings.
• Quantum Structures: 81 town homes.
• Bulldog Commons: 40 multi-family dwellings.
• Mark Utzinger: 160 senior housing units.
City-Wide New Construction Potential: 2010-2015
For planning purposes, it is reasonable to assume that new
construction between the years 2010-2015 will be similar to
the 1,316 units that have been constructed during the past
five years (2000-2005), and the 1,550 units that are
expected to be constructed during the next five years (2005-
2010). Averaging these two five-year planning periods, new
construction potential for the 2010-2015 is estimated to be
1,433 dwelling units.
GQCI
_.35j
Redevelopment Agency of the City of Redlands
4.2.3 AFFORDABLE HOUSING PRODUCTION
As mentioned above, there have been 171 affordable
residential units constructed within the Project Area since
the beginning of the Affordable Housing Program in 1995.
Table 4 below summarizes the housing activity from 2000-
2005
Table 4
Implementation Plan-Redlands Redevelopment Project
HOUSING ACTIVITY PRODUCTION—2000 to 2005
.- Constructed
Income/Affordability. Category2000-2005
Very Low 10
Low 37
Moderate 10
Upper 0
Total 57
4.2.4 REPLACEMENT HOUSING NEEDS
In the event that dwelling units affordable by low- or
moderate-income households are destroyed or otherwise
removed from the housing stock (e.g., converted to an office
or a shop) in the Project Area, then the Agency must
replace these units in four years with equivalent or better
units. This requirement applies only if the development
project in question is subject to a written agreement with
the Agency or if financial assistance has been provided by
the Agency. Unassisted private development in the Project
Area does not trigger this requirement.
The Agency has entered into written agreements to provide
assistance for two developments in the Project Area that
would result in the removal of affordable low- and
moderate-income units from the housing stock: The subject
properties are located at 604 and 608 3rd Street (Urban
Downtown Hotel and Mixed-Use Project), and 607 W.
Stuart Street (Promenade Retail Center Project). Agency
staff has prepared Replacement Housing Plans pursuant to
CRL Section 33413.5 for the subject properties. The Agency
GQC
36
Redevelopment Implementation Plan/Housing Compliance Plan
is expected to conduct public hearing on the Replacement
Housing Plans on or about August 1, 2006.
• Promenade Retail Project: This project will remove
one unit of housing with two bedrooms at 607 W. Stuart
Street, previously affordable to one very low-income
household.
• Urban Downtown Hotel and Mixed-Use Project:
This project will remove two units of housing with two
bedrooms each at 604 and 608 3rd Street. Both of these
units are currently rented to very low-income
households.
The Agency is also aware of potential development
proposals that would displace between 1.5 to 20 households
in the vicinity of 3rd Street and Pearl Avenue, and another 5
to 8 units elsewhere in the Project Area. Upon formal
receipt of the development proposals, if any, the Agency will
conduct and prepare the appropriate replacement housing
studies and reports pursuant to CRL requirements.
Table 5, below, summarizes the Agency's current
replacement housing obligations during the period of this
Implementation Plan, if the houses are removed or
destroyed as contemplated.
Table 5
Implementation Plan-Redlands Redevelopment Project
REPLACEMENT HOUSING OBLIGATIONS-2005 to 2010
----
Number of -! s• • i.i
Housing Planned to be Removed or
to be Replaced within 4 Years of
Destroyed
Removal or Destruction
607 W. Stuart Street 2 Very Low-Income
6043 d Street 2 Very Low-Income
608 3rd Street 2 Very Low-Income
Total Bedrooms to be Replaced 6 Very Low-Income
The Agency has plans for housing projects within the
Project Area that may fulfill the requirements of replacing
the housing removed or destroyed:
GIC
37
Redevelopment Agency of the City of Redlands
• Highland Development Company Project:
Conversion of 40 - 60 unit market-rate apartments to 30
- 45 affordable townhouse units by western part of
Project Area by July 2008.
• "The District" proposal adjacent to Tri-City
Shopping Center: Mixed-use development to include
100 - 140 affordable apartments with some senior
affordable units in western part of Project Area by
December 2008.
• First-time Homebuyer Assistance Loan Program:
Program is planned to assist 10 first-time homebuyers
in fiscal year 2006-20071 to purchase a home in the City;
location to be in or outside of Project Area. Program
preference is for displacees from project activities.
An additional suitable geographic area is the eastern
zn
portion of the Project Area between Downtown and the T-10
Freeway.
4.3 HOUSING GOALS AND OBJECTIVES
The purpose of the Low- and Moderate-Income Housing
Fund is to increase, improve, and preserve the community's
supply of low- and moderate-income housing at affordable
costs. In meeting this purpose, the Agency/City will focus
on achieving a number of goals during the Implementation
Plan period. These goals are designed to achieve the
Agency's expenditure requirement, are in conformance with
the goals and priorities identified in the City's flousing
Element:
GOAL 1: Expand the supply of housing in accordance with
the land use designations and policies in the Land Use
Element.
GOAL 2: Promote and encourage the provision of adequate
housing to meet the needs of the community.
GOAL 3: Promote and encourage the rehabilitation of
deteriorated dwelling units and the conservation of the
currently sound housing stock.
GOAL 4: Promote and encourage housing opportunities
accessible to employment centers,
quality community
centers, and quality community services for all economic
segments of the community, regardless of race, color,
Redevelopment Implementation Plan/Housing Compliance Plan
national origin, ancestry, religion, disability, sex, familial
status, or marital status.
4.4 PROJECTED HOUSING NEEDS
Future housing needs for the City have been established by
the SCAG 2000-2005 Regional Housing Needs Assessment.
Table 6, below, summarizes these housing needs, by income
group.
Table 6
Implementation Plan-Redlands Redevelopment Project
PROJECTED CITY-WIDE HOUSING NEEDS
i I I
Income/Affordability Category Number of Units Needed
Very Low 353
Low 289
Moderate 388
Upper 901
Total 1,931
For the purposes of this Implementation Plan, affordable
housing goals focus primarily on very low and low-income
household needs. As, demonstrated in Table 6, above, the
City Redlands affordable housing need (very low and low-
income only) is for 642 units.
To date, Agency efforts have resulted in provision of 171
new affordable housing units. Using the SCAG RHNA
numbers as a guide for future needs, the affordable housing
production goals for the next ten years would be 471 units
(calculated from the SCAG provided 642 very low and low
income units, minus the 171 units already provided by the
Agency).
City-Wide Affordable Housing Production Needs: 2005-2009
Of the 471 affordable housing units needed during the next
ten years, approximately 236, or 50%1, are expected to be
constructed between the years 2005-2009. As indicated
GQC1
39 1
Redevelopment Agency of the City of Redlands
above, the City currently has plans for 200 multifamily
dwellings units, 160 of which would be senior housing units
developed through a density bonus agreement with the
City. These 160 senior units are expected to meet the
affordable housing requirements of this Implementation
Plan, leaving a remaining affordable housing production
need for the 2005-2009 planning period of 76 units. Table 7,
below, summarizes the City's 5 and 10 year affordable
housing production needs.
City-Wide Affordable Housing Production Needs: 2010-2015
Of the 471 affordable housing units needed during the next
ten years, approximately 235, or 50%, are expected to be
constructed between the years 2010-2015. The Agency will
endeavor to assist the City in meeting this goal through the
continued efforts of its Affordable Housing Program, and
through City zoning and density bonus provisions.
Table 7
Implementation Plan-Redlands Redevelopment Project
AFFORDABLE HOUSING PRODUCTION NEEDS—2005 to 2015
Ten-Year Affordable Housing Unit
�I�i �i ii l SII I�I�I of Units -._.
Needs
Five Year Need(2005-2009) 236
Units Planned(Senior Housing) (161)
Remaining Five Year Need 76
Five Year Need(2010-2015) 235
Total Ten Year Affordable Need 471
4.5 HOUSING PRODUCTION PLAN
To address the above identified housing needs, the City
Housing Element has outlined the following programs:
• First Time Home Buyer/Shared Equity Program:
The first time home buyer program assists low- and
moderate-income first time home buyers to qualify for
home ownership. Redlands works cooperatively with
San Bernardino County and Neighborhood Housing
GRC
40
Redevelopment Implementation Plan Housing Compliance Plan
Services, allowing the Agency to eliminate
administration costs, assist more families, and ensure
the needs of Redlands residents are met. The Agency
expects to contribute approximately $750,000 over the
remaining term of this Implementation Plan. At an
average of $75,000, the Agency can provide down
payment assistance to ten (10) qualified households who
have lived or worked in Redlands for a minimum of one
year.
• Developer's Assistance/Participation Program:
This program is intended to assist in the development of
new housing for special needs groups. The Agency will
continue to participate with private sector for-profit and
non-profit housing developers to construct a mix of
affordable housing both within the project area and city-
wide. Affordable units developed pursuant to
construction agreements between the developers and
the Agency, will restrict the affordability to specified
income levels for periods up to 45 years. The City has
worked with many agencies, including Habitat for
Humanity, who will construct infill housing in target
neighborhoods. Based upon anticipated expenditures of
85.85 million for this program during the term of this
n
Implementation Plan, the Agency expects to assist in
Z-1
the construction of 70 to 80 units, for an average
zn
expenditure of about $83,500 to $73,000 per unit.
• Great Neighborhoods Rehabilitation Program:
This program is designed to address the needs of low-
and moderate-income households in need of financial
assistance to maintain and/or make repairs to their
property. This program is intended to improve the
overall quality of residential areas, thus providing an
immediate visual impact in blighted neiaThborhoods.
During the term of this Implementation Plan. the
Z__
Agency has already allocated $900,000 to this program
for loans and grants to twenty (20) income eligible
households, for an average assistance of $45,000 per
case. Over the remaining term of this Implementation
Plan, the Agency expects to allocate an additional $1.7
million to this program. Based on existing program
experience and targeting approximately $45,000 per
case, the Agency expects to provide assistance to an
additional 37 households.
• Emergency Grant Program: This program provides
low-income homeowners with financial assistance to
eliminate conditions that constitute an immediate
GIC
Redevelopment Agency of the City of Redlands
threat to the health and safety of the occupants. The
program provides grants to homeowners who have
occupied the residence for a minimum of one year. The
grants, which do not to exceed $10,000, are forgivable
after 5 years. During the term of this Implementation
Plan, the Agency has contributed approximately
$200,000 to this program to assist twenty households.
Over the remaining term of this Implementation Plan,
the Agency expects to allocate an additional $300,000 to
this program. Based on existing program experience
and a maximum level of assistance of$10,000 per case,
the Agency expects to provide assistance to an
additional 30 households.
Through implementation of these programs, the City has
provided for construction of approximately 57 affordable
units during the 2000-2005 period. Based on City
development trends, an additional 40 affordable units could
be constructed through 2009.
Based on the projections included in Table 8, the Project
Area should generate an estimated $15 million in low- and
moderate-income housing fund revenues through 2009.
z1_
This funding, in addition to other possible sources of
funding identified below, is expected to be sufficient to fund
total calculated housing production requirements.
r�
43.1 INCLUSIONARY HOUSING PRODUCTION
REQUIREMENTS
In accordance with Section 33413(d)(1), as a pre-1976
Project Area with no post-19716 Section 33333.10
amendments to extend the time limit on effectiveness of the
plan, or post-1976 amendments to expand the Project Area,
the Project Area is not subject to Inclusionary Housing
Production Requirements.
4.6 HOUSING SET-ASIDE OBLIGATION
Pursuant to CRL requirements, this Implementation Plan
must provide estimates of the amounts to be deposited into
the Agency s Housing Set-Aside Fund during the ensuing
five-year period. This Implementation Plan must also
include an estimated number of units to be assisted by
these funds during the same period.
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Redevelopment Implementation PlanlHousing Compliance Plan
4.6.1 REQUIREMENTS FOR THE USE OF HOUSING
SET-ASIDE FUNDS
The requirements for using housing set-aside funds are
summarized as follows:
• Eligible Uses: These funds can be used in many ways
as long as they increase, improve, or preserve the supply
of low- and moderate-income housing. Authorized uses
include acquisition of land and buildings, construction of
buildings, on-site improvements or off-site
improvements; rehabilitation of buildings; paying a
portion of the interest and principal on bonds issued to
finance low- and moderate-income housing, the
preservation of housing subsidized by federal, state, or
local government and subject to conversion to market
rate rental; the maintenance of the community's supply
of mobilehomes` and provision of subsidies (under
certain restrictions) for financing of housing.
• Eligible Households: Funds must be spent on housing
that is "available at affordable housing cost" to persons
and households whose incomes do not exceed the low-
and moderate-income level (maximum 120% of the area
median income as established by HCD using I-IUD
standards).
• Targeting of Assistance: Agencies are required to
spend the funds to assist very-low and lower income
households in at least the same proportion as the total
number Of Units needed in these two categories that are
not being provided by other governmental programs
bears the total number of units needed in the
community for very-low, lower-, and moderate-income
households. Note that this requirement is applicable
over the life of the development project and does not
have to be satisfied within a particular project that is
assisted. As mentioned above, the Agency is exempt
from the requirements of Section 33333.4 (very low and
low-income targeted assistance) until December 31,
2014 as allowed in Section 33490(a)(2)(A)(iii).
• Income Definitions: Very-low income and lower
income definitions are based on the limits published by
HUD for the Section 8 program and may differ from the
applicable percentages (50% and 80% of median,
respectively) because of special adjustments such as for
high cost areas.
• Affordable Housing Cost Definition. Rent (including
utility allowances) cannot exceed the following amounts
43 GQC
Redevelopment Agency of the City of Redlands
adjusted for household size appropriate for a particular
size unit:
• Affordability Controls: Controls must be for the
longest feasible time, but not less than fifteen (15.) years
prior to 2002. For post-2001 housing projects,
affordability controls are 45 years for single-family
development, and 55 years for multi-family
development.
4.6.2 PROGRAMS TO FUND HOUSING
PRODUCTION PLAN
Tax Increment for 2005-2009
During each of the next five years, tax increment funds
available to the Agency are expected to increase. Table 7
outlines the expected funds. As required by the CRL, the
Agency will set aside at least 20% of these funds toward the
Housing Production Plan for the purpose of increasing,
improving, and preserving the supply of affordable housing.
4.6.3 PROJECTED EXPENDITURES AND HOUSING
SET-ASIDE FUND BALANCES
As of June 30, 2005, the balance in the Housing Set-Aside
Fund was $10,371,898, as shown in Table 8, below. Table 8
also shows the projected housing set-aside revenues over
the next five years.
The Agency is to use its housing set-aside funds for the
Z!,
major housing programs and activities such as those
n
identified in Section 4.5, above.
GD-C
44
Redevelopment Implementation Plan/Housing Compliance Plan
Table 8
Implementation Plan- Redlands Redevelopment Project
PROJECTED LOW-AND MODERATE INCOME HOUSING FUND
DEPOSITS
Cumulative
AnnualDeposit
Deposits
6/30/05 Balance N/A $10,371,898
2005-2006 $891,923 $11,263,821
2006-2007 $917,967 $12,235,788
2007-2008 $944,772 $13,180,560
2008-2009 $972,359 $14,152,919
2009-2010 $1,000,752 $15,153,671
Source:City of Redlands.
4.6.4 EXCESS SURPLUS
The Agency is required to spend, encumber or transfer any
portion of the Housing Fund which is "excess surplus" to the
local housing authority within five (5) years of the time the
funds become excess surplus. Changes to the law brought by
AB 1290 increase the amount subject to this requirement
from the greater of$500,000 to the greater of$1,000,000 or
the total of the funds required to be deposited in the Housing
Fund during the preceding four (4) years. These excess
surplus funds must be transferred within one year or spent
or encumbered within two years. Due to the level of housing
development and rehabilitation efforts expected to be
undertaken by the Agency, excess surplus funds are not
expected during the five-year term of this Implementation
Plan.
4.6.5 OTHER FUNDING PROGRAMS
Additional funding sources that may be available to the City
and Agency to further implement the Housing Production
Plan include:
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45
Redevelopment Agency of the City of Redlands
Program #' Program # #n Eligible Activities
1. Federal Community Annual grants awarded to Acquisition
Programs Development Block the City on a formula basis . Rehabilitation
Grant(CDBG) for housing&community Homebuyer assistance
development activities. Homeless assistance
Administered by HUD. Public services
Home Investment Grants that can be used for New construction
Partnership Act various housing activities. . Acquisition and Rehabilitation
(HOME) Funds must be used to 0 Homebuyer assistance
assist low-income 9 Tenant-based assistance
households. Administered # Planning
by HUD.
Section 8 Rental Rental assistance payments Rental assistance
Assistance Program to owners of private market
rate units on behalf of very
low income tenants.
Administered by HUD.
Section 202 Grants to non-profit . Acquisition
developers of supportive 0 Rehabilitation
housing for the elderly. 0 New construction
Administered by HUD. . Rental assistance
• Support services
2. State California Housing CHFA sells tax exempt Homebuyer Assistance
Programs Finance Agency bonds for below market rate
(CHFA) Home loans to first-time
Mortgage Purchase homebuyers. Program
Program operates through
participating lenders who
originate loans for CHFA
purchase.
California Housing Below market rate financing New Construction
Finance Agency offered to builders& Rehabilitation
(CHFA) Multiple developers of multi-family Acquisition
Rental Housing and elderly rental housing.
Programs Tax exempt bonds provide
below-market mortgage
money.
School Facility Fee Homebuyers receive down . Homebuyer Assistance
Down Payment payment assistance in the
Assistance Program form of a forgivable grant
based on the amount of
school facility fees the
developer paid.
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46
Redeveiopment Implementation PlanlHousing Compliance Plan
Program Type Program Name ription Eligi
Low Income Housing Tax credits available to ° New Construction
Tax Credit(L|HTC) individuals&corporations ° Rehabilitation
that invest in low-income ~ Acquisition nfproperties from
rental housing. Tax credits 20 to 150 units
sold topeople with high tax
liability, &proceeds are
used Vmcreate housing.
Multi-Family Housing Deferred payment loans for ° New Construction
Program(MHP) new construction, w Rehabilitation
rehabilitation&preservation ° Preservation
ofrental housing.
Administered byHCD.
Downtown Rebound Funds tofacilitate infill ° Rehabilitation
development&conversion ° Conversion
ofcommercial buildings for
live-work spaces.
Administered byHCD.
3. LocaWCounty Redevelopment 20percent ofAgency tax ° New Construction
Programs Housing Set-Aside increment funds are set- ° Rehabilitation
Funds aside for affordable housing ° Acquisition
activities.
Mortgage Credit Income tax credits available ° Homebuyer Assistance
Certificate(MCC) tofirst-time home buyers for
Program the purchase ofnew o'
existing single-family
housing. Local agencies
make certificates available.
San Bernardino Bonds used tofinance the ~ New Construction
County Mortgage development nimulti-family
Revenue Bond houaingfor|mwer-&
moderate-income
households.
4. Private Federal National Loan applicants apply to ° Homebuyer assistance
Resources/ Mortgage Association participating lenders for the ° Rehabilitation
Financing (Fannie Mae) following programs: fixed
Programs rate mortgages issued by
private mortgage insurers;
mortgages which fund the
purchase& rehabilitation nf
h low down-payment
mortgages for single-family
low-
income&minority
communities.
�D�
Redevelopment Agency of the City of Redlands
Program Type Program Name Description Eligible Activities
California Community Non-profit mortgage New Construction
Reinvestment banking consortium Rehabilitation
Corporation (CCRC) designed to provide long Acquisition
term debt financing for
affordable multi-family rental
housing. Non-profit&for
profit developers contact
member banks.
Federal Home Loan Direct subsidies to non- . New Construction
Bank Affordable profit and for-profit
Housing Program developers&public
agencies for affordable low
income ownership& rental
projects
Low Income Housing Non-profit lender offering Redevelopment costs
Fund (LIHF) below market interest, short . Site acquisition
term loans for affordable Construction
housing in both urban& . Rehabilitation
rural areas. Eligible
applicants include non-
profits&government
agencies.
Private Lenders The Community . Varies, depending on
Reinvestment Act(CRA) individual program offered by
requires certain regulated bank
financial institutions to
achieve goals for lending in
low- &moderate-income
neighborhoods. As a result,
most of the larger private
lenders offer one or more
affordable housing
programs, including first-
time homebuyer, housing
rehabilitation,or new
construction assistance.
4.7 RELATIONSHIP TO HOUSING ELEMENT AND
REGIONAL HOUSING NEEDS
The Housing Element of the Redlands General Plan
establishes general housing policies and programs for the
City as a whole, including the Project Area. The Housing
Element calls for Agency participation in meeting identified
City-wide housing needs, including the use of
redevelopment set-aside funds to provide affordable
housing opportunities. This Implementation Plan
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48
i
Redevelopment hTplementation Ran/Housing Compliance Plan
g
recognizest,that the Housing Production Plan is a kev
mechanism to support the City's housing needs. By
incorporating the Housing Plan, this Implementation Plan
furthers the goals, objectives and policies of the Housing
Element, and is thus consistent with the element.
The development and/or preservation of affordable low- and
moderate-income housing opportunities helps address
regional housing needs by increasing the availability of
local affordable housing opportunities.
As shown in Table 5, above, SLAG has identified the
Regional Housing Needs Allocation (RHA) for the City of
Redlands. The housing production programs included in
this Implementation Plan will result in the long-term
addition of low- and moderate-income housing units to the
region's housing stock and address, at least partially, the
City's RHN.Z)L obligation.
4.8 AGENCY MONITORING PROCESS
Monitoring is a required component of the affordable
housing plan. Assessing progress in achieving non-housing
goals is part of the annual budgeting and financial
reporting process that already occurs. The mid-term review
of the Implementation Plan, due between December 2006
and 2007, will provide an opportunity to review and
monitor progress in meeting the Agency's goals.
On an annual basis, the Agency will collect the following
information on new construction:
• Developer type (non.-profitorfor-profit)
• Market g segment and type of housing (family, senior,
Z� r,
ownership, rental, etc.)
• Number of newly constructed (or substantially
rehabilitated) units
• Number of restricted units by income category and
program (e.g., low-income housing tax credit, CDBG,
HOME,Agency-assisted, etc.)
• Type of affordability covenant or restriction and time
period
The above information allows the Agency to determine
whether affordable housing unit production goals are being
met in a timely fashion. In addition, it assists the Agency
in monitoring its progress in meeting goals established in
the Implementation Plan.
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Redevelopment Agency of the City of Redlands
A second component of the monitoring process is to oversee
that affordability of restricted units is maintained. The
Agency is already required to collect the information
indicated below as a part of its reporting on redevelopment
housing activities to the Department of Housing and
Community Development. In those instances where other
finding programs, such as the California Housing Finance
Agency or CDBG, already require this annual monitoring of
restricted units, the Agency can obtain copies of existing
information and avoid collecting additional data. The
required information includes the following:
• Affordable rental units: For each unit, the amount of
rent charged, and the income and household size of the
household occupant. This information must be certified
by the occupant.
• Affordable ownership units: If there is a change in
ownership, the income and household size of the new
owner needs to be verified.
Information collected will be entered into the affordable
housing database. It will be available for use when reports
are required.
4.9 DEMOGRAPHICS
According to data collected from the U.S. Census Bureau,
the population of the City of Redlands in 2000, was 63,591,
or which 55,610 (87.5%)were under 65 years of age.
C
5.0 ADMINISTRATION OF THE
IMPLEMENTATION PLAN
The Redlands Redevelopment Agency shall be responsible for
administering this Implementation Plan and for monitoring
redevelopment activities or programs undertaken pursuant to
the Redevelopment Plan.
5.1 PLAN REVIEW
At least once within this Plan's five year term, the Agency
shall. conduct a public hearing and hear testimony of all
interested parties for the purpose of reviewing the adopted
Redevelopment Plan and this Implementation Plan, and
evaluating the progress of the Agency's redevelopment
program. The public hearing shall be held no earlier than
two years and no later than three years after the date of
adoption of this Implementation Plan.
Notice of the public hearing to review the Redevelopment
Plan and this Implementation Plan shall be published
pursuant Section 60603 of the Government Code and posted
in at least four permanent places within the Project Area
for a period of at least three weeks. Publication and posting
of the notice shall be completed not less than 10 days prior
to the date set for hearing.
5.2 PLAN AMENDMENT
Pursuant to CRI, Section 33490, this Implementation Plan
may from time to time be amended after holding a public
hearing on the proposed amendment.
CQC
Redevelopment Agency of the City of Redlands
5.3 FINANCIAL COMMITMENTS SUBJECT TO
AVAILABLE FUNDS
The Agency is authorized to utilize a wide variety of
funding sources for implementing the Redevelopment Plan.
Such funding sources include, but are not limited to
financial assistance from the City, State of California,
federal government, property tax increments, interest
income, Agency bonds secured by tax increment or other
revenues, or any other legally available revenue source.
Although the sources of revenue utilized by the Agency are
generally deemed to be reliable from year to year, such
funds are subject to legislative, program, or policy changes
that could reduce the amount or availability of the funding
sources upon which the Agency relies.
In addition, with regard to the Agency's primary revenue
source, tax increment revenues, it must be noted that
revenue flows are subject to diminution caused by events
not controlled by the Agency and which reduce the taxable
value of land or improvements in the Project Areas.
Moreover, the formulas governing the amount or
percentage of tax increment revenues payable to the
Agency, may be subject to legislative changes that directly
or indirectly reduce the tax increment revenues available to
the Agency.
Due to the above-described uncertainties in Agency
funding, the potential programs and activities described
herein and the funding amounts estimated to be available
are subject to modification, changes in priority, replacement
with another project, or cancellation by the Agency.
5.4 REDEVELOPMENT PLAN CONTROLS
If there is a conflict between this Implementation Plan and
the Redevelopment Plan or any other City or Agency plan
or policy, the Redevelopment Plan, or policy shall control.
2 GQC