HomeMy WebLinkAbout243 RDA_CCv0001.pdf RESOLUTION NO. 243
RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF
REDLANDS APPROVING THE ADOPTION OF THE IMPLEMENTATION
PLAN FOR THE REDLANDS REDEVELOPMENT PROJECT AREA.
WHEREAS,pursuant to Health and Safety Code Section 33940 the Redevelopment Agency
of the City of Redlands, California("Agency") is required to adopt a five-year implementation plan
for its redevelopment project area; and
WHEREAS, Agency staff has prepared an implementation plan for the Redlands
Redevelopment Project Area("Implementation Plan"); and
WHEREAS, the Agency Board of Directors have carefully reviewed the Implementation
Plan; and
WHEREAS, the Implementation Plan is on file at the City of Redlands Administrative
Services Department, Civic Center Plaza, 35 5 Cajon Street, Suite 200, Redlands, California, 92373,
and is available for public review; and
WHEREAS, the Agency has published notice of a public hearing and has held a public
hearing on the adoption of the Implementation Plan in accordance with Health and Safety Code
Section 33490(d); and
WHEREAS,the adoption of the Implementation Plan is not subject to environmental review
under the California Environmental Quality Act.
NOW, THEREFORE, it is hereby resolved by the Agency Board of Directors as follows:
Section 1. The Agency hereby approves and adopts the Implementation Plan.
Section 2. This Resolution shall become effective immediately upon adoption.
ADOPTED this 5th day of September, 1995.
REDEVELOPMENT AGENCY OF THE
CITY OF REDLANDS
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Chairman, Redevelopment Agency
ATTEST:
Sec}�tary
I,Lorrie Poyzer,Secretary of the Redevelopment Agency of the City of Redlands,California,
do hereby certify that the foregoing Resolution was regularly introduced and adopted by the
Redevelopment Agency of the City of Redlands, California, at a regular adjourned meeting hereof
held on the 5th day of September, 1995,by the following vote of the Redevelopment Agency:
AYES: Members Foster, Cunningham, Gilbreath, Gil; Chairman Larson
NOES: None
ABSENT: None
ABSTAINED: None
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
Redevelopment Agency of the City of Redlands, California,this 5th day of September, 1995.
Seem
CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN -- 1995
July 1995
CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN -- 1995
INTRODUCTION
On October 6, 1993 Governor Pete Wilson signed Assembly Bill 1290. Entitled the Community
Redevelopment Law Reform Act of 1993,the bill includes the most comprehensive changes in the
Community Redevelopment Law in years. The changes affect both existing project areas and new
plan adoptions and include modifications to the definition of blight, the end to fiscal review
committees,time limits on all project areas,the repeal of authority to receive sales tax revenues and
a strong penalty provision for agencies which do not spend their housing funds. The bill also
includes specific authority for commercial rehabilitation loans and assistance to manufacturing
facilities and provides options for agencies in meeting their inclusionary housing requirements.
One of the provisions of the bill is the requirement that each agency adopt a five-year
implementation planwhich provides documentation for the link between the elimination of blight
and the proposed actions of the redevelopment agency. Thereafter,the implementation plan shall
be revised and adopted every five years. In addition, at least once during the five-year period, a
public hearing on the implementation plan is required to be held. Amendments to the plan may be
made at this time.
The implementation plan must describe specific goals and objectives of the agency. Programs,
including a program of actions and expenditures to be made within the first or next five years of the
plan, and a description of how these goals, objectives, programs and expenditures will assist in the
alleviation of blight must also be contained in the plan. The implementation plan required of
agencies with existing project areas must also describe how the agency will implement both the
requirement to increase, improve and preserve low-and-moderate-income housing and the
inclusionary housing requirement. This section of the plan must contain an annual housing program
and specific plans for the expenditures of monies from the Housing Fund. If the implementation
plan contains a project that will result in the destruction of low- or moderate-income housing, the
implementation plan must identify proposed locations suitable for the replacement dwelling units.
The implementation plan also has implications for the disposition of agency property and for the
agency's funding of public improvements. When the agency conveys property acquired in whole
or in part with tax increment funding, AB 1290 requires that the Health and Safety Code Section
33433 Report contain an explanation of why the sale or lease of the property will assist in the
alleviation of blighting conditions together with supporting evidence. In addition, prior to the
agency's paying for the cost of a public improvement or facility,AB 1290 requires the agency to find
that the payment of funds for the cost of the improvements will assist in the alleviation of blighting
conditions.
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THE REDLANDS REDEVELOPMENT PROTECT AND AGENCY
In 1972, the Redlands Redevelopment Project was established by Ordinance 1500 to provide the
Redevelopment Agency with a tool to eliminate blighting conditions and ensure that the City
retained a strong economic base within the plan area. The Redevelopment Plan was established with
a twenty-five year life span. Ordinance Number 1575, amending the redevelopment project area
boundaries, was adopted in 1976.
The project area encompasses approximately 900 acres of commercial development, residential
neighborhoods and vacant land. The area is generally bounded by Church Street, Citrus Avenue,
Vine Street, San Gorgonio Drive, State Street,Center Street,Palmbrook Drive,Pine Avenue, Kansas
Street, Redlands Boulevard,Alabama Street, Interstate Route 10, Lugonia Avenue,New York Street
extended, New York Street, Colton Avenue, Sixth Street and Interstate Route 10 in the city of
Redlands. Refer to Exhibit A for Project Area map.
The basic objectives of the Redevelopment Plan are as follows:
1. To arrest decline and decay throughout the project area through the restoration of
residential areas and revitalization of the commercial areas.
2. To make the area a source of pride to the persons residing and working in the City of
Redlands or visiting the City.
3. To guide development toward an urban environment preserving the aesthetic and cultural
qualities of the City, including the stimulation and attraction of private investment,
thereby improving the City's economic health, employment opportunities and tax base.
4. To eliminate blighting conditions within project area boundaries.
5. To provide land for needed public facilities.
Actions identified as necessary to revitalize the project area and alleviate blighting conditions were
identified as follows:
1. Remove and/or rehabilitate structurally substandard buildings and residential units.
2. Remove impediments to land disposition and development.
3. Achieve changes in land use, development standards and design criteria to facilitate
development and reinvestment in the project area.
4. Encourage a variety of uses, including residential, retail, educational/cultural and
entertainment within the prcject area.
5. Utilize public relations and marketing to create an identity and image for the central
business district.
6. Encourage a pedestrian orientation and emphasis on historic resources.
7. Promote maximum employment and business opportunities within the project area.
4. Provide improved lighting, streetscape and other public improvements.
DESCRIPTION OF BLIGHTING CONDITIONS CRITERIA
The individual conditions of blight, as defined under the pre-1994 statute are listed as follows:
1. Defective design and character of physical construction of buildings and structures.
2. Faulty interior arrangement and exterior spacing of buildings and structures.
3. High density of population and overcrowding.
4. Inadequate provision for ventilation,light,sanitation,open spaces and recreation facilities.
5. Age, obsolescence, deterioration, dilapidation,mixed character, or shifting of uses.
6. The subdividing and sale of lots of irregular form and share and inadequate size for proper
usefulness and development.
7. Inferior lay-out of lots, with disregard of the contours, topography or physical
characteristics of the ground and surrounding conditions.
8. The existence of inadequate public improvements, public facilities, and utilities which
cannot be remedied by private or governmental action without redevelopment.
9. A prevalence of depreciated values, impaired investments and social and economic
maladjustment.
The Redlands Redevelopment Agency's project area was adopted prior to the effective date of AB
1290 and qualified under previous definitions, however, the purpose of the implementation plan is
to link the actions of the Agency to the elimination of blight. For this reason, the individual
conditions of blight as defined under AB 1290 are listed below:
1. Buildings in which it is unsafe or unhealthy for persons to live or work. These conditions
can be caused by serious building code violations,dilapidation and deterioration,defective
design or physical construction, faulty or inadequate utilities, or other similar factors.
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2. Factors that prevent or substantially hinder the economically viable use or capacity of lots.
This condition can be caused by substandard design, inadequate size given the present
standards and market conditions, lack of parking,or other similar criteria.
3. Adjacent or nearby uses that are incompatible with each other, and which prevent the
economic development of those parcels or other portions of the project area.
4. The existence of subdivided lots of irregular form and shape and inadequate size for proper
usefulness and development that are in multiple ownership.
5. Depreciated or stagnant property values or impaired investments,including,but not limited
to, those properties containing hazardous wastes.
6. Abnormally high business vacancies, abnormally low lease rates, high turnover rates,
abandoned buildings, or excessive vacant lots within an area developed for urban use and
served by utilities.
7. Residential overcrowding or an excess of bars, liquor stores,or other businesses that cater
exclusively to adults, that has led to problems of public safety and welfare.
8. A high crime rate that constitutes a serious threat to the public safety and welfare.
9. The existence of inadequate public improvements,parking facilities or utilities.
DESCRIPTION OF COMPLETED AGENCY PROJECTS
Since the adoption of Redlands Redevelopment Project in 1972 to the present, the Agency has
entered into several Disposition and Development Agreements and Owner Participation Agreements.
These agreements governed the development of a variety of projects, including a community mall,
a neighborhood shopping center, and quality office complexes. Other projects enhanced the
appearance of the project area and provided necessary infrastructure and public improvements. A
sampling of Agency projects follows.
Refer to Exhibit B for a summary of these projects and activities and the linkages to blight
alleviation.
Retail and Commercial Development Projects
Redlands Mall
An enclosed community shopping center constructed in 1978, containing approximately 170,883
square feet of leasable space, and 20,783 square feet of common/public space. A total of 907
parking spaces serve the center, 300 of which are located underground. The anchor tenants are
Harris Department Store and Sav-On Drugs. There are also 25 service establishments and specialty
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stores housed in the mall. The Agency assisted with land acquisition and entered into a long-term
lease agreement with the mall operator to provide parking facilities for the project. Approximately
$100,000 in Agency funds are allocated to mall operation on an annual basis. The Agency is
responsible for costs incurred for the general operation and maintenance of the parking area
(electricity, landscaping, surfacing, sweeping and security) thru May 2009.
Centennial Plaza
Located at Fifth Street and Redlands Boulevard, Centennial Plaza is a first class, two-story, multi-
building retail and "garden office" complex. There is approximately 74,930 square feet of leasable
space. The project, completed in 1988, currently houses an elegant eatery and professional offices.
In addition to on-site parking for the plaza, there are 54 designated public parking spaces located in
the underground garage. The Agency provided coordination and staff assistance.
Orange Street Plaza
In order to assist with this project, the Agency used condemnation powers to assemble land for the
developer and relocated business operators. The shopping center totals 128,050 square feet.
Albertson's, Trader Joe's, Wherehouse and 20 other retailers are located in the center. The project
also features the restored Deming Hotel.
Mission Plaza
Mission Plaza is comprised of 24.110 square feet of retail, office and restaurant space. There are 98
surface parking spaces.
Jim Glaze Auto Center
The auto center was expanded by approximately 200,000 square feet, allowing the operator to add
another dealership, increase display area and construct an office/showroom facility. The Agency
sold vacant land at a discounted rate and assisted with offsite improvements. This project was
completed in 1987.
Santa Fe Depot
Redlands Santa Fe Depot serves as the cornerstone for the national historic district in downtown
Redlands. While rehabilitation was completed through private ownership, the Agency funded.the
costs of under-grounding the offsite Southern California Edison electrical transmission plant. The
Agency contribution totalled $80,000.
Public Improvements, Land Sales and Other Projects
State Street and Orange Street Public Improvements
The Agency provided funds totalling $3,462,233 to improve State Street between Orange Street and
Redlands Boulevard and Orange Street between Pearl Avenue and Citrus Avenue. On State Street,
a new storm drain was installed, the street was reconstructed and a portion of the street was
designated one-way to facilitate parking. On both street, bricks were placed in the intersections and
utilized as borders for sidewalks, creating a link to the historic structures along the street. Planters,
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decorative tree grates,benches and trash receptacles were installed to create a pedestrian orientation.
Disposition.of Assets
The Agency has disposed of commercial and residential property:
- 501 Orange Street: a commercial building which now houses a retail specialty store.
- 305 W. Stuart Avenue: vacant land zoned for commercial development.
- Stuart Avenue and Eureka Street(NE comer): vacant land designated for commercial use.
Preliminary plans for an office development have been reviewed by staff.
- Fern Avenue and Redlands Boulevard: vacant land sold to American Baptist Homes of the
West for purpose of expanding the Casa de la Vista senior housing complex.
- 511 Third: A residential unit in disrepair sold to a private individual for rehabilitation as
primary residence.
Facade Improvement Program
The Facade Improvement Program was introduced to encourage property owners and tenants to
upgrade and revitalize store fronts and signage. The Agency spent$65,150 and assisted in 28 facade
improvements.
PHYSICAL CONDITIONS OF BLIGHT IN EXISTING PROJECT AREA --Pre-1994
The Project Area has a number of blighting influences as originally documented in the project area
formation process. Prior to the project area formation, the central business district was physically
and economically deteriorating. Residential neighborhoods were dominated by substandard
structures. There were many factors that contributed to blight in the project area, such as absentee
ownership, aging structures, insufficient parking, lack of landscaping, and parcel fragmentation.
Using the blighting criteria established prior to January 1, 1994,the following describes the blighting
conditions of the Redlands Redevelopment Project Area:
Defective Design and Character of Physical Construction/Building's Unsafe or Unhealthy
Many of the commercial buildings in the project area were build prior to 1950, and the majority of
the residential units were constructed prior to the 1940's. Consequently, many buildings were, and
still are, in disrepair and did/do not meet updated zoning code requirements and development
standards.
Faulty Interior Arrangement and Exterior Spacing
Older buildings in the project area do not have adequate interior arrangements. The interior spacing
and layouts do not meet the contemporary needs of potential office users and retailers. There is
insufficient spacing between buildings causing traffic flow and loading problems.
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Inadequate Provision for Ventilation. Ligght. Sanitation. Open Space and Recreation Facilities
A number of buildings have insufficient or inadequate ventilation due to antiquated heating systems
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and air conditioning units. In addition, some buildings have asbestos insulation which has been
identified as hazardous, and must be removed. Older lighting fixtures do not properly illuminate
interior areas to meet current standards.
Age. Obsolescence, Deterioration. Dilapidation, Hindered Economically Viable Use
Over a period of decades,the physical design, type of construction and layout have prevented new
businesses in need of upgraded facilities from locating in the project area. There are buildings
constructed of unreinforced masonry and/or built with materials that are vulnerable to earthquake
damage and require seismic retrofitting. A number of properties do not conform to existing city code
standards and are functionally obsolete. In some cases, absentee property owners have neglected
building maintenance and signage needs. This lack of attention leads to the,deterioration of these
structures and, ultimately, disinvestment in the area.
The residential development in the project area varies. There are historic homes, many of which in
need of rehabilitation, located in the midst of the downtown's service commercial zone. While
Specific Plan No. 45 encourages mixed use zoning in the central business district, there are
residential blocks inappropriately located adjacent to commercial facilities.
Irregular Lots Disregard to Contours. Topography, Physical Characteristics and Surroundings
Alleys behind some of the buildings have insufficient spacing for automobiles and loading trucks.
The lack of proper parcel layout prevents future development of commercial and residential
facilities. There are a number of parcels that are under-utilized or vacant due, in part, to
nonconforming lot sizes.
Inadequate Public Improvements. Public Facilities or Utilities
Major thoroughfares such as Eureka Street, Stuart Street and Pearl Avenue require improvement.
Throughout the project area there are lots with inadequate landscaping and setbacks. Most alleys
have poor lighting, are unsightly and do not encourage pedestrian access. Some electrical utilities
need to be placed underground. In addition,there are areas where sewer and water lines need to be
constructed, replaced, and/or connected to main lines. The lack of available parking facilities has
been cited as a hindrance to retail business recruitment and commercial development. With respect
to housing, there are residential districts without curb,gutter, sidewalks and upgraded street lighting.
Prevalence of Depreciated Values, Impaired Investments and Economic Maladjustments
In terms of economic maladjustment, the project area was experiencing reduced property tax and
sales tax revenues. Vacant properties and storefronts contributed to the depreciation. Overall, the
city was losing business to surrounding communities due to the absence of certain retail
establishments and services.
PHYSICAL AND ECO]VOA11C C01VDITIONS OF BLIGHT IN EX1STTN,G PROJECT AREA
PER AB 1290
Many of the descriptions applicable under the AB 1290 blighting conditions have been discussed
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in the previous section. Some of the same physical conditions remain, especially in residential
districts. Currently, there are a number of well maintained, newer buildings intermixed with older,
poorly maintained buildings.
Unsafe and/or Unhealthv Buildings
The project area contains numerous buildings, both commercial and residential, which do not meet
current public safety codes. Obsolete and unsafe construction methods, lack of fire sprinklers and
the need for seismic retrofitting are prevalent in structures dating to the early 1900's. There are
commercial and residential sectors within the project area which have poorly maintained buildings.
Obsolete/Irregular Buildings and Lots
Redlands' historic downtown, which forms the core of the project area, is primarily characterized by
small lots, some of irregular shape, in a multiplicity of individual ownerships. Further, the majority
of businesses located in this area do not have adequate on-site parking and must rely on street
parking. In addition, there are a number of single-family residential units in the project area which
are over 40 years old and have experienced deferred maintenance.
Incompatible Adjacent Uses
Within the project area there are several instances of residential uses adjacent to commercial uses
without any kind of buffer to serve as a transition area to the adjacent uses.
Inadequate Public Improvements, Parking Facilities or Utilities
The project area has major infrastructure deficiencies which have been identified and include the
need for major street reconstruction, storm drain and sewer improvements, water capacity
improvements,underground utility projects and public parking improvements. Since the project area
was formed,the Agency has funded public infrastructure projects. Funds have been used to upgrade
streets, install a storm drain and maintain parking facilities. Unfortunately, blighting influences due
to a lack of adequate infrastructure still remain.
Depreciated or Stagnant Property and Impaired Investment
There are some properties with hazardous waste issues,particularly those parcels previous used for
railroad support and fueling along the Santa Fe railway. Investment in other properties has been
impaired due to rehabilitation needs, retrofitting, updated code requirements and/or archaeological
issues.
Economic Factors
Within the last year, many owners of large pieces of property within the project area have filed for
property tax reassessments due to declining property values. A portion of the decline is due to the
California real estate market. The San Bernardino County Assessor's Office also decreased property
values city wide, which has impacted reinvestment to the project area. Long term vacancies of
commercial properties are not uncommon.
DESCRIPTION OF POTENTIAL FUTURE PROJECTS AND LINKAGES TO BLIGHT
ALLEVIATION
AB 1290 states that the Implementation Plan shall contain the specific goals and objectives of the
Agency for the project area. On May 9, 1995, the Agency Board voted unanimously to allow the
Redevelopment Plan to expire as originally scheduled in September, 1997.
The following objectives were established to prepare for the expiration of the plan:
1. To continue efforts to arrest decline and decay within the project area and make the area
a source of pride to the persons residing and working in the City of Redlands or visiting
the City. To guide development toward an urban environment preserving the aesthetic and
cultural qualities of the City, including the stimulation and attraction of private
investment, thereby improving the City's economic health, employment opportunities and
tax base.
2. To proceed with the disposition of Agency-owned assets. Included in this objective is the
sale of vacant land, two commercial buildings, and the transfer ownership of the Civic
Center Plaza from the Redevelopment Agency to the City of Redlands for continued use
as a public facility.
Implement the affordable housing projects and programs outlined in the Agency's Housing
Plan in order to enhance and increase Redlands' stock of quality and affordable housing.
Future projects identified as necessary to attain these objectives and alleviate blighting conditions
have been identified as follows:
Downtown Revitalization
This program, which is ongoing,
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 entertain complex, and promoting the nationally designated Santa Fe 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.
Theater Project
The Agency will enter into a Disposition and Development Agreement with George Krikorian for
the construction of a 40,000 - 46,000 square foot theater containing a minimum of 2500 seats.
Property located at the southeast comer of Eureka Street and Oriental Avenue will be sold to Mr.
Krikorian for the development. In addition,the Agency will lease property located at the southwest
comer of Eureka Street and Oriental Avenue to Mr. Krikorian to ensure that parking requirements
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for the project are met. Financially, the Agency will contribute $50,000 toward the demolition of
existing structures on the sites. An estimated $100,000 be provided to fund infrastructure
improvements along Third Street and Eureka Street. The targeted completion date is June 1996,
Calabria Partners. L.L.0
An escrow will open with Calabria Partners for the Agency owned land located at the southwest
comer of Orange Street and Pearl Avenue. Upon the close of escrow,the Agency will demolish the
fast-food outlet on the property at a cost of approximately $25,000. The redeveloper has
successfully negotiated with Boston Market and is seeking other users for the site.
Disposition of 346 and 348 Orange Street
Located in the Santa Fe Depot National Historic District, these two commercial properties will be
offered for sale and development in "as is" condition. The buildings require substantial
rehabilitation due to deferred maintenance and water damage. Both structures are in need of seismic
retrofitting, roof and structural repairs.
Public Infrastructure
Street construction and widening is planned for Eureka Street between Pearl Avenue and Redlands
Boulevard and, possibly, Stuart Avenue. Eureka Street serves as a major arterial for the central
business district. Both the General Plan and Specific Plan No. 45 call for improvements. Further,
property owners have stated that the lack of infrastructure on Stuart Avenue is a major issue for
potential developers. The estimated cost including construction and property acquisition is $2
million.
Affordable Housing Programs
Programs to increase the city's supply of affordable housing will be implemented. Please refer to
the section below entitled "Implementation of Affordable Housing Programs" for a more detailed
description.
Refer• to Exhibit C.for a summary of these projects and activities and the linkages to blight
alleviation.
IMPLEMENTATION OFAFFORDABLE HOUSIAIG PROGRAMS
In addition to the programs described above, the implementation plan must also describe how the
housing requirements will be implemented. This refers to the Agency's responsibility to increase,
improve, and preserve the community's supply of very low, low and moderate-income housing at
an affordable housing cost.
The implementation plan must contain an annual housing program with sufficient detail to measure
performance pursuant to the implementation plan: the number of housing units developed,
rehabilitated, price-restricted, otherwise assisted, or destroyed. If the implementation plan does
describe a project in which units will be destroyed,the plan shall identify proposed locations suitable
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for the replacement of those dwelling units.
HOUSING FUND REQUIREMENTS
Set-Aside Funds
Over the next two (2) years, it is estimated that the Redlands Redevelopment Project Area will
generate $1.9 million in redevelopment housing set-aside funds. These funds will continue to be
set aside and used to increase and improve affordable housing opportunities in the City of Redlands.
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, excess
surplus funds are not expected during the next two years.
Replacement Housing Obligation
Replacement housing is housing the Agency is required to construct to replace low/moderate
housing units removed from the housing stock as a part or result of a redevelopment project. The
Agency's cash deficit and external economic conditions have prohibited Agency participation in
redevelopment efforts within the project area,therefore, there is no replacement housing obligation.
Affordable Housing Production(Inclusionary) Requirement
The Agency is required to ensure that specific percentages of new and substantially rehabilitated
housing in the project area is available at affordable costs to the very low, low and moderate income
households. Historically, the project area has not included the development or substantial
rehabilitation of housing. There are no specific plans for the development or major rehabilitation
of housing within the project area in the next two years. If housing within the project area is
developed by the Agency, or any private party, the requirements for inclusionary housing will be
met. Currently, all new allocations for housing set-aside funds are planned for areas outside of
redevelopment boundaries.
HOUSING OBJECTIVES AND ACTIONS
In 1994, the Redlands Redevelopment Agency adopted a strategy for the allocation for the
redevelopment tax increment funds set aside for housing, and authorized staff to proceed with
distribution of funds and project administration.
The primary goals of the housing strategy are:
1. To preserve and enhance existing housing stock.
2. To increase affordable home ownership opportunities.
I To leverage available resources as effectively as possible.
4. To increase the supply of affordable rental housing for special needs groups through new
construction.
Actions identified as necessary to attain these objectives include:
1. Provide housing rehabilitation assistance to owner-occupied and renter households.
2. Provide affordable home ownership opportunities for first time home buyers.
3. Provide housing support facilities and services to individuals and groups in need.
PAST LOW AND MODERATE INCOME HOUSING PROJECTS AND ALLOCATIONS
Case de la Vista
Casa de la Vista is a three-story, high quality affordable housing complex for low- and moderate-
income senior citizens. The project consists of 58,650 gross square feet, 75 apartment units plus
common areas and parking facilities. The Agency provided financial assistance to American Baptist
Homes of the West, enabling the organization to meet HUD Section 202 requirements to receive
federal funding for construction of the project. Set-aside allocations were disbursed as follows:
$549,0317 to pay city development fees; and $3)'10,500 to fund non-mortgageable amenities. A land
write down of$170,000 was also granted. The total Agency contribution was $1,049,537. This
project was completed in 1988.
Project Home Again
In July, 1991, the Agency provided $160,000, in the form of a forgivable loan, to the House of
Neighborly Services/Family Services to renovate 612 Law-ton Street and operate the facility as a
homeless shelter. In October 1991, an additional $30,000 of set-aside funds were loaned to the
organization to cover an operating shortfall. According to Agency documents, the second loan is
to be paid back, without interest, "at such time as reimbursement can be made." The Agency
continues to carry this loan.
R-SB Harbinger
This non-profit entity was founded to provide affordable housing for high functioning mentally
disabled individuals capable of independent living. R-SB Harbinger received approval to convert
a garage area to a two-bedroom apartment unit at their Lombard facility. The Agency paid city
application, development and permit fees totalling $12,334, and an additional $1,780 to re-roof the
entire facility.
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American Baptist Homes of the West
An allocation of set-aside funds totalling $120,000 was given to American Baptist Homes of the
West in May, 1995. The funds were used to acquire Agency owned property located at the
southwest comer of Redlands Boulevard and Fern Avenue. The property was acquired for the
purpose of expanding the existing Casa de la Vista senior housing project.
APPROVED HOUSING PROJECTS
Housing Authority
The Housing Authority of San Bernardino County received an allocation of$40,000 to assist with
the rehabilitation of a four-plex apartment building located at 1027 Lombard Drive. The Housing
Authority will maintain and manage the property as low and moderate income housing. They have
a standing agreement with the County's Mental Health Department to house Redlands residents in
need of rental housing.
Housing Partners 1. Inc.
Housing Partners is a certified Community Development Housing Organization (CHDO). The
organization purchased an eight unit apartment property located on Brockton Avenue, and received
an allocation of$17,000 to assist with rehabilitation of the units. The units will be occupied by very-
low and low-income residents meeting low income housing criteria.
Habitat for Humanity
The Agency authorized $80,546 of set-aside funds for the acquisition of land and payment of city
fees for the construction of two homes for low income families. Habitat for Humanity is working
with Redlands Federal Bank and Target Stores to leverage funds. They will select two families and
provide them with a no interest, no down payment mortgage based on what it costs to build the
homes.
FUTURE LOW AAD iVIODERA TE 1ATCO-11E HOUS11VG PROJECTS A.YD ALLOCA T10.,NTS
Over the next two years, it is estimated that the project area will generate a total of$1,900,000 in
redevelopment housing set-aside funds. These funds will continue to be used to increase and
improve affordable housing opportunities in the City of Redlands. Following is a list of those
programs which the Redlands Redevelopment Agency expects to begin prior to the expiration of the
Redevelopment Plan.
Multi-Family Residential Rehabilitation Programs
This program is designed to address the needs of low and very low income renters and property
owners by providing financial assistance to rehabilitate existing multi-family rental properties. The
allocation authorized by the Agency Board was ten percent(10%), which computes to $190,000 in
available funds.
Redlands has a number of apartment complexes which have suffered significant deterioration from
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neglect.absentee ownership and over-crowding. Deferred maintenance on the interiors and exteriors
of the units, common areas and garage/carports has created impacts directly related to issues of
safety and health. These apartments are predominantly occupied by persons of very low and low
income, and are targeted for set-aside assistance. Implementation has begun, with twelve units
completed.
Sing-le-Family/Owner Occupied Residential Rehabilitation Programs
Designed to address the needs of low- and moderate-income home owners in need financial
assistance to maintain and/or make repairs on their property, this program will receive thirty percent
(30%) of the set-aside funds. The estimated $570,00 allocated to this program will be used to
provide loans with low or no interest and grants to income eligible households. Loans shall not
exceed$2,500, and grants shall not exceed $1,000 per household. Implementation will begin in the
fall of 1995.
First Time Home Buyer
The first time home buyer program will assist low- and moderate-income first time home buyers
to qualify for home ownership. The twenty percent (20%), or$380,00 will be utilized to subsidize
the San Bernardino County Housing Authority's program to qualiA,Redlands residents. By working
cooperatively with the County, the Agency can eliminate administration costs, assist more families,
and ensure the needs of Redlands residents are met.
Developer Assistance and New Construction Programs
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 citywide. 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 30 years.
Thirty percent (30%) of the set-aside revenues, anticipated at $570,000 have been allocated for
developer assistance and/or new construction programs. Senior citizens and the working poor have
been identified as target groups for this type of project.
Mobile Home Parks
There are a number of mobile home parks currently operating in Redlands. This program will target
very low, low and moderate income qualifying households to provide grants to rehabilitate the
interior and exterior of coaches. A total $95,000, or five percent (5%) of the housing funds, have
been allocated to this endeavor.
CONCLUSION
The Implementation Plan for the Redlands Redevelopment Agency, detailed above., describes the
programs which are proposed to be undertaken between the present, and plan expiration in
September 1997. Projects and programs are planned in accordance with current legislation,and will
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BIBLIOGRAPHY
1. Beatty, David F., Joseph E. Coomes, Jr., T. Brnet Hawkins, Edward J. Quinn, Jr., Iris P.
Yang, with A. Jerry Keyser and Calvin E. Hollis, Redevelopment in California, 1995.
2. City of Redlands and Redland Redevelopment Agency, Specific Plan No. 45, January 1994.
3. Redlands Redevelopment Agency, Redevelopment Plan: Redlands Redevelopment Project,
1972 and as amended in 1976.
focus on the alleviation of blighting conditions existing in the project area and increasing the
community's supply of affordable housing.
It should be noted,however, that redevelopment is a very fluid process subject to changing issues
and the forces of market dynamics. For these reasons, a provision for review and amendment to the
implementation plan is included in the requirements of AB 1290. The law requires that the plan be
the subject of periodic public review. This review must be held in a noticed public hearing at least
once during the five-year period, no earlier than two years and no later than three years after
adoption of the plan. In addition to the mandated review, the Agency may review and amend the
plans, goals, objectives and programs and expenditures (following a noticed public hearing) at any
time conditions require such an amendment.
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