HomeMy WebLinkAbout305 RDA_CCv0001.pdf RESOLUTION NO. 305
RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF
REDLANDS APPROVING THE ADOPTION OF THE IMPLEMENTAITON
PLAN FOR THE REDLANDS REDEVELOPMENT PROJECT AREA.
WHEREAS, pursuant to Health and Safety Code Section 33940 of the Redevelopment
Agency ("Agency") of the City of Redlands, California, 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 Community
Development Department, Civic Center Plaza, 35 Cajon Street, Suite 20, 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, SIGNED AND APPROVED this 1 st day of August, 2000.
&"el�
Chairman, Redevelopment Agency
ATTEST:
ary �
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 by the following vote of the
Redevelopment Agency.
AYES: Board Members Freedman and Haws; Chairman Gilbreath
NOES: None
ABSENT: Board Member Peppler
ABSTAIN: Board Member George
Secreta
CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN -- 2000
JULY 24, 2000
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN ,--2000
INTRODUCTION
On January 1, 1994 Assembly Bill 1290 became effective and significantly amended the laws
relating to redevelopment. Entitled "The Community Redevelopment Law Reform Act of 1993,"
the bill made the most comprehensive changes to the Community Redevelopment Law in years. The
changes affected both existing project areas and new plan adoptions,and included modifications to
the definition of blight, the end of 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. AB 1290 also authorized commercial rehabilitation loans and
assistance to manufacturing facilities and provided options for agencies in meeting their inclusionary
housing requirements.
AB 1290 also established the requirement that each redevelopment agency adopt a five-year
implementation plan which provides documentation for the link between the elimination of blight
and the proposed actions of the agency. Thereafter, the implementation plan must 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 that time.
The implementation plan must describe specific goals and objectives of the redevelopment agency.
Programs,including a program of actions and expenditures to be made within the next five years of
the plan, and a description of how these goals, objectives, programs and expenditures will assist in
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN -2000-2005
AUGUST 1, 2000
the alleviation of blight must also be contained in the plan. The implementation pian 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 as required in Sections 3334.2, 33334.4, 33334.6, and 333413 of
the Health and Safety Code. This portion 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 property owned by the
redevelopment agency 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.
THE REDLANDS REDEVELOPMENT PROJECT 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
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN -2000-2005
AUGUST 1, 2000
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.
On May 9, 1995,the Agency Board voted unanimously to allow the Redevelopment Plan to expire
as originally scheduled in September, 1997.
On September 5, 1995 the Agency approved Resolution 24') adopting the Implementation Plan for
the Redlands Redevelopment Project area as required by AB 1290. In November, 1996 the Agency
adopted Ordinance 23136 extending the life of the Redevelopment Plan to the year 2022 for the
Original Area and to the year 2026 for area#1. On March 7, 2000 the Agency moved to authorize
staff to immediately start the process to provide the maximum amount of authority and power vested
by law. On May 2, 2000 The Agency authorized staff to immediately begin the process to re-
establish the use of eminent domain power to acquire nonresidential properties and to update the
Plan's land uses by referencing the current General Plan of the City of Redlands and applicable
specific plans which cover portions of the Redevelopment Project Area.
The project area encompasses approximately 860 acres of commercial, office and industrial
development,public and institutional entities,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
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST 1. 2000
Avenue, Sixth Street and Interstate Route 10 in the city of Redlands. Refer to Exhibit Afi)r Project
Area map.
0 VER VIEW OF THE IMPLEMENTATION PLAN ADOPTED IN 1995
The 1995 Implementation Plan provided an overview of Agency actions from the initiation of the
Agency in 1972 to September 1995. The Agency had 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,
a theater complex and quality office buildings.Other projects enhanced the appearance of the project
area and provided necessary infrastructure and public improvements. These projects helped to
eliminate blight within the Project Area.
0 VER VIEW OF THEA CTIVITY OF THEA GENCYFR OMSEPTEMBER 1995 TO PRESENT
The Agency identified three major goals in the 1995 plan.
I. 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-oAmed assets. Included in this objective is the
sale of vacant land, two commercial buildings, and the transfer ownership of the Civic
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CITY OF REDLANDS REDEVELOPMENT AGENCY
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AUGUST 1, 2000
Center Plaza from the Redevelopment Agency to the City of Redlands for continued use
as a public facility.
3. 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.
There have been numerous private developments within the Project Area within the past five years
to include the Krikorian Theater, Boston Market and Golison retail development within the
downtown and 45,000 square feet of office development for SSRI, San Bernardino Central Credit
Union, Mona Lisa and Chevron developed within the Project Area boundaries. The Agency has
sold parcels to land developers and has worked to ensure that these projects conform to all General
Plan and Specific Plan criteria. As a result of private development activities, some blighted
conditions have been removed from the Project boundaries. Finally, the Redlands Redevelopment
Agency has implemented the goals and objectives as established with the 1995 Plan as it pertains
to providing low and moderate income housing from set-aside funds. The following is a
1 Agency
summary of the allocation of set-aside funds and low and moderate income housing projects
implemented by the Agency over the past five year period:
American Baptist Homes of the West - Fern Lodge
An allocation of set-aside funds totaling$1,720,285 was given to American Baptist Homes
of the West to construct a 62 unit senior housing complex. Funds were used to acquire
property,pay development fees and offset infrastructure costs. This project received final
occupancy on June 30. 2000.
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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Redlands Christian Home - Mountain View Acres
Mountain View Acres is a planned senior housing development with a variety of housing
types to accommodate up to 400 residents at the northeast corner of Wabash Avenue and
Fifth Street, Within the housing development, 42 units have been designated for seniors
in the low to moderate income level. The Agency allocated $600,000 in set-aside funds
to the project, of which $546,378 has been provided for land acquisition; the balance,
$53,622,will be applied toward development fees. This project is currently in plan check.
Habitat for Humanitv
The Agency authorized $3129,800 in set-aside funds for the acquisition of land and
payment of city fees for the construction of seven homes for low income families. Habitat
for Humanity is working with the public and private sectors to leverage funds. The group
selects families and provides them with a no interest, no down payment mortgage based
on what it costs to build the homes.
First Time Home Buyer Program
A total of$895,356 has been utilized to place eighty three(83))qualified low and moderate
income first time buyers into single family homes.
Multi-Unit Rehabilitation
Agency funds were used to renovate five multi-unit properties, resulting in 25 improved
low- to moderate-income rental units. The cost to the At-encu was $259,000; another
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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$146,000 has been allocated for the rehabilitation of an additional 21 units.
Great Neighborhoods Program
Through the Great Neighborhoods program 116 single-family homes,belonging to low and
moderate income households, have been renovated. Agency funds have been applied to
property repairs and other projects including: exterior painting, roofing, plumbing and
electrical upgrades (to meet current Uniform Building Code standards) fencing and front
yard landscaping.
PHYSICAL CONDITIONS OF BLIGHT IN EXISTING PROJECT AREA --A UGUST, 2000.
Redevelopment activities conducted since 1972 have reduced blight within the Project Area. Even
though many areas within the Downtown have improved, there remains blighted conditions with a
number of newer and well maintained buildings intermixed with older,poorly maintained buildings.
The following is a summary of the types of blighted conditions per AB 1290.
Unsafe and/or Unhealthy 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.
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN -2000-2005
AUGUST 1, 2000
Obsoleteilrre.vular Buildings and Lots
Redlands'historic downtowm,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
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST 1, 2000
impaired due to rehabilitation needs,retrofitting,updated code requirements and/or archaeological
issues.
Economic Factors
In the mid 1990's many owners of large pieces of property within the project area filed for property
tax reassessments due to declining property values. A portion of the decline was 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. Vacant properties and storefronts contributed to the
depreciation. Overall,the city is losing business to surrounding communities due to the absence of
certain retail establishments and services.
GOALS AND OBJECTIVES OF THE REDEVELOPMENT AGENCY.
AB 1290 states that the Implementation Plan shall contain the specific goals and objectives of the
Agency for the project area. 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 entertain complex,and promoting the
nationally designated Santa Fe Depot historic district. Continued emphasis on these factors will
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST 1, 2000
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 are as follows:
Goal # 1. Provide a high quality pedestrian oriented development character consistent with the
Town Center.
• 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.
• Objective 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 4 2. Provide opportunities for the expansion and development of small businesses that provide
local services.
• Objective 2.1 Create a Service Commercial Area that encourages the development of vacant and
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST L, 2000
under-used properties for business development.
• Objective 2.2 Adopt development standards and design guidelines to insure high-quality projects
that are compatible with neighboring residential and commercial uses.
• Objective 2.3 Prohibit large-scale manufacturing and assembly,warehouse-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 3.4 Complete the Santa Fe Trail shoppers lane.
• Objective 3.5 Complete pedestrian alley improvements in the 500 block of Orange Street.
• Objective 3.6 Build a linear park along the Mission Zanja from Church Street to Ninth Street.
• Objective 3.7 Develop a public parking structure and pedestrian plaza in the Santa Fe Depot
District.
• Objective 3.8 Develop the Santa Fe 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
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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sewers and utilities throughout the Specific Plan area.
• Objective 3.10 Expand the capacity of the Zanja storm drain by adding anew structure along
the abandoned Southern Pacific railroad alignment.
• 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 41 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.
CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-21005
AUGUST 1, 2000
FUTURE PROGRAMS AND EXPENDITURES WHICH IMPLEMENT THESE GOALS
AND OBJECTIVES
Over the next five year period it is estimated that the Agency will have approximately $1,000,000
of revenue from tax increment, land sales, and settlements to be used for future programs. Those
future projects/programs and the associated expenditures identified as necessary to attain these goals
and objectives and alleviate blighting conditions have been identified as follows:
REDLANDS BOULEVARD STREET IMPROVEMENT PROJECT.
Street Improvements along Redlands Boulevard and Seventh Street to include street, curb, gutter,
drainage, sidewalk and landscape improvements. This project will implement aspects of the
following goals and objectives; Goal 41, Objective 1.5, Goal #3. Objectives 3.2 and 3.11, Goal #5.
The estimated cost associated with this project is $50,000. The Agency portion of this
project/program is $50,000.
PARKING STRUCTURE PROJECT.
Participate in the development of a parking structure within the Sante Fe Historic District. This
project will attain the following goals and objectives Goal #3, Objective 3.7, Goal #5. The
estimated cost associated with this project is approximately 3 million dollars to develop a 360 space
ground plus two level parking structure. This project would be funded by a combination of property
owner participation, grants, a parking district and Agency assistance. The Agency portion of this
project/program is approximately $200,000.
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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HOTEL, RESTAURANT AND ENTERTAINMENT DEVELOPMENT
The Agency will assist through either Disposition and Development Agreement or Participation
Agreement in the acquisition and assembling of parcels to allow for hotel, restaurant and
entertainment development within the Downtown. This project will attain the following goals and
objectives Goal#1,Objectives 1.1, 1.2,11 1.3. Goal#2, Objective 2.1. The estimated cost associated
with this project is several million dollars. The Agency would assist with land acquisition, to
include the use of eminant domain powers if required, to assemble and facilitate private
development. Those Agency costs for the project/program that would not be reimbursed by the
developer proponents is estimated to be $400,000.
TRANSIT CENTER.
The Agency may assist with the development of a transit center on Redlands Boulevard located
between Eureka Street and Orange Street and or its related pedestrian and/or traffic calming
improvements. This project will attain the following goals and objectives Goal #1, Objective 1.5,
Goal #3,Objectives 3.2. 3).4,and 3.11. The estimated cost associated with this project is$300,000.
This project is proceeding with a grant however additional funding to meet all goals of the project
may result in a need for additional funds. Agency participation is estimated to be $25,000.
PEDESTRIAN ENHANCEMENT PROJECT.
The Railroad currently creates a barrier to pedestrians within the Downtown. Enhanced pedestrian
crossings over the Railroad Right of Way will improve circulation and commerce within the
Downtown area. This project will attain the following goals and objectives Goal 9 1,Objective 1.5.,
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST L -2000
Goal #3, Objectives 3.2, 3.7 and 3.8, and Goal #5. The estimated cost associated with this project
is $1.00,000. This will be a joint project/program with private development. The Agency portion
of this program/project is estimated at $75,000.
JUSTICE CENTER.
The Agency may assist in the land acquisition and or development of a Justice Center. This project
will attain the following goals and objectives Goal 41, Objectives 1.1, 1.2, and 1.3. The estimated
cost associated with this project is several millions of dollars. The Agency participation would be
limited with the majority of funding coming from other sources. Anticipated Agency costs are
estimated to be $250,000.
LINK BETWEEN AGENCY GOALS, OBJECTIVES, PROJECTSIPROGRAMS AND THE
ELIMINA TION OF BLIGHT
The goals, objectives and projects/programs of the Redevelopment plan provide 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:
providing a high quality pedestrian oriented downtown,establishing opportunities for expansion and
development of an entertainment complex and associated retail businesses, promoting the
nationally designated Santa Fe Depot historic district and enhancement of the historic features of
downtown, and improvement of the public infrastructure to include streets, public landscape
treatments, accessibility, and parking availability. Continued emphasis on these factors will
invigorate the downtown by bringing people to the area to live,work,shop,entertain,and spend time
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST 1,_2000
in a pleasant environment which truly reflects Redlands' identity and sense of community.
Achievement of these goals, objectives and programs/projects will allow for rehabilitation and
upgrading of existing non-conforming structures, allow for assimilation of small unusable lots into
larger parcels to create projects that can sustain viable developments,provide for an adequate public
infrastructure to include parking, sidewalks, improved streets, transit facilities, and aesthetic
amenities such as landscaping, and expand the economic opportunities for the downtown and City
in its entirety.
IMPLEMENTATION OFAFFORDABLE HOUSING 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
for the replacement of those dwelling units.
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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HOUSING FUND REQUIREMENTS
Set-Aside Funds
Over the next five (5) years, it is estimated that the Redlands Redevelopment Project Area will
generate $3 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 five 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. At this
time there is no anticipated replacement housing obligation.
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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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 five years. If housing within the project area is
0J
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.
LOW AND MODERATE INCOME HOUSING PROJECTS AND ALLOCATIONS FOR THE
PERIOD 2000-2005
There is currently a balance of$300,000 for low and moderate income housing and over the next five
years, it is estimated that the project area will generate a total of $3,000,000 in additional
redevelopment housing set-aside funds. This total of $3,300,000 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.
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
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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 $330,000 in
available funds during the period of this plan.
Redlands has a number of apartment complexes which have suffered significant deterioration from
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. Based on our existing program experience and
targeting approximately $51,000 per unit, it is estimated that about 66 units could be assisted under
this program.
Single-Family/Owner Occupied Residential Rehabilitation Program - Great Neighborhoods
Designed to address the needs of low- and moderate-income home owners in need of financial
assistance to maintain and/or make repairs to their property,this program will receive twenty percent
(20%) of the set-aside funds. The estimated $660,000 allocated to this program will be used to
provide loans with low or no interest and grants to income eligible households. Loans and grants
shall not exceed $10,000 and shall be used to improve the overall quality of residential areas by
funding repairs and safety upgrades to existing housing stock. It also provides immediate visual
impact in blighted neighborhoods. Home owners are awarded to funds for: building and/or Health
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CITY OF REDLANDS REDEVELOPMENT AGENCY
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and Safety Code violations; exterior painting to house andgarage; roof replacement and termite
treatment; and landscaping and fencing. Based on our current program experience it is estimated
that this allocation will allow the agency to provide assistance to 90 to 100 low- and moderate-
income home owners.
Single-Family/Tenant Occupied Residential Rehabilitation Program Great Neighborhoods lI�
A new program and expansion of Great Neighborhoods which allows property owners renting to
low- and moderate-income tenants to qualify for financial assistance for the following home
improvements: building and/or Health and Safety Code violations; exterior painting to house and
garage; roof replacement; termite treatment; and landscaping and fencing. Property owners are
required to match Agency housing funds dollar-for-dollar,with a maximum loan or grant award of
$10,000. Twenty percent(20%)of the housing funds or approximately$660.000 has been allocated
to support this program. It is estimated that the agency will have 70 property owners participating
in this program.
First Time Home Buyer 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 Services,allowing the Agency to eliminate administration costs,assist more
families, and ensure the needs of Redlands residents are met. Twenty percent (20%) of the
redevelopment funds, or approximately $660,000, are used to provide down payment assistance to
qualified buyers who have lived or worked in Redlands for a minimum of one year. An incentive
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST 1, 2000
program was implemented for families purchasing homes in high risk neighborhoods. This incentive
provides an additional$5,000 to be applied toward the down payment for homes located in housing
target areas. Based upon existing program experience and this level of funding allocation, the
Agency anticipates there will be between 60 and 70 participants.
Purchase, Rehabilitate and Re-sell Proram
This is another new program designed to allow the Agency to purchase substandard housing stock
in targeted neighborhoods,renovate the property,then resell the property to first time home buyers.
All established First Time Home Buyer program restrictions shall apply. The allocation to this
program is fifteen percent (15%) which is approximately $495,000. It is anticipated that for each
unit there would be acquisition costs of approximately $100,000 and rehabilitation costs of$20-
25,000. The resale would results in payments overtime which would allow for funds to be put back
into the program. The Agency estimates that as many as 4 first time home buyers could participate
in this program based on the projected allocation. Staff plans to work with N.H.S. on
implementation of this program through a contract for service.
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. Fifteen percent(15%)of the
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CITY OF REDLANDS REDEVELOPMENT AGENCY
IMPLEMENTATION PLAN 2000-2005
AUGUST 1, 2000
set-aside revenues,anticipated at$495,000,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. The City has worked with many agency's to include Habitat for Humanity
who will construct infill housing in target neighborhoods. Based on previous Agency experience
it is estimated that 40 new units could be developed.
CONCLUSION
The Implementation Plan for the Redlands Redevelopment Agency, detailed above, describes the
programs which were completed between September 1995 and the present, and are proposed to be
undertaken over the next five year period. Projects and programs are planned in accordance with
current legislation, and will focus on the alleviation of blighting conditions existing in the project
area as well as 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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